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HomeMy WebLinkAboutITEM II-ADRAFT PLANNING COMMISSION August 2, 2011 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, Ron Copple, Joan Mason, Wayne Osborne, and Dave Peace. Commission Members excused were: Bob Baggett and Michael Hamilton. Staff present included: Planning Director Kevin Snyder, Planning Manager Elizabeth Chamberlain, and Planning. Audience members present were: Richard Weinman representing Green River Community College (GRCC). Chair Roland stated Planning Commission received an agenda modification from staff removing item VI. B. II. APPROVAL OF MINUTES Chair Roland asked if the Planning Commissioners have read the minutes and have any changes. Member Mason requested the word "and" be inserted to page 3, first line, to read, "larger animals and pot belly pigs, miniature goats, and chickens." Commission requested a spelling change for "Lowe's" under Planning Department Report. Commissioner Chapman moved and Commissioner Osborne seconded to approve the minutes from the July 6, 2011 meeting as amended. MOTION CARRIED UNANIMOUSLY 5 - 0 III. PUBLIC COMMENT There were no members present of the public wanting to make a public comment. IV. PLANNING DEPARTMENT REPORT Planning Manager Elizabeth Chamberlain briefed Commission on the Environmental Park (AEP) Wetlands Trail Boardwalk ground breaking. The boardwalk will start from West Main Street, City property, continuing north and ending at the birding towers. Construction should be complete by the end of September. This is part of the AEP overall plan. Planning Commission Meeting Minutes August 2, 2011 V. PUBLIC HEARINGS There were no public hearings to bring before Committee VI. OTHER BUSINESS A. ZOA11-0005 - Proposed Code Amendment related to Master Plans Planning Manager Elizabeth Chamberlain provided the staff report for proposed code amendment related to master plans. The concept of a master plan process with the zoning code for larger institutions and commercial development to plan out phased redevelopment efforts holistically was discussed after the Lea Hill annexation by staff in an effort to front load the review process to benefit both the City potential applicants. Planning Manager Chamberlain reviewed the intent, applicability, and other components of the potential master plan along with the proposed code amendments with Commission. Auburn City Code Section 14.03.030, which addresses project review types, will need to be amended to include a master plan as a permit type if this code amendment is adopted. Commission and Ms. Chamberlain discussed and reviewed various components of the plan. These are a few highlights obtained to clarify the contents of the draft master plan and proposed code amendments along with Commission's recommendations: • In response to the question, why a master plan is not mandatory, Ms. Chamberlain stated the Planning & Community Development Committee recommended a voluntary process with incentives to leave flexibility to applicants since there may be extensive cost up front (application, environmental review, and traffic analysis fees as well as other costs). • Commissioner Peace asked if No. two and four in the incentives table allows for an additional story and is the intent for the ability of the applicant to gain two stories. Ms. Chamberlain answered, according to the draft they could. Ms. Chamberlain asked Commission to consider a percentage of off-street parking within the parking structure of the development as reflected under No. four, page five of the incentive table. Commission suggested allowing staff to determine the percentage based on the applicant's specific development during negotiations for proposal. Later in the discussion the Commission suggested 50%. • An applicant would be vested to the current development standards for ten years with an extension beyond the ten years for a minimum of five additional years. This time frame provides the applicant enough certainty and confidence to invest in the master plan. • Commission asked if a master plan can go on for long periods. Ms. Chamberlain stated traffic patterns, storm drainage standards and critical areas ordinance may change so if a development is not finished at year 13 they need to consider 3 Planning Commission Meeting Minutes August 2, 2011 moving forward quickly, not finishing the phasing, or applying for another master plan. During review, staff will determine if the phasing and master plan design is appropriate and reasonable for the applicant to complete. Due to the substantial upfront cost staff feels the incentives would motivate the applicant to complete the development. • If open space is included the applicant would receive a reduction in required landscaping. A potential for parking lot or perimeter landscaping may be reduced for providing open space/plaza. Staff will clarify what "activated open space" means. • Commission requested staff clarify the intent of the incentive on page five, number four, "one additional story beyond the maximum height for the underlying zone for all buildings in the development" Staff also clarified off-street parking can be above or below grade. • Commission request staff clarify the wording and intent on page five, No. four, regarding a parking garage or structure fronting a street; Commission would like the possibility of having it a structure/parking garage front an internal or external street (allowing flexibility depending on the development and street conditions). • Page five, No. four "Reduction in minimum parking standard" could be clarified to explain there is a reduction of the minimum standard by the City to benefit the applicant reducing the minimum required spaces. • Planning Manager Chamberlain stated since the Hearing Examiner approves the master plan code requires appeals of Hearing Examiner decisions be submitted to Superior Court. • The Planning Director or designee may revoke or suspend any permit granted under the chapter if certain conditions are found to exist. An administrative decision appealable to the Hearing Examiner. • Commission and Staff determined staff should consider clarifying the intent of the review by the City at year five. • Public notification shall be provided with mailing within 500 feet of the project site. Richard Weinman, land use consultant for Green River Community College came forward to express his gratitude to the City for beginning to develop a master plan process. Mr. Weinman stated GRCC was embarking on a ten year master plan update and initiated informal discussion with the City on their procedures for a master plan. Mr. Weinman thought the work staff has put together is a positive good start and is grateful the Planning Commission is looking into the details and providing feedback for clarity. Green River Community College is very anxious for the City to adopt a clear process to be used. The advantage for development in this manner is the certainty it provides over an extended period of time which is profitable for the City as well. 4 Planning Commission Meeting Minutes August 2, 2011 Ms. Chamberlain will work to the proposed master plan code ready for public hearing on September 2011; this will be an extended meeting since it will include the public hearing for the Comprehensive Plan Amendment as well. Staff will present a work shop to discuss the Phase II code amendments on August 23, 2011 at 6:00 p.m. Staff would also like Commission to hold the first and third Tuesday of the month through the end of the year for additional meetings. B. 2011 Comprehensive Plan Amendments This item has been removed from the Agenda. VII. ADJOURNMENT There being no further business to come before the Planning Commission, Chair Roland adjourned the meeting at 8:12 p.m. 5