HomeMy WebLinkAbout09-03-2008~
CITY OF
~ ~~~URN
WASHINGTON
FINAL
PLANNING COMMISSION
September 3, 2008
MINUTES
1. CALL TO ORDER
Chair Judi Roland called the meeting to order at 7:03 p.m. in the Council Chambers located
on the first floor of Auburn City Hall, 25 West Main Street, Auburn, WA. Commissioners
present were: Chair Judi Roland, Vice Chair Kevin Chapman, Dave Peace, Ron Copple,
Robert Bagget, Peter Di Turi, Michael Hamilton, and Joan Mason.
Staff members present included: Planning Director Cindy Baker, City Attorney Dan Heid,
Principal Planner Elizabeth Chamberlain, Principal Planner Jeff Dixon, and Planning
Secretary Carolyn Brown.
II. APPROVAL OF MINUTES July 8, 2008
Just a reminder that the August meeting was cancelled.
Commissioner Copple moved to approve the minutes from July 8, 2008 meeting as
submitted; seconded by Commissioner Chapman.
Motion approved 8-0.
III. PUBLIC COMMENT
• None
IV. PLANNING DEPARTMENT REPORT
• Director of Planning, Building and Community Cindy Baker, provided information on the
downtown meetings. Staff and the developers met and finished downtown guidelines for
the 4 block Auburn Junction. Next staff will work toward the finalization of the plans for
the annex building. The plans for the Parking Garage to come in on Friday, August 5.
Plans have been approved to move the water line easement..
• The Stratford Group now owns the majority of the Marvel block with the Sunbreak
property not included. The City is working on an open house for the public to see what
is planned and ask for public involvement. The Chamber will be involved and help with
public outreach. The City would like to see public involvement as to what will come into
the downtown. A date for the open house has not been scheduled.
• The City will see draft drawings next week along with Metro for a Transit Oriented
Development (TOD) project.
Vice Chair Kevin Chapman inquired about the height of the buildings. Ms. Baker said
the height is 5 over 1 stories, or 75 feet. There are limitations for anything above 75
feet.
Commissioner Mason asked staff to discuss the work that is going on in north Auburn
next to Appleby's Restaurant. Ms. Baker said it is speculative office space and the
applicant is not sure who will be in the space.
Planninq Commission Meeting Minutes
No other questions or comments.
September 3, 2008
PUBLIC HEARINGS
Principal Planner Chamberlain reviewed the information that has been provided and
the binders that have been distributed to the Commissioners. The binders contain
all the information on the Comprehensive Plan changes, i.e. map amendments, and
policy text amendments. Group 11 will come to the October meeting. Ms.
Chamberlain provided background on the Growth Management Act (GMA) and how
the plan amendment process works.
Ms. Chamberlain reminded the Commissioners that the Planning Commission (PC)
is the recommending body, takes testimony and moves the amendment on to the
City Council. Ms. Chamberlain said tonight the Commissioners will review 7 map
amendments, and 6 policy text amendments.
1. 2008 Comprehensive Plan Amendments - Group 1
Ms. Chamberlain said the first item on the agenda is under Group 1 and is Comp
Plan Amendment #6 which is a privately initiated map amendment for Kentview
Elementary School.
Map Amendment #6
Ms. Chamberlain provided background on the area, which was annexed in 1995
and zoned R-1 upon annexation, and then was changed to I- Institutional as the
property was the site of the Thomas Academy. The Thomas Academy asked for
a rezone to Light Industrial, M-1, in 2004 for future land sale. The property was
ultimately purchased by another school, Rainier Christian School in 2005. Since
that purchase the Rainier Christian School has indicated they would like to
expand. The proposal being reviewed tonight is to change the land use
designation from Light Industrial to a Public/Quasi-Public to pursue a future
rezone back to Institutional. The area is located west of Auburn Way at 18 49 tn
Street SW. Staff analyzed the application with the criteria established by the
City. Since the site has historically been utilized as a school, along with other
points, staff recommends approval of this amendment.
The Planning Commissioners discussed the zoning in the area, other uses on the
land and traffic impacts.
Eric LaBrie, with ESM Consulting Engineers, agent for the applicant provided
testimony on behalf of the applicant. He reiterated that there was no break in
usage as Rainier Christian Schools took over after the Academy closed and a
school has been there since the 1920's. Rainier Schools would like to expand
and continue the use as a school.
The Commissioners briefly discussed a potential future expansion.
Glen Olson with Rainier Christian Schools provided information on the school.
The official name of the campus is Rainier Christian Schools/ Kentview
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Planning Commission Meeting Minutes September 3, 2008
Elementary, which is Grades K through 6 and Rainier School Little People is pre-
school age. There is a current enrollment of about 300 children with a possible
increase to 350-375 students.
The site of the Thomas Academy school dates back to 1928, a gym was added
in 1941, and over time portables have been added. Rainier Christian Schools
owns the approximately 7-8 acres site. To make the school K-12 would be hard
to do because of the size of the property. Rainier Christian Schools has five
campuses, and the high school is located east of Auburn. Rainier Christian
Schools would like to eventually have a K-12 campus at one location.
The Commission discussed access to the property and the potential flood plain
impacting the site if the FEMA maps are to change. Chair Roland confirmed with
staff that the applicant is just asking for a change in the Comprehensive Plan at
this time.
Chair Roland opened the Public Hearing. No one in the audience spoke.
Chair Roland closed the Public Hearing.
Commissioner Peace moved to recommend Map Amendment #6 to City Council
for approval. Commissioner DiTuri seconded. The motion passed 8-0.
2. File No.: ZOA08-0003
° Proposed Ordinance No. 6198 - Amend Auburn City Code Sections
17.24.010, 17.24.040, 18.68.020, 18.68.030, and 18.68.040.
Ms. Chamberlain stated the City Attorney will be available to answer legal
questions.
Proposal is to refine and clarify Planning Commission's role in reviewing
amendments to the zoning code and subdivision code and how those
amendments are processed through the Planning Commission. The code
currently states that any amendment to city code in Chapters 17 and 18 goes
through the Planning Commission, with a Public Hearing, and then to City
Council. This request will keep substantive changes with the Planning
Commission and purely administrative or procedural changes will be reviewed
directly by the City Council. Substantive changes are what would actually affect
development, such as permitted uses, parking code, and area wide rezones.
Administrative and procedural processes would not pass through Planning
Commission.
Ms. Baker reminded the Commissioners that their role does not change at all.
The City Council wants to refine their role regarding quasi-judicial business and
amendments to certain sections of code to remove the City Council from quasi-
judicial review is strictly procedural. Staff and Commissioners discussed the
roles of the Commission.
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Planning Commission Meeting Minutes September 3, 2008
City Attorney Dan Heid addressed the Planning Commission and stated that the
Commission is an advisory body to the legislative body of the City Council.
Under the ordinance on the agenda the Commission would still make the same
recommendations or non-recommendations. Some procedures are in Title 18
the Zoning Code.
Mr. Heid discussed how State law views the Planning Commission as an
advisory body to City Council and to have such powers as included in the
ordinance. The City Council can choose to give a particular issue to the Planning
Commission. Mr. Heid added if an action is purely administrative it would not
come to Planning Commission unless directed to from the City Council. The
Commission discussed the distinctions befinreen substantive and administrative
amendments. Mr. Heid noted that clearly anything that deals with a Comp Plan
element is substantive. Mr. Heid stated certain things can slow down the
process and delay the forward movement of items.
Ms. Baker added that there are still some items in the Zoning Code that states
the City Council will hear an item when in actuality the City really wants that
action to go through the Hearing Examiner process.
Chair Roland stated the Planning Commission would like to see a definition on
what substantive means. Mr. Heid added there could be a sentence in the text.
Commissioner Mason asked staff to provide examples from the past year of
substantive and administrative amendments that the Planning Commission
reviewed. Staff reviewed which amendments were reviewed by the Commission
in the past year and none were purely administrative.
Chair Roland called for the Public Hearing. Not one spoke from the audience.
Chair Roland closed the Public Hearing.
Commissioner Hamilton proposed the ordinance to go forward with the addition
of some type of definition of substantive. Commissioner Copple seconded.
The Commissioners briefly discussed the definition as to what is administrative or
procedural.
The motion passed 8-0. Planning Commission recommend to go to City Council
with the changes.
Moved back to item IV on the agenda for the 2008 Comprehensive Plan
Amendments
P/T #1 - Auburn School District (ASD) Capital Facilities Plan (CFP) 2009 - 2014
adopted by the Auburn School board April 28, 2008 adopting by reference in
Auburn's Comprehensive Plan.
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Planning Commission Meeting Minutes September 3, 2008
Chair Roland opened the Public Hearing.
Mike Newman, Deputy Superintendent spoke on the annual update to the CFP.
The same plan is in front of the various jurisdictions that are in the ASD. There
are 14,624 new students this year. The ASD opened 3 schools in the last 3
years, which include Lakeland Hills Elementary, Arthur Jacobsen Elementary and
Auburn Mt. View High School. Additional portables have been added to Mt.
Baker Middle School. The school district now offers full day Kindergarten
programs. The school district special needs population continues to grow. The
ASD looks at how many students come from multi-family housing. There are
approximately 29 new developments in various stages at this time.
Multi family complexes as monitored, and new units coming on line are
calculated to generate about 60 new students.
The Commission discussed the areas of student growth.
There was no public comment. Chair Roland closed the Public Hearing.
Commissioner DiTuri moved to approve. Commissioner Baggett seconded.
Motion passed 8-0.
P/T # 2- Kent School District (KSD) Updated Capital Facilities Plan (CFP) 2009
- 2014 adopted by the Kent School board June 25, 2008 adopting by reference
in Auburn's Comprehensive Plan.
Chair Roland opened the Public Hearing for the Kent School District (KSD) CFP.
Gwen Escher-Derdowski with KSD spoke to the proposed CFP. With 27,000
students Kent is the 4th largest school district in state. Continued development in
Lea Hill will produce more students. Other jurisdictions are Black Diamond,
Maple Valley, Covington and SeaTac, which have no impact fees. But these are
very small areas served and funded in a different manner with very little
development in those areas.
There was no public comment. Chair Roland closed the Public Hearing.
Commissioner Peace move to recommend go forward to the City Council.
Commissioner Copple seconded. Motion passed 8-0.
Ms. Chamberlain discussed the City initiated map amendments.
CPM #1 - Urban Separator. As part of the 2007 Comprehensive Plan changes
in Lea Hill urban separators were identified and specific zoning text amendments
implemented to meet the parameters of the interlocal between the City and King
County. The Urban Separator designation is policy driven and should be
reflected on the land use map. Urban Separators are part of the King County
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Planning Commission Meeting Minutes September 3, 2008
Countywide Planning Policies that all the jurisdictions in King County recognize.
Ms. Chamberlain said at this time the City has no intention of amending the
Urban Separator policy. Commissioner Chapman asked if there is any chance to
use this designation at another location. Ms. Chamberlain stated the City has no
intention of designating any other area as an Urban Separator and neither does
King County.
CPM # 2- Goedeke South is east of West Valley Highway, north 15th Street SW,
south of Highway 18 and west of Highway 167. There is already Commercial
designation along the West Valley Highway. The proposal to be heard tonight is
to refine what is designated Open Space and Commercial and will reflect what is
on site today. Properties proposed for Open Space has been delineated as
wetlands and properties proposed for Commercial has been designated upland
area. There is potential for commercial development on the corner of 15th Street
SW and West Valley Highway.
The Commissioners discussed the possible commercial use and the location of
the property zoned commercial. Mr. Dixon added that a small parcel of property
at the intersection is privately owned and at this time the City does not have
information regarding a possible development. The Comprehensive Plan land
use map is more fluid because it is a land use pattern for the area not necessarily
parcel specific. The site will be narrowed down with zoning that is parcel
specific. Ms. Chamberlain reiterated that the Comprehensive Plan land
designations do not follow property boundaries and thus are not parcel specific.
Zoning is parcel specific and determines the use of property. The majority of the
Goedeke property consists of wetland and wetland mitigation sites.
CPM #3 - Mr. Dixon stated that the changes to the Comprehensive Plan
designations applicable to Valley Six Drive-In property have already been seen
by the Commission. The changes affect the Comprehensive Plan designations
that apply within the Northeast Auburn Special Planning Area. In order to ensure
that the most appropriate process is followed, the changes already reviewed by
the Planning Commission as part of the special planning area process will also
be addressed as part of this annual amendment process. The Robertson
Property Group is currently in the process of seeking a development agreement
for their property.
He explained that two map changes are proposed; the first consists of the actual
special planning area designation represented by the cross-hatched pattern and
the underlying land use designations. He explained each. The special planning
area designation a covers a large area and is proposed to be reduced to the area
studied as part of this development proposal. The other map change affects the
high density residential and unclassified designations lying between north of 45tn
Street NE and south of S 277th Street and east of D Street NE and these are
being changed to heavy commercial. The intent is to change the Comprehensive
Plan designation to heavy commercial, to facilitate implementation of a new zone
of C4, mixed commercial zone. Mr. Dixon explained that the new C4 will be a
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Planning Commission Meeting Minutes September 3, 2008
second zoning district implementing the heavy commercial comp plan
designation. Mr. Dixon added there will be no significant impacts to the area as it
is duplicative of what has been seen in the past.
CPM # 4- is the area of the 15th Street NE Park and Ride. This area is from 15tn
Street NE on the south side and east of A Street NE and south of the Auburn
Airport. The proposal is to change from Public/Quasi Public to Heavy
Commercial. The upper portion of the property was changed two years ago.
Metro is looking at reconfiguring the park and ride portion. The park and ride
would still be at the location and Metro would continue to use this site for the
local routes. Ms. Chamberlain said the express routes would use the downtown
transit station as the hub. Metro is hoping to start the work this spring to re-
locate the bus pull-out, address storm drainage, and reconfigure some parking
stalls. This site work will set the stage for future sale of the western portion of the
property. Metro plans to re-invest the parking stalls into downtown Auburn within
one-block of the transit station.
CPM # 5- To amend maps referenced in the Comp Plan to reflect the new City
boundaries with the recent annexations of Lea Hill and West Hill. The maps are
listed as 1.1 thru 14.2. The Commission briefly discussed the maps and some
of the indicators. Suggested adding VRFA facilities and locations as a future
map.
CPM # 7- Ms Chamberlain indicated the area on the map and stated this area is
located in the SE portion of Auburn. Ms. Chamberlain added if an area is urban
it should not be designated rural. The term staff is recommending renaming the
area is to residential conservancy. Also, the City of Issaquah uses this
designation. This will be a mechanism for the City to protect environmentally
sensitive areas, such as the City's aquifer in this area.
Chair Roland called for the Public Hearing. No one spoke for or against the
proposed city initiated map amendments. Chair Roland closed the Public
Hearing.
Vice Chair Chapman made a motion to recommend approval of CPM
amendments numbers 1,3,4,5 and 7 for all but CPM #2, Commissioner DiTuri
seconded. Motion passed 8-0.
Commissioner DiTuri moved to recommend approval of CPM#2 as
recommended by staff. Commissioner Copple seconded.
Chair Roland called for the discussion. Vice Chair Chapman asked that staff
consider the whole area being made open space. He stated the land use of
commercial does not fit the area or at the intersection of 15th/West Valley
Highway.
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September 3, 2008
The Commission discussed the issue of one corner commercial verses the whole
area being commercial. Mr. Dixon stated the one parcel is privately owned and
is already zoned C-3 Heavy commercial. If the map amendment were to be
approved for the City owned properties would be rezoned to Public, to reflect as
wetland mitigation site and not to be developed commercially.
The Commission discussed the whole area with wetlands and uplands.
They were concerned that on map 9.3 the whole area is wetlands.
Ms. Chamberlain stated that map 9.3 is a broader look at the area and there
could be wetlands in the vicinity. Staff has done a wetland delineation and
defined what is wetlands and what is uplands.
As there was no more discussion, Chair Roland called for the vote. The
Commission voted 6-2 in favor. Opposed were Commissioners Chapman and
Mason.
The next items on the agenda are the remaining Policy/Text Amendments.
P/T #3 - Dieringer School District Capital Facilities Plan (CFP) for 2009-2014,
which was adopted April, 28 2008 by the Dieringer School board to be
incorporated by reference into Auburn's Comprehensive Plan.
P/T #4 - Federal Way School District updated CFP for 2009-2014 was adopted
May 2008 by the Federal Way School District board. There is no multi-family
zoning on the West Hill and primarily the single family impact fee that would be
assessed.
P/T #6 - Miscellaneous changes to various Comp Plan chapters. The chapters
include 1,2,3,4,5,8,9,13,14, and 15 and the Introduction.
Ms. Chamberlain informed the Commission that a lot of the changes are due to
the City's recent annexation of Lea Hill and West Hill; recently completed the
2007 buildable lands reports to King County and Pierce County; and the adoption
of Vision 2040 by Puget Sound Regional Council.
Commissioner Hamilton asked about Chapter 9, Environmental Chapter. Ms.
Chamberlain said the Shoreline Management Plan (SMP) was recently updated
and adopted by City Council in June. The last update was in the early 70's. Staff
along with a citizen advisory committee re-drafted the SMP for the Green and
White Rivers to be consistent with state regulations. Ms. Baker added that the
document may come back again as the City is now waiting on State Department
of Ecology for their comments on what the City adopted. Commissioner
Hamilton asked about the City Capital Facilities Plan (CFP). Ms. Chamberlain
said it will be presented at the October Planning Commission meeting.
Commissioner Hamilton asked about the Valley Regional Fire Authority (VRFA)
CFP. Ms. Chamberlain said staff will address at October meeting.
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September 3, 2008
Chair Roland opened the Public Hearing. As there was no public comment the
Public Hearing was closed.
Commissioner DiTuri stated he would like to keep P/T #3 as a separate motion.
Commissioner Hamilton would like to keep P/T # 6 as a separate motion.
Commissioner Peace moved to recommend P/T #3 move forward to City
Council. Commission Bagget seconded. Motion passed 7-1. Nay
Commissioner DiTuri.
Commissioner DiTuri moved to recommend P/T #4 move forward to City Council.
Commissioner Bagget seconded. Motion passed 8-0.
Commissioner Bagget moved to recommend P/T #6 move forward to City
Council. Chair Roland called for discussion.
Commissioner Hamilton asked about proposed policy LU-115, about infill
development. He has concerns with various inconsistencies in the wording in a
number of places. Concerned that a tri-plex that could be built in a single family
residential neighborhood. Staff briefly discussed some of the areas of concern.
Commissioner noted that the LU-115 was not included in the cover table for the
proposed Policy/Text amendments.
Staff will make changes as discussed and bring back to the October meeting for
review and action by the Planning Commission.
Commissioner Bagget rescinded his motion on PT#6.
V. ADJOURNMENT
Chair Roland reminded all to bring their calendars to the next meeting, on
Tuesday, October 7, 2008. There being no further business, the Planning
Commission adjourned at 10:00 p.m.
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