HomeMy WebLinkAbout02-03-2009C17Y OF ~ . *
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WASHINGTON
MINUTES
FINAL
PLANNING COMMISSION
February 3, 2009
1. CALL TO ORDER '
Chair Judi Roland called the meeting to order at 7:00 p.m. in the Council Chambers located
on the first floor of Auburn City Hall, 25 West Main Street, Auburn, WA. Commission
Members present were: Chair Judi Roland, Joan Mason, Ron Copple, Robert Baggett and
Dave Peace. Also present were Principal Planner Elizabeth Chamberlain and Planning
Secretary Carolyn Brown.
Commission members excused were Peter DiTuri, Vice Chair Kevin Chapman, and Michael
Hamilton.
Audience: Peter Vukshica
APPROVAL OF MINUTES
The Commissioners reviewed the minutes from the December 2, 2008 meeting.
Commissioner Copple moved to approve the minutes from the December 2, 2008 meeting as
submitted; seconded by Commissioner Robert Baggett.
The motion passed unanimously 4-0.
PUBLIC COMMENT
Chair Roland thanked Assistant Director Planning, Building and Community Kevin Snyder, and
Senior Planner Chris Andersen for coordinating the special Planning Commission meeting.
PLANNING DEPARTMENT REPORT
Principal Planner Chamberlain reviewed the public meeting on the code update held on January
28 at the Parks, Recreation and Arts Building (PRAB). There was a good turnout and staff is
moving forward, however, another special meeting will probably not be scheduled in February.
At this time staff will probably wait until the March regular meeting and schedule a study session
before the regular meeting. Principal Planner Chamberlain distributed a handout provided by
Senior Planner Chris Anderson.
Principal Planner Chamberlain provided a brief update on the downtown changes and progress.
The new City Hall annex will be on the second floor and part of the third floor of the new
building.
Commissioner Peace asked the future of the Key Bank. Principal Planner Chamberlain stated
the drive-through ATM will stay open until the ATM can be relocated. Eventually Key Bank will
be a tenant of the new City Hall annex building. Key Bank will be located on the corner where
the existing ATM is currently. Principal Planner Chamberlain said staff will bring a drawing to
the next meeting showing the layout.
PLANNING COMMISSION MEETING MINUTES February 3, 2009
Principal Planner Chamberlain spoke briefly on the flood plain moratorium. Back in January the
City Council directed staff to assemble an external task force that would work together to bring
information to FEMA and fisheries agencies. The first meeting was today, February 3. The
format is an open task force, whether property owners or developers, with City environmental
staff heading up the task force.
Chair Roland stated she had received a letter from Department of Ecology (DOE) regarding
FEMA, and the shoreline and a meeting at City Hall at 7:00 on Tuesday, February 10. Principal
Planner Chamberlain Public said this is for the hearing the DOE is holding for Shoreline Master
program. This is not a federal regulation and not connected to the moratorium. The Shoreline
Master program is to regulate uses on the shoreline.
PUBLIC HEARINGS
None.
OTHER BUSINESS
• Residential conversions - discussion of draft code changes for single family residential
uses to non-residential uses.
Principal Planner Chamberlain distributed comments that were submitted by an interested
party who could not attend the meeting tonight. She noted that staff has not had a chance
to thoroughly analyze the changes suggested by the memo. Principal Planner Chamberlain
said they will review the comments received in the packet. The new handout could be
reviewed at the next meeting. The first discussion will be focusing on the residential office
zone. The intent with this is geared to a smaller conversion zone.
Principal Planner Chamberlain briefly covered the changes to the code. Chapter 18.22 in
the intent statement, is intended to accommodate smaller scale businesses and offices. It is
to guide an adaptive reuse of the existing single family home, not to demolish and rebuild.
The goal is preservation of older homes and the character of the neighborhood.
Development standards use the process of reverse incentives. Maximum benefit will be
received if using existing home. If the process is to tear down and rebuild it is more
restrictive. The Planning Commissioners discussed the lot coverage allowed. 35% of whole
lot coverage is what is allowed with a tear down.
Set backs regarding parking would be a minimum of 10 feet from a street. In a conversion,
there would be a credit of one parking space. Principal Planner Chamberlain stated the
Council committees had discussed the parking area and how to balance on street parking
between business and residents. A parking permit program has been discussed.
New construction and utilization of a similar bulk, scale and size to fit in with the existing
neighborhood where the property is located.
Principal Planner Chamberlain said the Public Works and Planning Directors have been
given 10% flexibility to handle odd situations. Discussed how the 10% would be applied and
how it would cover the majority of the situations.
The Commissioners discussed maximum height in a building. A height of 25 feet, reduced
from 35 feet, will allow two story homes. The height of a commercial building is also limited.
The Commissioners discussed the difference in the downtown area, which has different
mixes. Staff has agreed that by adding the additional language in the intent statement, will
make it more difficult for someone to build out of the character of the neighborhood.
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PLANNING COMMISSION MEETING MINUTES February 3, 2009
Under the section regulations by zone, staff added the phrase regarding conversion of
single family residence to commercial and may use existing healthy landscaping without
having to add anything else. Will also allow for keeping the character of the neighborhood.
Under general landscape requirements, changing to a commercial use still could require
some landscape plan. Staff would need to see a written record of the landscape that will be
retained. The Commissioners asked about the section titled Maintenance. Principal
Planner Chamberlain stated the City can come in and do the work to maintain the
landscaping, if deemed necessary. A landscape bond is required to be posted for big
commercial projects. Principal Planner Chamberlain going to recommend a bond not be
necessary for smaller projects and will propose language to that effect. There is a
requirement for landscaping in parking lots if over a certain threshold. 5 or less parking
spaces will not require landscaping in the parking lot.
The Commissioners discussed the square foot ratio threshold to parking. 300 square feet of
building equate to one parking space. The planning director can authorize alternate
landscape methods, such as planters.
Ch 18.52 off-street parking:
Principal Planner Chamberlain said the Planning Director by use of a special exception may
make a determination regarding total space and how much space would really be used,
especially if part of the building is a basement or an attic. Chair Roland asked if someone
could live on the top floor and use the first floor as business space. Principal Planner
Chamberlain this change makes it easier for an in home business to meet Home Office
requirements. Special Home Office requirements can be heard by Hearing Examiner. That
would depend on how much of the building is business and how much as residence.
The Commissioners discussed the option to use pervious surface by a home office, would
have to be approved by the City Engineer. This section is to help ease pavement
requirements. However, ADA parking is governed by to state requirements and every
business has to have an ADA. Parking space. The Special Home Office may trigger the
addition of an ADA parking spot. Briefly discussed water quality issues from parking on
alternative pervious surfaces. Also, staff is proposing in the RO zone atl parking spaces
may be compact, except the required ADA, to allow flexibility. Stacked parking is to be
allowed for staff. Also the code is adjusting ADA indicator to be a sign and not painted on
the surface.
Principal Planner Chamberlain talked about storm drainage and alley access. She stated
this particular part of the code was reviewed and approved by Public Works Committee.
This will not have go through Planning Commission (PC) as an approving or reviewing
process. But staff will bring back to the PC to read.
Principal Planner Chamberlain will bring back to Public Hearing on the March 3 regular
meeting.
• Downtown Urban Center Zone - discussion of draft code changes to address when
design guidelines apply to development within the Downtown Urban Center zone.
Principal Planner Chamberlain said recently a city business facing Main Street wanted to
replace siding and also replaced windows. Currently the code states exterior alterations
have to be 25%. The project valuation, in this example, did not trigger the 25%. So the
business made substantial changes.
PCDC revisited the regulation and wanted this to not happen again. So has directed staff to
rewrite the code. The Commissioners discussed requirements of other jurisdictions.
If a business fronts a pedestrian street and interior work is done, this doesn't require design
review.
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PLANNING COMMISSION MEETING MINUTES
3, 2009
Awnings, windows, siding, doorways that face a pedestrian street will require design review.
Principal Planner Chamberlain stated this is a fairly quick review process and staff will work
in administrative procedures to not delay the project. The Council and Mayor want the
downtown to keep consistent. The Commissioners asked about changing old single pane
windows to more efficient windows for a weatherization upgrade. Principal Planner
Chamberlain stated it will probably trigger a review of a day or two, in order to make sure
nothing else will be changed. The Commissioners discussed the formula to determine the
assessed value of the land and building. Principal Planner Chamberlain said, for example, a
$600,000 alteration could be at 25% of value and if less then that the project would not be
required to go through review process. The current recommendation at 10% of assessed
valuation, would trigger the review process.
The Planning Commission discussed the map provided in packet in reference to the
designated pedestrian streets. Pedestrian path 1 is the downtown core - A Street, Division,
Auburn Avenue, City Hall to 3rd, Main Street. Pedestrian path 2 is West & East Main, 1St
Street NE, and a small part of Auburn Way S. Two pedestrian designations because more
strict building requirement for Pedestrian path 1. The City wants higher % retail -
restaurant; Pedestrian path 2 would be more offices.
Planning Commission to arrive at a recommendation at the March 3 Public Hearing to
forward to City Council.
• Other Business
None
ADJOURNMENT
There being no further business, the Planning Commission adjourned at 8:00 p.m.
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