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WASHINGTON
CITY OF AUBURN
PLANNING COMMISSION MEETING
Wednesday, November 7, 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 Wednesday,
November 7, 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, Darci Bidman,
Renee Larsen, Peter DiTuri and Joan Mason
MEMBERS ABSENT: Dave Peace
STAFF PRESENT: Planning, Building and Community Director Cindy Baker, Community
Development Administrator David Osaki, Senior Planner Elizabeth
Chamberlain and Planning Secretary Kirsten Reynolds.
AUDIENCE PRESENT: Julie Venn, Don Harpter and Steve Ling
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 October 2, 2007 meeting.
There were a couple of corrections regarding addresses and individuals' names that testified.
Commissioner Mason moved to approve the minutes from October 2, 2007 meeting with the
minor changes as discussed, seconded by Commissioner Larsen.
The motion passed unanimously 6-0.
PUBLIC COMMENT
• None
PLANNING DEPARTMENT REPORT
Update on Planning Department Activities:
• Community Development Administrator David Osaki introduced the new Planning, Building
& Community Director Cindy Baker.
PLANNING COMMISSION MEETING MINUTES November 7, 2007
• Mr. Osaki provided a status update on the Shoreline Master Program (SMP) from the
Commission's annual work program. The SMP has been delayed going to the City Council
due to the slow progress on the Department of Ecology's comments. Mr. Osaki reported on
other items coming up on the Commission's work program.
Staff has spent a great deal of time dealing with appeals on 2006 land use issues. Details of
the ongoing appeals could not be discussed; City Attorney Dan Heid was present to assist the
Commission with understanding their roles. Mr. Heid affirmed that the appeals are not the fault
of the Commission. Mr. Heid continued to explain one major role of the Planning Commission
is to ensure public records are complete. Chair Roland asked for clarification around what
they could do to ensure that the records are clear and complete. Mr. Heid's response was as
if someone who has never heard the case before, listened for the first time, and the record
should be clear. The record includes everything that goes into the decision making process,
which includes: compliance with City Codes, compliance with the Growth Management
Authority (GMA) regulations, staff prepared packet information and documentation, public
testimony and submitted documents. Mr. Heid said he would come back for a debriefing in
the future to discuss the other side of the 2006 land use appeals.
PUBLIC HEARINGS
• Deliberation ZOA07-0002 Chapter 18.45 Lea Hill District
Senior Planner Elizabeth Chamberlain summarized the previous monthly meeting where
the Commission reviewed the Lea Hill District zoning code chapter and the urban separator.
More information was distributed to Commissioners, including a map of the Lea Hill area
showing the urban separator borders where the majority of land is located in the northern
region. Ms. Chamberlain explained that the urban separator area transitions into the rural
area of King County; this creates the least amount of impact and maintains the largest area
for open space. The Commission reviewed the City of Renton, King County and Auburn's
urban separator designations. The Inter-Local Agreement between King County and Auburn
was also reviewed.
Ms. Chamberlain explained the Commission would be acting on the proposed text changes
to Auburn City Code Chapter 18.45.090 addressing an increase of open space by 50 percent.
Lots would be able to be developed by clustering, allowing more open space. King County
currently allows one unit per acre and requires clustering of lots. Auburn proposed keeping
the same allowances and requiring clustering and keeping the same amount of open space.
Averaging density was discussed. The Urban Separator area has the same boundaries
designated by King County and will stay the same with Auburn.
Staff and the Commission discussed the NW area's issues of power lines, topographical
variances and concerns regarding development. King County owns most of the land in
question because there is little opportunity for build out.
Commissioner DiTuri moved to adopt ZOA07-0002 amendments to the zoning code;
seconded by Commissioner Bidman.
The motion passed unanimously 6-0.
PLANNING COMMISSION MEETING MINUTES November 7, 2007
• ZOA07-0003 Senior Housing Parking Amendments
Planner Stacey Borland explained that the code required .25 parking stall per unit in senior
housing developments. To prevent future issues, the Commission recommended adding one
space of parking per unit, one space per employee on the largest scheduled shift and one
space per unit for visitors. There were modifications made defining the types of housing,
such as Nursing Home Facilities and Assisted Living Facilities. These new code amendments
would not affect any existing facilities. Ms. Borland confirmed the Comprehensive Plan
supports the parking increases being proposed and that the amendments have been given
to the State for review.
Differences between the employee parking regulations for Senior Housing verses a Nursing
Home or Assisted Living Facility were discussed. There were concerns with the employee
parking at the Nursing Homes; staff proposed one space per every four beds, down from the
one space per three beds. Director Baker commented to the commission that staff would
make phone calls to the facilities to justify the parking space recommendations and also
recommended changing language regarding the distance to feet rather than distance to feet
rather than blocks for the reduction. Staff reported that all the parking requirements were for
off street spaces; on street parking was not a factor in the proposal. ADA accessibility parking
spaces were also discussed. This code amendment would not reflect any ADA requirements
as those are required by the building code. This proposal is increasing the current City Code
requirements.
The Public Testimony was opened at 8:09 p.m.
Steve Ling lives at 2708 M Street SE. Mr. Ling inquired if this affected Adult Family Homes.
Chair Roland answered that Adult Family Homes were not in this category.
The public testimony was closed at 8:10 p.m.
After discussion and deliberation the Commissioners decided to make a motion without
further staff time spent on calling facilities. A short discussion took place regarding transitional
facilities, for example Wesley Homes where there are some houses and apartment
type living. Parking requirements would be portioned out to ensure adequate parking.
The Commission concluded the following modifications: Nursing Homes -require one
employee parking space per employee shift and leave the requirement of one space for each
three beds as is. Assisted Living Facilities should remain as proposed by staff. For Senior
Apartments the recommended distance is 500 feet instead of "two blocks" for the reduction.
Commissioner DiTuri moved to adopt the ZOA07-0003 Senior Housing parking with the
amendments to read as follows "ACC 18.52.020.A.7, required parking per unit may be
reduced by 25% if the facility is within 2 blocks of public transit, community services, parks,
and shopping centers, as determined by the Planning Director; and ACC 18.52.020.D.1
convalescent, nursing and health institutions: one parking space for each employee per
employee shift, plus one space for each three beds"; seconded by Commissioner Bidman.
The motion passed unanimously 6-0.
• ZOA06-0001 Home Occupation Amendment
Planner Stacey Borland explained that the City Code requirements for home occupations
have not changed in the last 20 years. These home occupation amendments would add
PLANNING COMMISSION MEETING MINUTES November 7, 2007
more flexibility and protect neighborhood quality. The review process for Special Home
Occupation permits would change from the Hearing Examiner to an Administration Decision
made by the Planning Director. Neighbors would still be notified of any Home Occupations
within their neighborhoods. Ms. Borland reviewed a list of additional changes but stated it
would not affect home businesses already functioning.
Ms. Borland reported there was a SEPA review completed on the proposed amendments in
2006, it was sent for the 60-day State review period and it was advertised in the press. The
Commission brought up a question about job sharing situations. Staff reported there would be
only one outside employee allowed. The Commission recommended that the language should
clarify that the one employee should be equal to one Full Time Employee (FTE).
Discussion took place around the use of personal commercial vehicles, which would not
include the United States Postal Service CUSPS) or any personal residential vehicle. The
Commission recommended that there be two commercial vehicle deliveries permitted per day.
Public testimony was opened at 8:42 p.m.
Julie Venn lives at 1430 A Street SE. Ms. Venn is self employed and would like to open a
Bed & Breakfast Business out of her home. Planner Borland commented these amendments
would simplify the process for persons interested in operating a home business. Ms. Borland
reviewed the square footage of the house that could be used and that this would be an
Administrative Decision with an appeal process. Other topics discussed included hours of
operation, signage and business deliveries.
Public testimony was closed at 8:55 p.m.
Ms. Borland recommended that the floor area and hours of operation should not apply to a
bed & breakfast business. Daycares were discussed as being separated out from other
types of home businesses. The one square foot sign was discussed as being inadequate.
Any home business that cannot meet all the requirements would require a Special Home
Occupation permit and would still have to meet 11 of the 13 requirements.
The Commission concluded the following modifications: Insert up to one FTE non-residential
employee under Item A. Add an exception for B&Bs under Item C. Commercial deliveries will
be allowed twice a day under Item E. Larger signs will be allowed, but shall not exceed
18"x24" under Item G. Employee and customer visits would be Monday -Friday 7:00 a.m. -
8:00 p.m., Saturday -Sunday 9:00 a.m. - 6:00 p.m. and federally recognized holidays (except
for B&B's).
Commissioner Bidman moved to adopt ZOA06-0001 Home Occupation Amendment; with
amendments, seconded by Commissioner DiTuri.
The motion passed unanimously 6-0.
OTHER BUSINESS
• None
ADJOURNMENT
There being no further business, the Planning Commission adjourned at 9:18 p.m.