HomeMy WebLinkAbout01-05-2005
MINUTES OF THE PLANNING COMMISSION MEETING
JANUARY 5. 2005
The regular meeting of the Planning Commission was held on January 4, 2005 at 7:00 p.m. in the Council
Chambers of the Auburn City Hall. The regular meeting was preceded by a study session that began at
6:30 p.m. 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 and Patricia Zook
The meeting was called to order by Vice Chair Peace.
STUDY SESSION - 6:30 pm - 7:00 pm
. Zoning Code Amendment - Off-Street Parking Requirements for Single Family Dwellings (ACC
Section 18.52.060)
Community Development Administrator Osaki commented that the Planning and Community
Development Committee (PCDC) discussed the issue for approximately two years ago. Code
Enforcement has been receiving complaints from neighbors about the issue. Pictures were circulated to
the Commission. Currently, there is no limit on the number of operable vehicles or a requirement that the
non-required parking area has to be paved. Staff has looked at other jurisdictions, and the proposed
language is patterned after other cities. Staff is seeking feedback from the Commission. He gave a
background of the proposal.
Community Development Administrator Osaki gave a PowerPoint presentation. He spoke about the
current requirements in ACC 18.52.120, which limits where 'required' parking can be provided in
residential zones. He explained the required off street parking area requirements. Community
Development Administrator Osaki pointed out ACC 18.52.060 which provides development standards for
'required' off street parking spaces for single family dwellings, which states in part, off street parking
spaces for single family dwellings on lots located in all zones except the RR, Rural Residential zone shall
be paved with asphalt concrete or cement concrete.....
Community Development Administrator Osaki reviewed the issues and questions such as: In residential
zones, where should vehicles be allowed to park on the property? Should there be surfacing requirements
for parked vehicles associated with single family dwellings? Are any requirements needed for certain type
of vehicles such as recreational vehicles, trailers, boat trailers, etc? This topic was discussed a bit in May,
2004 and comments were taken to PCDC, now the issue is back before the Commission.
Commissioner Ward wondered why people park on lawns? Community Development Administrator Osaki
offered the conjecture that it is possibly a security issue to park the vehicles on the lawn versus parking in
the street. Currently, there is no limit on the number of vehicles that can be parked in the front yard.
Planning and Community Development Director Krauss said that neighbors are complaining, lawns and
bushes are destroyed. This appears to be happening in older, more dilapidated neighborhoods. The
parking problem is not an uncommon situation.
Community Development Administrator Osaki reviewed the off street parking - surfacing, the current
language and the proposed language. The proposal is for single family dwellings (except in the RR, Rural
Residential zone), all parking areas would need to be paved (asphalt or cement concrete). This also
specifically includes areas used for parking of recreational vehicles, trailers and boats. In response to
Commissioner Larsen inquiry, four plex parking requires landscaping, back up areas, and standards for
spaces, etc.
Commissioner Roland is concerned about runoff from the concrete requirement. More concrete means
more runoff. Gravel allows the water to soak in. Gravel parking would require maintenance. A person
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could remove the gravel, but it's not easy to remove gravel. Sometimes concrete looks bad and the City is
asking for more runoff.
Chair Peace agrees with Commissioner Roland, but he has seen a lot of gravel parking areas full of
weeds. Commissioner Roland said that permeable surfaces are very expensive for homeowners.
Commissioner Mason wondered if the ordinance is approved, is it retroactive or is compliance from the
adopted date forward. Planning and Community Development Director Krauss advised that there is no
real vesting for illegally parked cars. The City will advise people of the situation through an education
process. The City is asking for compliance and then enforcement action is the last resort. The new
regulations would be effective the date of approval.
In response to Commissioner Mason's inquiry, Planning and Community Development Director Krauss
said the City currently doesn't have the tools to respond to concerns. There are parking problems in older
neighborhoods, not in new neighborhoods primarily because newer neighborhoods have a homeowners
association and covenants.
Chair Peace acknowledged that the homeowners associations in Lakeland receive many complaints from
neighbors about parking in the cui de sacs. Planning and Community Development Director Krauss
mentioned the requirement that private roads be paved 20 feet wide to guarantee fire truck access.
Community Development Administrator Osaki said the proposed language is patterned after what the City
of SeaTac has done. These requirements have worked well for them. He reviewed the proposal- paving
coverage of the entire lot and then front yard paving coverage. Currently, there is little to prevent the
paving of an entire lot. He reviewed proposal - front yard coverage on multiple street frontages. He then
reviewed proposal - front yard landscaping. He suggested that the Commission drive around Auburn and
see how the proposal would impact properties. He reviewed a diagram and explained how to measure the
diagram. The intent is to limit the amount of paving and vehicle parking in the front yard.
In response to Chair Peace inquiry, staff will look at the parking for a pie-shaped lot in a cui de sac. He
will refer to previous plats that had cui de sacs.
Commissioner Chapman referred to a new house in his neighborhood which has concrete all the way
around. The concrete area isn't used for parking and he is not sure why it was done.
Commissioner Roland mentioned that in Arizona there are requirements for gravel as well as certain
plants for water conservation. The City may not want to mandate sod, but instead require native plants.
Commissioner Ward wondered who will be the landscape police. It's one thing for businesses, but now
the City is telling private property owners beyond nuisance issues. Community Development
Administrator Osaki said that the City has been discussing vehicle parking at the Council committee level
for over two years. The City of SeaTac made their changes for aesthetic reasons.
Community Development Administrator Osaki said he hoped the Commission will drive around Auburn
and look at the neighborhoods. Chair Peace would like to hear the public's thoughts about the changes.
There could be a pubiic hearing to take comments and perhaps meetings to do revisions to the proposal.
Commissioner Larsen mentioned a house in her neighborhood that converted the garage to living space
without additional parking. Commissioner Ward knows people with three car garages and no cars are
parked in the garage. Planning and Community Development Director Krauss said if the request is to
convert a garage to living space, the person has to demonstrate there is another place to accommodate
parking on the property. Community Development Administrator Osaki said that people have done an
asphalt pad which satisfies the parking requirement and then get their building permit.
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Commissioner Chapman thinks the intent is good based on the pictures he's seen tonight. He is
concerned about dirt on the roads, dirt in the storm sewers and dirt on the sidewalks. People will be
aware of the new ordinance and consequences if they don't follow. Commissioner Ward spoke about
behavior modification and likes the idea of warnings, then if a person doesn't heed the warnings, then a
fine is imposed. Commissioner Mason suggested the educational component.
Chair Peace suggested that the City consider the regulations applying to duplexes also. Commissioner
Larsen believes that three plexes should also adhere. Community Development Administrator Osaki said
the public hearing in February would depend if additional information is gathered and questions answered.
REGULAR MEETING - 7:00 pm
APPROVAL OF MINUTES
· Minutes of November 3, 2004 Meeting
Commissioner Mason referred to page 6, bottom of the page, third sentence, which should read in part 'a
consensus, put tag on, and study further'. Commissioner Douglass made a motion, seconded
Commissioner Ward, to approve the minutes with a correction.
· Minutes of December 7, 2004 Meeting
Commissioner Douglass made a motion, seconded Commissioner Ward, to approve the minutes.
DISCUSSION
· Zoning Code Amendment - Off-Street Parking Requirements for Single Family Dwellings (ACC
Section 18.52.060)
Discussed during the study session.
· Zoning Code Amendment - Sign Code (ACC Chapter 18.56)
Community Development Administrator Osaki distributed a document entitled Goals and Objects Auburn
Sign Code Review/Ad Hoc Committee. The document described the purpose of the committee, the
desired outcome of the sign code, and recommended changes. He suggested that the Commission may
want to drive around Auburn and see how the requirements might work.
Commissioner Ward wondered what Community Development Administrator Osaki anticipates as
controversial issues in the sign code? Some items appear minor, so what will be contested? Community
Development Administrator Osaki replied that he hopes the sign code won't be controversial or contested.
The Mayor appointed the ad hoc committee because the City was receiving complaints about the current
sign code. There were issues with portable signs, real estate signs, and issues about the sign code
needing clarity. The item before the Commission is not a staff generated document. The document
comes from the Mayor appointed ad hoc committee. Dave Peace was a member of the committee as well
as Councilmember Sue Singer. Mike Harbin was also on the committee. The committee came up with
recommendations. The memorandum from last year talked about changes, organization changes, the
number of sections and subsections was reduced, more clarity added. There are significant changes
related to real estate signage. The proposal aiso adds greater flexibility and recognition that sign heights
are too high.
Community Development Administrator Osaki mentioned that the Auburn Downtown Association wants A
frame signs allowed in downtown. These signs are not currently allowed, but is proposed. There is a
provision to allow an administrative 'deviation' from the code requirement. Currently, person has to go to
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JANUARY 5.2005
the Hearing Examiner for any sign deviation. For even a small variance from the sign code, it must to the
Hearing Examiner. The proposal is to allow administrative sign deviations.
Commissioner Chapman believes one of the issues that prompted review were the signs at Freddie's
Casino and Sorello's Espresso which had two businesses on one site. Planning and Community
Development Director Krauss said this was a concern. There were a number of code enforcement issues,
the code wasn't flexible for state of the art sign technology, and downtown asked for unique signage. The
sign code was quite old at 20 years. There were problems in understanding the sign code. The City
wanted a more straight forward code and simpler to understand.
Community Development Administrator Osaki briefly reviewed the goals and outcomes form the ad hoc
committee. One item was that the City incorporate tables and graphics and staff will work on this. The
graphics will help to explain the sign concepts. The political sign element is being reviewed by the City
Attorney.
Chair Peace said the proposed sign code didn't have a lot of substantial changes. The new code is being
made easier and clearer to understand. Some committee members wanted the code to be more like
Federal Way's which is very restrictive. The code has more flexibility.
Mike Harbin, ad hoc committee member, said objectives were to clean up sign clutter to improve how
Auburn Way North and Auburn Way South look, and to remove temporary signs being used as permanent
signs.
Commissioner Chapman asked about signage for the new C4 zoning district. Community Development
Administrator Osaki said that staff has been thinking about this and is assuming that C4 will be adopted
prior to adoption of the new sign code. He is unsure if the C4 sign code will be patterned after C2 or C3.
Community Development Administrator Osaki offered that the Commission may want to meet with the ad
hoc committee at one of the regular Commission meetings. Commissioner Roland likes the idea of the ad
hoc committee coming to meet with the Commission to see how the committee made their
recommendations. She wondered what concerns the real estate community had. What were the
concerns of the auto dealerships? Commissioner Mason also likes the idea because the committee
studied the sign code over a period of time.
Discussion occurred related to painted signs in windows of businesses and temporary signs.
Mr. Harbin said there are special provisions in the sign code for the SuperMall, Lakeland, and downtown
for example. He spoke about the special sign needs for the mall and Lakeland and the committee
recognized that it is wise to have different circumstances in different areas.
Planning and Community Development Director Krauss commented that the Robertson Properties Group
will have their own unique sign package because it is a planned development. The goal is to get a higher
level of design and sign coordination which worked well for the SuperMall. The developer comes up with
a sign standard developed by a professional that can be replicated over the years. The mall's signage is
consistent and the mall doesn't looked like Auburn Way North.
Commissioner Ward referred to real estate signs, and wondered about the concern of a separate
provision for real estate signs being content based and restricting free speech based on content. She said
the section for real estate could be construed as content based and should be reviewed by the City
Attorney. Pianning and Community Development Director Krauss doesn't recall specifically conversation
about content neutral. Mr. Harbin commented that most cities recognize that real estate is a pervasive
part of their towns. There are distinctions between signage in residential, commercial, and industrial
areas. Real estate signs are probably more restrictive.
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Commissioner Larsen wondered why the proposed sign code is coming the Commission before staff
review. Planning and Community Development Director Krauss explained that several staff were involved
and made recommendations to the ad hoc committee. Some were accepted and other were not. Staff is
comfortable with the document generated. The document before the Commission was generated by the
ad hoc committee.
Discussion occurred about which signs need permits and which signs don't need permits. Planning and
Community Development Director Krauss explained that the new ordinance will not change the fee
schedule for sign permits.
ELECTION OF OFFICERS
Commissioner Ward made a motion, seconded by Commissioner Mason, to elect Chair Peace as the
Chair. The motion passed. Commissioner Larsen made a motion, seconded by Commissioner Douglass,
to elect Commissioner Ward as Vice Chair. The motion passed.
ADJOURNMENT
With no further items to come before the Commission the meeting was adjourned at 8:30 pm
PCIAGNDlMIN 01-2005
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