HomeMy WebLinkAbout04-08-2008~
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WASNINGTON
CITY OF AUBURN
PLANNING COMMISSION MEETING
April 8, 2008 7:00 P.M.
AUBURN CITY HALL COUNCIL CHAMBERS
25 WEST MAIN STREET
FINAL MINUTES
The regular meeting of the Auburn Planning Commission was held on Tuesday,
April 8, 2008 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, Dave Peace,
Peter Di Turi, Ron Copple, Bob Baggett and Michael Hamilton
MEMBERS ABSENT: (Joan Mason excused)
STAFF PRESENT: Planning, Building and Community Director Cindy Baker, Principal Planner
Elizabeth Chamberlain, Principal Planner Jeff Dixon, Senior Planner
Karen Sharer, and Planner Chris Andersen
Planning Department Assistant Secretary Carolyn Brown
AUDIENCE PRESENT: None
REGULAR MEETING
CALL TO ORDER
Chair Judi Roland called the meeting to order at 7:03 p.m.
APPROVAL OF MINUTES
March 4, 2008
Commissioner Chapman moved to approve the minutes of the March 4, 2008 meeting as submitted;
seconded by Commissioner Copple.
Minutes approved 7-0.
Chair Roland asked staff to review the information regarding King County and current planning and
the Hearing Examiner role.
PUBLIC COMMENT
There were no public comments.
1. PLANNING DEPARTMENT REPORT
PLANNING COMMISSION MEETING MINUTES April 8, 2008
• Update on Planning Department activities
Planning Building and Community Director Baker introduced the new planning staff members
that joined the department. Senior Planner Sharar and Planner Andersen will be under
Principal Planner Jeff Dixon. Director Baker stated staff will provide an updated org chart
when available.
• Director Baker stated today the City had the downtown committee meeting. There has been a
proposal out for downtown redevelopment and two proposals were received. Staff has been
directed to go into 90 day negotiations with the chosen developer. Planning staff is
participating in negotiating the agreement. Director Baker stated staff will bring a rendering to
the next meeting.
• Director Baker said the Auburn Environmental Park (AEP) is currently on hold. City will go out
sometime in the future for a Request for Proposal (RFP) with a complete vision as to what is
desired. The focus now is to work on the downtown part.
• Principal Planner Chamberlain said the City is still waiting on plans from the hospital project
and still waiting for the parking to be developed so the City can move forward with the Annex.
• Director Baker stated the Wayfinding Signs are going up. Carolyn Robertson has made
progress with the state and there will also be signs on Highways 18
• Principal Planner Dixon discussed briefly the Robertson Property Group (RPG) which is the
Valley 6 Drive-in property. Approximately a year and a half ago RPG, applied for a
Comprehensive Plan change for redevelopment of the area. City staff has been negotiating
with the applicant for a development agreement. Principal Planner Dixon said recently the City
Council has indicated they want the project to move forward. Staff is now working with the
applicant to resume negotiations. Principal Planner Dixon added another factor is FEMA is
proposing to come out with a new set of flood plain maps, which could possibly create more
flood plain in north Auburn. Staff briefly discussed the dikes along the Green River and FEMA
recommendations. RPG wants to move forward with their project before the maps are
finalized. RPG would like to see a mixed use center with retail, office uses, commercial, and
multi family.
• Commissioner Chapman asked if 277th Street would be affected. Principal Planner Dixon
stated 277t" would need to be widened on the south side and the City would also widen I street
NE to 277th. The intersection for Trail Run would be relocated to 277'h and I Street NE.
Principal Planner Dixon said parts of 277th Street are King County, Kent and Auburn
jurisdiction.
• Principal Planner Dixon also noted there is a special sub-committee working on the Les Gove
Community Center. May 8 has been scheduled for an open house and time for public
comment. The City is looking at a building design that would incorporate Green Building
techniques, if possible. The Center will be designed to meet the community needs.
• Planning Director Baker stated she will be meeting with the Director of the Muckleshoot Indian
Tribe, in order to start some negotiations. One item will possibly be the Emerald Downs
property. Planning Director Baker said the City is trying for better communication and deciding
what the needs are.
• Planning Director Baker briefly discussed the 4 block area that would be the downtown plaza
south of Main. This includes the Ace project, Crites block, Sunbreak parcel, and south along
Division. The new City Hall Annex will be on the tavern block.
• Planning Director Baker briefly discussed the retreat. At the retreat the downtown revitalization
was discussed. Planning staff had preplanned a scenario regarding the downtown area. Staff
will bring the exercise to the next Planning Commission meeting. Council would like to see
focus on the downtown area at this time.
PLANNING COMMISSION MEETING MINUTES April 8, 2008
• Planning Director Baker said the Commissions can call the Principal Planners with any
questions. Principal Planner Chamberlain is over the downtown area and the newly annexed
parts of West Hill and Lea Hill. Principal Planner Dixon is over the rest of the greater Auburn
area. Jim Tinner is Building Manager and Darcie Hanson is Permits and Administration
Manager.
II. PUBLIC HEARINGS
• None
III. OTHER BUSINESS
• 2008 proposed Comprehensive Plan docket review.
Principal Planner Chamberlain presented the Comprehensive Plan amendments under
consideration for review this year.
Principal Planner Chamberlain reviewed the map amendments first and stated staff organized the
list with a priority status. The ones presented tonight are city initiated and staff is still waiting for
the private sector to submit any applications. These applications are not due until June 20th.
Principal Planner Dixon added that the intention tonight is to introduce the items and there will be
time in the future for more discussion.
Principal Planner Chamberlain reviewed the list of the items to be considered.
1.) The City has changed storm ponds to be more of a regional significance and a public
designation.
2.) One high priority is the urban separator. The area is an east-west swath through Lea Hill and
a portion of an area near the Green River. The urban separator concept is part of the Countywide
Planning Policies in which the City ratifies.
3.) Low priority is an area around S 321St by the cemetery, which is a steep slope. The
designation could become Open Space (OS).
4.) Terrace View from Heavy Commercial to High Density Residential. This area is currently
zoned Terrace View. There is commercial property that fronts East Valley Highway and the City
proposes to keep this Commercial. The other two areas have developed as residential;
apartments and town homes.
5.) Vista Heights area on Lakeland Hills Way from High Density Residential to Moderate Density
Residential. Half of this development was in Auburn and half was in Pacific when the projects
were approved. This resulted in a split zone upon annexation and different land use designations.
The proposed amendment is bringing the land use designation more in line with how the property
has developed.
6.) The Lakeland Hills collector arterial will provide an additional east-west connection, but will it
be feasible to build the road as there are environmental constraints. The road would either be
very steep or receive a large amount of fill. This could be a possible amendment to take off
transportation plan as a possible arterial. This would be a high priority as the developer wants to
move forward.
7.) Goedeke property is south of Highway 18 and between West Valley Highway and Highway
167 It is south of 167 and south of Main Street. The amendment will firm up what are wetlands,
what is mitigation area, and what is buildable. The wetland areas would be designated open
space. The open space would be bigger on the east side of West Valley Highway with potential
commercial on the south part of the site.
8.) Rural Hidden Valley area in SE Auburn. This amendment would rename the area to
Residential Reserve or similar designation. The City would like to preserve the density at one unit
PLANNING COMMISSION MEETING MINUTES April 8, 2008
per 4 acres as there are significant environmental sensitive areas to be protected and no utilities
in the area. This would just re-title the land use designation, not affect the densities in the area.
9.) Designate manufactured home parks (MH) from high density to a more moderate density or
be consistent in the land use designation of manufactured home parks. If property is redeveloped
form MH park to housing, the City would not want high density housing at some of the locations.
This would not reflect on any current zoning or regulations, however, if the property owner wished
to convert from a MH park then the zoning could be affected depending on the land use
designation at the time of rezone application. At this time only one MH park in Lea Hill is
potentially considering a redevelopment.
10.) North Auburn Special Area Plan. This will amend the boundaries of this special area. The
map designation extends over a much larger area and the map overlay will accurately reflect the
RPG area.
11.) Labrador/ Auburn School District site is in the North Auburn area. Not related to the overlay
but related to the land use designations, which would be appropriate for a school.
12.) Lakeland Hills (OS) is a steeply sloping area along the north end of Lakeland Hills. Currently
the designation is high density. A low priority, however, the City sees an immediate need in part
of the Lakeland north area. This area is zoned R-4 and is south of the White River where Kersey
and Orvetz Road come together on the right side of street. This area is very steep.
The Commissioners discussed the philosophy of development on steep slopes. Commissioner
Hamilton asked about City maintenance on steep slopes. Principal Planner Chamberlain
explained that the land use designation does not change liability and the owner is responsible.
The Commissioners discussed the affect on the property owners. Principal Planner Dixon stated
sometimes the owners want the buffers on the edge of the property or the areas cannot be
developed. Some uses do not totally render the property undevelopable, but may change the
density. Open Space can be used for other uses, but keep the impact to the slopes at a minimum.
Principal Planner Chamberlain said staff will be doing the analysis of the OS, steep slopes,
wetlands, etc. Wetlands are protected by the critical areas ordinance. The steep slopes would
have to be a significant area such as a ridgeline.
Chair Roland asked for discussion on the information. She liked staffs suggestion to take the
easy amendments first and those won't be held up by the critical ones, which may take additional
hearing dates. Principal Planner Dixon stated staff is not yet sure what privately initiated
amendments will be submitted.
The Commission discussed the Mobile Home Parks (MHP) and the density of these areas.
Commissioner Chapman asked for the housing counts at the mobile home parks in the south end.
Principal Planner Dixon reiterated that the issue is what would happen if the MHP itself should go
away.
Principal Planner Chamberlain added the Urban Separator should be addressed this year. A
land use policy is the guiding factor. Also, Lakeland changes are being pushed by the property
owner/applicant and what is needed as a street network.
Principal Planner Chamberlain quickly reviewed the Comprehensive Plan Text Amendments.
She stated most of these amendments are to clarify the text.
Staff discussed buildable lands and what has been accomplished over last 5 years, how many
plats issued, and what land is left. Commissioner DiTuri asked to have specific dates added to
the sections on the buildable lands. Staff will be reviewing the Conditional Use Permit (CUP)
PLANNING COMMISSION MEETING MINUTES April 8, 2008
process. Spot zoning is a high priority item and the goal is to eliminate the policy as spot zoning is
illegal. Transportation policies are being moved to the transportation plan. The intent of
Neighborhood plans need to be clarified. There are issues with the Development Agreement
process and the City Council would like to be removed from their quasi-judicial role on land use,
etc. The City may go back to the PUD process, which would be a code amendment. In a
neighborhood with single family designation do tri-plexes and duplexes really make sense in
single family neighborhoods. This goes back to firmer polices like the CUP. The designation
Business Park (BP) has been changed to Commercial (C3). This section needs to be updated.
Shorelines need to incorporate the reference to maps as part of the shorelines section. Also
need to update per the updated Master Program. Staff is now reviewing the state comments.
Also, the flood plain discussion with FEMA is ongoing and City is waiting to find out what the
actual boundaries will be. Annexation goal on the Vision 2016 map for annexation to the south of
the City boundary.
Puget Sound Regional Council (PSRC) has designated Downtown as an urban center.
Discussion as to how the urban center is to be developed, the PSRC has said jobs and housing
units are high criteria. The goal is about 15 units per acre, and15,000 jobs in the urban center in
15-20 years. The Urban Center area is about 230 acres. The roads and railroad tracks are
barriers to downtown area. One possible change would be one way streets, but not Main Street.
The A Street corridor will eventually go through to 14th Street NE. City staff is working on the
design now.
The Commission discussed the island annexation areas, Klump and Totem. The biggest issue
is fire service for the Totem area. Now the residents are trying to establish fire commissioners for
the unincorporated areas and working on a contract with the Valley Regional Fire Authority.
Principal Planner Chamberlain said staff will not discuss the zoning map changes at this time.
The intent tonight was to bring forward the high priorities. All high priorities will probably be
reviewed this year, depending on the private requests received by the deadline.
The Commission discussed the Yarrow Bay development as being surrounded by the urban
separator.
Principal Planner Chamberlain reviewed how the Comprehensive Plan process goes, for the
new commissioners. Staff will bring this information back in July for review. Sometimes there
may be study sessions. The next step is the 60 day state review and the Public Hearings start in
September. Depending on the number of amendments staff may break up into separate public
hearings. Usually allow the simple ones to go first. The process should be wrapped up by
October and adopted by the end of the year at the last City Council meeting of the year. The
amendments will go as one package to the Council.
Commissioner Chapman asked about receiving an updated Vision map. Principal Planner
Chamberlain said if one gets finalized a copy will be provided to the Planning Commission.
There will be a second Planning Commission meeting in May with the Planning and Community
Development Committee on May 27.
OTHER BUSINESS
The next meeting will be held on Tuesday, May 6, 2008.
ADJOURNMENT There being no further business, the Planning Commission adjourned at 8:55 p.m.