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HomeMy WebLinkAbout10-02-2007.~ * ~' .SUB ~ LL WASHINGTON CITY OF AUBURN PLANNING COMMISSION MEETING Tuesday, October 2, 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, October 2, 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, Dave Peace, Renee Larsen and Joan Mason MEMBERS ABSENT: Peter Di Turi STAFF PRESENT: Interim Planning, Building and Communirty Director David Osaki, Development Services Coordinator Steve Pitcher, Senior Planner Elizabeth Chamberlain, Senior Planner Jeff Dixon, Senior Planner Chris Hankins, Senior Planner Andy Sheridan and Planning Secretary Kirsten Reynolds. REGULAR MEETING CALL TO ORDER Chair Judi Roland called the meeting to order at 7:06 p.m. APPROVAL OF MINUTES The Commissioners reviewed the minutes from the September 5, 2007 meeting. Commissioner Bidman moved to approve the minutes from September 5, 2007 meeting as submitted; seconded by Commissioner Mason. The motion passed unanimously 6-0. PUBLIC COMMENT • Mike Van Steenwyk lives at 561 Auburn Way South. Mr. Van Steenwyk read a letter on behalf of Five Star Real Estate Investments, LLC regarding an appeal and request for reconsideration on the Commission's denial on September 5, 2007 of Auburn Forest Estates Comprehensive Plan Map Amendment (CMP #3). Mr. Van Steenwyk's letter was read into the record and hard copies submitted to staff and the Commissioners for the record. PLANNING COMMISSION MEETING MINUTES October 2, 2007 Kevin McManus lives at 32051 58'" Ave. So. Mr. McManus, a resident of the West Hill, asked the Planning Commission to make an amendment for a wetland site located on the West Hill. There were two packets of information distributed to staff and the Commissioners with wetland maps and designations. One portion of the packet contained photographs and the second contained information on King County's wetland area land use designations in that area. Mr. McManus asked the Commission to recognize a Blue Heron habitat area (referencing map 9.2). • Mary O'Brien lives at 5703 So. 320t" Street. Ms. O'Brien has lived on the West Hill, near the Blue Heron wetland habitat area (referenced from Mr. McManus testimony) for the last 22 years and stated there are many different types of animals that live in this area. She asked to see an amendment made so this area would be protected. • Edward Raymond lives at 32225 46t" Place So. Mr. Raymond, a resident of West Hill, proposed a new animal allowance. His request was for PC to allow one large animal and four small animals per every'/2 acre of property. Mr. Raymond stated this request was comparable to the previous King County allowances. Rory Cruikshank lives at 32117 46t" Place So. Mr. Crnikshank, a West Hill resident, spoke about the animal allowances and agreed with the previous testimony of Mr. Raymond. Mr. Crnikshank asked the Commission to take a look at increasing the number of animals allowed. PLANNING DEPARTMENT REPORT Update on Planning Department Activities: • Interim Planning Director David Osaki stated he would forgo giving a lengthy report as staff has been focused on the Comprehensive Plan Amendments. Mr. Osaki asked the audience members with concerns of proposed animal allowances to talk with him directly before the end of the meeting so he may be of assistance. PUBLIC HEARINGS • CPA07-0002: 2007 Comprehensive Plan Amendments 1. Senior Planner Elizabeth Chamberlain acknowledged that Auburn's Six-Year Capital Facilities Plan (CFP) 2008-2013 is a required element of updating the Comprehensive Plan. A document distributed to the PC included a list of projects removed from the previous year's CFP due to completion or changes in project priorities. Items under Water, Sewer, Storm Utilities: Lakehaven District Water main Design, AWS Sewer Replacement - Phase 2, M Street SE Storm Improvements and Auburn Way South Conveyance Improvements. Transportation Projects: Kersey Way Road Widening, Green River Trail Phase 1, 2 & 3, Kersey Way/Oravetz Intersection Imp. and West Main Street Streetscape. Parks and Recreation Projects: Veterans' Park Memorial Building, GSA Ballfield Lighting, Interurban Trail, Lakeland Hills Park, Game Farm Park -Soccer Fields, Spray Park, non- skid surface coating and Olson Creek Habitat Restoration. Other City Projects: Wayfinding Signage. There was also a Cemetery Projects for the Chapel/Niche Mausoleum removed. The following projects have been added to the 2008-2013 CFP to the Water, Sewer, Storm Utilities: Les Gove Waterline Replacement and Sewer Comprehensive Plan Update. 3 PLANNING COMMISSION MEETING MINUTES October 2, 2007 Transportation Projects: Kersey Way from Oravetz to the Southern City limit, 8th Street NE Widening, 49th Street NE from AWN to M Street NE, Auburn Way South and M Street SE Intersection Improvements, Lea Hill Road and 8th Street NE Bridge Widening Study, Future Truck Route System Improvements, West Valley Hwy Improvements, C Street NWQ and West Main Street, Olympic Middle School Safe Routes to School, Auburn Way North Pedestrian Crossing, 41St Street SE and A Street SE Access Management Study and Comprehensive Transportation Plan Update for Annexation Areas. Parks & Recreation Projects: Shaughnessy Park Improvements and Rotary Park Improvements. Other City Projects: Auburn Airport Wetland Mitigation and Mohawk Plastics Site Mitigation. Public Hearing opened at 7:36 p.m. -regarding the Six Year Capital Facilities Plan (CFP) There were no public comments, public hearing closed at 7:37 p.m. Commissioner Peace moved to recommend approval on the Capital Facilities Plan (CFP) to the City Council, seconded by Commissioner Bidman. The motion passed unanimously 6-0. 2. Comprehensive Plan Map Amendment (CPM #4) - B Street NW Property Senior Planner Andy Sheridan presented the staff report, which is a proposed amendment to change the land use designation from "Public/Quasi-Public" to "Light Industrial". The request was made from someone purchasing the land for private development from the City of Auburn. The City's original plan was to use this property for aright-of-way and retention pond. There is now an offer to the city in hopes to develop it as it was no longer needed for the pond or right-of-way. The property is located just east of B Street and south of 277th, west of Auburn Way. The public hearing was opened at 7:41 p.m., there were no comments from the audience. The public hearing was closed at 7:42 p.m. Commissioner Chapman moved to recommend approval on CPM #4 - 6 Street NW Property to City Council; seconded by Commissioner Larsen. The motion passed unanimously 6-0. 3. Comprehensive Plan Map Amendment (CPM #5) -Proposed Land Use Changes, Lea Hill Annexation Area Mayor Pete Lewis thanked the Commissioners and audience for attending the public hearing. The Mayor spoke about the events leading up to the annexations, starting with the Growth Management Act then the Property Tax Initiative (approved by voters in 2000). Due to the initiative, property tax increases were limited and the City could not support employee services to potential annexation areas. This stopped any future annexations. In 2005, because of all the development within Lea Hill and West Hill, the City decided to stop issuing water and sewer certificates on West Hill and Lea Hill to ensure design standards were up to Auburn's expectations. The City and County worked together 4 PLANNING COMMISSION MEETING MINUTES October 2, 2007 through this difficult process of annexing these residential areas. The County offered $1.75 million to move forward with the annexation; however, this was not enough money without passing costs on to the current Auburn residents, which the City did not want to do. The State came up with a new policy that when populations over ten thousand are annexed the city could get 0.1 % of the sales tax generated from the full City and would be returned to the City for a period of 10 years; this would add up to approximately $10 million over a ten year period. These numbers made sense for Auburn to operate and maintain services in the newly annexed areas. Separate meetings were held within the annexation areas for Lea Hill and West Hill to gather input and comments on proposed comprehensive plan amendments. Senior Planner Elizabeth Chamberlain summarized four main changes to the map as follows: • "Single-Family Residential" to "Public/Quasi-Public" (Mt. View High School), • "Public/Quasi Public" to "Single Family Residential" (recognition of a current plat use), • "Single Family Residential" to "Light Commercial"; and • "High Density Residential" to "Moderate Density Residential" Ms. Chamberlain reviewed the proposed Lea Hill Comprehensive Plan amendment map. The top portion of the map shows existing land use designations and the bottom half of the map shows the proposed land use designations. Ms. Chamberlain reviewed the map in sections from North to South. Mountain View High School is proposed fora "Public/Quasi- Public" land use designation. An existing subdivision is shown as "Public/Quasi-Public" and the proposal is a change to "Single Family Residential" to bring the land use designation in line with the actual use of the property. Staff researched why this property was designated public but could not find an answer. Commissioner Chapman inquired ownership of the land being changed to public land. Staff informed the Commission the Auburn School District owns all the land being proposed to Public use. The Public Hearing was opened at 7:56 p.m. • John Potter from N.W. Planning and Development Services LLC spoke on behalf of Norman and Gretta Pfaff who own property adjacent to Mr. View High School. The Pfaff's property is shown as "Single Family Residential". They agree with staff's proposal and do not oppose the adjacent public designation for the high school. Ms. Chamberlain continued south and reviewed the areas proposed fora "Light Commercial" designation. Staff proposed a change from "Single Family Residential" to "Light Commercial" for eight properties located at the intersection of SE 304th Street and 124th Avenue SE. The reason this intersection was looked at for commercial is the City of Kent property to the west is also proposing commercial development at the NW corner of this intersection. Ms. Chamberlain reviewed the existing conditions of the eight properties. The property located on the NE corner of the intersection has a 31 lot preliminary plat approve by King County. PLANNING COMMISSION MEETING MINUTES October 2, 2007 Commercial is also proposed for a triangle piece of property surround by three streets, 132"d Avenue SE, 132"d Way SE, and SE 304th Street. Staff reviewed that a preliminary plat application has been submitted to King County for this property; however, the property submitted a letter to the City supporting the commercial designation. Staff received information leading up to the public hearing from residents on Lea Hill both for and against additional commercial areas within Lea Hill. Staff is continuing gathering feedback on the proposed commercial at this public hearing. The Commission also asked staff how much acreage is proposed for a Light Commercial designation. Staff responded that a total of 28 acres with 13 acres on the north and approximately 15 acres on the south. Public Testimony on the proposed commercial areas began at 8:09 p.m. • Robert Cavara, representing property owner Jim Lea. Mr. Lea's property is eight acres and located across the street from the 304th Street proposal (island triangle). Mr. Cavara and Mr. Lea asked to have their property changed to Light-Commercial also. • Morris Dagley lives at 12530 SE 304th. Mr. Dagley had concerns their property will be surrounded by commercial lands and become an island among commercial properties. Mr. Dagley is working towards selling his property in a few years. Michael Pratum 30510 122"d Place S.E. Mr. Pratum's property is west of the 124tH and 304t" intersection. Mr. Pratum submitted a five page letter previously and restated that he and his wife are opposed to staff's proposal. Because the project submitted with the City of Kent has not been approved Mr. Pratum asked the Committee to not take staff's recommendation in to consideration. It was suggested that if any addition commercial needs to be placed on Lea Hill that it should be put at the intersection of 312th and 124th, South of the proposal because of site distance issues, traffic flow and place it where there is other commercial buildings. Mr. Pratum also stated there are no sidewalks and pedestrian infrastructure in place. There was concern of increase traffic flow at the .intersection of 304th Street and concerns of traffic safety and would like to know the specifics of what development and how the increased flow would be addressed. Thanked Mayor Lewis for meeting with him and his wife. Staff informed the Commissioners that the triangular property is just over two acres and is currently vacant. Roger Gillette lives at 30527 124t" Ave. SE. Mr. Gillette was in support of the annexation and has submitted a letter with a map opposing the Light Commercial area being purposed. Mr. Gillette stated that there is "Light Commercial" area nearby in Kent. There should be more development for "Light Commercial" located near the Fire Hall area or at 124th Ave SE. He was opposed because of traffic noise. Debbie Gillette lives at 30527 124th Ave. SE. Ms. Gillette agrees with the prior testimony of Mr. Gillette but she wanted to reiterate her great concerns of increased traffic. Ms. Gillette stated that they do have convenient commercial and wouldn't want to see any more. 6 PLANNING COMMISSION MEETING MINUTES October 2, 2007 Richard Stevens 12511 SE 304tH Street. Mr. Stevens is in support of the proposal near 304tH Street. There has been many homes build in the area and if they keep going to the currently available areas of retail the traffic will get larger. Mr. Stevens sees having a "Light Commercial" area at this site as a compromise because under Auburn's code the parcels are smaller and would decrease his property value. • James Daly lives at 29308 132"d Ave. SE, across the street from the High School and Elementary School. Mr. Daly expressed concerns of traffic at the corner of 304tH Street. He did not object to having spots of "Light Commercial" but something located on the triangular property would be detrimental to the traffic flow. • Morris Dagley commented a second time to add testimony on the danger of increased traffic at the triangular property on 304tH. Mr. Dagley stated there should be a mitigation plan before developing anything on the property. Lucy Stevens 12511 SE 304tH Street. Ms. Stevens talked about when development was shut down she was never informed ahead of time. Ms. Stevens is a private developer and when development was stopped she lost a lot of money. If "Light Commercial" is not accepted there would still. be a great loss as the lot sizes would only allow for 8,000 sq. ft. minimum lot sizes. • Staff clarified the difference between King County's and Auburn lot size regulations. Individual property owners could potentially apply for an individual rezone to get more lots on their property. Development Agreements could potentially have smaller lot sizes but can not change the density; it would have to be four units to an acre. Eric Phaff spoke about the need to preserve the Hazelwood lot with an old building on it. The property was a former school. Mr. Phaff asked the Commissioners to preserve the zoning on this site so the old building wouldn't be destroyed. Mr. Phaff suggested it would be good to wait until any projects purposed through King County takes place to see what does and not develop. Ms. Chamberlain talked about the last areas and reviewed the proposed changes of the multi-family designated area near 124tH Avenue SE and SE 312tH Street. Staff is proposing changes from "High Density Residential" and "Moderate Density Residential" to "Single Family Residential". Ms. Chamberlain reviewed the primary reason is the hillside cannot handle any additional multi-family development. Roads and storm drainage are the City's main concern. Throughout the community meetings held prior to the annexation vote, the City reiterated that the goal was to maintain the single family residential character of Lea Hill and limit future multi-family development. There are two vacant parcels currently "High Density Residential" but are being proposed to change to Light Commercial. This would complete the 124tH Avenue SE and SE 312tH St. intersection as "Light Commercial". There are four parcels designated Multi Family (R24 zoning under King County) and have existing single family homes on them, totaling just under two acres. This area is also being proposed to be "Light Commercial." Ms. Chamberlain also reviewed two existing Manufactured Home Parks. The manufactured home parks are not changing (currently designated "Moderate Density 7 PLANNING COMMISSION MEETING MINUTES October 2, 2007 Residential"); however, there is small section east of the manufactured home park located on 124t" Avenue SE that staff is proposing to change from "Single Family Residential" to "Moderate Density Residential". This area is part of the manufactured home park and should be consistent with existing "Moderate Density Residential" section of the park. Staff and the Commission discussed the areas presented and clarified questions. Public Testimony on the proposed multi-family changes began • Roger Gillette commented that the Fire Station should be designed as "Public/Quasi-Public". Staff responded to Mr. Gillette's question as this something that needs to be looked at. Mr. Gillette suggested incorporating a small piece of land just south of the property for the Fire Station to grow. • Mike Pratum, seconded Mr. Gillette's comment that the Fire Department should be able to purchase the small lot just south of the station. There needs to be more focus on public safety with all the increased development. Cheryl Seek lives at 12020 SE 310t" Street. Ms. Seek is located kiddy corner of the Elementary School; she commented that the road is very narrow because of constant on street parking allowances. Ms. Seek was concerned about the increased criminal activity in the neighborhood. Changing this land use from County R-12 to a City R-1 zone is like taking money out of the neighbor's pockets. The neighborhood will be negatively affected when the zoning is changed. Karen Campbell lives at 31049 129t" Ave. SE. Ms. Campbell agreed with prior testimony from Ms. Seek. With the increased development since 1980 the nice country side character has been lost. There has been a huge loss of privacy for Ms. Campbell and six of her neighbors. At one time there was a development that took place just north of her property that caused major erosion. Ms. Campbell's main concern is more development and the up zoning. Randy Smythe lives at 12024 SE 310t" Street. Mr. Smythe lives with in the area described as "hatched" (referenced to the map key). Mr. Smythe had concerns with the increased development.. Just to the North of Mr. Smythe's property are all low- income apartments and the properties to the South are condos. The neighborhood has really changed. Requesting that the zoning stay the same that the County currently has in place. There was a letter submitted on behalf of his neighbor to Ms. Chamberlain. • Mike Pratum lives at 30510 122"d Place SE. Any additional development on Lea Hill needs to be addressed by monitoring Lea Hill Road. Major concern of volume of traffic and flow of traffic. • Ty Pendergraft, a concerned citizen, not a resident in Auburn spoke about the City of Kent's development fees and how staff should take another look at the traffic impact fees. 8 PLANNING COMMISSION MEETING MINUTES October 2, 2007 • Leslie Clark an Attorney with Short Cressman & Burgess, located at 999 3~d Ave. Suite 3000, Seattle, WA 98104. Ms. Clark proposed Auburn Hills mobile home park be added as an amendment to tonight's discussion; requesting that Planning Commission change this property to "High Density Residential". Ms. Clark reviewed case law regarding a past mobile home park land use case. She encouraged the Planning Commission to recommend the Auburn Hills Mobile Home Park be changed to a higher density to what it comparable out in the market right now. • Mike Pratum spoke negatively to Ms. Clark's statements. Mr. Pratum suggested to the Planning Commission that by doing what Ms. Clark was recommending there would be chaos. A five minute break was taken at this point in the hearing. Eric Pfaff spoke that the Hazelwood Community Center should be designated Public/Quasi-Public rather than "Light Commercial". Just east of the Fire Station there are currently high density apartments that Mr. Pfaff suggested to zone it commercial; by changing the zoning it may get rid of the low-income housing in the area. Mr. Pfaff also talked about Lea Hill Homes, built in the 70's, does not have good access for services and should have a higher density which could help create new development. Dennis Gilbert lives at 13506 SE 2971h. Mr. Gilbert inquired to what the plan was for the area just east of 132"d. Staff replied this is located in the Urban Separator area. This designation was set by King County and protects sensitive areas; it serves as a buffer between jurisdictions. This particular area is between rural Auburn and rural Kent and there is no opportunity to up zone the land use designation. • Joseph Mathew lives at 10606 SE 293~d Street. Mr. Mathew spoke to the Commission regarding his desired zoning change to R-1. Staff informed Mr. Mathew that on October 16t" will be the time and place to talk about his request. • James Daly inquired about land use and zoning definitions. Staff answered Mr. Daly's question by explaining the land use (overall guiding plan) and zoning (land use allowances). October 16, 2007 meeting will be the appropriate venue to address the concerns that Mr. Daly had. Public Testimony was closed at 9:53 p.m. Senior Planner Elizabeth Chamberlain discussed two new text policies. These proposed policies are in response to the annexation and anticipating that the City Council will accept the annexations and set an effective date of January 1, 2008. The City is in the process of updating the Storm Drainage Comprehensive Plan and plan to update the Comprehensive Transportation Plan next year. These policies are intended to assist the City in review of development proposals and the impacts of those developments during the interim period when the various comprehensive plans are being updated to include technical information for the annexation areas. PLANNING COMMISSION MEETING MINUTES October 2, 2007 These are additional policies being added to the plan that required action from the Commission. Ms. Chamberlain informed the Commission that these policies will assist staff in reviewing projects by requiring additional information from the applicant. ZOA07-0002: Amendments to Zoning Code Chapter 18.45 Ms. Chamberlain introduced Chapter 18.45, a zoning text amendment. The proposed text amendment addresses lot averaging when subdividing property in the urban separator. As part of the interlocal agreement between the City and King County, the City will maintain the urban separator. The intent of the text amendment is to allow subdivision in the urban separator while impacting the property in least possible way by maintaining 50% of the property as undisturbed open space. Public Testimony on the proposed text policies and zoning code text amendment began at 10:06 p.m. • James Daly asked about how someone would be able to build on their property if there are wetlands on the property. Staff replied that the wetlands are not buildable but would still count towards the total property size. Public Testimony was closed at 10:08 p.m. The Commission discussed all the items heard at the hearing. Major discussion took place around morning traffic in the Lea Hill area. Other discussion topics revolved around the need for more commercial in the neighborhoods. Chair Roland tried to sum up what Commissioners were saying about not having commercial on the East side of 124t" and both North and South of 304t" and leave it as Single Family. The Commission asked for staff to check in to changing the piece of land that has the Hazelwood building, staff clarified that they will do more research but the records do state it's owned by a School District employee. Commissioners discussed all the various topics that included, but not limited to comments on the School District to be a Public space, the triangle area at 304t" Street and if it should or should not be Residential or Commercial. Staff helped to explain the differences between King County's and Auburn's zoning anal potential pipeline projects coming through King County. Staff also reviewed which properties were developed as multi-family (e.g. condos, apts. Etc). Commissioner Bidman made a motion for Mt. View High School become Public, the existing subdivision west of City of Kent's property becomes "Single Family Residential", the triangle portion stays "Single Family Residential", the portion by 124t" and 304t" stay "Single Family Residential" (North and South), the area North of 312t" but West of 124t" stay as it is with "High Density Residential" and "Moderate Density Residential", the area south of 312t" stay as they were so the areas that were "High Density Residential" stay "High Density Residential"; "Moderate Density Residential" becomes "Single Family Residential", the area east of 124t" adjacent to the "Moderate Density Residential" that is now "Single Family Residential" becomes "Moderate Density Residential", the area by 102"d Avenue off Lea Hill Rd. stays "High Density Residential", the area north of 312t" should be "Li~ht Commercial" (West of 124t" and North of 3121h) the four parcels that are East of 124 "Light Commercial", and for staff to look in to the 10 PLANNING COMMISSION MEETING MINUTES October 2, 2007 Hazelwood Community Center to see if it could be made "Public/Quasi-Public". The motion was seconded by Commissioner Larsen. The motion passed unanimously 6-0. Commissioner Chapman made a motion to accept the Comprehensive Policy/Text amendments regarding the Transportation and Capital Facilities Plan #6; seconded by Commissioner Bidman. The motion passed unanimously 6-0. The Commissioners were not comfortable voting on the proposed text amendment to Chapter 18.45 at tonight's hearing. Staff was asked to provide more information before voting on the text amendment; they would like to hear other options available. Staff will make available definitions of an urban separator, what other jurisdictions have done with a fact sheet. Commissioner Mason moved to table item ZOA07-0002 amendments to the zoning code until the November meeting; seconded by Commissioner Peace. The motion passed unanimously 6-0. OTHER BUSINESS • Commissioner Peace asked staff what the Commission should be doing about the request to the add property to the Comprehensive Plan. Staff will bring the letter submitted to the Council Committees and have the Legal Department take a look at it. • Mr. Osaki spoke about the question regarding Wetlands in the West Hill area; Auburn will be updating the Comprehensive Plan Critical Areas maps next year. • The next meeting is set for Wednesday, November 7, 2007. ADJOURNMENT There being no further business, the Planning Commission adjourned at 11:22 p.m. 11