HomeMy WebLinkAbout08-12-2013 PLANNING & COMMUNITY DEVELOPMENT COMMITTEE AGENDA
Planning and Community Development
August 12, 2013 - 5:00 PM
Annex Conference Room 2
AGENDA
I.CALL TO ORDER
A.Roll Call
B.Announcements
C.Agenda Modifications
II.CONSENT AGENDA
A. July 22, 2013 Minutes* (Welch)
III.ACTION
A. Resolution No. 4979* (Webb)
A Resolution of the City Council of the City of Auburn, Washington, Amending the
2014-2019 Six-Year Transportation Improvement Program of the City of Auburn
Pursuant to R.C.W. Chapter 35.77
IV.DISCUSSION ITEMS
A. School Impact Fee Exception* (Tate)
Confirmation of Planning Director's Interpretation that multi-family dwelling units in
the downtown area are eligible as an exception from payment of school impact
fees under ACC 19.02.090.D
B. Joint Session with the Planning Commission* (Welch)
Committee to hold a joint session with the Planning Commission to discuss the
following items:
l ZOA13-0003 - Student/Rental Housing Code Amendments
(Chamberlain) Review and discuss the proposed overall program,
concepts, and summary of the proposed code amendments for student/rental
housing.
l ZOA13-0005 - C-1, Light Commercial Zone, Code Amendments
(Chamberlain) Review and discuss a summary of the proposed code
amendments related to mixed-use development in the C-1, Light Commercial
Zone.
C. Director's Report
D. PCDC Status Matrix* (Welch)
V.ADJOURNMENT
Agendas and minutes are available to the public at the City Clerk's Office, on the City website
Page 1 of 40
(http://www.auburnwa.gov), and via e-mail. Complete agenda packets are available for
review at the City Clerk's Office.
*Denotes attachments included in the agenda packet.
Page 2 of 40
AGENDA BILL APPROVAL FORM
Agenda Subject:
July 22, 2013 Minutes
Date:
August 6, 2013
Department:
Planning and Development
Attachments:
July 22, 2013 Draft Minutes
Budget Impact:
$0
Administrative Recommendation:
Planning and Community Development Committee to approve the July 22, 2013
Planning and Community Development Committee minutes as written.
Background Summary:
See attached minutes.
Reviewed by Council Committees:
Other: Planning
Councilmember:Backus Staff:Welch
Meeting Date:August 12, 2013 Item Number:CA.A
AUBURN * MORE THAN YOU IMAGINEDCA.A Page 3 of 40
Planning and Community
Development
July 22, 2013 - 5:00 PM
Annex Conference Room 2
MINUTES
I. CALL TO ORDER
Chair Nancy Backus called the meeting to order at 5:00 p.m. in Annex
Conference Room 2 located on the second floor of One Main Professional
Plaza, One East Main Street, Auburn, Washington.
A. Roll Call
Chair Nancy Backus, Vice-Chair Holman, and Member Wales were
present. Also present were Mayor Pete Lewis; Advisor to the Mayor
Michael Hursh; Interim Planning and Development Director Jeff Tate;
Public Works Director Dennis Dowdy; Parks, Arts and Recreation
Director Daryl Faber; Planning Services Manager Elizabeth
Chamberlain; Principal Planner Jeff Dixon; Environmental Services
Manager Chris Andersen; Emergency Preparedness Manager Sarah
Miller; and Planning and Development Secretary Tina Kriss.
Members of the audience present: Scot Pondelick, Planning
Commissioner Yolanda Trout, Susan Hauck, Dwight Hauck, Russ
Campbell, Nichole Petrino-Salter, Michael R. Hassen, Councilmember
Osborne, Councilmember Peloza, Joyce Terry, Rudy Terry, Thomas
Sauers, and Robert Whale of the Auburn Reporter.
B. Announcements
1. Presentation
Using PowerPoint slides, Parks and Recreation Board member
Michael Hassen and the Parks, Arts and Recreation Director
Daryl Faber updated the Committee on the 2012-2013 plans and
activities of the Parks and Recreation Board. There were 3,277
hours of programmed gym time in 2012. All programs, leagues,
classes, birthday party packages and rentals continue to
increase. The recreation division was supported by over 13,000
volunteer hours. The Senior Center events continue to serve an
increasing number. Clean sweep had over 500 individuals
volunteers. Petpalooza 2013 had a record setting revenue of
$34,914.30. Special events revenue increased from $77,862.00 in
2011 to $89,063.00 in 2012.
The off-leash dog park has been an important addition to
Page 1 of 6
CA.A Page 4 of 40
the Community. Lea-Hill Park is nearly finished and should be
opening around the end of September, 2013. The new Game
Farm Park improvements have been completed with upgrades to
the tennis and basketball courts. Two Green River five-acre
parcels, owned by King County and the State of Washington, are
currently undergoing an acquisition by the City for future
development. The Park Board is currently reviewing the 10-acre
Auburndale Park to make recommendations for improvements for
2014. The City received a $20,000.00 grant and was again
named one of the most Playful City USA communities by
KaBOOM for 2013.
The Committee expressed their gratitude for the programs and
services provided through the City’s Parks, Arts, and Recreation
Department and the work of the Parks and Recreation Board.
C. Agenda Modifications
The following ACTION ITEM was added to the agenda:
Resolution No. 4977 - 2013 CDBG Annual Action Plan Amendment
(Hursh)
Proposed Community Development Block Grant (CDBG) Annual
Action Plan amendment.
II. CONSENT AGENDA
A. Approval of Minutes - July 8, 2013 (Tate)
Member Wales moved and Vice-Chair Holman seconded to approved
the July 8, 2013 Planning and Community Development Committee
meeting minutes as written.
Motion carried unanimously. 3-0
III. ACTION
A. Resolution No. 4977 - 2013 CDBG Annual Action Plan Amendment
Advisor to the Mayor Michael Hursh stated the City of Auburn has
received their U.S. Department of Housing and Urban Development
(HUD) funding notification for 2013. The 2013 HUD funding exceeds
the amount the City has received in previous years, about 15%
more. In order for the City to receive federal funds under the
Community Development Block Grant Program, the City will need to
provide an Action Plan as part of the City’s 2010-2014 Consolidated
Plan that outlines the additional fund allocations; the
recommendations of staff and the Human Services Committee are to
allocate the funds to the Housing Repair Program.
Page 2 of 6
CA.A Page 5 of 40
The Committee is supportive of Resolution No. 4977 and allocating
the increased funding to the Housing Repair program.
Member Wales moved and Vice-Chairman Holman seconded to
recommend to City Council approval of Resolution No. 4977.
Motion unanimously approved. 3-0
IV. DISCUSSION ITEMS
A. City of Auburn Bicycle Route and Trail Map (Chamberlain/Yao)
Planning Manager Elizabeth Chamberlain stated that in 2010 the City
established a Bicycle Task Force that would guide and provide input
to the City on bicycle facilities, routes and connections, and other key
issues affecting bicycling options within our community. The Bicycle
Task Force also assisted in creating a Bicycle Route and Trail Map for
the public. Staff provided an updated map.
The Committee and staff discussed bicycle rules and staff provided a
“Rules of Road” brochure. The Committee recommended using the
map and brochure to educate the public (i.e., inserting maps/rules
with the utility billing; providing them to the Police Department; Valley
Regional Fire Authority (VRFA); the Senior Center and Parks, Arts
and Recreation Department; and the Auburn School District. The
Committee also recommended airing a video to increase bicycle
awareness on Channel 21; Cascade Bicycle Club may be a good
source for obtaining an educational video. The idea of having a "Ride
with the Mayor or Councilmember Day" was requested by the
Committee.
The Committee was supportive of the updated Bicycle Route and Trail
Map and the Rules of the Road brochure and requested no changes.
B. City of Auburn Floodplain Management (Andersen)
As part of the fourth briefing to the Committee,
Environmental Services Manager Chris Andersen, Emergency
Preparedness Manager Sarah Miller, and Public Works Director
Dennis Dowdy provided information on the City's flood control and
flood event preparation and responses.
Environmental Services Manager Andersen thanked Councilmember
Peloza for his work in coordinating with King County Flood District to
provide updates to the 2013-2014 flood hazard brochures. The
Federal Emergency Management Agency’s (FEMA) mapping update
was previously placed on hold for communities with unaccredited
levies; FEMA has issued the policy to allow the updates. Staff expects
the City to make the necessary updates in 2014 with FEMA guidance.
Page 3 of 6
CA.A Page 6 of 40
As part of the flood management program the Reddington Levee
Setback project has begun construction.
On behalf of the Planning and Development Department, Planning
Services Manager Elizabeth Chamberlain thanked Principal Planner
Jeff Dixon for his work on the Reddington Levee Setback project. As
the City lead and project manager, his skills played a major roll in
getting the Reddington Levee Setback Project to construction on
time. Planning Services Manager Chamberlain highlighted many of
the elements that were undertaken by Principal Planner Dixon to
complete the project in the necessary timeframe.
Tom Bean, Supervising Engineer, River & Floodplain Management at
King County Water and Land Use, expressed his gratitude for the
work by Principal Planner Jeff Dixon. Last year at this time, the project
was at a 30% design. Six approvals were needed through the City of
Auburn to move the project to construction. As the City’s lead, Jeff
Dixon assisted King County to receive approvals in a very limited
timeframe. This was with additional, significant, design changes and
outside factors complicating the process.
The Committee thanked Principal Planner Dixon for his exceptional
customer service to move the project forward. Public Works Director
Dennis Dowdy emphasized that if the project had not started
construction by July King County could not have wrapped up by mid-
September, completing in-water work within the permitted fish
window. Interim Planning and Development Director Jeff Tate stated
that without the help of Mr. Dixon he believes the project would not
have gone forward.
Public Works Director Dennis Dowdy highlighted some of the actions
it takes to manage the City’s floodplains and to manage the
preparation for flood events. The Public Works Department’s main
goal for flood management is to control the internal draining system
and make sure the pump stations work to keep water out of the City
during a storm event. This is all part of the planning included in the
City’s Comprehensive Plan to minimize flooding. Director Dowdy
discussed the King County Regional Hazard Mitigation Plan and the
King County Flood Control Plan for flood event preparation.
Emergency Preparedness Manager Sarah Miller reviewed the City’s
flood event response program. The City’s emergency response
framework is contained in Auburn’s Comprehensive Emergency
Management Plan (CEMP). The City works closely with the public for
flood emergency responses with outreach events, communication and
training.
C. Mixed Use Development Standards - C-1, Light Commercial Zone
Page 4 of 6
CA.A Page 7 of 40
(Tate/Chamberlain)
Interim Planning and Development Director Jeff Tate stated that
during the June 10, 2013 PCDC discussion, PCDC provided
instruction to Planning staff to work on amendments to the Title 18
standards that regulate mixed use development in the C-1, Light
Commercial, zone (supportive of extending the more flexible mixed
use design standards of the C-3, Heavy Commercial, zone to the C-1,
Light Commercial, zone). Committee and staff reviewed the schedule
for the proposed code changes that would be transmitted to the City of
Auburn Planning Commission and the Committee was supportive of
the schedule and the proposed changes.
Chair Backus invited the audience members wishing to speak on this
topic to come forward.
Rudy Terry, 31011 132nd Ave. SE, Auburn.
Mr. Terry stated that he has lived in the area for over 40 years. He
emphasized that there are six families/owners in the area that
have received offers to purchase their property but due to the current
zoning, requiring 50% commercial square footage to be incorporated
into mixed use development, the sales fell through. He stated there
are a lot of commercial vacancies due to the zoning and is asking the
City to take a good look at the zoning and make changes to
provide relief to the homeowners so they can take advantage of
possibilities. Thank you.
D. Comprehensive Plan Amendment/Strategic Plan (Tate/Chamberlain)
Interim Planning and Development Director Jeff Tate provided
background information on the Comprehensive Plan and Strategic
Plan updates.
As part of the process of updating the plans, at the February 28, 2013
City Council Committee of the Whole (COW) discussion, the COW
provided general support for utilizing the format adopted by the City of
Vancouver, Washington for a strategic plan. Committee and staff
reviewed Vancouver’s Strategic Plan. Committee stated the
Vancouver plan is very easy to view and is not a text heavy document,
the visual pictures and diagrams make it easier to understand.
Committee also reviewed several examples of Comprehensive Plans
and Committee concurred that they liked a more visual, less text
heavy document as a format for the Comprehensive Plan.
Staff explained that as part of visioning process, it would be beneficial
to have an outside consultant to provide guidance and structure for
the process, staff would facilitate public discussions and serve as the
face of the process. Committee is supportive of staff moving forward
to being the Request for Qualifications (RFQ) process.
Page 5 of 6
CA.A Page 8 of 40
E. Parking Vehicles on Unimproved Surfaces in Residential
Communities (Tate)
Interim Planning and Development Director Jeff Tate stated that
Auburn City code contains a number of provisions that regulate
parking of vehicles within residential zones (Title 18 and Title 10).
Both of these Titles are utilized when Police or Code Enforcement
respond to a complaint about parking situations.
Committee and staff reviewed photos handed out by staff to show the
types of complaints City Code Enforcement responds to. Committee
and staff discussed the Auburn City Code as it relates to parking type,
location and surfaces and the issues facing residential areas and
parking. Committee recommended that staff update the parking
standards to reflect commercial vehicles are not allowed to park in
residential districts.
F. Director's Report (Tate)
The new Planning and Development Director, Nancy Welch, will be
starting August 5, 2013 and attending the August 12, 2013 meeting.
Staff has confirmed that the Planning Commission is available for a
joint meeting August 12, 2013. Don Giovanni Ristorante Italiano &
Wine Bar has recently opened off Auburn Way South downtown. The
Hop Jacks restaurant in the Lakeland Center will be opening at
the end of July.
G. PCDC Status Matrix (Tate)
Committee reviewed the matrix, there were no changes or additions
requested.
V. ADJOURNMENT
There being no further business to come before the Planning and
Community Development Committee, the meeting was adjoiurned at 7:21
p.m.
DATED THIS _____________ DAY OF ______________, 2013.
_____________________________________
Nancy Backus - Chair
_____________________________________
Tina Kriss - Planning Secretary
Page 6 of 6
CA.A Page 9 of 40
AGENDA BILL APPROVAL FORM
Agenda Subject:
Resolution No. 4979
Date:
July 31, 2013
Department:
Public Works
Attachments:
Resolution No. 4979
Exhibit A
Budget Impact:
$0
Administrative Recommendation:
Planning & Development Committee to recommend City Council adopt Resolution No.
4979.
Background Summary:
The purpose of this Resolution is for the City Council to modify the 2014-2019
Transportation Improvement Program, to add one new project and modify one existing
project for which the City is pursuing grant funding.
Reviewed by Council Committees:
Planning And Community Development, Public Works
Councilmember:Backus Staff:Webb
Meeting Date:August 12, 2013 Item Number:ACT.A
AUBURN * MORE THAN YOU IMAGINEDACT.A Page 10 of 40
---------------------------
Resolution No. 4979
July 30, 2013
Page 1 of 3
RESOLUTION NO. 4979
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF
AUBURN, WASHINGTON, AMENDING THE 2014-2019 SIX-YEAR
TRANSPORTATION IMPROVEMENT PROGRAM OF THE CITY
OF AUBURN PURSUANT TO RCW CHAPTER 35.77
WHEREAS, the City is required to include projects on the 2014-2019
Transportation Improvement Program (TIP) in order to be eligible to apply for
grant funds from the Washington State Transportation Improvement Board; and
WHEREAS, pursuant to RCW 35.77.010, a public hearing to consider
amending the 2014-2019 Transportation Improvement Program for the City of
Auburn was held on August 19, 2013 at the hour of 7:30 p.m. in the Council
Chambers of the Auburn City Hall, pursuant to notice published in the legal
newspaper of the City of Auburn on August 8, 2013; and
WHEREAS, said amendment to the 2014-2019 Transportation
Improvement Program of the City of Auburn was approved by the City Council
by motion duly made and carried in said hearing.
NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF AUBURN,
WASHINGTON, HEREBY RESOLVES as follows:
Section 1. There is attached hereto and denominated as Exhibit “A” and
the terms of which are incorporated herewith by reference as though fully set
forth, a designation of the streets within the corporate limits of the City of
ACT.A Page 11 of 40
---------------------------
Resolution No. 4979
July 30, 2013
Page 2 of 3
Auburn to be improved in the manner therein set forth during the year set for
the improvement of such street or streets.
Section 2. That the City Engineer of the City of Auburn is hereby
directed to forward a certified copy of this Resolution to the Washington State
Department of Transportation for filing not more than thirty (30) days after the
adoption of this Resolution.
Section 3. That the Mayor is hereby authorized to implement such
administrative procedures as may be necessary to carry out the directions of
this legislation.
Section 4. That this Resolution shall take effect and be in full force upon
passage and signatures hereon.
DATED this ____ day of August, 2013
CITY OF AUBURN
PETER B. LEWIS
MAYOR
ATTEST:
______________________
Danielle E. Daskam,
City Clerk
APPROVED AS TO FORM:
ACT.A Page 12 of 40
---------------------------
Resolution No. 4979
July 30, 2013
Page 3 of 3
_____________________
Daniel B. Heid,
City Attorney
ACT.A Page 13 of 40
ARTERIAL STREET FUND (102)Capital Facilities Plan
Six Year Capital Facilities Plan, 2014-2019 Special Revenue Fund
Project Title: S 272nd/277th St Corridor Capacity & Non-Motorized Trail Improvements TIP # 6
Project No:c222a0
Project Type:Capacity
Project Manager:Ryan Vondrak LOS Corridor ID# 15
Budget: 2013 YTD Actual 2014 2013 Budget
Budget Expenditures Budget Balance
- - - -
- - - -
- - - -
Activity:
(Previous Yrs)2013 YE 2014 Year End Total Project
Funding Sources:Prior to 2013 Estimate 2014 Budget 2015 Budget Project Total Cost
Unrestricted Street Revenue 24,825 380,125 2,700 - 407,650 407,650
Grants (Fed,State,Local)- 833,100 170,300 4,000,000 1,003,400 5,003,400
Traffic Impact Fees - - - 581,800 - 581,800
Other (Development Funds)*- - 1,300,000 1,000,000 - 2,300,000
Other - - - - - -
24,825 1,213,225 1,473,000 5,581,800 1,411,050 8,292,850
Capital Expenditures:
Design 24,825 1,213,225 153,000 - 1,391,050 1,391,050
Right of Way - - 1,320,000 - 1,320,000 1,320,000
Construction - - - 5,581,800 - 5,581,800
24,825 1,213,225 1,473,000 5,581,800 2,711,050 8,292,850
Total Expenditures
2016 2017 2018 2019 2014-2019 Beyond 2019
Funding Sources:
Unrestricted Street Revenue - - - - 2,700 -
Grants (Fed,State,Local)- - - - 4,170,300 -
Traffic Impact Fees - - - - 581,800 -
Other (Development Funds)*- - - - 2,300,000 -
Other - - - - - -
- - - - 7,054,800 -
Capital Expenditures:
Design - - - - 153,000 -
Right of Way - - - - 1,320,000 -
Construction - - - - 5,581,800 -
- - - - 7,054,800 -
Grants / Other Sources:
Total Expenditures:
Adopted Budget
Budget Amendments
Adjusted Budget
Total Funding Sources:
Total Expenditures:
Forecasted Project Cost:
Total Funding Sources:
Description:
This project includes preliminary engineering, design, right of way acquisition and construction of major widening on S 277th
Street, including the addition of three lanes, one westbound and two eastbound, a Class 1 trail, and storm improvements.
The project extends from Auburn Way North to L Street NE, approximately 0.9 miles.
Progress Summary:
Staff is coordinating with the City of Kent and King County to complete annexation of the roadway in to the City of Auburn.
Robertson Properties Group is participating in this project and is dedicating all necessary roadway frontage to the City.
Consultant design started in 2013, ROW is expected to be completed in 2014 and construction in 2015.
Future Impact on Operating Budget:
The annual maintenance costs for this project is estimated to be $27,250.
ACT.A Page 14 of 40
ARTERIAL STREET FUND (102)Capital Facilities Plan
Six Year Capital Facilities Plan, 2014-2019 Special Revenue Fund
Project Title: 37th St SE & A St SE Traffic Signal Safety Improvement TIP # 68
Project No:cpxxxx
Project Type:Intersection Improvement, Non-capacity
Project Manager:TBD LOS Corridor ID# 10
Budget: 2013 YTD Actual 2014 2013 Budget
Budget Expenditures Budget Balance
- - - -
- - - -
- - - -
Activity:
(Previous Yrs)2013 YE 2014 Year End Total Project
Funding Sources:Prior to 2013 Estimate 2014 Budget 2015 Budget Project Total Cost
Unrestricted Street Revenue - - 55,000 45,000 55,000 100,000
Grants (Fed,State,Local)- - 121,400 440,000 121,400 561,400
REET 2 - - - - - -
Traffic Impact Fees - - - - - -
Other - - - 152,500 - 152,500
- - 176,400 637,500 176,400 813,900
Capital Expenditures:
Design - - 110,000 - 110,000 110,000
Right of Way - - 66,400 - 66,400 66,400
Construction - - - 637,500 - 637,500
- - 176,400 637,500 176,400 813,900
Total Expenditures
2016 2017 2018 2019 2014-2019 Beyond 2019
Funding Sources:
Unrestricted Street Revenue - - - - 100,000 -
Grants (Fed,State,Local)- - - - 561,400 -
REET 2 - - - - - -
Traffic Impact Fees - - - - - -
Other - - - - 152,500 -
- - - - 813,900 -
Capital Expenditures:
Design - - - - 110,000 -
Right of Way - - - - 66,400 -
Construction - - - - 637,500 -
- - - - 813,900 -
Grants / Other Sources:Other Funds are Fund 105 Arterial Preservation Funds
Total Expenditures:
Budget Amendments
Adjusted Budget
Total Funding Sources:
Total Expenditures:
Forecasted Project Cost:
Total Funding Sources:
Description:
This project consists of the design, right of way acquisition and construction of a new traffic signal at 37th St SE & A St SE.
Progress Summary:
Future Impact on Operating Budget:
The annual maintenance cost for this project is estimated to be $500.
Adopted Budget
ACT.A Page 15 of 40
AGENDA BILL APPROVAL FORM
Agenda Subject:
School Impact Fee Exception
Date:
August 7, 2013
Department:
Planning and Development
Attachments:
Memorandum
Budget Impact:
$0
Administrative Recommendation:
For discussion only.
Background Summary:
See attached memorandum.
Reviewed by Council Committees:
Other: Planning
Councilmember:Backus Staff:Tate
Meeting Date:August 12, 2013 Item Number:DI.A
AUBURN * MORE THAN YOU IMAGINEDDI.A Page 16 of 40
MEMORANDUM
TO: Councilmember Nancy Backus, Chair, Planning and Community Development
Committee
Councilmember John Holman, Vice Chair, Planning and Community Development
Committee
Councilmember Largo Wales, Planning and Community Development Committee
CC: Mayor Lewis
Nancy Welch, AICP, Planning and Development Director
FROM: Jeff Tate, Development Services Manager
DATE: August 8, 2013
RE: School Impact Fee Exception
Background:
Chapter 19.02 of the Auburn City Code (ACC) sets forth the authority and standards pertaining
to collection of school impact fees. ACC 19.02.080 establishes a list of specific types of land
development activities that are exempt from school impact fees. Examples include senior
housing units and replacement of dwelling units. ACC 19.02.090.D further establishes the
authority of the Planning Director to adjust fees when unusual circumstances are identified by a
developer where assessment of the fee would be unjust or unfair. The City has received an
inquiry from a developer who is considering entering into an agreement with Green River
Community College to construct multi family housing for college students. The inquiry suggests
that similar to senior housing, student housing should be exempt from the Auburn School
District impact fee since there is a low likelihood of college students having children who attend
Auburn public schools. The Planning and Development Department has evaluated the request
and has determined that there is logic and justification in exercising the authority of ACC
19.02.090.D to waive the school impact fee.
Question:
Does PCD concur that the intent of the school impact fees authorized under Chapter 19.02 did
not include assessing this fee for student housing units?
DI.A Page 17 of 40
AGENDA BILL APPROVAL FORM
Agenda Subject:
Joint Session with the Planning Commission
Date:
August 6, 2013
Department:
Planning and Development
Attachments:
Student/Rental Housing Memorandum
Attachment A - Table and Examples from
other Jurisdictions
Attachment B - Comment letters received
C-1, Light Commercial Zone, Mixed-Use
Standards Memorandum
Budget Impact:
$0
Administrative Recommendation:
For discussion only.
Background Summary:
Committee to hold a joint session with the Planning Commission to discuss the following
items:
l ZOA13-0003 - Student/Rental Housing Code Amendments (Chamberlain)
Review and discuss the proposed overall program, concepts, and summary of the
proposed code amendments for student/rental housing.
l ZOA13-0005 - C-1, Light Commercial Zone, Code Amendments (Chamberlain)
Review and discuss a summary of the proposed code amendments related to mixed-
use development in the C-1, Light Commercial Zone.
See attached memorandums.
Reviewed by Council Committees:
Other: Planning
Councilmember:Backus Staff:Welch
Meeting Date:August 12, 2013 Item Number:DI.B
AUBURN * MORE THAN YOU IMAGINEDDI.B Page 18 of 40
MEMORANDUM
TO: Councilmember Nancy Backus, Chair, Planning and Community Development
Committee
Councilmember John Holman, Vice Chair, Planning and Community Development
Committee
Councilmember Largo Wales, Planning and Community Development Committee
Judi Roland, Chair, Planning Commission
Planning Commission Members
CC: Mayor Lewis
Nancy Welch, AICP, Planning and Development Director
FROM: Elizabeth Chamberlain, AICP, Planning Services Manager
DATE: August 6, 2013
RE: JOINT STUDY SESSION: Student/Rental Housing Code Amendments
Background
Over the last several months a number of residents who live in the single family residential
communities that are located nearby Green River Community College (GRCC) have expressed
concern that they are observing a spike in rental homes in their neighborhood that are occupied
by students of GRCC. Their concerns include:
· Parking impacts,
· Unpermitted conversion of garages to living space,
· Overcrowding of single family homes with too many occupants,
· Lack of proper solid waste management,
· Noise impacts, and
· An overall conversion of single family residences to rentals.
Staff began working on the definition of family as an interim approach. As the City worked
through that process it became apparent that amending only the definition of family was not the
best approach and to not break the code amendments into two phases but rather address all
the code amendments at one time.
Discussion
Staff is bringing forward for discussion a rental housing program and the outline for the
proposed code amendments (the detail text of the code amendments will be presented to the
Planning Commission at the public hearing). Staff researched several other jurisdictions that
have addressed rental housing (see Attachment A) and took various elements from each of the
DI.B Page 19 of 40
different programs incorporating into our proposal. In a separate but related effort, legal is
working on changes to Chapter 1.24 that will provide additional tools for code enforcement
when addressing code enforcement issues related to illegal conversions.
The proposed amendments are to Title 18, Zoning, and Title 5, Business Licenses and
Regulations and are outlined below:
Rental Housing Program
1. Code Amendments – Tite 18, Zoning
a. Amend the definition of Family – remove household number and match to be
consistent with state and federal law
b. Delete the definition of Boardhouse
c. Create a new definition of Communal Residence
d. Add development standards to Chapter 18.31, Supplemental Development
Standards, for a Communal Residnece. If 4 or less unrelated individuals then
permitted outright. If more than 4 unrelated individuals, quantitative and
qualitative critiera will be identified that a conditional use permit would need
to comply with (a conditional use permit requires a public hearing before the
Hearing Examiner). Also address standards for either scenario:
· Parking requirements
· Solide Waste Management requirements
· Annual building inspection
· Standards towards International Property Maitenance Code (IPMC)
occupancy requirements
· Ammortization schedule and Registration/Establishment schedule for
existing rentals
2. Code Amendments – Title 5, Business Licenses and Regulations
a. Outline what is required as part of the business license application such as:
· Number of bedrooms
· Number of occupants
· Number of occupants over the age of 15 – include something for the
landlord whenever any tenant is under the age of 18 and without a
parent or guardian present; staff is also reaching out to GRCC on their
policy when a student is under 18
· Number of occupants who are students
b. Review the above as part of the rental housing license annual renewal
c. Owner signed statement accepting and understanding the conditions and
obligations incurred as a landlord.
d. Adjustment to the rental housing license fee that would include covering costs
for the annual inspection and processing the license.
e. Better definition of appropriate leasing arrangements.
3. Website Updates – create a Rental Housing page on the Citys’ website that outlines
the requirements for rentals. Would include information for landlords, information for
tenants, information for student tenants, application forms, regulations/rules, other
resources, sample leases/contracts.
DI.B Page 20 of 40
Table Summary:
Family Renting of Rooms Communal Residence
Meet occupancy
standards of IPMC
only, no other
restrictions
Owner occupied (new
definition will be created)
Not owner occupied
Maximum of 2 person in
addition to the owner
occupant and/or family
Maximum of 4 unrelated individuals
over the age of 15 as a permitted
use
No business license required More than 4 unrelated individuals
requires a Conditional Use Permit
approved by the Hearing Examiner
Rental business license required
Staff have outlined the following questions for the PCDC and Planning Commission to discuss
and provide feedback to staff:
1. The proposed code amendment identifies 4 or less unrelated individuals as a
permitted use. Does the PCDC and Planning Commission concur with that number?
2. The proposed code amendment identifies more than 4 unrelated individuals in a
residence requires a conditional use permit. Should this be considered as part of the
code amendments or should the limit be a maximum of 4 unrelated individuals?
3. If the code amendments are approved by the City Council, staff proposes a delayed
effective date on the amendments to allow set-up and implementation of the rental
housing program. Staff would suggest any ordinance become effective 60-days after
publication. What are the Committee’s and Commission’s thoughts?
4. The proposed code amendments include changes to Title 5, Business and Licenses
Regulations. Title 5 is not generally under the purview of the Planning Commission
however, the Committee may direct the Planning Commission to include in their
review and recommendation the Title 5 amendments as well. What is Committee’s
preference?
5. Is there other information that would be helpful for the PCDC and Planning
Commission as they consider these code amendments?
Attachments:
Attachment A – Table and Examples from other Jurisdictions
Attachment B – Comment letters received
DI.B Page 21 of 40
Attachment A
St
u
d
e
n
t
/
R
e
n
t
a
l
H
o
u
s
i
n
g
Ma
t
r
i
x
o
f
J
u
r
i
s
d
i
c
t
i
o
n
s
’
R
e
g
u
l
a
t
i
o
n
s
Au
g
u
s
t
1
2
,
2
0
1
3
J
o
i
n
t
P
C
D
C
a
n
d
P
l
a
n
n
i
n
g
C
o
m
m
i
s
s
i
o
n
Me
e
t
i
n
g
Ju
r
i
s
d
i
c
t
i
o
n
Ho
w
A
d
d
r
e
s
s
R
e
n
t
a
l
a
n
d
S
t
u
d
e
n
t
H
o
u
s
i
n
g
Proposed to be Incorporated into Auburn’s Amendments
Sa
i
n
t
P
a
u
l
,
M
i
n
n
e
s
o
t
a
·
E
s
t
a
b
l
i
s
h
e
d
a
m
o
r
a
t
o
r
i
u
m
w
h
i
l
e
t
h
e
i
s
s
u
e
w
a
s
s
t
u
d
i
ed
·
C
r
e
a
t
e
d
a
s
t
u
d
e
n
t
h
o
u
s
i
n
g
o
v
e
r
l
a
y
d
i
s
t
r
i
c
t
:
l
i
m
i
t
s
a
s
t
u
d
e
n
t
dw
e
l
l
i
n
g
t
o
b
e
a
t
l
e
a
s
t
1
5
0
f
e
e
t
f
r
o
m
a
n
o
t
h
e
r
s
t
u
d
e
nt
d
w
e
l
l
i
n
g
lo
c
a
t
e
d
o
n
a
d
i
f
f
e
r
e
n
t
l
o
t
·
D
e
f
i
n
e
s
t
u
d
e
n
t
d
w
e
l
l
i
n
g
s
a
s
a
o
n
e
o
r
t
w
o
f
a
m
i
l
y
d
w
el
l
i
n
g
i
n
w
h
i
c
h
at
l
e
a
s
t
o
n
e
(
1
)
u
n
i
t
i
s
o
c
c
u
p
i
e
d
b
y
t
h
r
e
e
(
3
)
o
r
f
ou
r
(
4
)
s
t
u
d
e
n
t
s
.
·
(
p
r
o
p
e
r
t
y
w
h
i
c
h
e
x
c
e
e
d
s
o
c
c
u
p
a
n
c
y
l
i
m
i
t
s
a
t
t
h
e
t
im
e
t
h
e
ar
t
i
c
l
e
w
a
s
a
d
o
p
t
e
d
a
r
e
i
n
e
l
i
g
i
b
l
e
f
o
r
r
e
g
i
s
t
r
a
t
i
o
n
a
n
d
es
t
a
b
l
i
s
h
m
e
n
t
a
s
a
n
e
x
i
s
t
i
n
g
s
t
u
d
e
n
t
d
w
e
l
l
i
n
g
d
u
r
i
n
g
t
h
e
re
g
i
s
t
r
a
t
i
o
n
a
n
d
e
s
t
a
b
l
i
s
h
m
e
n
t
p
e
r
i
o
d
.
·
C
r
e
a
t
e
d
a
n
1
8
m
o
n
t
h
r
e
g
i
s
t
r
a
t
i
o
n
a
n
d
e
s
t
a
b
l
i
s
h
m
e
n
t
p
e
r
i
o
d
f
o
r
ex
i
s
t
i
n
g
s
t
u
d
e
n
t
d
w
e
l
l
i
n
g
s
t
o
r
e
g
i
s
t
e
r
w
i
t
h
i
n
1
2
0
d
ay
s
o
f
t
h
e
ef
f
e
c
t
i
v
e
d
a
t
e
o
f
t
h
e
c
o
d
e
b
e
i
n
g
a
d
o
p
t
e
d
.
· Utilizing the 4 or less unrelated persons · Considering a registration and establishment period for existing rentals
Ne
w
a
r
k
,
N
e
w
J
e
r
s
e
y
·
D
e
f
i
n
e
d
s
t
u
d
e
n
t
h
o
m
e
a
n
d
l
i
m
i
t
e
d
w
h
e
r
e
t
h
e
y
c
o
u
l
d
be
l
o
c
a
t
e
d
by
p
r
o
h
i
b
i
t
i
n
g
t
h
e
m
i
n
c
e
r
t
a
i
n
s
u
b
d
i
v
i
s
i
o
n
s
/
s
t
r
e
e
t
s
·
S
t
u
d
e
n
t
h
o
m
e
m
u
s
t
h
a
v
e
a
r
e
n
t
a
l
p
e
r
m
i
t
·
L
a
n
d
l
o
r
d
e
n
s
u
r
e
t
h
a
t
t
e
n
a
n
t
s
c
o
m
p
l
y
w
i
t
h
a
p
p
l
i
c
a
b
l
e
n
o
i
s
e
a
n
d
ot
h
e
r
c
o
d
e
p
r
o
v
i
s
i
o
n
s
·
L
a
n
d
l
o
r
d
i
s
r
e
s
p
o
n
s
i
b
l
e
f
o
r
c
o
m
p
l
i
a
n
c
e
w
i
t
h
t
h
e
o
c
cu
p
a
n
c
y
l
i
m
i
t
s
wh
i
c
h
i
s
3
s
t
u
d
e
n
t
s
i
n
a
h
o
m
e
·
S
t
u
d
e
n
t
h
o
m
e
s
h
a
l
l
b
e
l
o
c
a
t
e
d
o
n
a
l
o
t
w
h
i
c
h
i
s
n
o
c
l
o
s
e
r
t
o
an
o
t
h
e
r
l
a
w
f
u
l
l
y
e
s
t
a
b
l
i
s
h
e
d
s
t
u
d
e
n
t
h
o
m
e
t
h
a
n
a
d
i
st
a
n
c
e
de
t
e
r
m
i
n
e
d
b
y
m
u
l
t
i
p
l
y
i
n
g
t
i
m
e
s
1
0
t
h
e
r
e
q
u
i
r
e
d
l
o
t
w
i
d
t
h
f
o
r
a
si
n
g
l
e
f
a
m
i
l
y
d
e
t
a
c
h
e
d
d
w
e
l
l
i
n
g
i
n
t
h
e
z
o
n
e
i
n
w
h
i
c
h
t
h
e
l
o
t
i
s
lo
c
a
t
e
d
(
e
x
a
m
p
l
e
:
5
0
f
o
o
t
l
o
t
w
i
d
t
h
x
1
0
=
1
5
0
f
e
e
t
s
e
p
a
r
a
t
i
o
n
)
.
Th
e
c
o
d
e
s
e
c
t
i
o
n
a
l
s
o
e
s
t
a
b
l
i
s
h
e
s
e
x
i
s
t
i
n
g
r
e
n
t
a
l
u
ni
t
s
t
h
a
t
h
a
v
e
a
v
a
l
i
d
r
e
n
t
a
l
p
e
r
m
i
t
a
r
e
c
o
n
s
i
d
e
r
e
d
a
s
t
u
d
e
n
t
h
o
m
e
.
Pu
b
l
i
c
O
u
t
r
e
a
c
h
:
·
T
h
e
C
i
t
y
o
f
N
e
w
a
r
k
a
n
d
t
h
e
U
n
i
v
e
r
s
i
t
y
o
f
D
e
l
a
w
a
r
e
jo
i
n
t
l
y
h
a
v
e
a
we
b
s
i
t
e
t
h
a
t
p
r
o
v
i
d
e
s
a
g
u
i
d
e
f
o
r
o
w
n
e
r
s
a
n
d
o
c
c
u
p
a
nt
s
o
f
si
n
g
l
e
-
f
a
m
i
l
y
t
y
p
e
r
e
n
t
a
l
h
o
u
s
i
n
g
.
·
E
f
f
o
r
t
i
s
c
a
l
l
e
d
T
o
w
n
&
G
o
w
n
;
c
o
m
m
i
t
t
e
e
c
o
n
s
i
s
t
s
o
f
C
i
t
y
o
f
Ne
w
a
r
k
o
f
f
i
c
i
a
l
s
/
s
t
a
f
f
a
n
d
U
n
i
v
e
r
s
i
t
y
o
f
D
e
l
a
w
a
r
e
s
ta
f
f
.
Co
m
m
i
t
t
e
e
s
c
h
a
r
g
e
i
s
e
s
t
a
b
l
i
s
h
e
d
i
n
N
e
w
a
r
k
’
s
c
o
d
e
.
·
ht
t
p
:
/
/
w
w
w
.
u
d
e
l
.
e
d
u
/
t
o
w
n
g
o
w
n
/
i
n
d
e
x
.
h
t
m
l
· Proposing that communal residences must have rental business license · Landlord responsible that tenants comply with code provisions – will be part of the rental business license · Landlord responsible for occupancy limits – Staff proposing 4 or less permitted outright; more than 4 a conditional use permit process required with public hearing before the Hearing Examiner
To
w
n
o
f
H
a
m
d
e
n
·
R
e
q
u
i
r
e
s
l
a
n
d
l
o
r
d
t
o
o
b
t
a
i
n
a
S
t
u
d
e
n
t
H
o
u
s
i
n
g
P
e
r
m
it
–
i
n
c
l
u
d
e
s
no
t
i
c
e
t
o
a
d
j
a
c
e
n
t
p
r
o
p
e
r
t
y
o
w
n
e
r
s
a
n
d
i
n
f
o
r
m
a
t
i
o
n
fo
r
t
e
n
a
n
t
s
·
R
e
q
u
i
r
e
s
t
h
a
t
t
h
e
u
n
i
t
m
e
e
t
b
u
i
l
d
i
n
g
c
o
d
e
s
a
n
d
f
i
r
e
c
o
d
e
s
·
N
o
e
x
t
e
r
i
o
r
c
h
a
n
g
e
s
t
o
t
h
e
b
u
i
l
d
i
n
g
u
n
l
e
s
s
r
e
q
u
i
r
e
d
f
o
r
co
m
p
l
i
a
n
c
e
w
i
t
h
b
u
i
l
d
i
n
g
o
r
f
i
r
e
c
o
d
e
·
M
e
e
t
p
a
r
k
i
n
g
r
e
q
u
i
r
e
m
e
n
t
o
f
o
n
e
o
f
f
-
s
t
r
e
e
t
p
a
r
k
i
n
g
s
p
a
c
e
p
e
r
st
u
d
e
n
t
w
i
t
h
a
t
l
e
a
s
t
t
w
o
s
p
a
c
e
s
p
e
r
d
w
e
l
l
i
n
g
u
n
i
t
ha
v
i
n
g
un
i
m
p
e
d
e
d
a
c
c
e
s
s
· Expanding the rental business license requirements to include
DI.B Page 22 of 40
Attachment A
·
N
o
p
a
r
k
i
n
g
i
n
t
h
e
r
e
q
u
i
r
e
d
f
r
o
n
t
o
r
s
i
d
e
y
a
r
d
t
h
a
t
i
s
u
n
p
a
v
e
d
·
L
a
n
d
l
o
r
d
m
u
s
t
p
r
o
v
i
d
e
t
r
a
s
h
a
n
d
r
e
c
y
c
l
i
n
g
b
i
n
s
a
n
d
p
o
s
t
i
n
g
in
s
t
r
u
c
t
i
o
n
s
r
e
g
a
r
d
i
n
g
t
h
e
p
i
c
k
-
u
p
s
c
h
e
d
u
l
e
s
·
S
u
b
m
i
s
s
i
o
n
o
f
f
l
o
o
r
p
l
a
n
s
a
n
d
a
n
y
p
r
o
p
o
s
e
d
m
o
d
i
f
i
c
at
i
o
n
s
·
P
r
o
v
i
d
i
n
g
a
2
4
-
h
o
u
r
c
o
n
t
a
c
t
p
e
r
s
o
n
i
n
t
h
e
s
t
a
t
e
t
o
r
e
s
o
l
v
e
co
m
p
l
a
i
n
t
s
·
M
a
x
i
m
u
m
o
f
4
s
t
u
d
e
n
t
s
p
e
r
d
w
e
l
l
i
n
g
u
n
i
t
p
r
o
v
i
d
i
n
g
co
m
p
l
i
a
n
c
e
wi
t
h
t
h
e
b
u
i
l
d
i
n
g
c
o
d
e
f
o
r
m
i
n
i
m
u
m
s
q
u
a
r
e
f
o
o
t
a
g
e
.
Bo
s
t
o
n
·
E
x
t
e
n
s
i
v
e
w
e
b
s
i
t
e
w
i
t
h
i
n
f
o
r
m
a
t
i
o
n
s
p
e
c
i
f
i
c
a
l
l
y
o
u
tl
i
n
e
d
f
o
r
:
o
L
a
n
d
l
o
r
d
s
o
T
e
n
a
n
t
s
–
s
p
e
c
i
f
i
c
i
n
f
o
r
m
a
t
i
o
n
f
o
r
s
t
u
d
e
n
t
s
o
F
r
e
q
u
e
n
t
l
y
A
s
k
e
d
Q
u
e
s
t
i
o
n
s
o
G
o
o
d
N
e
i
g
h
b
o
r
H
a
n
d
b
o
o
k
o
ht
t
p
:
/
/
w
w
w
.
c
i
t
y
o
f
b
o
s
t
o
n
.
g
o
v
/
d
n
d
/
b
r
h
c
/
· Incorporate elements from City of Boston’s website into Auburn’s website update when we implement the program
DI.B Page 23 of 40
From:Jeff Tate
To:Elizabeth Chamberlain
Subject:FW: Follow Up Item From May 21st Community Meeting at Green River Community College
Date:Monday, June 17, 2013 12:47:32 PM
From: Robert Kent DeWitt [mailto:kent.dewitt@gmail.com]
Sent: Monday, June 17, 2013 11:11 AM
To: Jeff Tate
Subject: Re: Follow Up Item From May 21st Community Meeting at Green River Community College
Good morning Mr. Tate,
Sorry for not get this done earlier.
A little about me first:
I am Robert Kent DeWitt, retired fire chief and former Asst. State Fire Marshal. I have a
Bachelors degree in Fire Command Administration but, more importantly, I have an AA
degree in Real Estate, which gives me some perspective on the issues related to residential
real estate here in my community.
I have a home in the Rainier Ridge development on Leah Hill. I purchased it about 10 years
ago, close to GRCC so my daughter could attend. I started renting rooms out to other
students while she was here so that she wouldn't be alone if I was off traveling (which I do a
lot of as I am retired).
I have continued to rent rooms to students because I am gone more than I am here and it
keeps the home occupied, which protects my property rather than being vacant and
uninsurable. I have had many international students over the years....some from Hong Kong,
mainland China, Taiwan, Viet Nam, Indonesia, Korea, California (?), and a few others that I
can't recall at the moment.
My house is a 4 bedroom rambler and I usually rent two rooms but have rented all of them on
occasion, depending on my plans for being here or not. I have also had ongoing maid service
to clean common areas as the students aren't big on cleaning other's messes. My yard is
professionally maintained as well. This protects my investment and keeps the neighbors
happy too.
I am familiar with various codes and have even been responsible for certain programs like
weed abatement requirements for maintenance of residential property. I am also aware of
building codes and requirements for habitable spaces. Both of these areas are generally
already in existing codes enforced by cities.
As a foreign traveler, I have visited over 23 countries around the world, many of them 3rd
world. Many cultures do not share the luxury of having a private bedroom for each person. In
my experience, the norm would be a shared room, sometimes entire families sharing one
sleeping room. I certainly do not advocate that but it is important to note what is relevant to
others.
DI.B Page 24 of 40
I recently attended an informational meeting at GRCC where issues of concern to neighbors
were discussed. Some of my neighbors seemed upset and, perhaps a little racist, as to their
concerns about students living in their midst. They talked about cars being parked and about
speeding cars as well. The few times I have seen speeders here, they were not students but
others who live here. I was almost hit once when I pulled onto 318th Way from 126th by a
car doing about 40. I made a hand signal for him to slow down and he came racing back to
ask what I was complaining about. I told him the speed limit was 25 and he insisted it was 35
though he was doing about 40+. I digress!
I think that as a responsible homeowner (landlord?) living here that I have the right to rent
out individual rooms to students. I am filling part of a huge need for housing. The
neighborhood is evolving as it does in every other college neighborhood. There are already
sufficient rules and codes dealing with yard maintenance (nuisance abatement), garages being
converted to living space (building code and fire codes), on street parking, speeding, etc. We
DO NOT need more rules, just enforcement of those already in existence.
The tricky part of the issue is probably in the area of number of occupants to occupy a
bedroom. For the sake of my property, I usually limit one person to each of the regular
bedrooms. However, I have in the past rented a room to a student with a baby, who shared
the same bedroom. I have also rented out the master bedroom to a couple (married but what
difference?). In this day and age of marriage for same sex couples and for same sex couples
to live together as a couple, how in the world do you expect to regulate that and why would
you want to?
From a truly pragmatic point of view, I think it is the home owner who should decide how
many people he rents his property to, not the government. Government can and should
regulate that the property be maintained in a clean and safe manner. As a homeowner, I know
that the wear and tear on a property is significantly increased when the number of people in
residence increases. But that is my problem, not the city's problem.
So regulate and enforce rules about smoke detectors, emergency lights, yard maintenance,
parking regulations (don't block driveways, etc.). But we do not need government telling us
how many people can be in our homes. Common sense and economic conditions will dictate
this. If my neighbors are truly concerned, then they should realize that their properties' value
is determined by their highest and best use, and that that use is changing. GRCC is growing
as is the entire world. Things have changed in this neighborhood and given the proximity to
GRCC, it is going to become more reliant on the availability as a student housing option.
The campus apartments currently charge about $700 per student to live in a 4 bedroom
apartment. My home is only a couple blocks away and I charge $550. Theoretically I could
bring in $2,200 per month if I didn't maintain space for myself. That leaves a lot of room for
maintenance and management as well as potential profit. There are waiting lists for the
apartments and I have never had problems with renting out rooms, usually renting to kids
who are friends of the ones who are graduating and moving on. Homes such as mine are
necessary for the college to function as an international school.
As an added note, I declare the income I receive by renting out rooms. Someone at the school
once told me that there was an IRS ruling that said I didn't have to claim it as income. That
didn't seem to make sense so I continue to claim on my taxes. If others are not, then perhaps
there is a need to evaluate this "exclusion" as a means of controlling the potential growth of
DI.B Page 25 of 40
rentals here in this neighborhood. But if my neighbors think that they can regulate room
rentals out of existence, then they should rethink their goals and realize that the economics of
it will dictate that this is no longer a simple neighborhood that will remain a cluster of
families living in isolation. The best use of the homes in this neighborhood is for auxiliary
student housing and that will be the future. Investors are going to buy our homes, not young
families. The values will be higher as a result and that should bode well for the existing
owners too.
I am sorry that I can not be there on the 18th. I will be visiting friends in Port Angeles and
then spending a few days in Oregon. However, I am willing to attend future meetings to
answer any questions you may have of me (subject to my travels of course) and you may also
feel free to call me at as well on my cell phone: . (I would prefer to not publish
my phone number in case my thoughts might provoke others to harass me though I would
gladly defend my opinions publicly at any time.
Thank you for the opportunity to be considered on this issue.
Robert Kent DeWitt
On Tue, Jun 4, 2013 at 11:24 AM, Jeff Tate <jtate@auburnwa.gov > wrote:
Mr. Dewitt,
I apologize that the scheduling change creates a conflict. Written comments would be very
helpful. Perhaps we can schedule a phone call as well so that we can go over your comments
in advance of the June 18th meeting? That way, I can do the best job I can to present them to
the Planning Commission. Additionally, this first action is limited to revising the definition
of family so that we don’t have a gap in our code that allows up to 8 non-family members to
live together as a single housekeeping unit. Removing this language will help code
enforcement take action on properties that are loaded with renters who have no relation to
each other. I hope that you see this as a good first step for the City to take while we discuss
the next steps/actions.
I would be happy to make myself available for a phone call in the next two weeks, however I
think it would be most productive if you prepared your comments first so that I have a chance
to read them and we can have a little deeper conversation about how to get you plugged in
and to make sure you are able to influence the process.
Jeff Tate
From: Robert Kent DeWitt [mailto:kent.dewitt@gmail.com ]
Sent: Tuesday, June 04, 2013 8:47 AM
To: Jeff Tate
Subject: Re: Follow Up Item From May 21st Community Meeting at Green River
Community College
Jeff, I am disappointed that the meeting was changed. I had planned to be there tonight but
will be in Port Angeles on the 18th. I will try to put some of my concerns in writing and
DI.B Page 26 of 40
email to you before then if they can be presented to the hearing.
On Jun 4, 2013 8:20 AM, "Jeff Tate" <jtate@auburnwa.gov > wrote:
Good morning Lea Hill residents,
I wanted to provide an update to one of the subjects that we discussed on May 21st. During
the meeting I stated that the City's Planning Commission would be holding a public hearing
on June 4th to consider an amendment to City code which effects the number of non-family
members that can occupy a single home. I mentioned this item because it has an impact on
the authorities we have for addressing issues that spring up with some of the rental houses
throughout town. Modifying the definition of family would be the first item in a series of
potential code changes that works towards creating a more definable and manageable rental
housing program.
The purpose of this email is to inform those who are interested in this subject that tonight’s
meeting has been rescheduled to the evening of Tuesday, June 18th at 6:30 pm. There were
several other items on the agenda that are also rescheduled to June 18th .
I apologize for any inconvenience that this may create and hope that this email reaches you
before you make the trip to City Hall.
Jeff Tate
Interim Director of Planning and Development
The information contained in this electronic communication is personal, privileged and/or
confidential information intended only for the use of the individual(s) or entity(ies) to which
it has been addressed. If you read this communication and are not the intended recipient, you
are hereby notified that any dissemination, distribution or copying of this communication,
other than delivery to the intended recipient is strictly prohibited. If you have received this
communication in error, please immediately notify the sender by reply e-mail. Thank you.
The information contained in this electronic communication is personal, privileged and/or
confidential information intended only for the use of the individual(s) or entity(ies) to which
it has been addressed. If you read this communication and are not the intended recipient, you
are hereby notified that any dissemination, distribution or copying of this communication,
other than delivery to the intended recipient is strictly prohibited. If you have received this
communication in error, please immediately notify the sender by reply e-mail. Thank you.
--
DI.B Page 27 of 40
R. Kent DeWitt
kent.dewitt@gmail.com
DI.B Page 28 of 40
1
Elizabeth Chamberlain
From:Stacey Griffin (253) 394-3991 [forsalebystacey@yahoo.com]
Sent:Saturday, August 03, 2013 6:10 PM
To:Elizabeth Chamberlain
Subject:Citizen Comment to the PCDC-August 12, 2013
Dear Elizabeth,
I am not able to attend the meeting on August 12, but, would like my opinion heard. I live in Rainier Ridge at
31812 125th PL SE, Auburn. It has come to my attention that the zoning codes for my area are in consideration
for change. I bought my home 14 years ago with the intention of living in a community of other single family
homes with the knowledge that some rentals would be in the neighborhood. I am completely against the zone
codes being modified so that rooming and boarding houses would be legal in my neighborhood. The fact that it
is happening illegally already is bad enough, let's not make it worse. I find that home owners typically have a
better love for their house and therefore take better care. In turn that keeps the neighborhood looking nice and
the values higher than if the neighborhood was filled will boarding houses of people who do not have the same
love for the home. Being a Realtor I have seen more than the average person in regards to housing and
therefore have a strong opinion in this matter. If boarding/rooming houses are in need let's build some more
student housing and leave the existing neighborhoods alone. Enforcement of the current code would also be
appreciated to prevent further illegal activity from continuing. Kindly include my email in your discussion and
consideration.
Best Regards,
Stacey Griffin
Broker
RE/MAX Choice Executives
Cell: 253.394.3991
Office: 253.220.0858
Fax: 866.601.3274
Web: http://staceycgriffin.remaxagent.com
By the way, I'm never too busy for any of your referrals!
DI.B Page 29 of 40
1
Elizabeth Chamberlain
From:Hank Galmish [HGalmish@greenriver.edu]
Sent:Sunday, August 04, 2013 9:19 PM
To:Elizabeth Chamberlain
Subject:FW: Keep the Integrity of our Neighborhood
Dear Ms. Chamberlain,
I had this email sent back so I am forwarding it.
Hank Galmish
________________________________
From: HENRY GALMISH [hpgalmish@msn.com]
Sent: Sunday, August 04, 2013 8:08 PM
To: Hank Galmish
Subject: FW: Keep the Integrity of our Neighborhood
________________________________
From: hpgalmish@msn.com
To: echamberlain@auburnwa.gov
Subject: Keep the Integrity of our Neighborhood
Date: Mon, 5 Aug 2013 03:06:29 +0000
Dear Elizabeth,
I know that the City of Auburn is considering changing the zoning codes in the neighborhood adjacent to Green
River Community College. I am an English professor at Green River Community College, and I live in the
Ranier Ridge subdivision at 12443 SE 318th Way. I have lived at this location for over twelves years and over
the years have watched as people have bought houses in the area not to live in , but to carve up, cutting up
garages and even living rooms without permits, and changing their houses into Boarding Rooming Houses.
These are currently illegal by the code we live under. And now it appears that the city wants to change the
zone to accomodate these illegal conversions.
One of these conversions is right next to me, and I can attest that no family lives there. In fact, at times there
have been eight students living there. The house has been allowed to run down, cars have been parked on the
lawn, trash is left out for days, there has been little, if any, repair done on the structure, and rats have been
found on the property who have migrated onto my property. I maintain my home and find it offensive that the
city is willing to support people who do not live in the area who are going to make a quick buck at the expense
of the neighborhood. I know my neighbors and I love living in a neighborhood designed for families. I am aware
that a couple of my neighbors have filed complaints to the Planning/Code Enforcement Office of Auburn about
these conversions, only to learn that one of the long term code enforcers of Auburn is doing the same type of
illegal conversions in houses close to the college. Those who have complained have been visited by code
enforcers and have been cited for seeming "irregularities" on their property. It is appalling that those with the
authority to enforce the law are not only violating the laws themselves, but are also using their office and power
to stiffle legitimate complaints. This is a country of laws and not coercion. This problem has also been pointed
out to city officials.
And now the city is exploring possibilities of allowing Boarding Houses in our single family neighborhood. I am
totally against this possible change. The college needs to build more dorms if it cannot handle the international
students that it is recruiting, instead of creating a serious problem for the neighborhood that is affecting both
the quality and the safety of our home and our families. Of course, it is also affecting the economic values of
DI.B Page 30 of 40
2
our homes. I supported being annexed to Auburn because I thought we as a community would be more
protected by our elected representatives. I expect you to take that responsibility seriously.
I want this email to be officially included in your formal discussions and for your thoughtful consideration.
Sincerely,
Hank Galmish
12443 SE 318th Way
Auburn, WA 98092
253-939-4943
DI.B Page 31 of 40
1
Elizabeth Chamberlain
From:thesurecure@netzero.net
Sent:Tuesday, August 06, 2013 11:44 AM
To:Elizabeth Chamberlain
Subject:Citizen Comment to the PCDC - August 12, 2013
Hello,
We have lived at 12817 SE 318th Way for 5 years. We could rent an apartment for much cheaper than we pay
to live here; but we choose to live here because we want to live in a peaceful neighborhood of single family
homes.
Please do not change the zoning codes; we implore you to enforce the code as it now exists. If this turns into a
neighborhood of rooming houses, we will probably move.
Thank you for letting us express our concerns.
Jonathan and Julie Hord
DI.B Page 32 of 40
MEMORANDUM
TO: Councilmember Nancy Backus, Chair, Planning and Community Development
Committee
Councilmember John Holman, Vice Chair, Planning and Community Development
Committee
Councilmember Largo Wales, Planning and Community Development Committee
Judi Roland, Chair, Planning Commission
Planning Commission Members
CC: Mayor Lewis
Nancy Welch, AICP, Planning and Development Director
FROM: Elizabeth Chamberlain, AICP, Planning Services Manager
DATE: August 5, 2013
RE: JOINT STUDY SESSION: C-1, Light Commercial Zone, Mixed-Use Standards
Background
Chapter 18.26 of the Auburn City Code (ACC) establishes the zoning standards for the C-1
Light Commercial Zoning designation. The C-1 standards list “Mixed Use” as a permitted use.
This section of code provides additional detail for the standards that must be met for “Multiple
Family Dwellings” that are part of a mixed use development such as requiring a certain
percentage of commercial development.
Recent inquiries from private developers have raised questions about the viability of meeting the
above standards. In particular, concerns have been raised over the 50% requirements
established. This code standard requires that 50% of the cumulative ground floor space for a
development with two or more buildings be dedicated to commercial retail, entertainment, or
office uses. The concern stems from the viability of filling these spaces with tenants in the
current economy or due to a lack of a localized market demand within specific areas of the City
Discussion
Staff is bringing forward for discussion concepts that accomplish the goal for mixed-use
development but with flexibility and alternatives.
Number of Buildings
Proposed in a Project
Commercial Requirement Example
One Building 50% of the ground floor square
footage
C/MF
DI.B Page 33 of 40
Two Buildings 25% of the cumulative ground
floor square footage
Three or More Buildings
20% of the cumulative ground
floor; can also set aside a
commercial building pad(s) for
future development if meet
certain criteria or combination
Or
Sliding scale: larger project =
smaller % of commercial
3 buildings = 20% commercial
4 buildings = 15% commercial
5 + buildings = 10% commercial
Or
The above development scenarios are just examples. Staff evaluated The Seasons Project and
found the following:
· Only 2 vacant commercial spaces and
· 18% commercial on the ground floor calculated over the entire site.
The concept is to provide flexibility for a development proposal to include the required
commercial in a separate building/building pad or the commercial can be on the ground floor.
Staff will also be looking to establish criteria if an applicant selects to set aside a building pad
such as requiring the area to be landscaped on the interim, identify that sufficient area has been
set aside to accommodate parking, drive aisles, and utilities.
AUBURN WAY N
AUBURN WAY S
A ST SE
WEST VALLEY HWY, 15 ST NW/SW
C ST SW
SE 312th Street
AUBURN WAY N
AUBURN WAY S
A ST SE
WEST VALLEY HWY, 15 ST NW/SW
C ST SW
SE 312th Street
MF =
10,000
sq. ft
C = 5,000 sq.
ft. commercial
MF =
15,000
sq. ft.
MF = 10,000
sq. ft. gf
C = 2,500 sq. ft
commercial
C/MF
DI.B Page 34 of 40
Staff have outlined the following questions for the PCDC and Planning Commission to discuss
and provide feedback to staff:
1. Staff is proposing to reduce the percentage required for commercial as part of a
multifamily project. What feedback does the PCDC and Planning Commission have
on the proposed percentages?
2. Is there other information that would be helpful for the PCDC and Planning
Commission as they consider these code amendments?
DI.B Page 35 of 40
AGENDA BILL APPROVAL FORM
Agenda Subject:
PCDC Status Matrix
Date:
August 6, 2013
Department:
Planning and Development
Attachments:
PCDC Matrix
Budget Impact:
$0
Administrative Recommendation:
Background Summary:
See attached matrix.
Reviewed by Council Committees:
Other: Planning
Councilmember:Backus Staff:Welch
Meeting Date:August 12, 2013 Item Number:DI.D
AUBURN * MORE THAN YOU IMAGINEDDI.D Page 36 of 40
PC
D
C
W
o
r
k
P
l
a
n
M
a
t
r
i
x
–
A
u
g
u
s
t
1
2
,
2
0
1
3
Pl
e
a
s
e
N
o
t
e
:
N
e
w
a
d
d
i
t
i
o
n
s
u
n
d
e
r
l
i
n
e
d
,
d
e
l
e
t
i
o
n
s
r
e
mo
v
e
d
.
Au
g
u
s
t
1
2
,
2
0
1
3
LA
N
D
U
S
E
C
O
D
E
S
/
P
O
L
I
C
I
E
S
To
p
i
c
/
I
s
s
u
e
Ne
x
t
o
n
P
C
D
St
a
f
f
/
C
o
u
n
c
i
l
Le
a
d
Co
m
m
e
n
t
s
1
·
M
u
c
k
l
e
s
h
o
o
t
T
r
i
b
e
TB
D
W
e
l
c
h
St
a
f
f
t
o
s
t
a
y
i
n
t
o
u
c
h
w
i
t
h
P
l
a
n
n
i
n
g
D
e
p
t
.
a
n
d
k
e
e
p
coordination &
co
m
m
u
n
i
c
a
t
i
o
n
o
p
e
n
w
i
t
h
T
r
i
b
e
.
T
h
e
C
i
t
y
m
e
t
w
i
t
h
t
he Muckleshoot Tribe May
28
,
2
0
1
3
a
n
d
w
i
l
l
b
e
m
e
e
t
i
n
g
o
n
a
q
u
a
r
t
e
r
l
y
b
a
s
i
s
.
2
Co
d
e
A
m
e
n
d
m
e
n
t
s
·
S
h
a
r
e
d
S
t
u
d
e
n
t
R
e
n
t
a
l
Ho
u
s
i
n
g
Au
g
u
s
t
1
2
C
h
a
m
b
e
r
l
a
i
n
He
l
d
a
p
u
b
l
i
c
h
e
a
r
i
n
g
b
e
f
o
r
e
t
h
e
P
l
a
n
n
i
n
g
C
o
m
m
i
s
s
i
o
n related to amending the
de
f
i
n
i
t
i
o
n
o
f
f
a
m
i
l
y
a
s
a
P
h
a
s
e
1
a
p
p
r
o
a
c
h
t
o
a
t
w
o
phased project. Continued
di
s
c
u
s
s
i
o
n
a
t
t
h
e
C
o
m
m
i
t
t
e
e
o
n
6
/
2
4
/
1
3
a
n
d
r
e
t
u
r
n
i
n
g to the Committee for
fu
r
t
h
e
r
d
i
s
c
u
s
s
i
o
n
.
D
e
t
e
r
m
i
n
e
d
a
t
t
h
e
7
/
8
/
1
3
m
e
e
t
i
ng the project would not be
br
o
k
e
n
i
n
t
o
p
h
a
s
e
s
a
n
d
m
o
v
e
f
o
r
w
a
r
d
w
i
t
h
n
e
e
d
e
d
c
o
d
e changes as one phase.
·
C
l
u
s
t
e
r
S
u
b
d
i
v
i
s
i
o
n
20
1
3
Ch
a
m
b
e
r
l
a
i
n
S
t
a
f
f
t
o
p
r
e
p
a
r
e
d
r
a
f
t
r
e
g
u
l
a
t
i
o
n
s
f
o
r
th
e
P
l
a
n
n
i
n
g
C
o
m
m
i
s
s
i
o
n
t
o
r
e
v
i
e
w
.
·
C
o
t
t
a
g
e
H
o
u
s
i
n
g
20
1
3
C
h
a
m
b
e
r
l
a
i
n
S
t
a
f
f
t
o
p
r
e
p
a
r
e
d
r
a
f
t
r
e
g
u
l
a
t
i
o
n
s
f
o
r
t
h
e
P
l
a
n
n
i
n
g
C
o
m
m
i
s
s
i
o
n
t
o
r
e
v
i
e
w
.
·
C
e
l
l
T
o
w
e
r
s
TB
D
Ch
a
m
b
e
r
l
a
i
n
Re
v
i
e
w
e
d
b
y
P
C
D
C
o
n
9
/
1
0
/
1
2
a
n
d
c
o
d
e
d
i
s
c
u
s
s
e
d
a
t
P
lanning Commission on
10
/
2
/
1
2
.
S
t
a
f
f
t
o
r
e
t
u
r
n
t
o
P
l
a
n
n
i
n
g
C
o
m
m
i
s
s
i
o
n
w
i
th more information to
di
s
c
u
s
s
o
n
c
e
l
l
t
o
w
e
r
p
r
o
p
o
s
e
d
c
o
d
e
c
h
a
n
g
e
s
.
·
E
n
v
i
r
o
n
m
e
n
t
a
l
P
a
r
k
D
i
s
t
r
i
c
t
20
1
3
W
e
l
c
h
/
Ch
a
m
b
e
r
l
a
i
n
Co
d
e
c
o
n
c
e
p
t
s
a
n
d
i
d
e
a
s
t
o
b
e
d
e
v
e
l
o
p
e
d
b
a
s
e
d
o
n
C
o
uncil retreat direction.
·
A
g
r
i
t
o
u
r
i
s
m
TB
D
Ch
a
m
b
e
r
l
a
i
n
St
a
f
f
t
o
b
r
i
n
g
b
a
c
k
o
n
c
e
t
h
e
P
l
a
n
n
i
n
g
C
o
m
m
i
s
s
i
o
n
h
a
s reviewed and made their
re
c
o
m
m
e
n
d
a
t
i
o
n
.
3
Ur
b
a
n
C
e
n
t
e
r
·
H
e
a
l
t
h
c
a
r
e
D
i
s
t
r
i
c
t
O
v
e
r
l
a
y
20
1
3
Ch
a
m
b
e
r
l
a
i
n
S
t
a
f
f
t
o
d
e
v
e
l
o
p
w
o
r
k
p
l
a
n
.
·
T
h
e
A
D
A
Sp
r
i
n
g
2
0
1
4
C
h
a
m
b
e
r
l
a
i
n
Th
e
A
u
b
u
r
n
D
o
w
n
t
o
w
n
A
s
s
o
c
i
a
t
i
o
n
p
r
o
v
i
d
e
d
a
n
u
p
d
a
t
e
at the 3/25/13 meeting
an
d
w
i
l
l
r
e
t
u
r
n
i
n
t
h
e
s
p
r
i
n
g
o
f
2
0
1
4
f
o
r
t
h
e
i
r
a
n
n
ual update.
DI.D Page 37 of 40
Au
g
u
s
t
1
2
,
2
0
1
3
Page 2
To
p
i
c
/
I
s
s
u
e
Ne
x
t
o
n
P
C
D
St
a
f
f
/
C
o
u
n
c
i
l
Le
a
d
Co
m
m
e
n
t
s
·
A
m
t
r
a
k
TB
D
M
a
y
o
r
L
e
w
i
s
Ci
t
y
t
r
a
c
k
i
n
g
p
o
t
e
n
t
i
a
l
s
t
a
t
i
o
n
s
t
o
p
s
e
x
p
a
n
s
i
o
n
s
t
u
dy by Amtrak. Public Works
st
a
f
f
p
r
o
v
i
d
e
d
a
n
u
p
d
a
t
e
a
t
t
h
e
C
o
m
m
i
t
t
e
e
’
s
3
/
2
5
/
1
3
meeting, the WSDOT
st
a
t
i
o
n
s
t
o
p
e
x
p
a
n
s
i
o
n
f
e
a
s
i
b
i
l
i
t
y
s
t
u
d
y
i
s
e
x
p
e
c
t
e
d to be complete in June,
20
1
3
.
C
o
u
n
c
i
l
p
a
s
s
e
d
R
e
s
o
l
u
t
i
o
n
N
o
.
4
9
4
9
s
u
p
p
o
r
t
i
n
g an Amtrak stop in
Au
b
u
r
n
.
·
D
o
w
n
t
o
w
n
P
a
r
k
i
n
g
Ma
n
a
g
e
m
e
n
t
P
l
a
n
Au
g
u
s
t
2
6
C
h
a
m
b
e
r
l
a
i
n
Pa
r
k
i
n
g
i
n
v
e
n
t
o
r
y
c
o
m
p
l
e
t
e
,
p
u
b
l
i
c
s
u
r
v
e
y
c
o
m
p
l
e
t
e
d
and data compilation
be
i
n
g
c
o
n
d
u
c
t
e
d
.
S
t
a
f
f
r
e
v
i
e
w
e
d
t
h
e
d
r
a
f
t
T
a
b
l
e
o
f
Contents with Committee on
10
/
0
8
/
1
2
.
4
H
i
s
t
o
r
i
c
P
r
e
s
e
r
v
a
t
i
o
n
S
t
r
a
t
e
g
i
e
s
20
1
3
Ch
a
m
b
e
r
l
a
i
n
S
t
a
f
f
w
i
l
l
f
o
r
m
u
l
a
t
e
a
s
t
r
a
t
e
g
y
a
c
t
i
o
n
pl
a
n
a
n
d
b
r
i
n
g
b
a
c
k
t
o
C
o
m
m
i
t
t
e
e
.
5
St
r
a
t
e
g
y
A
r
e
a
s
f
o
r
Po
p
u
l
a
t
i
o
n
/
B
u
s
i
n
e
s
s
/
E
m
p
l
o
y
m
e
n
t
20
1
3
Ch
a
m
b
e
r
l
a
i
n
C
o
d
e
c
o
n
c
e
p
t
s
a
n
d
i
d
e
a
s
t
o
b
e
d
e
v
e
l
o
p
e
d
b
a
s
e
d
o
n
C
o
u
n
c
i
l
r
e
t
r
e
a
t
d
i
r
e
c
t
i
o
n
.
6
P
e
d
e
s
t
r
i
a
n
K
i
o
s
k
s
T
B
D
C
h
a
m
b
e
r
l
a
i
n
Fu
n
d
i
n
g
o
p
t
i
o
n
s
a
n
d
i
d
e
a
s
t
o
c
o
n
s
t
r
u
c
t
a
n
d
i
n
s
t
a
l
l
the remaining 6 pedestrian
ki
o
s
k
s
d
o
w
n
t
o
w
n
.
C
o
m
m
i
t
t
e
e
t
o
o
k
a
c
t
i
o
n
o
n
1
/
2
8
/
1
3
and recommended
Co
u
n
c
i
l
a
p
p
r
o
v
a
l
f
o
r
t
h
e
c
o
n
s
t
r
u
c
t
i
o
n
a
n
d
i
n
s
t
a
l
l
a
t
ion of three kiosks.
EN
V
I
R
O
N
M
E
N
T
A
L
7
A
u
b
u
r
n
E
n
v
i
r
o
n
m
e
n
t
a
l
P
a
r
k
A
s
N
e
e
d
e
d
A
n
d
e
r
s
e
n
St
a
f
f
i
s
e
v
a
l
u
a
t
i
n
g
o
p
p
o
r
t
u
n
i
t
i
e
s
f
o
r
p
o
t
e
n
t
i
a
l
a
d
d
itional property acquisitions in
th
e
A
E
P
P
h
a
s
e
I
I
p
l
a
n
n
i
n
g
a
r
e
a
.
8
En
v
i
r
o
n
m
e
n
t
a
l
R
e
s
t
o
r
a
t
i
o
n
Pr
o
j
e
c
t
s
TB
D
A
n
d
e
r
s
e
n
Fe
n
s
t
e
r
L
e
v
e
e
S
e
t
b
a
c
k
P
h
2
P
r
o
j
e
c
t
–
d
e
s
i
g
n
t
e
a
m
i
s
addressing SRFB
co
m
m
e
n
t
s
o
n
p
r
e
l
i
m
i
n
a
r
y
d
e
s
i
g
n
;
M
i
l
l
C
r
e
e
k
W
5
K
p
r
o
j
ect – Draft 95% design
co
m
p
l
e
t
e
,
s
t
a
f
f
i
s
w
o
r
k
i
n
g
w
i
t
h
t
h
e
A
r
m
y
C
o
r
p
s
t
o
f
inalize design, complete real
es
t
a
t
e
c
e
r
t
i
f
i
c
a
t
i
o
n
,
a
n
d
p
o
s
i
t
i
o
n
t
h
e
p
r
o
j
e
c
t
f
o
r
co
n
s
t
r
u
c
t
i
o
n
i
n
2
0
1
4
.
9
Fl
o
o
d
p
l
a
i
n
p
r
o
g
r
a
m
s
–
N
F
I
P
a
n
d
CR
S
Se
p
t
e
m
b
e
r
20
1
3
An
d
e
r
s
e
n
Br
i
e
f
i
n
g
N
o
.
5
i
n
t
h
e
f
l
o
o
d
p
l
a
i
n
m
a
n
a
g
e
m
e
n
t
s
e
r
i
e
s
is scheduled for 9/2013; staff
is
e
v
a
l
u
a
t
i
n
g
t
h
e
2
0
1
3
c
h
a
n
g
e
s
t
o
t
h
e
C
R
S
p
r
o
g
r
a
m
r
equirements and
de
v
e
l
o
p
i
n
g
p
o
l
i
c
y
o
p
t
i
o
n
s
f
o
r
t
h
e
C
i
t
y
’
s
f
u
t
u
r
e
a
p
p
roach to CRS participation.
PA
R
K
S
,
A
R
T
S
&
R
E
C
R
E
A
T
I
O
N
10
L
e
a
H
i
l
l
/
G
r
e
e
n
R
i
v
e
r
C
C
P
a
r
k
T
B
D
F
a
b
e
r
G
e
n
e
r
a
l
C
on
s
t
r
u
c
t
i
o
n
a
n
t
i
c
i
p
a
t
e
d
b
e
i
n
g
c
o
m
p
l
e
t
e
i
n
S
e
p
t
e
m
b
e
r
.
DI.D Page 38 of 40
Au
g
u
s
t
1
2
,
2
0
1
3
Page 3
To
p
i
c
/
I
s
s
u
e
Ne
x
t
o
n
P
C
D
St
a
f
f
/
C
o
u
n
c
i
l
Le
a
d
Co
m
m
e
n
t
s
CO
M
M
U
N
I
T
Y
S
E
R
V
I
C
E
S
D
I
V
I
S
I
O
N
11
Bu
i
l
d
i
n
g
C
o
m
m
u
n
i
t
y
TB
D
Hu
r
s
h
PC
D
C
r
e
q
u
e
s
t
e
d
u
p
d
a
t
e
a
t
a
f
u
t
u
r
e
m
e
e
t
i
n
g
;
b
r
i
e
f
i
n
g
to be scheduled.
12
H
u
m
a
n
S
e
r
v
i
c
e
s
C
e
n
t
e
r
O
n
g
o
i
n
g
H
u
r
s
h
U
p
d
a
t
e
s
p
r
o
v
id
e
d
a
s
n
e
e
d
e
d
o
r
r
e
q
u
e
s
t
e
d
.
13
Un
i
f
y
c
o
m
m
u
n
i
t
i
e
s
t
h
r
o
u
g
h
ce
n
t
r
a
l
i
z
e
d
c
o
m
m
u
n
i
c
a
t
i
o
n
a
n
d
ou
t
r
e
a
c
h
TB
D
H
u
r
s
h
C
o
m
m
u
n
i
t
y
S
e
r
v
i
c
e
s
t
o
g
i
v
e
a
n
n
u
a
l
u
p
d
a
t
e
s
.
BO
A
R
D
S
,
C
O
M
M
I
S
S
I
O
N
S
&
H
E
A
R
I
N
G
E
X
A
M
I
N
E
R
14
A
r
t
s
C
o
m
m
i
s
s
i
o
n
F
a
l
l
2
0
1
3
F
a
b
e
r
J
o
i
n
t
m
e
e
t
i
n
g
h
e
ld
o
n
1
1
/
2
6
/
1
2
w
i
t
h
P
C
D
C
.
15
H
u
m
a
n
S
e
r
v
i
c
e
s
C
o
m
m
i
t
t
e
e
F
a
l
l
2
0
1
3
H
u
r
s
h
J
o
i
n
t
m
ee
t
i
n
g
h
e
l
d
9
/
2
4
/
1
2
.
16
H
e
a
r
i
n
g
E
x
a
m
i
n
e
r
F
a
l
l
2
0
1
3
D
i
x
o
n
He
a
r
i
n
g
E
x
a
m
i
n
e
r
a
t
t
e
n
d
e
d
1
1
/
2
6
/
1
2
m
e
e
t
i
n
g
f
o
r
a
n
n
u
al briefing with the
Co
m
m
i
t
t
e
e
.
17
P
a
r
k
s
&
R
e
c
r
e
a
t
i
o
n
B
o
a
r
d
J
u
l
y
2
0
1
4
F
a
b
e
r
An
n
u
a
l
u
p
d
a
t
e
o
c
c
u
r
r
e
d
7
/
2
2
/
1
3
w
i
t
h
P
C
D
C
;
t
h
e
n
e
x
t
u
p
d
a
t
e
w
i
l
l
t
a
k
e
p
l
a
c
e
7/
2
0
1
4
.
18
P
l
a
n
n
i
n
g
C
o
m
m
i
s
s
i
o
n
A
u
g
u
s
t
1
2
C
h
a
m
b
e
r
l
a
i
n
Co
m
m
i
t
t
e
e
w
i
l
l
h
o
l
d
a
j
o
i
n
t
m
e
e
t
i
n
g
e
v
e
r
y
s
i
x
m
o
n
t
h
s with Planning
Co
m
m
i
s
s
i
o
n
.
T
h
e
n
e
x
t
m
e
e
t
i
n
g
w
i
l
l
b
e
h
e
l
d
8
/
1
2
/
2
0
1
3.
19
T
r
a
n
s
p
o
r
t
a
t
i
o
n
,
T
r
a
n
s
i
t
,
a
n
d
T
r
a
i
l
s
S
p
r
i
n
g
2
0
1
4
Th
o
r
d
a
r
s
o
n
A
n
n
u
a
l
u
p
d
a
t
e
o
c
c
u
r
r
e
d
o
n
5
/
2
8
/
1
3
w
i
t
h
P
CD
C
.
20
U
r
b
a
n
T
r
e
e
B
o
a
r
d
F
a
l
l
2
0
1
3
F
a
b
e
r
A
n
n
u
a
l
u
p
d
a
t
e
o
cc
u
r
r
e
d
1
0
/
2
2
/
1
2
w
i
t
h
P
C
D
C
.
CO
M
P
R
E
H
E
N
S
I
V
E
P
L
A
N
/
C
A
P
I
T
A
L
F
A
C
I
L
I
T
I
E
S
P
L
A
N
N
I
N
G
(
L
o
n
g
R
a
n
g
e
P
l
a
n
n
i
n
g
)
21
C
o
m
p
r
e
h
e
n
s
i
v
e
P
l
a
n
U
p
d
a
t
e
T
B
D
C
h
a
m
b
e
r
l
a
i
n
20
1
3
–
2
0
1
4
A
u
b
u
r
n
C
o
m
p
r
e
h
e
n
s
i
v
e
P
l
a
n
u
p
d
a
t
e
.
M
a
j
o
r update of the
co
m
p
r
e
h
e
n
s
i
v
e
p
l
a
n
f
o
r
t
h
e
n
e
x
t
2
0
y
e
a
r
s
+
.
22
W
a
t
e
r
,
S
e
w
e
r
,
S
t
o
r
m
Sc
o
p
e
:
U
p
d
a
t
e
t
o
t
h
e
W
a
t
e
r
,
Se
w
e
r
,
a
n
d
S
t
o
r
m
Co
m
p
r
e
h
e
n
s
i
v
e
P
l
a
n
s
i
n
c
o
n
c
e
r
t
wi
t
h
t
h
e
C
o
m
p
r
e
h
e
n
s
i
v
e
P
l
a
n
Up
d
a
t
e
p
r
o
j
e
c
t
.
On
-
g
o
i
n
g
P
u
b
l
i
c
W
o
r
k
s
Up
d
a
t
e
t
o
t
h
e
t
h
r
e
e
u
t
i
l
i
t
y
c
o
m
p
r
e
h
e
n
s
i
v
e
p
l
a
n
s
a
s
the City updates its
co
m
p
r
e
h
e
n
s
i
v
e
p
l
a
n
.
DI.D Page 39 of 40
Au
g
u
s
t
1
2
,
2
0
1
3
Page 4
To
p
i
c
/
I
s
s
u
e
Ne
x
t
o
n
P
C
D
St
a
f
f
/
C
o
u
n
c
i
l
Le
a
d
Co
m
m
e
n
t
s
23
Tr
a
n
s
p
o
r
t
a
t
i
o
n
P
l
a
n
n
i
n
g
Sc
o
p
e
:
L
o
n
g
-
t
e
r
m
p
l
a
n
n
i
n
g
f
o
r
th
e
i
n
t
e
r
r
e
l
a
t
i
o
n
s
h
i
p
b
e
t
w
e
e
n
la
n
d
u
s
e
a
n
d
t
r
a
n
s
p
o
r
t
a
t
i
o
n
in
f
r
a
s
t
r
u
c
t
u
r
e
.
On
-
g
o
i
n
g
P
a
r
a
Co
m
p
r
e
h
e
n
s
i
v
e
T
r
a
n
s
p
o
r
t
a
t
i
o
n
U
p
d
a
t
e
a
d
o
p
t
e
d
b
y
C
i
t
y
Council in 2009.
Co
m
p
r
e
h
e
n
s
i
v
e
T
r
a
n
s
p
o
r
t
a
t
i
o
n
P
l
a
n
U
p
d
a
t
e
i
n
c
o
n
c
e
r
t
with the Comprehensive
Pl
a
n
U
p
d
a
t
e
P
r
o
j
e
c
t
.
24
Tr
a
n
s
p
o
r
t
a
t
i
o
n
I
m
p
r
o
v
e
m
e
n
t
Pr
o
g
r
a
m
(
T
I
P
)
Sc
o
p
e
:
6
-
y
e
a
r
t
r
a
n
s
p
o
r
t
a
t
i
o
n
im
p
r
o
v
e
m
e
n
t
p
r
o
g
r
a
m
t
h
a
t
i
s
up
d
a
t
e
d
a
n
n
u
a
l
l
y
i
d
e
n
t
i
f
y
i
n
g
tr
a
n
s
p
o
r
t
a
t
i
o
n
r
e
l
a
t
e
d
c
a
p
i
t
a
l
pr
o
j
e
c
t
s
20
1
4
Pa
r
a
Re
s
o
l
u
t
i
o
n
N
o
.
4
9
3
7
,
t
h
e
2
0
1
4
-
2
0
1
9
T
r
a
n
s
p
o
r
t
a
t
i
o
n
I
mprovement Program
(T
I
P
)
w
a
s
a
p
p
r
o
v
e
d
o
n
6
/
1
7
/
1
3
b
y
C
i
t
y
C
o
u
n
c
i
l
.
25
Ca
p
i
t
a
l
F
a
c
i
l
i
t
i
e
s
P
l
a
n
Sc
o
p
e
:
6
-
y
e
a
r
c
a
p
i
t
a
l
f
a
c
i
l
i
t
i
e
s
pl
a
n
f
o
r
t
h
e
C
i
t
y
’
s
p
u
b
l
i
c
fa
c
i
l
i
t
i
e
s
/
u
t
i
l
i
t
i
e
s
On
-
g
o
i
n
g
F
i
n
a
n
c
e
Up
d
a
t
e
d
a
n
n
u
a
l
l
y
a
s
n
e
e
d
e
d
a
s
p
a
r
t
o
f
t
h
e
c
o
m
p
r
e
h
e
n
sive plan update
pr
o
c
e
s
s
.
T
h
e
2
0
1
3
-
2
0
1
8
C
a
p
i
t
a
l
F
a
c
i
l
i
t
i
e
s
P
l
a
n
a
p
p
roved by the City Council
12
/
1
7
/
1
2
.
OT
H
E
R
26
E
c
o
n
o
m
i
c
D
e
v
e
l
o
p
m
e
n
t
U
p
d
a
t
e
s
A
s
N
e
e
d
e
d
M
a
y
o
r
F
u
t
ur
e
b
r
i
e
f
i
n
g
s
t
o
b
e
p
r
o
v
i
d
e
d
a
s
n
e
e
d
e
d
.
DI.D Page 40 of 40