HomeMy WebLinkAbout10-05-2004
MINUTES OF THE PLANNING COMMISSION MEETING
OCTOBER 5. 2004
The regular meeting of the Planning Commission was held on October 5, 2004 at 7:00 p.m. in the
Council Chambers of the Auburn City Hall. Those in attendance were as follows:
MEMBERS: Dave Peace, Ronald Douglass, Renee Larsen, Yvonne Ward, Kevin Chapman,
Joan Mason and Judi Roland
STAFF: Paul Krauss, David Osaki, Joe Welsh, Duane Huskey, Bill Mandeville, Lanny Petijean
and Patti Zook
The meeting was called to order by Vice Chair Peace.
PUBLIC HEARING
Community Development Administrator Osaki presented an overview of the proposed
amendments.
COMPREHENSIVE PLAN MAP AMENDMENTS
CPM#1
To amend the Comprehensive Plan Map from "Single Family Residential" to "Moderate Density
Residential" for properties both within and outside of the Lakeland Hills South Special Plan Area.
For those parcels outside of the special plan area, the proposal is to incorporate them into the
Lakeland Hills South Special Plan Area. (STR 05-20-05)
Community Development Administrator Osaki provided information on this proposed change. The
proposal consists of two components. The first is to amend properties within the existing Lakeland
Hills South Planned Unit Development (commonly known as Area 7) from "Single Family
Residential" to "Moderate Density Residential". The second is to amend the Comprehensive Plan
map from "Single Family Residential" to "Moderate Density Residential" and incorporate this area
into the Lakeland Hills South Special Plan Area (referred to in the application as Area 16).
Chris Huss, EvergreenlTucci, is the developer of Lakeland for the past five years. They inherited
the project after the previous developer failed. They have created several neighborhoods, Sunset
Park, Town Center, and Lake Tapps Parkway. He spoke about the original approval of 3,408 units.
Moderate density designation provides flexibility to respond to market dictates. He spoke about
improvements to 62nd Street which is a future arterial. Their infrastructure improvements exceed
$25 million. There are sufficient infrastructure for this area to support the change. The proposal is
a natural extension of the Lakeland Hills South PUD. Originally Lakeland was approved for 3,408
units and is not going to achieve this within the existing boundaries of Lakeland South due to
market conditions. They are proposing the addition of only 250 units to Lakeland South over the
3,408. Infrastructure is available in this area. The change is a natural extension of Lakeland Hills
South PUD.
Commissioner Ward asked why wasn't this request originated through Pierce County when the City
annexed the area. What has changed? Mr. Huss said that previously EvergreenlTucci didn't own
the property.
Chair Peace asked if it is conceivable that EvergreenlTucci will do single family detached in the
area if market conditions warrant? Mr. Huss wants a good mix of moderate density similar to
Waterford or Palisades or condominiums.
Commissioner Chapman asked about the difference between single family and moderate density.
Mr. Huss said this depends on the product they build. Density of Waterford is 6-8 units. Single
family is 4-6 depending on the lot sizes. Ashton and Viewridge lots are 6,000 square feet. If the
market dictates condos versus single family, they can't build the condos under single family. He
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MINUTES OF THE PLANNING COMMISSION MEETING
OCTOBER 5. 2004
spoke about creating different products at one time. There is always single family available in
different ranges, as well as condos, town homes, and starters too. They want to achieve more
flexibility so that they can react to market conditions.
Commissioner Larsen said the PUD limits the number of homes. Mr. Huss said the cap is 3,408
and they are asking for an additional 250 units. Chair Peace said the existing cap for the PUD is
3,408. The 77 acre parcel is not part of PUD. In their request to add 77 acres, they are requesting
to increase the cap from 3,408 to 3,658. Mr. Huss said they are not asking for that tonight; just
asking for map amendment to change the Comprehensive Plan map from single family to moderate
density, which is their only request tonight.
In response to Commissioner Larsen inquiry, Planning and Community Development Director
Krauss said that staff has been working on the Lakeland PUD for years. The 3,408 negotiated cap
has been in place for years. At different times, Lakeland has responded to different market
conditions and then built a project. A development contract has been approved by City Council
which staff cannot change and the developer cannot change. This must be adopted by Council via
public hearing. The ultimate cap, whatever is selected, will have to pass muster with the Council.
The developer wants flexibility, but whether Council gives this is matter for negotiation. The figure
of 3,408 has existed for years because the road system handles this much traffic. The developer
has put in extensive parks, matched up to the 3,408 units. To exceed this, they must come up with
additional parks. There are practical limits on water and sewer so this is a fairly solid number.
Planning Commission's oversight defines the land use plan. Planning and Community
Development Director Krauss said that whatever number is picked, the developer will build the
infrastructure to handle. A large amount of traffic not in the PUD uses the roads. The system is
designed to handle these amounts. The develop cap existed until Lake Tapps Parkway was
established. Whatever number is ultimately approved by the Council is the number the developer
builds the infrastructure to.
In response to Commissioner Ward inquiry, Mr. Huss said that as the developer, they take on
certain conditions. He spoke about traffic mitigation fees and PUD mitigation fees. By bringing in
additional units, they will provide more park acreage and more open space. When the road study
was prepared, it assumed that all property would be developed. That is why 62nd Street is a
collector arterial.
Commissioner Chapman said that the City of Pacific is not receiving any traffic mitigation fees.
That city can't handle the traffic. Increasing density to moderate density will affect communities
other than Lakeland. Mr. Huss provided information on road improvements to A Street SE. The
region's traffic problems are complex. He is confident that the existing traffic network is adequate
to serve their proposal.
Commissioner Ward said that traffic is a huge concern. Is this an appropriate change for Lakeland
and for the City? On flexibility, Mr. Huss is talking about marketing and how to maximize the
property. There is a concern about the infiltration of multi-family decreasing the area's value due to
crime. When factoring flexibility, how do you factor in the quality of life?
Mr. Huss spoke of their huge investment in the Lakeland community and pointed out an area that
was approved for the Mill Pond apartments, which is the only true multi-family area. Multi-family is
a different designation than moderate density.
Mike Bartone, is a representative for a homeowners association in Lake Tapps. Since 1977 there
has been tremendous growth in the area. He wants to see more parks built. The 77 acres in
question should be a large park. He lives on 2nd Street and they have preserved trees. Trees and
wildlife are disappearing. He is concerned about traffic issues. He encouraged Planning
Commission to make the right decision.
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MINUTES OF THE PLANNING COMMISSION MEETING
OCTOBER 5. 2004
Jamie Penrod, 1905 62nd Street, started the petition. She spoke about keeping the integrity of the
neighborhood. Why should the developer be allowed flexibility? Keep the area as single family,
and stop developer greed. Keep Lakeland as a well planned community. People want to live in
Lakeland. Townhouses and condominiums create traffic problems.
Brian Rudolph, lives on Rebecca Court, and spoke about water pressure issues. He agrees with
the previous statements. Don't allow multi-family and don't allow the developer flexibility
Diane Burniak, works in Auburn and it takes too long to get to work. She spoke about issues when
she tries to sell her house. She spoke about traffic on A Street SE and Ellingson.
Derrick Tupper, lives in the Evergreen subdivision, said there is no pride of ownership with
condominium residents. People other than Lakeland residents use the shopping center.
Gary Young, Polygon NW, appreciates comments. The audience has to recognize there is growth
and plan for it. Lakeland is the finest master planned community. He spoke about the early states
of Lakeland development and its evolution to a very special place. He spoke about real estate
values and diversity of housing. He spoke of the need to provide for different types of homeowners
such as singles, families and empty nesters. They are attempting to meet a variety of housing
needs. A balanced community requires a diversity in housing types.
In response to Commissioner Ward inquiry, Mr. Huss believes that 15% to 20% of the existing
homes are multi-family. He said there are no renters. He believes there are restrictions in the
condo restrictions related to renters.
Don Weed Ie spoke about having limitations on rentals and they are difficult to monitor. Homeowner
association boards have difficulty in monitoring and enforcing. There is no guarantee that the units
won't be rented. Leave Lakeland as it is.
Unidentified person, is a professional living in Lakeland. She is concerned about Lakeland saying
'keep certain people out'. Instead of allowing flexibility to the entire area, perhaps a portion of the
area as multi-family for those who can't or don't want a $350,000 home. She also doesn't want
apartments.
Cathy Picket, lived in Evergreen subdivision but now resides n Tuscany. She spoke about
commute problems.
Commissioner Ward noted for the record that not all the audience spoke. She asked for a show of
hands of who opposes the proposed change. A significant amount of the audience raised hands.
Mr. Huss wanted to clarify that by flexibility he means if the market suggests that 80 unit condos
makes sense, he can build them. If the entire designation is single family he can't build any
moderate density. This is contrary to the rest of what the project has been. He spoke of providing
a diverse housing project. All people have said they like Lakeland. He spoke about a new school in
Lakeland in the near future.
In response to Commissioner Roland's inquiry, Community Development Administrator Osaki said
there is an annexation request in place to annex Area 16 which is located in Pierce County. The
Pierce County zoning is moderate density single family.
Chair Peace recessed the meeting at 8:48 p.m. and reconvened the meeting at 9:00 p.m.
CPM #2
To amend the Comprehensive Plan Map from "Public/Quasi-Public" to "Light Industrial" for
properties located on the south side of 49th Street NW, west of Auburn Way North. (STR 36-22-04)
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MINUTES OF THE PLANNING COMMISSION MEETING
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Community Development Administrator Osaki explained the map amendment.
Jennifer Whatling, 26 44th Street NW, is in favor of the change. There was no other testimony.
CPM #3
To amend the Comprehensive Plan Map from "Light Industrial" to "Heavy Commercial" for
property located at 715 30th Street NE (NW Corner of 30th Street NE and I Street NE. (STR 06-21-
05)
Community Development Administrator Osaki explained the reasoning behind the proposed
change.
Vale Saitta, 23409 12'h Avenue SE, Federal Way, owners property at 3002 I Street NE, on the east
side and across the street. She owns a four-plex and is concerned about a downgrade. She wants
to continue to be able to rent to a good class of people. Her buildings are well maintained.
Community Development Administrator Osaki explained that if the change is made, Skills Inc.,
could stay there at the location and would be grandfathered. Heavy commercial use designation is
appropriate for the property over time. He read a portion of the permitted uses for heavy
commercial and light industrial.
Charlie Harris, CEO of Skills Inc., said their business occupies five acres. He appreciates
comments by Valle Saintta. He described the kind of work they do which is making parts for
airplanes. He said they have 100 employees many of whom live in Auburn. Skills, Inc., provides
family wage jobs. They try to have as little impact on the surrounding area as possible. Heavy
commercial will be disastrous to Mrs. Saitta's property. Their intent is to be a low impact use. Their
employees buy cars from Auburn's auto row, eat lunch in the City, and spend money in the City.
Their business blocks the nearby residential areas from the floodlights of auto row. They don't want
to be downsized and rezoned to a lesser use.
Commissioner Douglass asked if Mr. Harris speaks for the owners. Mr. Harris said Skills is non-
profit and doesn't have owners. His message is the same as the board's. To make their business
non-conforming is a sin.
Mr. Saitta, said he is happy with the Skills building and if the change is made, he doesn't know what
might come in. He asked why is the change being made.
Planning and Community Development Director Krauss advised that when Rohr was built it was
surrounded by open space. Skills is relative benign, but Skills could sell tomorrow and get cross
dock loading with all the truck traffic that entails and the City couldn't stop it. The intensity in use
could be considerable and changes to the area substantial. He described the upcoming road
improvements to I Street NE. The area is changing. For example the City bought a nearby parcel
for construction of a new fire station. Mr. Harris said that the City enjoys the benefits of their
employees spending money in the City.
Transportation Planner Welsh presented information on I Street NE configuration and
improvements. There was no other testimony.
CPM #4
To expand the City of Auburn's Potential Annexation Area/Urban Services Area boundary in Pierce
County to include additional property and right-of-way, and designate the area as "Single Family
Residential". (STR 05-20-05)
Community Development Administrator Osaki explained that this parcel is divided by the
annexation boundary and the change will expand the annexation boundary to include the
balance of this parcel.
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MINUTES OF THE PLANNING COMMISSION MEETING
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Mike Bartone, resides in Pierce County, and their homeowners association had a petition
against annexing into Auburn. 182nd Avenue is heavily traveled. He spoke about traffic
concerns. Annexation of the property for single family homes will impact him. Chair Peace
clarified the request for Mr. Bartone.
Community Development Administrator Osaki said the designation in Pierce County is
moderate density, the property is located outside the City and is currently being platted. The
City is not pursuing annexation of the area where Mr. Bartone lives. He spoke about issues
with the City of Bonney Lake being resolved. The property is split and the entire parcel should
be brought into Auburn so it can be annexed. Their development project is vested through
Pierce County.
Planning and Community Development Director Krauss said the intersection of Lake Tapps
Parkway with 182nd/Kersey is in Auburn. When Pierce County completes the Parkway the
intersection will be signalized. Auburn designated the area as part of Auburn's growth area and
this was supported by Bonney Lake. Bonney Lake serves a significant portion of Lakeland
Hills. The gas pipeline easement was used as the divider on the parcel which splits the
property in half.
There was no other testimony.
CPM #5
To amend the Comprehensive Plan map from "Moderate Density Residential" to "Light
Commercial" for properties located on A Street SE (east side), south of Lakeland Hills Way. (STR
05-21-31)
Community Development Administrator Osaki mentioned that the parcels were annexed last
October.
Mr. Bradley spoke in favor of the change.
CPM #6 withdrawn
To amend the Comprehensive Plan map from "Light Industrial" and "Heavy Industrial" to
"Heavy Commercial" and from "Heavy Industrial" to "Public & Quasi-Public" for properties
generally located north of 15th Street SW, east of the Interurban Trail, south of Highway 18, and
west of C Street SW.
This amendment was withdrawn and no public testimony was taken.
POLlCYITEXT (PIT) AMENDMENTS.
PIT #1 Incorporate Auburn School District 2004 throuah 2010 Capital Facilities Plan
adopted April 26. 2004 into the Citv Comprehensive Plan
The Auburn School District has provided the City with its annually updated capital facilities plan
(CFP). The CFP was adopted by the Auburn School District School Board on April 26, 2004 and
has been subject to SEPA review and a DNS. Information contained in the School District CFP
serves as the basis for the City's collection of school impact fees on behalf of the school district.
Mike Newman, Assistant Superintendent, spoke about growth issues and the need to
accommodate the growth. He spoke about the new school on SE 124th and new school at
Lakeland Hills, and the need for a fifth middle school. He thanked the Planning Commission
and Council for their work last year to increase school impact fees.
Commissioner Larsen asked why multi-family is charged less than single family in the impact
fee calculation. She has heard it costs more to serve students from apartments because they
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MINUTES OF THE PLANNING COMMISSION MEETING
OCTOBER 5. 2004
move so much. Mr. Newman said this is because of the number of students generated and
density basis of houses versus apartments. School impact fees are not for the general
operating budget. There was no other testimony.
PIT #2 Incorporate Kent School District Capital Facilities Plan 2004-2005 to 2009-2010
into the City Comprehensive Plan
John Knutson, Finance Director, spoke about the addition of new schools and population
projections. There was no other testimony.
PIT #3 Incorporate Dierinaer School District Capital Facilities Plan 2003 to 2009 into the
City Comprehensive Plan
There was no public testimony.
PIT #4 City of Auburn Capital Facilities Plan 2005-2010
Lanny Petijean, Finance Department, was available to answer questions. There was no public
testimony.
PIT #5 Auburn Comprehensive Plan - Miscellaneous Text Updates
Community Development Administrator Osaki explained that these amendments are to
certain portions of the text of the Plan such as the updating of various tables, technical
updates, narrative updates, and policy revisions. Regarding the proposed change to
Chapter 13, Community Development Administrator Osaki explained the current policy and
then explained the proposed policy. He spoke about a memorandum explaining the
proposed utility service provision policy change that was sent to property owners and
developers in the annexation areas.
Bruce Rommell, 214 M Street NE, spoke on behalf of his in-laws who own property on 304th Street.
They own five acres and want to sell the property to a developer in a couple years. They're located
outside the City and don't want to have to annex to the City. They signed a development
agreement and paid for a waterline and sewerline in the 1960s.
Planning and Community Development Director Krauss described that Auburn provides
water/sewer service for large parts of Lea Hill. Developments in that area were approved by King
County which has lower development standards than Auburn. When those developments are
annexed to the City, there are increased costs to Auburn residents to fix the area and bring it up to
City standards. For example, streets are under-developed, there are no traffic signals, no parks, no
storm drainage, and other problems. Another problem is that when new development occurs, King
County has been receiving the taxes and Auburn now picks up the annexed area without additional
funds to provide services. State law doesn't give Auburn the position of initiating annexation and
must rely on local residents to initiate annexation. King County is advocating for cities to annex
areas, such as Lea Hill, that are in the potential annexation area. Auburn is not under any
obligation to provide services to outside residents, but have done this historically. Now Auburn
proposes to institute a policy saying it is willing to provide services upon annexation. This is
consistent with what other jurisdictions require.
Utilities Engineer Huskey said that the Rommells would have paid for water and/or sewer service to
the existing house. System development charges are substantial.
Planning and Community Development Director Krauss spoke about cities being confronted with
the way the State has set up the annexation laws. It is not uncommon for property owners to float a
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MINUTES OF THE PLANNING COMMISSION MEETING
OCTOBER 5. 2004
petition to annex into the City. In response to Commissioner Ward inquiries, Planning and
Community Development Director Krauss explained how the current annexation process works.
Discussion occurred related to who was notified about the proposed change in policy.
Commissioner Ward wondered if this is a way for the city to try to get something done that it is
having difficulty doing another way? Planning and Community Development Director Krauss said
the policy of providing utilities has been fairly unencumbered for decades. This obligates an
individual to sign a preannexation agreement which mayor may not be upheld depending on court.
This also obligates a developer to build to Auburn standards as best can be done. Huge amounts
of development were approved, but no infrastructure is in place. Now King County wants to
accelerate its departure from these areas and give the areas to the nearby cities; residents aren't
involved in this; huge costs to be absorbed by residents to bring these up to City standards such as
for streetlights, sidewalks, street improvements, parks, etc. In conversations with the Mayor and
Council, they have asked why is Auburn handling utility provision outside the City in this way
because Auburn doesn't need to and is not obligated to.
Utilities Engineer Huskey spoke about the State law relating to providing service. The GMA
wouldn't like small private systems.
There was no other public testimony.
Community Development Administrator Osaki advised that the Planning Commission can keep the
public hearing open or close the public hearing. If the public hearing is closed, they can't accept
additional testimony. Planning and Community Development Director Krauss clarified for Planning
Commission that City Attorney has said that Planning Commission can ask questions if they don't
introduce new information or new testimony; clarification only.
Commissioner Roland made a motion, seconded by Commissioner Ward, to close the public
hearing and continue the meeting to Thursday, October 14, 2004 at 7:00 p.m. for the purpose of
deliberating on the year 2004 Comprehensive Plan amendments.
OTHER BUSINESS:
1. November Meeting Date Change
The Commission decided to move its Tuesday, November 2, 2004 regular meeting to Wednesday,
November 3, 2004 because of the election.
ADJOURNMENT
With no further items to come before the Commission the meeting was adjourned at 10:45 p.m.
PC\AGND\MIN 10-2004
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