HomeMy WebLinkAbout03-03-2009
AUMarch TYOFPLANNINGCOMMISSION
3, 2009
MINUTES
WASHWGTON
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, Dave Peace, Ron
Copple, Peter DiTuri, Michael Hamilton, Robert Baggett and Joan Mason. Also present,
were Principal Planner Elizabeth Chamberlain, Principal Planner Jeff Dixon, Environmental
Protection Manager Kelly McLain Aardal, Director Planning, Building and Community Cindy
Baker, and Planning Assistant Secretary Carolyn Brown.
Branka Vukshich was a member of the audience.
II. APPROVAL OF MINUTES
The Commissioners reviewed the minutes from the February 3, 2009 meeting.
Commissioner Mason moved to approve the minutes from February 3, 2009 meeting as
corrected; seconded by Commissioner Baggett.
Under the heading Planning Department Report, paragraph,1 line 4 change the wording
from "At this time staff is probably wait until the March regular meeting" to read "At this time
staff is waiting until the March regular meeting".
The motion passed unanimously 7-0.
III. PUBLIC COMMENT
No public comment.
IV. PLANNING DEPARTMENT REPORT
Principal Planner Chamberlain provided a color architectural rendering of the new City Hall
annex building: Auburn Professional Plaza. The ground floor business will be Key Bank
located on the SE corner of the block; and other retail will be on the ground floor along Main
Street, with some offices on first floor. The City's Permit Center will be on the second floor.
Also, some city offices will be on the 3rd floor along with private business.
Principal Planner Dixon spoke briefly on the situation with the Howard Hanson dam and the
Green River. The Army Corp of Engineers (ACOE) is asking jurisdictions downstream from
the dam to be prepared. Different jurisdictions are developing and sharing response plans.
The City of Auburn is being proactive regarding some of the low spots on the levees. The
PLANNING COMMISSION MEETING MINUTES
March 3, 2009
City of Auburn also has had community meetings to advise the residents of plans they
should make. At this time ACOE does not have a time line on the repair.
Environmental Protection Manager Kelly McLain Aardal provided an update on the bird
viewing tower located near Highway 167 and West Main. On December 15, there was a
ground breaking ceremony for the birding tower and staff is looking at early March as a
completion date. There have been no negative comments regarding the building of the
tower.
V. PUBLIC HEARINGS
Item 1. Case Number ZOA09-0001: Amendment to Auburn City Code Chapters 18.22,
18.50, and 18.52 related to residential conversions within the Residential Office (RO) zone.
The amendments propose changes related to development standards, landscaping, and
parking.
Chair Roland opened the Public Hearing.
Branka Vukshich who resides at 11 F Street NW spoke regarding the ability of a small
business to use off street parking. In the case where her residential office is located, there
is trouble with a small alley. The City is requiring that the alley be repaved. She and her
husband would like to see some help from the City for a small business. Mrs. Vukshich said
in her opinion an alley is public property and should be paved by the City.
As there were no other audience members to speak, Chair Roland closed the Public
Hearing.
Chair Roland asked staff to provide information on the proposed amendments. Ms.
Chamberlain stated that several residential conversions have come to City staff for review.
The City is looking for a way to streamline the process as it can be challenging to small
business owners. Small business owners may not have the experience in converting an
existing single family structure to a small office.
Ms. Chamberlain addressed the statement by Mrs. Vukshich regarding the unpaved alley.
An additional section has been added, which will address the use of a structure as both a
residence and business, and the parking could be addressed through a special exception for
review by the Planning Director. The requirements to pave the alley come from the Public
Works design standards. Each application will be case by case and a parking plan will need
to be submitted, in order to address the concerns.
Ms. Chamberlain noted that Mr. Morchin had provided new additional information by mail
and each Planning Commissioner was given a copy. Ms. Chamberlain noted that staff
incorporated some of Mr. Morchin's comments were appropriate but other suggestions could
not such as the traffic impact fee could not be waived. Ms. Chamberlain concluded that staff
is recommending approval of the amendment.
Chair Roland asked for discussion. The Planning Commissioners discussed Chapter 18.22.
Commissioner DiTuri discussed Chapter 18.52 off-street parking, especially the parking for a
conversion to a business on a narrow street. Off-street parking could impact other residents
Page 3
PLANNING COMMISSION MEETING MINUTES
March 3, 2009
and users of the street. Ms. Chamberlain responded that one on street parking spot, if
allowed, would count toward the off-street parking. If a business is required to have 4
parking spots, the on-street parking spot could count as one. Ms. Chamberlain stated on-
street parking is not guaranteed to be available. The Commissioners asked if the City has
seen a greater desire to add RO zoning in some locations.
Ms. Chamberlain stated this is not a City wide zoning amendment. The only areas that have
the RO zone are north of the hospital, along M Street, parts of Auburn Way S, around 12th
Street SE, and East Main. Ms. Chamberlain also stated that the proposed amendments
would permit tandem parking for employees only and will free up parking for clients. In the
comments submitted by Mr. Morchin, he stated he would like to have additional on-street
parking spaces for a conversion; however staff is not in favor of permitting more than one on
street parking space to count towards the off street parking requirement. There needs to be
a balance between residences that convert to commercial and the residences that remain.
Chair Roland added the fact that converted residences could go back to being a regular
residence.
The Commissioners discussed the difference in sizes for a compact parking space and a
standard parking space. Staff is recommending allowing all the required parking to be
compact spaces. Ms. Chamberlain said the width is reduced by a foot, and the length by 3
feet from full size parking spaces to compact. Staff feels using all compact spaces will be
the best option as most in home businesses do not have multiple clients at one time.
The Commissioners questioned the landscaping requirement. Ms. Chamberlain said each
conversion will be done on a case-by-case basis, but the Planning Director can also make
the decision. If an exiting structure were to be torn down, the brand new building would
have to comply with the 10 foot wide landscape strip. A landscape plan would have to be
submitted for review. If landscaping was not sufficient to meet the intent of the code, then
City could ask to have landscaping added and want to blend with character of the
neighborhood.
Commissioner Peace moved to recommend ZOA-90001 move forward to City Council.
Commissioner Hamilton seconded. Vice Chair Chapman added he would like to make sure
the City ensures that the neighborhood stays residential and a new residential office won't
impact the neighborhood.
The Planning Commission voted and the motion passed, 7-0.
Item 2 Case Number ZOA09-0002: Amendment to Auburn City Code Chapter 18.29
related to exemptions for existing structures within the Downtown Urban Center (DUC) zone.
Chair Roland opened the public hearing.
There was no one from the audience that wished to speak. Chair Roland closed the Public
Hearing.
Chair Roland asked staff to provide information on the proposed amendments.
Ms. Chamberlain stated there have been no changes to the proposed amendments since
the Planning Commission originally reviewed the information at their February meeting. If a
Page 4
PLANNING COMMISSION MEETING MINUTES
March 3, 2009
property faces a pedestrian street any exterior changes or remodels will require a review for
consistency with the Downtown Urban Center design standards. The second level of
changes would be for a property that faces a non-pedestrian street. If the value of a
remodel is less than 10% of the assessed value it would not require the design review
process. Chair Roland asked how the value is determined. Ms. Chamberlain stated the
assessed value is obtained from King County records and based on both land and building
value. The review is based on job value as determined by permits and not an actual cost of
the improvements.
The Commissioners discussed high valuations and possible appraisals.
The Commissioners discussed a single family residence in the Downtown Urban Center
(DUC) being exempt from a design review. For example if someone wanted to paint a wild
color in the DUC zone, the City would review. Director Baker added it is hard to regulate
aesthetics and would have to discuss with legal. City may have to incorporate usage of
certain hues.
The Commissioners discussed interior alterations, which are permitted. Certain
modifications on the inside could impact the outside street because of large open windows,
especially very bright lighting treatments that could alter an area. Ms. Chamberlain stated
staff will try to develop a definition of existing site conditions and the 10% rule could trigger
discussion on any extreme changes.
Commissioner Copple moved to recommend ZOA-90002 move forward to City Council.
Commissioner DiTuri seconded. No further discussion.
The Planning Commission voted and the motion passed, 7-0.
VI. OTHER BUSINESS
Shoreline Master Program
Environmental Protection Manager Kelly McLain Aardal, provided an update on the
Shoreline Master Program (SMP). Ms. Aardal stated the City Council adopted the program
last year on the premise that the Department of Ecology would also adopt at the same time.
However, Ecology and City of Auburn have different definitions and Ecology would like the
City to strengthen the Program. On February 4, 2009, Ecology opened a comment period on
the SMP. One resident, who lives along the Green River, was concerned that customary
access to the river not be eliminated.
Ms. McLain Aardal said the City is still using the plan adopted in 1973. Definitions from the
Auburn City Code have been changed by Ecology because of State language. Director
Baker stated the City Council adopted the Program provisionally and if Ecology had
accepted the City would not have to go back through the process.
Ms. McLain Aardal discussed the agriculture along the rivers, forest practices and flood
plain. Levee maintenance is under the Army Corp of Engineers. Any continued agriculture
use can continue but no new permitted use will be allowed. The Muckleshoot Tribe has
considerable interest and will comment. The City will receive comments after the comment
period is over since it is thru Dept of Ecology. The parks and city golf course along the river
are being managed as to fertilizer use.
Page 5
PLANNING COMMISSION MEETING MINUTES
March 3, 2009
Ms. McLain Aardal stated she will come back to the April Planning Commission meeting for
a public hearing regarding the SMP before it goes to the City Council for approval of the
amended document. The goal of staff is to complete the document by the end of March, so
there can be a 60 day comment period.
The Commissioners discussed pesticide use. Ecology had requested this be added
because the use on City property (golf course, parks) normally applies to commercial use of
pesticides and fertilizers. This particular request from Ecology does not impact individual
homeowners. Pesticides are covered under storm water permits and critical area
disturbance will limit the type of use of fertilizers.
Commissioner Peace asked to see any major changes at the April meeting. Ms. McLain
Aardal stated she will have the comments by the middle of March and she will plan a public
hearing in April and send out notices. If there are no significant changes the public hearing
will be canceled. Ecology either wants the City to allow or not allow to build in the 200 foot
set back buffer back from the river. Also no Conditional Use Permits would be allowed. The
Commissioners would like to get an early final draft of the SMP to review before a hearing.
If 5 or more of the Commissioners agree on a public hearing the hearing will be held.
Code Update Status
Commissioner DiTuri asked if any other study sessions are scheduled on the code update.
The next special Planning and Community Development Committee meeting is this
Thursday, March 5, 2009. Staff is trying to make a six month deadline. No special Planning
Commission meeting is scheduled at this time.
VILADJOURNMENT
There being no further business, the Planning Commission adjourned at 8:35 p.m.
Page 6