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HomeMy WebLinkAbout10-06-2009 u1!CITY OF PLANNING COMMISSION WASHINGTON OCTOBER 6, 2009 MINUTES 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, Vice Chair Kevin Chapman, Bob Baggett, Ron Copple, Peter Di Turi, Michael Hamilton, Joan Mason and Dave Peace. Staff present included: Assistant Director Kevin Snyder, Principal Planner Elizabeth Chamberlain, Storm Drainage Engineer Tim Carlaw, Sewer Utility Engineer Bob Elwell, Transportation Planner Tiffin Goodman, and Planning Secretary Renee Tobias. Audience members present included: Robert C. Donihue, Anita Donihue, David Green, Ray Keasey, Denny Holt and Hans Korve. II. APPROVAL OF MINUTES Commissioner DiTuri moved and Commissioner Hamilton seconded to approve the minutes of the September 9, 2009 meeting as submitted. MOTION CARRIED 8-0. III. PUBLIC COMMENT There were no public comments. IV. PLANNING DEPARTMENT REPORT Principal Planner Elizabeth Chamberlain updated the commission on the downtown projects. The hospital parking and medical office are almost complete with the final inspection taking place in few days. Tenant improvement applications for the medical office have been received for an oncology center, linear accelerator center and a neurology center. The City will occupy the second floor and a portion of the third floor of the Auburn Professional Plaza which has been renamed to One Main Street. Tenants on the first floor include Key Bank, Valley Women's Clinic and a sleep disorder center with internal medicine. Mel's Lumber and Hardware building, at the corner of 1St Street NW and A Street NW, was demolished this week. It will be a temporary surface parking lot to serve as the required parking for One Main Street building. The property will be redeveloped sometime in the future. Staff is working with the Alpert International team on the Auburn Junction project. The Downtown Redevelopment Committee will discuss the City Hall Plaza at their October PLANNING COMMISSION MEETING MINUTES OCTOBER 6, 2009 13, 2009 meeting, and how that might be incorporated and potentially expanded south of Main Street. The City has submitted a$3 million Economic Development Administration grant for the Promenade Project which includes widening the sidewalk and upgrading utility systems for future downtown development. Assistant Director Kevin Snyder stated that the City Council took positive action, with minor changes, on the amendments to the city code Chapter 18.56 Temporary Uses and Chapter 18 Administrative Use Permits & Conditional use Permits. The City Council asked staff to express their appreciation to the Commission for their hard work on the code update project and willingness to collaborate with Planning & Community Development Committee. The next code amendments will come before the Commission in the near future. V. PUBLIC HEARINGS Chair Roland requested that the prWte-initiated Comprehensive Plan Amendments be presented first. Principal Planner Elizabeth Chamberlain presented a briefing on the process for the City's Comprehensive Plan utilizing a PowerPoint presentation. Amendments can be initiated by the City of Auburn (city-initiated) and by private citizens (privately-initiated). The requests are reviewed in a public hearing before the Planning Commission, who makes a recommendation to the City Council. Staff will take the Commission's recommendation to Council committees and then to full council for their review and action. It is anticipated that these will go before the City Council January 2010. B. CPA09-0002 Lvden and Lvden Comprehensive Plan Amendment Applicant: George Lyden and Charles Lyden Agent: Dennis Holt, Holt and Associates, Inc. Chair Roland opened the Public Hearing at 7:08 p.m. to receive comments on CPA09-0002 Lyden and Lyden Comprehensive Plan Amendment. Principal Planner Elizabeth Chamberlain provided an overview of the CPM #5 map which was included in the agenda packet. This Comprehensive Plan map amendment request is to change the land use designation of a 4.45 acre parcel from Light Commercial to Light Industrial. Staff reviewed the current Comprehensive Plan designation, zoning designation and land uses of the site and surrounding properties. Staff distributed a copy of the Auburn North Business Area Plan Policies and a page from the Economic Development Strategies that encompass the Lyden property. The property is within the Auburn North Business Area Plan (ANBAP), which states that this area should include light commercial and high density residential with uses that complement the Downtown area such as entertainment, professional office, dining, medical/dental, or personal services (Policy AN1.1). The majority of the ANBAP area shall be general commercial (also known as Light Commercial) with the exception of the Fred Meyer parcel, and shall remain Heavy Commercial (Policy AN1.7). The implementing zone shall be C-1, Light Commercial (Policy AN1.8). Page 2 PLANNING COMMISSION MEETING MINUTES OCTOBER 6, 2009 Surrounding land uses are light commercial and heavy commercial in nature. A change to Light Industrial will create an incompatible use with the senior assisted living to the east, Lowe's to the north, and the vacant site owned by Multicare that could potentially be a large medical facility. The proposed change to Light Industrial is also incompatible with the uses envisioned for the area in the ANBAP. The subject property is part of the major redevelopment area identified in the Economic Development Strategies document for a range of uses as stated before. This area will be connected to Downtown Auburn through the construction of the A Street link (A/B Street Corridor) and will be an extension of downtown. Staff recommends that the Planning Commission recommend to the City Council denial of Lyden and Lyden Comprehensive Plan Amendment. In response to Commission's question, staff reviewed A/B Street Corridor map, stating that the road does come into the Lyden property. Directly south of the subject property is wetlands and one property further south is where Mohawk will expand across A Street. Staff clarified that the CPM #5 Staff Analysis included in the agenda packet should read that the request is to change the land designation from Light Commercial to Light Industrial. Dennis Holt Holt & Associates 1215 S. Central Avenue #211 Kent WA 98032 Mr. Holt stated that the property has been in the Lyden Family for a number of years. Mr. Holt provided a historical background on the property and area. Mr. Holt distributed a map that elaborated on the map that was included in the Staff Report. Mr. Holt stated that 50% of the subject property is wetlands in the northern section. Further, properties to the north and east also contain 50% wetlands. Mr. Holt agrees with the City's stance that C-1 Light Commercial property should be preserved but doesn't feel that this property should be included in the preservation due to its small size. In response to Commission's question, Mr. Holt stated that there are no concrete uses planned for the property. It was noted that the Peterson Cheese Company looked at expanding to this property but felt it was too small to develop. The owner's of the subject property support the City's planned capital improvement for the area and will cooperate with efforts to see them realized as appropriate user demands for the subject site evolve. There being no one present to speak regarding the CPM #5, Chair Roland closed the public hearing at 7:32 p.m. Commission asked if there is a City wetlands map that confirms Mr. Holt's diagram of wetlands and mitigation areas. Staff responded that the Mr. Holt's diagram is a fairly close image of what the wetlands are within the vicinity. Ms. Chamberlain referred the Commissioners to the property's grading site plan that was included in the application within the binder. Staff confirmed that the subject property would have frontage along the A/B Street Corridor. Staff concurred that currently the subject project is slightly isolated being surrounded by wetlands and railroads to the west. However, with the construction of Page 3 PLANNING COMMISSION MEETING MINUTES OCTOBER 6, 2009 the A/B Street Corridor it will no longer be an isolated piece property. The A/B Street Corridor will connect into the downtown area and further north of the subject property. Staff reported that the City is working on the funding to complete the A/B Street Corridor and staff is working on the environmental stage right now. It is estimated that the Corridor would be fully constructed within the next few years. Staff confirmed Commission's question and statement that there are traffic pattern differences between Light Commercial (more automobile traffic during peak hours) and Light Industrial (heavy truck traffic). Commission asked Mr. Holt if the completion of the A/B Street Corridor would assist with the commercial marketability and increase the value of the subject property. Mr. Holt agreed and also believes that it would be a busy traffic corridor. However, even with the completion of the A/B Street Corridor, Mr. Holt stated that their discussions with commercial realtors indicate that the property would still not be attractive to commercial users. Commissioner DiTuri moved and Commissioner Mason seconded to recommend approval of the Lyden and Lyden Comprehensive Plan Amendment, CPM #5, to City Council. MOTION CARRIED 7-1. Commissioner Hamilton voted no. C. CPA09-0004 Craiq Commercial Applicant: Jacob Amy Agent: Hans Korve, DMP, Inc. Chair Roland opened the Public Hearing at 7:51 p.m. to receive comments on CPA09-0004 Craig Commercial Comprehensive Plan Amendment. Principal Planner Elizabeth Chamberlain provided an overview of the CPM #6 map utilizing a PowerPoint presentation; this map was included in the agenda packet. This comprehensive plan map amendment request is to change the land use designation of a.3 acre (13,068 square feet) parcel from High Density Residential to Heavy Commercial (Parcel No. 5125400241). Staff reviewed the current Comprehensive Plan designation, zoning designation and land uses of the site and surrounding properties. The subject site is conducive to multi-family development and the future proposal of townhomes is compatible with the surrounding land uses. Under the High Density Residential land use designation and implementing zone of R-20 (Residential 20 du/acre), the site could yield six units. Under the Heavy Commercial land use designation and implementing zone of C-3, Heavy Commercial, the site could yield eleven units (approximate density 36 du/acre). The applicant would like to develop the site as multifamily but wants to achieve a higher density through a commercial designation. Policy LU-34 states that multiple-family developments should be located functionally convenient to the necessary supporting facilities including utilities, arterials, parks, transit service, etc. The property meets the policies for High Density Residential Page 4 PLANNING COMMISSION MEETING MINUTES OCTOBER 6, 2009 development; however the applicant's proposal to achieve more units cannot be realized with the current land use or zoning of R-20. Staff supports higher density on this site as commercial services are available along Auburn Way North, a middle school is within walking distance, and transit is available less than a quarter mile from the subject site. However, staff does not support a change to Heavy Commercial as the method to achieve higher density. Staff recommends denial of the Craig Commercial Comprehensive Plan Amendment. Should the Planning Commission recommend opposite of staff recommendation, staff does ask that that the Planning Commission's recommendation considers adding that the property could only be used for high density residential development, not commercial development. The property is conducive to high density residential given its location, the alley access and the other surrounding uses. From a land use and good planning practices, going to a High Commercial land use is the ideal way to achieve higher density. Hans Korve, DMP, Inc. 726 Auburn Wav N, Auburn, WA 98002 Mr. Korve stated that the application meets all the criteria as listed in the Comprehensive Plan LU-115 and LU-116. Specifically, the proposal explores innovative mechanisms to encourage more efficient use of land and facilitate the redevelopment of underutilized land whenever possible. The applicant believes the proposal is creative and the property is underutilized. The applicant has hired an architect to design the property based upon conversations with staff. Mr. Korve reviewed the architectural drawings with the Commission that were included in the agenda packet. The plan is to develop a residential-style three story building which compliments an 11-unit, 3-story town home complex to the south. Mr. Korve noted that the property in question is partially in a Heavy Commercial and High Density Residential zones. In the current economy, a 6-unit option does not pencil out for financial lenders; however, a 9-10 option would. In response to Commission's questions, Mr. Korve said the applicant is not asking for low-income housing and anticipates middle-income residents. Further, fire suppression should not be an issue given the appropriate setbacks, alley access and that the adjoining property has appropriate setbacks. The proposed project will have a fire sprinkler system. Chair Roland asked for any further testimony from the audience. David Green, 1604 7th St NE, Auburn, WA 98002. Mr. Green questioned the need for additional Auburn residents without having sufficient roads. Mr. Green was not in support of this project. Commissioner Hamilton responded to Mr. Green, stating that the City has to take additional population as mandated by the Sate Growth Management Act. There being no one else present to speak regarding the CPM #6, Chair Roland closed the public hearing at 8:11 p.m. Page 5 PLANNING COMMISSION MEETING MINUTES OCTOBER 6, 2009 Ms. Chamberlain responded to Commission's question, stating that the alley way west of the property in question is two-way and is a public right-of-way; it is not part of the parcel. Further, 24th Street is a through street from Auburn Way to I Street NE. The road is full width from Auburn Way to the alley where it then narrows to 20 feet of pavement to I Street NE. As part of the redevelopment of the property, frontage improvements to build out half of 24th Street would be required. Commission asked staff if there was a middle ground or other options for this proposed amendment. Staff responded that two options would be to look at the R-20 zone to see if the City needed to change the density or if R-20 is appropriate for a high density residential zone throughout the city. Staff noted that the Planning Commission recently reviewed and discussed this zone designation as part of the Code Update project. Other options would be to review the R20 zone to determine if it makes sense to have this zone in some locations of the City and not others, add a R-48 zone as other jurisdictions have, or determine if the City needs more zoning districts to build in that flexibility. Staff recommended that a rezone condition be placed on the property that it be developed only as multifamily. Staff responded to Commission's question stating that if the property was sold in the future or if the applicant changed the development design, the applicant would be required to go through the rezone process to remove that condition. Chair Roland opened the Public Hearing at 8:17 p.m. to receive further comments. Mr. Korve stated that the applicant did propose the conditional agreement to staff to remove any underlying doubt that the property would be developed as proposed. Additionally, the property is owned by the applicant and financing would be for the construction, not for property purchase. There being no one else present to speak regarding the CPM #6, Chair Roland closed the public hearing at 8:20 p.m. Commissioner Hamilton moved and Commissioner Copple seconded to recommend approval of the Craig Commercial Comprehensive Plan amendment, CPM #6 to City Council, with the provision that the property could only be used for high density residential development (R-20) and not commercial development (C-3). MOTION CARRIED 7-1. Commissioner Mason voted no. D. CPA09-0005 Riverside Villaqe Comprehensive Plan Amendment Applicant: Ray Keasey Chair Roland opened the Public Hearing at 8:25 p.m. to receive comments on CMP #7 Riverside Village Comprehensive Plan Amendment. Principal Planner Elizabeth Chamberlain provided an overview of the CPM #7 map utilizing a PowerPoint presentation; this map was included in the agenda packet. This comprehensive plan map amendment request is to change the land use designation of a 1.58 acre (68,825 square feet) parcel located at 1608 8th Street NE Page 6 PLANNING COMMISSION MEETING MINUTES OCTOBER 6, 2009 (Parcel No. 1721059163) from Moderate Density Residential to High Density Residential. Staff reviewed the current Comprehensive Plan designation, zoning designation and land uses of the site and surrounding properties. The subject site is currently developed with 30 single story apartment units that were constructed in 1968. The property was part of the City when the apartments were constructed. However, the property was developed prior to the City's 1995 Growth Management Act Comprehensive Plan (GMA), the City's 1987 original zoning ordinance and the 1971 Shoreline Management Program (SMP). Under the existing land use designation of Moderate Density Residential and zoning of R-10 (Residential 10 du/acre) the number of units already constructed exceeds the density of the R-10 zone. If the comprehensive plan amendment and subsequent rezone to R-20 (Residential 20 du/acre) were to be approved by the City Council, the subject property could potentially yield two additional units. The property is adjacent to the Green River and within the 200 foot shoreline management area and any new construction is subject to the City's Shoreline Management Program. The shoreline designation for this property is Shoreline Residential. Existing pavement edge is within approximately 60 feet of the Green River and the property is within the 100 foot buffer. Any future development will be required to comply with the City's SMP and other development regulations. Staff supports the proposed land use change to High Density Residential as it brings the site more in line with how the property is developed. Ray Keasev, 9800 208'h Ave NE, Redmond, WA 98053 Mr. Keasey stated that the proposal is requested for two purposes. Currently, there are 30 apartment units on the site in a non-conforming use for the current zone. Because of the non-conforming use, it has been difficult to obtain operational financing. It was noted that adding additional units are not viable on this property and the applicant does not have a business case to demolish the existing units and reconstruct. Secondly, there was a cabana on site which had a fire, it has been reconstructed and stands vacant. Mr. Keasey considers the proposed Comprehensive Plan amendment to be administrative, bringing the property into line with the current zoning. Robert C. Donihue, 1605 7th St NE, Auburn, WA Mr. Donihue reported that he has lived behind the Riverside Village property since 1977. He initially came to the meeting in opposition to the proposed amendment due to rumors that the current buildings would be torn down and replaced with multistory apartments. Mr. Donihue now realizes that the proposed amendment is an administrative request. Mr. Donihue commented that Mr. Keasey has done a much better job in cleaning up and maintaining the property than previous owners. As long as there are no new buildings, Mr. Donihue is in support of the proposed amendments. There being no one else present to speak regarding the CPM #7, Chair Roland closed the public hearing at 8:39 p.m. Page 7 PLANNING COMMISSION MEETING MINUTES OCTOBER 6, 2009 Commissioner Chapman moved and Commissioner DiTuri seconded to recommend approval of the Riverside Village Comprehensive Plan Amendment - CPM #7, to City Council. MOTION CARRIED 8-0. Chair Roland recessed the meeting for approximately 5 minutes at 8:40 p.m. for a brief intermission. The meeting was reconvened 8:46 p.m. A. CPA09-0001 2009 Comprehensive Plan Amendments Group 2 (1) Comprehensive Transportation Plan Amendments P/T #6 Chair Roland opened the Public Hearing at 8:47 p.m. to receive comments about the Comprehensive Transportation Plan Amendments P/T #6. Transportation Planner Tiffin Goodman reported that the current Comprehensive Transportation Plan was updated significantly in 2005. A new planning process began in 2008 to include the Lea Hill and West Hill annexation areas into the Plan. The new Plan will also incorporate the updated land use, population, and employment projects for the planning horizon year 2030 citywide. All chapters have been updated, with significant changes made to the Street System and Nonmotorized Transportation chapters. Ms. Goodman reviewed these major changes with the Commission. Projects to address safety and level of senrice deficiencies anticipated by 2030 are contained in the Street System chapter. They were identified through the public outreach and modeling processes. Projects proposed are recommended to be completed within the next 20 years. Two future project maps are included in the Nonmotorized Transportation chapter which identify targeted investment projects; Figure 3-2 Future Priority Sidewalk Corridors and Figure 3-4, Future Bicycle Facilities and Multi-Use Trails. New recommendations in the Transit chapter include new service in the West Hill area and an additional route in the Lea Hill area, possibly focusing on transporting commuters to and from the Transit Station. There being no one present to speak regarding the 2009 Comprehensive Transportation Plan Amendments P/T #6, Chair Roland closed the hearing at 8:51 p. M. Staff will correct Figure 2-2, Average Daily Traffic Volumes, to identify the average daily traffic volumes on Harvey Rd, between 8th and 15th. Further, staff will correct Figure 4-1, Existing Transit Serving Auburn, to reflect that Metro Bus Route 154 no longer serves Auburn. Approximately $25 million was identified as needed to bring current local truck routes up to the truck route standard. The Citizen's Arterial Streets Task Force assisted in prioritizing the truck routes into Priority 1 and Priority 2, which are Page 8 PLANNING COMMISSION MEETING MINUTES OCTOBER 6, 2009 shown in Figure 2-3, Truck Route Map. Funding sources for the $25 million are being sought. Regarding Figure 3-4, Future Bicycle Facilities and Multi-Used Trails, Ms. Goodman explained that the blue lines indicate street bike trails. In terms of having sufficient room on the streets for the bike routes, it would vary by each street. In corridors where there is not enough right-of-way for a bike route, it would require a capital project expense or a dedication of property as development occurs or shared lanes on the road. Ms. Goodman gave details about the bike lanes on Terrace Drive. The Plan identifies the priority criteria and areas for sidewalk installation as shown in Figure 3.2, Future Priority Sidewalk Corridors. The City cannot impose sidewalk costs to neighborhoods through a Local Improvement District without a positive vote by the residents, except in cases where enough street delay agreements have already been signed. Commissioner Peace moved and Commissioner Hamilton seconded to recommend approval of the Comprehensive Transportation Plan Amendments P/T #6 to the City Council. MOTION CARRIED UNANIMOUSLY 8-0 (2) 2009 Storm Drainaqe Comprehensive Plan Update P/T #7 Chair Roland opened the Public Hearing at 9:07p.m. to receive comments about the 2009 Storm Drainage Comprehensive Plan Update P/T #7 Storm Utility Engineer Tim Carlaw stated the draft Plan under consideration replaces the current 2002 Plan which was focused on projects and costs. The 2009 Plan is intended to guide the City's Stormwater Drainage utility with respect to future activities and improvements. Mr. Carlaw reviewed the specific objectives and changes of the 2009 Stormwater Drainage Plan, which included developing level of service goals, developing a monitoring plan for data collection and performing hydraulic modeling analysis. The 2009 Plan additionally contains a Capital Improvement Plan, storm drainage program administration, water quality program, and recommended subbasin drainage plans. Mr. Carlaw responded to Commission's comments and questions as follows. Staff has modeled a scenario of an overflow condition of 17,600 cfs, as provided by the Army Corps of Engineer, for the Green River should the Howard Hanson Dam cause flooding. It was noted that this information is not included in the Plan as it is considered an unusual event. Staff distributed an updated Green River Flood Impact map that represents areas that could be flooded and sanitary sewer and stormwater systems could back up in the event of a flood. There being no one present to speak regarding the 2009 Storm Drainage Comprehensive Plan Update P/T #7, Chair Roland closed the hearing at 9:18 p.m. Page 9 PLANNING COMMISSION MEETING MINUTES OCTOBER 6, 2009 Commissioner DiTuri moved and Commissioner Baggett seconded to recommend approval of the 2009 Storm Drainage Comprehensive Plan Update P/T #7 to the City Council. MOTION CARRIED UNANIMOUSLY 8-0 (3) 2009 Sewer Comprehensive Plan Update P/T #7 Sewer Utility Engineer Robert Elwell reported that the 2009 Plan update replaces the City's 2001 Comprehensive Sewer Plan. The 2009 Plan examines the existing sewer service area which includes both areas within the city limits and Auburn's potential annexation areas. It addresses policies, design criteria, and recommends improvements to the sewer system and its service area. The Plan also includes a Capital Improvement Plan for repair and replacement, system improvements, and extensions of facilities to meet future sewer demands. Mr. Elwell stated that maintaining a current Plan is required in order to meet regulations of the Washington Department of Ecology. The Plan is prepared to serve as a guide for continually maintaining and evaluating the existing sewer system, and for planning and designing future sewer system facilities. Mr. Elwell reviewed the specific tasks and objectives of the 2009 Sewer Comprehensive Plan. Regarding Figure ES-1, Implementation Schedule, Mr. Elwell answered Commission's question regarding decommissioning of the Lea Hill Pump Station. There are two pump stations currently in operation; White Mountain Trails and Rainier Heights. There is a pump station that is part of a developer project, which is referred to as the Verdana Pump Station. When this comes online, it will replace the two pump stations and is designed to handle the flow. Mr. Elwell stated that the Verdana Pump Station is within the City of Kent; however, it is a City of Auburn sewer system. There will be some expenditure to re-route flows from the two pump stations to Verdana. There being no one present to speak regarding the 2009 Sewer Comprehensive Plan Update P/T #7, Chair Roland closed the hearing at 9:34 p.m. Commissioner Baggett moved and Commissioner Peace seconded to recommend approval of the 2009 Sewer Co.mprehensive Plan Update P/T #7 to the City Council. MOTION CARRIED UNANIMOUSLY 8-0 VI. ADJOURNMENT There being no further business to come before the Planning Commission, Chair Roland adjourned the meeting at 9:37 p.m. Page 10