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MINUTES OF THE PLANNING COMMISSION MEETING
OCTOBER 4, 2005
The regular meeting of the Planning Commission was held on October 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: Paui Krauss, Planning, Building & Community Deveiopment Director; David Osaki, Community
Development Administrator; Tiffin Goodman, Transportation Grants Manager; Daryl Faber, Parks and
Recreation Director; Lisa Tylor, Senior Accountant; and Patricia Zook, Planning Secretary
The meeting was called to order by Chair Peace.
STUDY SESSION - 6:30 pm-7:00 pm
. 2005 Comprehensive Plan Amendments - Transportation Plan
Ms. Goodman reviewed the comment letters received to date. The definitions for 'collector' and 'non-
residential' were revised. She spoke about coordination between the State and regional plans, Federal
funding and the Transportation Improvement Plan. Ms. Goodman spoke about amending the traffic
counts next year to reflect the new high school in Lea Hill.
REGULAR MEETING - 7:00 PM
. Approval of Minutes of August 2,2005 and September 7, 2005
Commissioner Ward made a made a motion, seconded by Commissioner Roland, to approve the August
2nd minutes. The motion passed. Commissioner Douglass made a motion, seconded by Commissioner
Ward, to approve the September 7'" minutes. The motion passed.
CONTINUED PUBLIC HEARING (from September 7,2005)
Mr Osaki reminded Planning Commission that PIT #2 was held over so that the Commission couid hear
from a Kent School District representative. PIT #5 was held over to allow the Commission time to review
the proposal.
PIT #2 Incorporate Kent School District Capital Facilities Plan 2005-2006 to 2010-2011 into the City
Comprehensive Plan
The Kent School District has provided the City with its annually updated capital facilities plan (2005-2006
to 2010-2011). The CFP was adopted by the Kent School District School Board July 27,2005 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.
John Knudson, Kent School District, said their district is the fourth largest in the State with an increase of
412 students last year. Auburn Mountain View High School is on the border between Kent and Auburn
school districts Approximately 100 students from the Kent School District attend the school. As that
school develops, perhaps more Kent students will attend. He spoke about the addition of a new
elementary school in 2009. He spoke about a bond election in February, 2006. He provided an update on
construction costs.
Commissioner Ward made a motion, seconded by Commissioner Douglass, to recommend approval.
The motion passed.
MINUTES OF THE PLANNING COMMISSION MEETING
OCTOBER 4. 2005
PIT#5 Citv of Auburn Arts, Parks and Recreation Plan (2005-2010).
The City of Auburn has prepared a new Parks, Recreation and Open Space Plan (2005).
Mr. Faber provided details on the route for the Green River Trail. He provided information about King
County's involvement in the development of the Green River Trail.
In response to Commissioner Douglass' inquiry, Mr. Faber explained the 'fee in lieu of' process.
In response to Chair Peace's inquiry regarding the status of park impact fees, Mr. Faber said that Council
has requested that he analyze what other cities are doing. He expects to have study sessions about the
matter at the end of the year. For developments with less than 50 homes, the City doesn't receive any
compensation. The City wants to be able to have larger parks instead of pocket parks scattered around
the City.
In response to Commissioner Chapman's inquiry, Mr. Faber provided more information on the Auburn
Environmental Park which will receive grant funds from many different sources. It will take a number of
years for the project to be completed. The project will serve a wide range of populations
In response to Commissioner Mason's inquiry regarding the status of the community center, Mr. Faber
said that the consultant is doing architectural phasing and design. He anticipates the task force
committee meeting again in November to finish reviewing costs.
Commissioner Ward made a motion, seconded by Commissioner Chapman, to recommend approval.
The motion passed.
Chair Peace closed the public hearing from the September 7 meeting. Mr. Osaki said that tonight's
meeting is the second phase of the 2005 CP amendments. The privately initiated map amendments were
heard at month's meeting. Tonight's map amendments are City initiated. Four letters were received that
related to the transportation plan. Two letters are regarding CMP #7 from Mr. Terhune and the City of
Algona in support. Mr. Hill, representative for Auburn 18, sent a letter opposing the CPM #6 change.
PUBLIC HEARING
. 2005 Comprehensive Plan Amendments
CPM #3
To amend the comprehensive plan map from "Light Industrial" to "Open Space" for publicly owned
properties generally located north of 44th Street NW, east of 72nd Avenue South, and west of the
Interurban Trail. ((King County Parcel No 3622049022 (City of Auburn) and No. 9360000005 (King
County) )
Commissioner Ward made a motion, seconded by Commissioner Larsen, to recommend approval. The
motion passed.
CPM #4
To amend the Comprehensive Plan land use map from "Light Industrial" to "Heavy Commercial" for
property generally located south and west of the Auburn Municipal Airport, east of A Street NE. (North
portion of Parcel No. 0000800022)
Commissioner Larsen expressed concerned about the pea patch being removed. Mr. Krauss clarified that
the pea patch property is actually owned by King County and they are thinking of selling off the property.
The plan is for the park and ride lot to go away and this parking be moved to the train station. Most buses
no longer stop at the lot. A portion of the site will be used for extending the runway protection area.
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MINUTES OF THE PLANNING COMMISSION MEETING
OCTOBER 4. 2005
Commissioner Ward made a motion, seconded by Commissioner Douglass, to recommend approval.
The motion passed. Commissioner Larsen made a motion, seconded by Commissioner Ward, to
recommend that the City consider property for a pea patch in another part of the City. The motion passed.
CPM # 5
To amend the com~rehensive plan map from "Light Industrial" to "Open Space" for property generally
located south of 15 h Street NW, east of State Route 167 and west of the Interurban Trail. (Parcel No.
1221049009)
Commissioner Ward made a motion, seconded by Commissioner Roland, to recommend approval. The
motion passed.
CPM # 6
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.
Mr. Osaki pointed out the two different designations on the property and showed a revised map. He
referred to a comment letter from Mr. Hill and pointed out the property he represents. The property
contains a warehouse distribution facility and Mr. Hill expressed concern about the map change and being
non-conforming.
Mark Hancock, Segale Business Park, distributed a comment letter and read it into the record. An
adjacent property says that he will sell, but never names a price and probably won't ever sell. He pointed
out access to the property. They have graded and preloaded the site to prepare for building. During the
summer they put in a storm drainage system. They purchased seven to eight acres of property from the
cold storage property owners. Mr. Hancock mentioned uses in the M2 zone which allow retail uses and it
would be better to have a broader use of range of commercial uses in M2 versus changing it to C3.
Mr. Hancock said that the cold storage is an old facility, but is expected to stay. Segale's property is
bounded by M&O and the school district property and GSA park and is essentially land locked. They will
receive less calls of interest if the property is designated C3.
Mr. Krauss advised that the whole area was proposed for change last year. The issue of warehouses in
general has been a City Council concern for years. Auburn is maturing. Warehouses are essentially
empty spaces that employ few people and bring in many trucks. Auburn's land prices are increasing so
they are going to Sumner and Fife. Recently, there have been a series of issues and policy direction from
the Council. He spoke about sales tax streamlining and the impact it will have over Auburn. City Council
passed a resolution stating that immediately upon the enactment of streamline sales tax legislation to
possible options that limit further development of warehouses. The sales tax change represents several
million dollar hit to Auburn every year. The City builds infrastructure.
Mr. Krauss spoke about the economic development strategies booklet which was prepared by a task force
assembled by the Mayor and City Council. A series of retreats were held to determine what to accomplish
for the City and most of that vision has been achieved. Economic strategies is the next vision of what is in
the long term best interest for Auburn. The work of the task force spoke to this proposed change.
This area is regarded as the Iynchpin because of the downtown and SuperMal1. Associated Grocers
building is still partially in use. There are several industrial buildings of mixed quality. The Peppertree is a
successful motel that recently had a significant expansion. A strategy in the economic development
brochure is to rezone for uses that will essentially provide a connection between the SuperMall and
downtown. This is part of a long term coordinated effort. The only thing proposed by Segale was an
asphalt batch plant on the site which is a significant amount of land. Regardless of the sales tax
streamlining, the economic strategies document is something that Council is considering adopting. City
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MINUTES OF THE PLANNING COMMISSION MEETING
OCTOBER 4, 2005
Council is aware that these recommendations are being institutionalized and this is nothing impulsive or
short term about the proposed designation change.
Mr. Krauss commented that the park property is owned by GSA and was given to the City by GSA to use
as a park. If the property ceases to be used as a park, the property goes back to GSA.
Commissioner Chapman spoke about increasing the economic viability for Auburn and the connection
between the mall and downtown. The south end of C Street was improved because of the Safeway
Distribution Center project. He supports the change
Commissioner Mason said the connection to downtown seems unrealistic and premature. Commissioner
Chapman said the commercial area around the train station will bring more people to the area. There
could be pedestrian trails to the train. This would happen over years.
Discussion occurred related to whether the map change would reduce the amount of required land
available for adult uses.
Commissioner Ward made a motion, seconded by Commissioner Larsen, to recommend denial of the
amendment.
Commissioner Roland understands the need to join the SuperMall with downtown. Why not talk about
commercial along 15th Street and C. Mr. Krauss mentioned that the City will consider proposed zoning
changing the M1 zone to be more permissive for commercial uses. He spoke about the change from
industrial to commercial. Originally Auburn put tight reigns on commercial adjacent to the SuperMal1. In
fact, the mall sued the City when an applicant wanted to put theaters in across from the mall. The current
owner of the mall, however, is a proponent to change industrial adjacent to the mall to commercial.
The motion failed 3-4. Voting no were Commissioners Chapman, Roland, Douglass and Peace.
Commissioner Chapman made a motion, seconded by Commissioner Roland, to recommend approval of
the map amendment. Voting yes were Commissioner Chapman, Commissioner Douglass, Commissioner
Roland and Com missioner Peace.
Chair Peace then made a motion that in the future the City consider looking at amending the land use
designation for the bus barn and M&O. Commissioner Douglass seconded. Motion approved
unanimousiy.
CPM # 7 (15th Street SW (south side))
To amend the comprehensive plan map from "Light Industrial" and "Heavy Industrial" to "Heavy
Commercial" for property located on 15th Street SW (south side), between approximately State Route (SR)
167 and C Street SW.
Mr. Osaki said the proposed change was a recommendation from the Economic Development Strategy
Group. Two comment letters received were in support of the change. Mr. Krauss announced that Boeing
is working with the City to redevelop their site. Land south of the Y and Junior Achievement has been
sold.
Commissioner Chapman made a motion, seconded by Commissioner Ward, to recommend approval.
The motion passed.
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MINUTES OF THE PLANNING COMMISSION MEETING
OCTOBER 4. 2005
CPM #8
To amend the Comprehensive Plan land use map from "Heavy Industrial" to "Light Industrial" for property
located on C Street SW (west side), south of 15th Street SW.
Mr. Osaki said the property is owned by the GSA. Commissioner Ward wondered why not make the site
commercial. Mr. Krauss said the idea with commercial is to concentrate it in the vicinity of downtown with
the SuperMall in between. The City doesn't want another Auburn Way.
Commissioner Mason made a motion, seconded by Commissioner Douglass, to recommend approval.
The motion passed.
CPM #9
Amend the Comprehensive Plan iand use map from "Proposed Speciai Plan Area" (Lakeview) to "Heavy
Commercial"/"Moderate Density Residential" for property generally located east of the intersection of M
Street SE and 12th Street SE, south of Highway 18 and north of 17'h Street SE.
Mr. Osaki explained what is meant by a 'special plan area'. The idea resulted from the Economic
Development Strategy meetings. Mark Hancock, Segale Business Park, asked for clarification about this
proposal because they own the eastern third of the study area. Mr. Osaki clarified that nothing is changing
on the Segale property.
Mr. Krauss confirmed that the City is a bit unsure about what to do with the Segale holdings, which are
separated from the Miles property by the Tribe purchase. If Segale has ideas of what they would like to
see, please speak to staff in the future. Mr. Hancock said they don't sell gravel now, they just use the
gravei for their projects and anticipate this use for some time. He thinks the original permits had to
conceptually show residential road layout.
Lisa Kittlesby, representative for Miles, distributed a letter which was read into the record.
Mr. Krauss mentioned that when the City proposed the map amendment, it was proposed on the Miles'
property and left the M street frontage in the existing designation. The City isn't in a position to change
now because the public hearing notice was done. Mr. Krauss said the Miles operation is there and
continues to be grandfathered. The plan amendment assumes the heavy industrial designation won't be
appropriate when the property is developed.
Chair Peace wondered if aside from her comments, is she opposed to the designation if it is expanded to
the entire area? Ms. Kittlesby replied yes. They want to be involved in the process. They received notice
of the proposed change in public hearing notice mailing and were astonished. She attended the economic
development meetings.
Mr. Krauss spoke about the economic development strategy meetings which had a good consensus. This
is clearly a work in progress. Depending what the Commission wants to do, this map amendment doesn't
have a time constraint. If they want to wait until next year that could be done. Waiting one year won't
disadvantage the City. Staff was trying to do a few things with this map change. M Street is in the
process of being changed with an underpass and the City is working with DOT and the Tribe on the
possibility of new Hwy 18 interchange. The special area plan process adds approximately 24 months to
the planning process. If Miles wants the City to wait, that would be alright.
Ms. Kittlesby confirmed that they want to delay any map changes. Commissioner Ward made a motion,
seconded by Commissioner Douglass, to recommend denial. The motion passed.
The meeting recessed at 9:10 p.rn. and reconvened at 9:15 p.m.
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MINUTES OF THE PLANNING COMMISSION MEETING
OCTOBER 4. 2005
PIT#3
Incorporate Dieringer School District Updated 2005-2011 Capital Facilities Plan as part of the Auburn
Comprehensive Plan. (Adopted by the Dieringer School District Board of Directors August 29, 2005.)
Mr. Osaki clarified that the school district was notified to come to the meeting, however no official is in
attendance. Chair Peace recalled that years ago, Council set the impact fees regardless of what the
school districts wanted. Mr. Osaki that's why the CFP getting a great deal of scrutiny. The City can set
the fee at up to and not exceed what the school district wants. Council has historically set a lower fee
amount than what districts want.
In response to Planning Commission inquiry, Mr. Osaki suggested that the Commission could move
forward with no recommendation because no school officials were in attendance and the Commission
couldn't ask them questions. This would keep the amendments from being delayed and makes a
statement to the school district that the Commission couldn't make a clear recommendation because no
school official attended.
Commissioner Ward made a motion, seconded by Commissioner Roland, to recommend moving the
matter to Council with no recommendation. The motion passed.
PIT#6
Update to City of Auburn Six-Year Capital Facilities Plan for years 2006-2011. Incorporate the City
of Auburn Six-Year Capital Facilities Plan (2006-2011) as an element of the City of Auburn
Comprehensive Plan.
Commissioner Douglass made a motion, seconded by Commissioner Ward, to recommend approval.
The motion passed.
PIT #7
City of Auburn Transportation Plan 2005. Incorporate the City of Auburn Transportation Plan
2005 as an element of the City of Auburn Comprehensive Plan.
Lengthy discussion occurred related to Pianning Commission conceptually approving the plan, literally
approving the plan, or approving the general idea of the plan.
Ms. Goodman spoke about the public outreach process which received positive feedback.
Prolonged discussion occurred related to the latest available traffic counts on Lea Hill and safety concerns
about the Green River Trail being located on the east side of Green River Road,
Commissioner Ward made a motion, seconded by Commissioner Roland, to recommend approval PIT #7
subject to the following: Lea Hill information needs to be updated with the most recent traffic data;
concern that the plan did not include data since the new high school has opened in Lea Hill; acknowledge
Phase i build out of Sound Transit would result in nine trains; clarification of the trail in Lakeland Hills
possibly located under a power line; use best available traffic data for the Transportation Plan. The
Commission expressed strong reservations about the location of the Green River Trail on the east side of
the Green River due to safety concerns that mandate further study and review; and incorporation of staff
recommended changes. The motion passed.
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MINUTES OF THE PLANNING COMMISSION MEETING
OCTOBER 4, 2005
PIT #8
Chapter 1 - Plan Background
. Page 1-26. Amend the industrial development goal discussion to note that establishing and
maintaining industrial development and uses is also tied to tax policy changes.
Chapter 3 - Land Use
. Pages 3-28 and 3-29. Amend the SuperMall discussion and policies to note that additional
commercial development around the SuperMall is appropriate and providing the rationale for such
a policy.
. Page 3-36. Amend the "Industrial Development" discussion to reflect the streamlined sales tax
legislation and consequences for industrial warehouse and distribution cities.
. Page 3-39. Proposed new policy LU 11 O-A. This proposed policy notes that land available for
industrial development needs to take into account impacts of changes to the tax system upon the
City of Auburn.
Chapter 5 - Capital Facilities
. Page 5-1. Add reference to the Federal Way School District Capital Facilities Plan in anticipation
that it (Federal Way School District CFP) will be adopted by reference in 2005.
Chapter 6 - Private Utilities
. Pages 6-1 and 6-2. Comments recommended by Puget Sound Energy. These are all descriptive
comments (no policy changes). The text changes include deleting reference to a document that
no longer exists.
Chapter 8 - Economic Development
. Page 8-5. Add descriptive text addressing implications of Streamlined Sales Tax legislation upon
the City and referencing the 2005 Economic Development Strategies brochure/effort.
. Pages 8-6 through 8-9. Add new policies including ED-4 recognizing streamlined sales tax
impacts upon the City and City Council Resolution No. 3782 reflecting city council action should
streamline sales tax legislation pass; ED-15 reflecting implementation of City's Economic
Development Strategies brochure; New Objective 9.5 and new policies ED-18, ED-19 and ED-20
that state that the City should take advantage of environmental features and planned
infrastructure improvements as economic development opportunities.
Chapter 9 - Environment
. Page 9-16. Amendment to Policy EN-74to promote consistency with adopted CAO.
Chapter 11 - Parks, Recreation and Open Space
. Pages 11-3 and 11-4. Policy amendment to PR-11to make the language consistent with the CAO
and a new proposed policy PR-14 to reflect the Auburn Environmental Park effort.
Chapter 13 - Development in Unincorporated Areas and Annexation
. Page 13-5. Amendment to Policy CE-12 that seeks to pursue processes that would enable the
City to annex areas around North Lake Tapps. Existing Policy CE-12 encourages Pierce County
to permanently designate these areas as "Rural".
Chapter 14 - Comprehensive Plan Map
. Pages 14-14 and 14-15. Minor text changes to provide for broadening of commercial uses in the
"Light Industrial" and "Heavy Industrial" plan designations and, consequently, in the M1 "Light
Industrial" and M2 "Heavy Industrial" zones.
. Pages 14-18. Amend the text for the Lakeland Hills South Special Planning Area to reflect that
there was an agreement with the Lakeland Hills South PUD developers in 2005 to maintain the
3,408 housing unit limit, even with expanded PUD boundaries.
. Pages 14-18, 19 and 20. Amend the language for the Lakeview Special Plan Area to support
CPM#9. The text notes that the Lakeview Special Planning Area is retained for what is primarily
land under Muckleshoot Indian Tribe ownership, but removed for the west portion. A special area
plan, then, would not be required in advance of development for the area being removed from the
Special Planning Area designation. The text notes that the proposed amendment identifies the
area as a mix of "Heavy Commercial" and "Moderate Density Residential" to reflect its unique
opportunity to develop as a commercial cluster supported by residential development as identified
in the Economic Strategies document. The plan map designation is intended to reflect this
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MINUTES OF THE PLANNING COMMISSION MEETING
OCTOBER 4. 2005
mixed-use development concept for the entire area where this alternating pattern is presented on
the plan map - and is not intended to literally apply alternating plan designations.
. Page 14-26 Amend the text to add a new section on the "Golden Triangle" as identified in the
2005 Economic Development Strategies brochure. The proposed text amendment supports
opportunities for commercial clusters in the 12th StreeUM StreeUAuburn Way South area to attract
pass by traffic to stop and shop and also capitalizing on improvements at Les Gove Park to spur
development of the immediately surrounding area.
Mr. Osaki mentioned that since the Planning Commission recommended denial of CPM #9, then the
corresponding policyltext changes would also be removed from consideration. The text changes related
to Lakeview would be stricken.
Significant discussion occurred related to the allowed densities in PUDs compared to the allowed
densities in R4.
Commissioner Douglass made a motion, seconded by Commissioner Ward, to recommend approval of
PIT #8. The motion passed.
Commissioner Douglass made a motion, seconded by Commissioner Ward, that in consideration of
section 14 to minimize the number of high density multi family units that are of higher density than R4
zoning designation.
ADJOURNMENT
With no further items to come before the Commission the meeting was adjourned at 10:15 p.m.
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