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HomeMy WebLinkAbout06-05-2007CITY OF ~. '' WASHINGTON CITY OF AUBURN PLANNING COMMISSION MEETING. Tuesday, June 5, 2007 --- 7:00 P.M. AUBURN CITY HALL COUNCIL CHAMBERS 25 WEST MAIN STREET MINUTES The regular meeting of the Auburn Planning Commission was held on Tuesday, June 5, 2007 at 7:00 p.m. in the Council Chambers of Auburn City Hall. Those in attendance were as follows: MEMBERS PRESENT: Chair Judi Roland, Vice Chair Kevin Chapman, Commissioners Renee Larsen, Joan Mason and Darci Bidman MEMBERS ABSENT: Dave Peace and Peter Di Turi (excused) STAFF PRESENT: Senior Planner Elizabeth Chamberlain, Senior Planner Jeff Dixon and Planning Secretary Kirsten Reynolds REGULAR MEETING: CALL TO ORDER Chair Judi Roland called the meeting to order at 7:00 p.m. APPROVAL OF MINUTES • The Commissioners reviewed the minutes from the May 8, 2007 meeting. Commissioner Chapman moved to approve the minutes from the May 8, 2007 meeting; Commissioner Bidman seconded the motion. The motion passed unanimously 5-0 and the minutes were adopted as presented. PUBLIC COMMENT None PLANNING DEPARTMENT REPORT In response to requests from the public for information, the City of Auburn has announced four dates for community informational meetings for residents of the Lea Hill and West Hill Potential Annexation Areas (PAA). PLANNING COMMISSION MEETING MINUTES June 5, 2007 The City has scheduled two community informational meetings in the Lea Hill PAA at Rainier Middle School, 30620 - 116th Ave SE, as follows: • Thursday, June 28, 6:30 p.m. • Saturday, July 21, 9:30 a.m. Two meetings were scheduled in the West Hill Potential Annexation Areas (PAA) at Meredith Hill Elementary School, 5830 South 300th St., as follows: • Saturday, June 30, 9:30 a.m. • Tuesday, July 17, 6:30 p.m. The Downtown Strategic Plan was adopted as of May 21, 2007 by the City Council. Copies of the document were provided to the Planning Commission at their chairs. A reminder was given of the upcoming meetings: 1) the joint meeting with the Planning and Community Development Committee (PCD) of the City Council on June 11t" and 2) the rescheduled PC meeting from July 3~d to July 10t"due to the holiday. The Commissioners inquired about several properties and businesses. The updates included a new Starbucks, the Strategic Plan's Marvel/Sunbreak Block (addressed in the Strategic Plan), "Tavern Row" and the new City Annex Block Request for Proposals (RFP) and that staff has a meeting scheduled for later in the month on the Robertson's Properties Group site. PUBLIC HEARINGS Senior Planners Elizabeth Chamberlain and Jeff Dixon introduced a proposal to rezone the properties located between 8t" Street S.E. to 17t" Street SE, and between A Street S.E. and B Street SE. The rezone is from an R-3, Two Family (Duplex) Residential District, to a C-3, Heavy Commercial zoning; this would make the area consistent with the Auburn Comprehensive Plan. The staff presentation noted that the Commission deliberated on the rezone back in December but asked for an additional open house to allow property owners to hear more information before making a recommendation. Staff indicated a public open house was recently held. The public hearing was held by the Commission because the proposal was originally part of a city-wide rezone verses going forward to the Hearing Examiner as a site specific rezone. Discussion took place clarifying the adjacent area zoning as a C-3, Heavy Commercial zone. Commissioner Chapman inquired how changing the zoning could affect single family residential I properties i.e. value, permitting processes and/or building. Elizabeth Chamberlain explained that single family residences would be considered non-conforming use if the zoning was changed; property owners would be allowed to continue the single family residential use or change to commercial uses in the area such as service stations and/or business offices. For existing residential uses, homes could be re-built, added onto but they could not increase the number of dwelling units on their site. The Commission asked whether B Street SE would need to change road classifications as a result of the rezone proposal. Road classifications are established through the Auburn PLANNING COMMISSION MEETING MINUTES June 5, 2007 Comprehensive Plan and Transportation Plan. Any changes to the classification of B Street SE would require amending the Auburn Comprehensive Plan. If the rezone is approved by the City Council, the classification of B Street SE could be reviewed as part of the next comprehensive plan amendment cycle. The Public Hearing was opened: Cindy Caverly owns vacant property at 135 15t" Street S.E. Ms. Caverly was interested in developing residential and wanted to know how this rezone would affect her ability to do this. Senior Planner Elizabeth Chamberlain stated that if complete building permit applications were submitted in before the rezone took effect the project could be vested and allowed to build within the next 18 months. Building permits for a single family residence would not be allowed after the rezone. Kenneth Pearson lives at 126 11t" Street S.E. Mr. Pearson stated if the zoning is changed the neighborhood could see sexually oriented business, half-way housing and other questionable businesses popping up, as they would all be allowed under the C-3 zoning being purposed. Mr. Pearson also questioned that in the event of extreme weather conditions and a home was damaged, could a home be fixed and/or upgraded? Mr. Pierson added that he knows banks do not allow for a new loan/mortgage financing for rebuilding activity if the structure is considered anon-conforming use. Scott Lewis lives at 142 14t" Street S.E. Mr. Lewis asked if there would be a buffer for potential noise coming in to the neighborhood from potential new businesses. Staff replied that currently under C-3 zoning there are noise ordinances, restricting the hours of operation. Senior Planner Chamberlain explained that if the rezone did pass there would be more future examination for landscaping buffers. Also, direct access to area streets would be examined to help control the noise and impacts. These future regulations are proposed to be addressed by the Planning Department. Joanne Reynolds lives at 1916 62nd Loop S.E. Ms. Reynolds expressed a concern that the S.E. Auburn residents are not valued in the eyes of the City. Under the new zoning there are many undesirable businesses that could come in to the neighborhood. Ms. Reynolds suggested it would be better to change the zoning to a light commercial, allowing for some business in the neighborhood. Other concerns she expressed were increasing taxes and residential uses being pushed out. She stated that by changing the zoning in this neighborhood it would be an injustice to the S.E. Auburn residential community. The Public Hearing was closed at 7:47 p.m. Discussion and questions for staff: Commissioner Mason asked for a refresher on the sexually-oriented business allowances. Senior Planner Chamberlain stated there are certain criteria governing where they are not allowed, such as they can not be allowed within 1,000 feet from schools, churches and residential zones, just to name a few. Senior Planner Jeff Dixon stated that the zoning regulations of Chapter 18.74 of the City Code there are very few places where sexually oriented businesses are allowed in the City. The zoning change should not have an affect due to proximity of residential zones. PLANNING COMMISSION MEETING MINUTES June 5, 2007 Commissioner Bidman inquired about section 18.54.540 of the zoning code's non-conforming regulations - "homes destroyed beyond 50%"; could a home be restored to a better condition? Commissioner Bidman asked for clarification around the financing for homes to rebuild. Commissioner Chapman asked what information was available to the public at the recent open house. Staff replied that the handouts in the Commission's packet were available as well as maps of the zoning change and aerial photos. The handouts included one on non-conforming use status. Residents attending the open house had questions and comments such as proximity to schools, buffering for B Street residents, and if people would have to move out of their homes before the new zoning took place. There was a mailing was sent to all property owners and a notice was posted in the paper inviting people to the open house. Commissioner Larson inquired if staff could looked at changing the area proposed for rezoning to become two separate zones half as C-1 and half as C-3. Staff responded that this was originally an option but when City Council reviewed and considered the change they decided to go with the entire area as Heavy Commercial Comprehensive Plan designation. The Commissioners asked staff to research the following questions: - Check on the ability to get bank financing for rebuilding of single family homes based on the home being non-conforming to zoning regulations. - How could the community's concerns about noise be reviewed and addressed. Discussion took place why a larger area extending up to B Street S. E. was bumped in the rezone when the focus seemed to be solely on A Street S. E. Staff explained the reasoning and difficulties with mid-block transitions and found that A Street SE was a more logical boundary line. Last June the Commission originally recommended approval of the "Light Commercial" comprehensive plan designation for the area. The City Council changed the Comprehensive Plan designation to "Heavy Commercial" during their review. Truck routes were also removed as part of the transportation plan update; any truck traffic issues in the neighborhood would be addressed through a separate process. Commissioner Chapman made a motion to forward a recommendation for City Council to approve REZ07-0001; to change the properties that front A Street SE to a C-3, Heavy Commercial, and the remaining properties east to B Street SE as C-1, Light Commercial. The motion was seconded by Commissioner Bidman. The motion passed unanimously 5-0. OTHER BUSINESS Staff reminded the Planning Commission of some upcoming meetings: - The joint meeting with PCD on June 11tH -The rescheduled PC meeting from July 3~d to July 10tH Chair Roland took the time to inform the audience this decision is ultimately up to City Council to approve and offered they could attend. She thanked everyone for attending and sharing opinions. ADJOURNMENT There being no further business, the Planning Commission adjourned at 8:15 p.m.