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HomeMy WebLinkAbout09-05-2007~ -~.~ CITY OF .~UB_ \ WASHINGTON CITY OF AUBURN PLANNING COMMISSION MEETING Tuesday, September 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, September 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, Joan Mason, Dave Peace, Peter Di Turi and Darcie Bidman MEMBERS ABSENT: Renee Larsen (excused) and Vice Chair Kevin Chapman STAFF PRESENT: Senior Planner Elizabeth Chamberlain, Senior Planner Andy Sheridan, Planner Stacey Borland, Interim Planning Director David Osaki, Utilities Engineer Dan Repp, Transportation Planner Tiffin Goodman and Assistant Planning Secretary Carolyn Brown AUDIENCE PRESENT: Jeffrey D Mann, Apex Engineering; Brian Galloway, Mike Van Steenwyk, Sally McLean, Federal School District, Don and Eva VanNorman, Sharon Massena, Jonie Brook, Steve Nelson, Michael Newman, Auburn School District; David M. Reuter, Janet and Bruce Koch, Ginger Maddax, Gwenn Escher-Derdowski, Kent School District; Edna Keene Gorton, Peter George and Edna Keene Gorton, Mickey Fassbind, Kenneth J. Fulford. 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 August 7, 2007 meeting. Commissioner DiTuri moved to approve the minutes from the August 7, 2007 meeting; Commissioner Mason seconded the motion. The motion passed unanimously 5-0 and the minutes were adopted as presented. PUBLIC COMMENT A member of the audience asked the commission if discussion could take place regarding Kersey III traffic. Mr. Osaki provided information on the role and responsibilities of the Planning Commission. Their role is to discuss items of interest in the community. Mr. Osaki concluded by stating the Planning Commission can discuss the Kersey III project. PLANNING COMMISSION MEETING MINUTES September 5, 2007 PLANNING DEPARTMENT REPORT Mr. Osaki stated he will not have a report this evening in consideration of the number of people in the audience. Mr. Osaki thanked the public for attending the meeting and provided background on the Planning Commission and how the members are selected. This is strictly an advisory body and as such cannot make final decisions. However, staff will take the recommendations of the Planning Commission forward to the City Council -first to City Council committees and then to full Council. The Public Hearing tonight is on the Comprehensive Plan, which is a long range planning document that reflects what the City wants to see happen as growth. The state Growth Management Act (GMA) was adopted in 1991 and states that it can be amended only once a year. By having a Public Hearing and taking take public input tonight, is the beginning of the process. The City Council will make a final decision to either approve or not to approve sometime in November. PUBLIC HEARINGS • 2007 Comprehensive Plan Amendments Senior Planner Elizabeth Chamberlain presented the staff report on the A Street SE Corridor - CPA07-0002. Senior Planner Chamberlain stated CPM #1 is to change the land use to be consistent with the rezone recently passed by the City Council. The area is from 8t" Street SE to 17t" Street SE between A Street and B Street SE. During the 2006 Comprehensive Plan amendment cycle, the Planning Commission recommended a change to Light Commercial however; the City Council ultimately approved a change to Heavy Commercial. The rezone approved by the City Council in July changed five parcels that front A Street SE to C-3 and the remaining parcels within the rezone area to C-1. Staff is now returning to Planning Commission to make the Comprehensive Plan consistent with the approved rezone. Chair Roland called for the public hearing. As no one from the audience spoke, the public hearing was closed. Commissioner DiTuri moved that CPM #1 be adopted. Commissioner Bidman second. The motion passed 5-0. Staff will take the recommendation of the Planning Commission forward to Council. Senior Planner Andy Sheridan presented the staff report on the Lakeland Hills South PUD -CPM #2. The request is to change from Single Family Residential to Light Commercial. The City received no comments during the process. After close of the SEPA appeal period, the City received a letter from Mr. Don Olson. Senior Planner Sheridan provided a copy to the Commission and summarized the letter for the minutes. The letter asked what light commercial land uses would entail, and also expressed concerns regarding truck noise all hours of the day and night. Senior Planner Sheridan stated these issues might be better addressed during the subsequent rezone process. Senior Planner Sheridan stated if the Planning Commission approves, staff would like to have the applicant submit a traffic study that included study of an east to west collector/distributor. Senior Planner Sheridan referenced page 3 of the staff report, which also discussed a desire to have the applicant provide a shared access connection with a completed project to the north of the site. Senior Planner Sheridan stated staff recommends approval. Chair Roland asked for a description of the location and the names of the streets in the vicinity. Ms. Chamberlain said the location is adjacent to the Lakeland Town Center and the four parcels are directly south of Walgreens. PLANNING COMMISSION MEETING MINUTES September 5, 2007 Commissioner Peace inquired as to what would be developed. Senior Planner Sheridan stated nothing was proposed to be constructed at this time. Chair Roland invited the public to speak on CPM#2. Jeff Mann, Apex Engineering spoke on behalf of the applicant. Mr. Mann displayed several maps for Commission review. Mr. Mann pointed out to the Commissioners where the property was located. Mr. Mann stated the application meets the Comprehensive Plan requirements and is located where commercial property currently exists. Also, this amendment will address an identified area need for additional commercial opportunities. Mr. Mann stated the applicant concurs with the change regarding the east/west road that is required by staff and this could occur either on the subject property or to the south on private land. Mr. Mann also noted there are significant wetland and slopes in the area. Mr. Mann said they also concur with the condition for a traffic study and a connection between Walgreens and the proposed site. This would bring the property into the Lakeland Hills PUD and therefore, would have compatible design and an amendment to the PUD rezoning. Mr. Mann added the property is 15 feet below the existing road and will have to be raised to street level. The property is 200 feet wide by 400 feet long and would be the typical strip mall with loading in the front. Mr. Mann stated at this time no businesses have been signed up for the building. Steve J. Nelson 16615 15th Street Court E, Lake Tapps; stated he is in attendance on behalf of the His opinion and the opinion of his neighbors is that Light Commercial causes excessive noise. Top Foods is noisy from 3:00 am on, and the pizza place is noisy after 2:00 am. Mr. Nelson said there are trucks that sit and idle and the parking lot sweepers are noisy during the early morning hours. Walgreens has noisy trucks at night, too. Mr. Nelson said, atone time he tried to change the use of his property to Light Commercial but noted that the process would take over two years. His suggestion was to try to recruit a quiet business like a doctor's office for the site. Peter Gorton, 1415 167th Avenue E, Lake Tapps. Mr. Gorton indicated on the map where his property was located. He said his house is 200 feet back from the boundary. Mr. Gorton also indicated where other homes are located. He added the property is 300 feet deep and not 200 feet as stated by Mr. Mann, and if the property is filled, it will make the property 23 feet high. He also stated that there is a wetland in the NE corner of the property. Mr. Gorton said he is also opposed to noisy businesses and he is asking for a restriction on nighttime noise. Hearing no further comments, Chair Roland closed the public hearing. Commissioner Peace asked staff to discuss the noise ordinance. Mr. Osaki said the City of Auburn has a noise ordinance that extends far beyond construction activities. Certain activities can be monitored by decibel levels. Mr. Gorton asked if there is noise equipment and someone who wants to come out at night to monitor. Mr. Osaki said our ordinance does not use the decibel level measurement system. Mr. Nelsen added said there is even construction noise at night. Commissioner Mason asked again if the developer has a plan as to the type of businesses at the site. If not, she would like the Planning Commission to recommend putting restrictions on businesses in regards to the noise that is generated. Mr. Osaki stated that typically conditions would not be part of the Comprehensive Plan amendments but would be addressed in the rezone. Mr. Osaki said the Planning Commission can recommend PLANNING COMMISSION MEETING MINUTES September 5, 2007 approval subject to noise issues being addressed, or recommend denial unless there is a way to address the noise issues. Commissioner DiTuri asked staff about the current traffic pattern. Senior Planner Sheridan stated the street has enough width curb to curb to accommodate two-way traffic. Senior Planner Sheridan added the traffic issue might be better addressed when the property .comes in for rezoning and development. Commission Peace asked if there has been any other activity on the Walgreens property. Senior Planner Chamberlain stated that a Conditional Use Permit had once been approved for a service station, but that it has expired or is close to expiring. Senior Planner Chamberlain added there is an initial indication that an athletic facility was an anchor tenant, but no other tenants have been identified at this point. The Planning Commission discussed the noise issue and perhaps smaller properties would eliminate the noise. Commissioner Peace recommends approval with some type of screening or restrictions for noise. Commissioner Bidman seconded. Before the vote, Commissioner Mason asked for a more clear definition and if it should be a timing issue. Commission Peace stated the noise restrictions be by time, such as reduced or limited by time and screening by trees and landscaping. The motion passed 5-0 and staff will pass the recommendation onto City Council with noise concerns. Auburn Forest Estates -Senior Planner Sheridan provided the staff report - CPM #3. He stated the project is on a 22.22 acre site on the corner of 57th Street SE and Kersey Way SE. The applicants are requesting a change from Rural Residential to Single Family Residential. Senior Planner Sheridan stated that staff is recommending denial. Senior Planner Sheridan elaborated on several reasons for the recommendation. First this area is not written into the current Water Comprehensive Plan and there are some unresolved water rights issues. Secondly, the Storm Water Comprehensive Plan needs to be reviewed and updated for this area; and thirdly, there are no city services such as water, sewer, storm or infrastructure in the area. The Comprehensive Plan states that all changes shall be consistent with all Plan elements, as well as the individual parts of the elements, in order to maintain the internal consistency that is required by GMA. Mr. Sheridan noted that a City of Auburn sewer line is currently being constructed in the area. However, the sewer line being constructed was sized for much lower densities in this area than this application proposes. Mr. Sheridan said staff believes that the application is premature, and proposes delaying the application until the storm, sewer and water plans are done. He estimated that these plans would take approximately 18 months to complete. Mr. Sheridan introduced a letter the City received from Bruce Blazer of the Boeing Corp, which asked how the neighborhood notification was prepared. He also stated that Mr. Bill Anderson also outlined his concerns in an email that was received by the City today. Mr. Sheridan provided information to the Planning Commission as to how a notice of a public hearing is relayed to adjacent property owners. PLANNING COMMISSION MEETING MINUTES September 5, 2007 Brian Galloway, 413 29th Street NE Puyallup; briefly addressed staff concerns and asked for a continuance so they can better address the concerns raised by staff. Mr. Osaki stated it is up to the Planning Commission to make a decision. Mr. Osaki suggested testimony from the public be heard tonight. Mickey Fassbind, 5220 Kersey Way SE. Ms. Fassbind stated she lives to the east of Kersey Way across from the Kersey III project. She stated there needs to be stricter rules for any development that is going into Auburn. The rules and regulations need to be changed. Trees and buffers need to be left on the land. Commissioner Mason asked Ms. Fassbind for an example. Ms. Fassbind stated said the traffic, noise and wind that has come out of the development area to the west of her house, is horrible, and soon there will be an intersection right if front of her driveway. At this time she is looking at a gravel hill side to the west, as all the vegetation is gone. Janet Koch 2815 53rd Street SE. Regarding the Kersey III parcels, she would like to reiterate that the developer should be leaving a 35-foot buffer. She is not against development, but wants them to be responsible to the surrounding property owners. The Planning Commission briefly discussed the street project on Kersey Way South. Jonie Brook on 5901 Bridget Avenue SE. Ms. Brook provided a picture to the Planning Commission of the neighborhood as it used to look. She stated the developer is asking for change from RR which is one house per a four acre site. She asked the Planning Commission to deny the request as the animals are being displaced and moving farther east to the property owners in the Hidden Valley area. She added there is a need for more rural areas to be left in the Auburn area. Sharon Messina 5522 Jordan Ave SE. Ms. Messina stated she has spent additional money to develop private wells. The new houses will need water and this is a major concern. Bruce Koch 2815 53rd SE. Mr. Koch said he realizes the Planning Commission has to balance the need of growth along with the needs of the community. But he is asking, how much is enough. Roads, water supply, sewer lines all need to catch up to current development. He is asking to address the community needs and send the recommendations to the City Council. Mr. Koch also asked to have the radius for public notification increased to 1 mile in rural areas. Mike Van Steenwyk, 5617 Auburn Way South. Mr. Van Steenwyk stated he is speaking on behalf of the four property owners that have applied for the rezone and want to develop their property. On their behalf he is asking for a continuance rather then a denial. Mr. Van Steenwyk stated after reviewing the findings presented by staff, he would like to reexamine the issues. Mr. Van Steenwyk discussed the reason for amendments to the Comprehensive Plan because of the need to address issues. He noted that the density requested is less then anything except the parcels to the N and NE in Hidden Valley. He added that the parcels to the south are in unincorporated Pierce County, but in the Potential Annexation Area of the City of Auburn. The properties to the south are zoned as urban rather then RR. Mr. Van Steenwyk argued that the city systems that are not available are development issues, and not a Comprehensive Plan issue. Mr. Steenwyk noted that a twelve inch water line from Bonney Lake terminates at the SE corner of the property being discussed, PLANNING COMMISSION MEETING MINUTES September 5, 2007 and noted that when the work is completed on Kersey Way there will be a water main terminating on the NE corner of the property. Mr. Van Steenwyk concluded by saying the property owners are unwilling to withdraw their application at this time. Ginger Maddax, 3540 53rd Street SE. Ms Maddax reiterated that the runoff from the Kersey III development is a problem. If all the trees are taken off the new development there will be more runoff. Ms. Maddax stated their well has gone dry twice since they moved to the area. She said also, the schools are over-crowded and the noise is worse from the construction going on at Kersey III. Mr. Koch asked to speak again. He asked what restrictions are in the City Code that were related to water wells and septic. Dan Repp, City of Auburn Utility Engineer, answered by stating most of any well related issues are driven by health concerns, and with development there is encroachment on the wells and the areas of influence. He added the City of Auburn does not regulate the private wells. Mr. Koch asked that the Planning Commission take into consideration the issue of water wells when moving forward with their decision. Mr. Koch finished by stating when the water and sewer are available to the area then the Comprehensive Plan changes should be discussed. At 8:38 pm, hearing no further comments, Chair Roland closed the public hearing and announced there would be a 5 minute recess. Chair Roland called the meeting to order again at 8:43 pm. Commissioner Peace asked staff to explain the Urban Growth Area that is south of the subject property within Pierce County and if the land use designation will change when it comes to the City or will stay as it is. Senior Planner Sheridan answered it will stay as it is zoned. Commissioner DiTuri asked if the Valley Regional Fire Authority analyzed this area. Senior Planner Sheridan answered that no comments were received by staff regarding the ability to fight fires. Commission Peace said he has heard a lot about concurrency. He asked staff to provide a brief explanation. Mr. Osaki said the answer is not what comes first, but it is when they come together. All parts of the plan need to work together and need to be consistent. Mr. Osaki said the City of Auburn needs to be consistent and show the items are adequate. Of the items identified or mentioned there were no items that would prevent denial of this project. The water plan did not take into consideration an increase in density in this area. The Comprehensive Water Plan is regularly updated and that will happen soon. The City Council may direct staff to review the water plan now and see if this action will fit into the plan. The current water plan cannot serve a development if there are 4 to 6 units per acre, as proposed. Commissioner Peace asked if there was a water plan at Kersey III. Mr. Osaki answered the water plan for Kersey III anticipated a single family use density, and was prepared accordingly. Commissioner Peace moved to recommend denial of this amendment. Commissioner DiTuri seconded the motion. Commissioner Mason asked if the Planning Commission is going to address the request for a continuance. Chair Roland stated the motion does not address the continuance. Commissioner DiTuri added he would like to add a friendly amendment to the motion to state that the PLANNING COMMISSION MEETING MINUTES September 5, 2007 developer should keep working with staff to achieve the desired results for everyone. The motion to deny passed 5-0. Staff will forward the Commission's recommendation of denial to the Council. • Policy/Text Amendments Senior Planner Chamberlain reminded the Commissioners that the policy text amendments are contained in the same staff report as A Street Corridor. Senior Planner Chamberlain observed that there are two representatives from the school districts in the audience. Comprehensive Plan Amendments 1 through 4 contains the current Capital Facilities Plans for the Auburn, Kent, Federal Way, and Derringer School Districts. The Capital Facilities Plans are updated every year and this is period from 2008-2013. The City will be adopting this as part of the City of Auburn Comprehensive Plan. Also, the school district boundaries do not change as a result of the annexations that recently passed. Mike Newman, Associate Superintendent for the Auburn School District Capital Facilities Plan. As part of the Growth Management Act (GMA), the school district is required to submit a plan to the various jurisdictions, King County, Auburn, Kent, Algona and Pacific. School impact fees are collected from all but Algona and Pacific. The Auburn School District opened a new elementary school this year and a new elementary and high school last year. Mr. Newman discussed upcoming developments that are being finished and the potential for a large influx of new students. Mr. Newman is asking that the City incorporate their plan. Mr. Newman noted that Pierce County does not have any jurisdiction since the land in Pierce County has been incorporated into Auburn. Commissioner DiTuri moved to adopt the Capital Facilities Plan for the Auburn School District. The motion was seconded by Commissioner Bidman. The motion passed 5-0. Staff will forward the recommendation to Council. Gwen Escher-Derdowski of the Kent School District addressed the Capital Facilities Plan for the Kent School District. With over 27,000 students in the district, Kent serves part of the recent Auburn annexation area. Chair Roland inquired as to where the students were located in Auburn. Ms. Escher-Derdowski stated primarily in the NE area near 288t" Street in multi family housing; 288tH Street is the boundary line between Auburn and Kent school districts. Commissioner Bidman made a motion to approve the Capital Facilities Plan for the Kent School District, Commissioner Peace seconded. The motion passed 5-0. Staff will pass the recommendation on to Council. No representative from Derringer was available for comment. Sally McClain the CFO for the Federal Way School District. Ms. McClain said the Federal Way boundaries span King County, Federal Way, Auburn, Des Moines, and Kent. The area that was recent annexed into Auburn contains some homes where the students attend Thomas Jefferson High School, Kilo Jr High has students that live in Auburn and the Meredith Hill elementary is now in the annexed area of Auburn. There are two projects already approved in the West Hill area, which will increase the students to the above mentioned schools. PLANNING COMMISSION MEETING MINUTES September 5, 2007 Commissioner DiTuri made a motion to approve the Capital Facilities Plan for the Federal Way School District. Commissioner Mason seconded. The motion passed 5-0. Staff will pass the recommendation on to Council. Commissioner Peace made a motion to approve the Capital Facilities Plan for the Derringer School District. Commissioner DiTuri seconded. The motion passed 5-0. Staff wilt pass the recommendation on to Council. Senior Planner Chamberlain introduced Transportation Planner Tiffin Goodman who will go over the transportation portion of the Comprehensive Plan. Ms. Goodman discussed the proposed amendments. P/T 6's purpose is to reflect the 2007 traffic count. The change is to remove figure 2-3 which reflect speed limits. The City would like to keep the map administratively in order to change speed limits as needed. Ms. Goodman stated C Street NW from West Main to 3rd Street NW was reconstructed, and the City needs to update figure 2-4, which are truck routes, to add this section of C Street NW as a truck route. Also, since the removal of Figure 2-3 is proposed, the remaining figures will be renumbered. Senior Planner Chamberlain gave the report on the proposed changes to Chapter 5, Capital Facilities. Anew objective and policies are proposed for the City's Communications and Data Infrastructure needs. She stated when roads are opened for repairs or other types of work, the City would like to add data fiber conduits at the same time. Policies that are proposed will set the framework to update the development design standards. Commissioner DiTuri asked if the City could do the same with electrical (e.g. PSE) at the same time. Ms. Chamberlain said that is already in the design standards. The next text amendment is Chapter 14 -Comprehensive Plan Map on page 14 -18, is summarizing the amendment about the Lakeland South Planned Unit Development (PUD) to add an additional 4 acres of commercial property. Staff is also proposing additional text within Chapter 15 - Implementation, to add language about how the City advertises for comprehensive plan amendments, specifically display ads. As a result of the Growth Management Hearings Board decision on the Skills property, the board recommended adding language on public participation to the City's comprehensive plan. This was not a mandated change; however, staff proposes to clarify how the display ad is distributed. Commissioner DiTuri asked if the term "display ad" is referenced in the document. Senior Planner Chamberlain said the City has a standard display ad and there is a bullet list on page 15-10. Commissioner DiTuri asked if samples could be added in the appendix. Senior Planner Chamberlain said that could be added. Commissioner Mason stated that at more then one hearing she is hearing that people say they are not getting enough notice of hearing. Senior Planner Chamberlain said 10 days notice is current city code. Commissioner Mason asked could the City consider extending the time limit. Commissioner Peace added two weeks is enough time. Commissioner Mason agreed on 14 days. Mr. Osaki reminded the Planning Commission members that they spent a lot of time discussing this issue in the past and ended up by not changing the time limit. Mr. Osaki stated in the Rural Residential area there will be an effort to expand the notices to adjacent property owners a greater distance. Senior Planner Chamberlain stated the Planning and Community Development Committee (PCDC) brought concerns to staff regarding proposed changes to the North Auburn Business District Plan. The major changes are getting away from pedestrian oriented uses and focus, but allowing more PLANNING COMMISSION MEETING MINUTES September 5, 2007 flexibility when designing site plans. The original vision for the North Auburn Business District has not materialized as a pedestrian area and the PCDC would like to build in flexibility for future developments. The intent of the proposed changes is to keep pedestrian facilities but not make them the focal point of the development. The North Auburn Business Plan area is surrounded by Commercial with central parking and customers can walk to other businesses. Senior Planner Chamberlain concluded the staff report on the policy text amendments for 2007, which are all under P/T #6. The Planning Commission discussed the North Auburn Business Plan Area. Chair Roland asked the basic plan for that area. Senior Planner Chamberlain stated walkablity is not the primary focal point as the development in the area is more auto dependent but still have pedestrian amenities and features. Commissioner DiTuri moved to recommended P/T #6, Chapter 5, Capital Facilities for the School Districts, Chapter 14, and the North Auburn Area as is and have staff to modify Chapter 15 to include an example of the City's display ad. Commissioner Bidman seconded. The motion passed 5-0. Staff will pass the recommendation on to Council. Chair Roland moved to postpone the study session on the home occupation code amendment, which is the final item on the agenda, until the October meeting. Commissioner DiTuri asked about the City of Auburn Capital Facilities Plan. Senior Planner Chamberlain said this will be on October agenda. Senior Planner Chamberlain added the Comprehensive Plan Amendments in the annexation area will also be on the October agenda. OTHER BUSINESS None. ADJOURNMENT There being no further business, the Planning Commission adjourned at 9:35 pm.