HomeMy WebLinkAbout09-06-2017 Minutes \
�` * A PLANNING COMMISSION
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* � Y 1NASHINGTON September 6, 2017
MINUTES
I. 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, Aubum, WA.
a.) ROLL CALL/ESTABLISHMENT OF QUORUIIA
Planning Commission Members present were: Chair Judi Roland, Commissioner
Mason, Commissioner Lee, Commissioner Copple, Commissioner Shin, and
Commissioner Moutzouris. Commissioner Stephens was excused and
Commissioner Smith arrived after the approval of minutes.
Staff present included: City Attorney Dan Heid, Assistant Director of Community
Development Jeff Tate, Planning Services Manager Jeff Dixon, and Planning
Administrative Assistant Tina Kriss.
Members of the public present: Valley Regional Fire Authority Fire Marshal Karen
Stewart, Rob Renner, Bob Zimmerman, Dave Krons, Wayne Jones of Lakeridge
Development, and Jeremiah Lafranca of the Pierce County Master Builders
Association.
b.) PLEDGE OF ALLEGENCE
II. APPROVAL OF IVIINUTES
A. August 8, 2017
Commissioner Copple moved and Commissioner Lee seconded to approve the
minutes from the August 8, 2017 meeting as written.
MOTION CARRIED. 6-0
Commissioner Stephens was excused and Commissioner Smith arrived after the
approval of minutes.
III. PUBLIC COMNiENT
Bob Zimmerman, 33029 46th PI., Auburn
Mr. Zimmerman expressed his frustration with a neighbor who built a concrete retaining
wall without a permit. Mr. Zimmerman is concerned with the stability and seismic risk of
the wall adjoining his property. After bringing these concerns to the city's attention, a
correction notice was issued by the city to the property owner to enforce the wall and
make it mQre structurally sound and seismically safe. The property owner was required
to undertake additional construction to reinforce the wall. Mr. Zimmerman does not
believe the work to reinforce the wall has taken place and is concerned with the wall
failing and being a safety hazard and causing damage to his property.
PLANNING COMMISSION MEETING MINUTES September 6, 2017
Mr. Zimmerman also expressed his concern with a 1,000-gallon propane tank located on
the same property. He stated in the event there is an earthquake there are no state
regulations requiring safety valves or straps. Without these safety precautions if a
nafural disaster takes place the neighborhood is open to a large explosion which would
cause severe life safety risks and property damage in the vicinity.
Mr. Zimmerman stated Fire Marshal Karen Stewart visited the site and informed him that
the tank has met code and the fire authority is only able to enforce minimum code.
Chair Roland thanked Mr. Zimmerman for his comments and explained the Planning
Commission at large has no direct authority over either issue but appreciated his bring
this to their attention.
IV. PUBLIC HEARING
A. ZOA17-0005 — Rezone of EP, Environmental Park to NI-1, Light Industrial
Chair Roland opened the public hearing on ZOA17-0005, Rezone of the EP
to M-1 at 7:09 p.m.
Assistant Director Tate provided the staff report to ZOA17-0005, and an
overview of the Environmental Park (EP) Zone. The EP Zone consists of a
mix of pre-existing industrial properties as well as several large cities owned
properties that include the Auburn Environmental Park and wetland properties
that are a component of the City wide stormwater management system.
Assistant Tate noted that the Aubum Environmental Park (AEP) will not be
rezoned by this action as it is now designated as "Open Space".
Because the EP Zone is no longer listed in the Comprehensive Plan as an
implementing zoning designation, a change to M-1 will eliminate the existing
inconsistency with the Comprehensive Plan and challenges that have been
described in developing using the current EP Zoning. Changing the zoning
map to M-1 will expand the viability to utilize, develop, and market the
affected properties.
Since the inception of the EP Zone in 2006 there has been very little private
sector investment into the privately owned properties within this commercial
designation according to information provided to the city.
Chair Roland invited members of the public forward for public comment
regarding ZOA17-0005, Rezone of EP to M-1.
With no public present for public testimony, the Public Hearing was closed at
7:15 PM.
Commissioner Shin asked if incentives were provided to folks developing in
the EP Zone when it was established. Staff stated no incentives were
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PLANIVING COAAMISSION flflEETIPIG iVIINUTES September 6, 2017
provided as it was more of an approach to require a certain type of
sustainable design and green building practices.
Commissioner Smith asked staff if a customer called to report street and
sewer concerns from properties within the area being rezoned would the city
have information on the call: Staff explained if a call is received to report an
issue it is generally logged and noted. Commissioner Smith asked staff if
they could check and see if a call was logged in for a street in the EP and
staff explained that calls are logged by address and helpful if the street name
was provided. The general vicinity was provided by Commissioner Smith.
The Commission and staff discussed the concerns of some of the owners
within the zone at the time of the EP Zone designation regarding conforming
and non-conforming uses.
With no other questions for staff, the Commission deliberated.
Vice-Chair Copple moved and Commissioner Moutzouris seconded to move
forward ZOA17-0005, Rezone of EP Zone to M-1 Zone, to Council for
approval.
MOTION CARRIED. 7-0
B. ZOA17-0006 — Code Change Regarding Calculating Residential Density
Assistant Director Tate provided background information on ZOA17-0006,
Calculating Residential Density.
Staff discussed the methodology for calculating density and explained that at
the August 8, 2017 Planning Commission meeting two calculation formulas
were discussed, calculating density based on "net site area" and "gross site
area". Net site area formula takes the property and removes a variety of
features from the land area before calculating the density on what is
remaining. The wetlands, storm ponds, roads, etc., are removed before
calculating net site area. By confrast, for the gross site area, the entire
property area is considered in calculating the density allowed in the zone.
The developer and staff face challenges with the current net site area
calculations. In order to make a determination on the development potential
of the property key features must first be designed and the removed before
calculating the allowed number of lots and dwelling units (i.e., stormwater
design, right-of-way dedication, streets and other necessary components).
The zoning of a property can be provided to a customer quickly. However, if
staff is working through the pre-application process or has an interaction with
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PLANNING COMMISSION AAEETING AAINUTES September 6, 2017
a customer at the counter information is not available and valuable time is lost
to do the layout work in determining the net site calculations.
The Commission and staff discussed the option of removing the minimum
density requirement as applicable to short plats. If a customer comes to the
counter and wants to develop an acre of land with a home located in the
center into one or two additional lots, the answer from staff is that you can't
do that because it needs to be divided into more lots to meet the minimum
density requirement. The City has turned away potential short plat customers
because it is not possible to meet the minimum density with restrictions based
on undevelopable aspects of the land.
Also, the minimum density applicable to short plats does not encourage infill
development. Also, if a property intended for traditional subdivision is
encumbered with critical areas that the developer can prove limits meeting
the minimum density, removing it allows the developer to utilize the usable
land. Staff is suggesting the minimum density requirement as applicable to
short plats be eliminated.
Staff provided a PowerPoint presentation depicting the scale of different lot
size and widths at different densities. Staff explained that irrespective of the
lot size the zoning density regulations still must be met. The thinking often is
if you go with smaller lot size you get more lots. If it is a R5, five-acre
property, you could have 25 lots and if the lot size changes it remains at 25
lots as the maximum. Set-backs, coverage limits and those other types of
standards also still must be met (engineering standards, storm design,
driveway widths).
Removing the minimum density, it will allow the developer to still
accommodate lot fit and be flexible enough to provide a desirable community.
It will reduce the need for applicants to seek deviations from other standards,
most often engineering standards.
Chair Roland opened the public hearing on ZOA17-0006, Calculating
Residential Density at 7:24 p.m.
The Commission and staff discussed the need to adhere to mandates in order
to accommodate the Growth Management Act (GMA) and still make desirable
communities. Staff discussed maximum lot coverage and maximum
impervious surFace within specific zones. These lot coverage maximums vary
based on the zoning designation.
Chair Roland invited members of the public forward for public comment
regarding ZOA17-0006, Calculating Residential Density.
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PLANNING COMMISSION MEETING MINUTES September 6, 2017
Wayne Jones, Lakeridge Development, PO Box 146, Renton
Mr. Jones stated that most of the changes noted in the proposed amendment
relate to the R5 Zone which has been difficult to work with because of the
density requirements. Eliminating the minimum density while having a 50-foot
width requirement and the flexibility with depth will produce a product that is
more affordable because you are not having to first design around all of the
wetlands and features of the property. You can use the width of the lot and
still achieve the density standards.
Mr. Jones stated he is supportive of the amendments to ZOA17-0006 and
believes these updates still will meet the GIVIA mandate and zoning
requirements.
Jeremiah Lafranca of the Master Builders Association of Pierce County
3711 Center Street, Tacoma
Mr. Lafranca thanked staff for talking with folks in the industry to discuss this
amendment. The MBA is supportive of the ZOA17-0006. MBA feels the
amendment achieves the goals of the city, to maximize density and allow for
greater infill to take place while maintaining the look and feel desired in
Auburn neighborhoods.
The key component to the amendment with smaller lots is to allow for more
amenities. The density can be achieved while still providing a good look and
feel for the neighborhood without crowding the development. The MBA is
appreciative of the work that staff and the city has done to bring this forward.
If the amendment is approved, it will assist in achieving growth target goals to
provided needed housing in Auburn while still preserving the desired
neighborhoods.
Bob Zimmerman, 33029 46t" PL. S., Auburn
Mr. Zimmerman expressed his concern with the proposed density standards
and asked how the city would protect#heir exposure to a fully-involved
struc#ure fire. Because may be built so close to one another it seems difficult
for fire not to spread through the entire block.
The Chair asked if the Karen Stewart, representative from VRFA wanted to
comment on the question.
Karen Stewart, Valley Regional Fire Authority
Ms. Stewart explained that hazards that present themselves due to density of
lots is managed by installing sprinklers during the building phase which would
prevent a fire from extending to the neighboring homes. Ms. Stewart also
reported that fire-resistant construction walls can be installed between houses
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PLANNING COAAAAISSION MEETING AAINUTES September 6, 2017
during the construction phase. Those measures along with other
improvements help with redueing the spread of fire and suppression of a fire.
A discussion was held on infill development and the regulations that would
need to be met. Staff provided several examples of what infill may look like
based on city standards.
With no further public testimony from the public, Chair Roland closed the
public hearing at 7:59 p.m.
Commissioner Smith expressed his support of removing the minimum density
requirements and he is concerned that it may lead to allowing a minimum lot
size of 4,500 square feet. Commissioners Smith stated he would like to
divide the recommendation.
Commissioner Smith moved and Vice-Chair Copple seconded to recommend
moving forward to Council for approval the elimination of the minimum density
requirement for subdivisions.
MOTION CARRIED. 7-0
Commissioner Smith moved and Vice-Chair Copple seconded to recommend
moving forward to City Council for approval a minimum lot size of 6,000
square feet with a width of 50 feet.
Vice-Chair Copple withdrew his second to the motion. Chair Roland accepted
his withdrawal. Chair Roland asked if there was a second on the floor; with
no second to the motion, the motion failed.
Vice-Chair Copple moved and Commissioner Shin seconded to recommend
moving forward to City Council for approval (as noted in the staff report on
Page 26, Items 1-5):
1. Modify ACC 18.07.030.0 to eliminate the requirement that the
developer achieve an overall minimum average lot size across the
entire subdivision.
2. Modify ACC 18.02.065,A to reorganize the code so that it is easier to
understand how to calculate density.
3. Modify ACC 18.02.065.q to change the method of calculating density
from "Net Site Area" to "Gross Site Area".
4. Modify ACC 18.02.Q65.A to allow for administrative consideration of
deviations to the minimum density requirement.
5. Add ACC 18.02.065.B which exempts short plats from the
requirements to meet minimum density.
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PLANIdING COMMISSION MEETING iIAINUTES September 6, 2017
MOTION CARRIED. 5-2
The Commission and staff discussed minimum lot size and density.
Commissioner Smith moved and Commissioner Mason seconded to
recommend to City Council for approval a minimum lot size of 6,000 square
feet with a width of 50 feet.
MOTION APPROVED. 4-3
V. OTHER BUSINESS
No items were brought forward for other business.
VI. COMBAUNITY DEVELOPMENT REPORT
Assistant Director Tate explained that Karen Stewart of Valley Regional Fire Authority
(VRFA) would like to provide a presentation to the Planning Commission on September
19, 2017. The presentation would provide information on the tactics and operations in
responding to fires from the perspective of the fire authority. Some of the information
ties into construction practices. The Commission was supportive of this presentation.
A rendering of a drawing of the property at 102 East Main Street, the building south of
Nelson Jewelry, containing the tax service business was shown to the Commission.
Efforts to rehabilitate the building by the city and property owner have been forthcoming.
Phase 1 includes a fa�ade improvement, structural improvements, refacing the building,
and adding doorways for multiple tenant spaces. Phase two would include efforts to re-
tenant the building. The building was built in 1909. Staff reported that discussions are
also taking place with the owner of the adjacent building just south for renovations.
Also, the storefront of the Masonic Lodge continues to be restored bringing it back to its
historic style and original glory. These Fa�ade Improvements are partially funded by the
City through their Fa�ade Improvement Program.
Other notable development activity includes that the Holiday Inn Express building permit,
located off C Street, has been issued. The City, along with Valley Cities, and the Auburn
Food Bank has opened up the day shelter at 26�' St. NE and I Street. Overnight
services will eventually be offered on the north side by Valley Cities where their Phoenix
Rising Group facility is located.
Assistant Director Tate reported that the first steps have begun an all-electronic plan
review for our civil engineering process, eliminating the need for paper copy submittals.
This will start the process and deploying the same approach for other planning and
building applications. Customers will be happy to see efficiencies in the process.
VII. ADJOURNMENT
There being no further business to come before the Planning Commission, Chair Roland
adjourned the meeting at 8:34 p.m.
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