HomeMy WebLinkAbout05-07-2019 Minutes CITY OF
JdJBI.JRNTPLANNING COMMISSION
WASHINGTON
May 7, 2019
MINUTES
I. CALL TO ORDER
Chair Judi Roland called the meeting to order at 7:01 p.m. in the Council
Chambers located on the first floor of Auburn City Hall, 25 West Main Street,
Auburn, WA.
a.) ROLL CALL/ESTABLISHMENT OF QUORUM
Planning Commission Members present were: Chair Judi Roland,
Commissioner Mason, Vice-Chair Lee, Commissioner Moutzouris,
Commissioner Khanal, Commissioner Stephens was excused.
Staff present included: Planning Services Manager Jeff Dixon, Senior
Planner Thaniel Gouk, Senior Planner Dustin Lawrence and Community
Development Administrative Assistant Jennifer Oliver.
Members of the public present: John Fisher with Inland Construction, Scott
Morris with Inland Construction, Rick Mraz with WA State Dept. of Ecology,
Neil McLited with WA State Dept. of Ecology.
b.) PLEDGE OF ALLEGENCE
II. APPROVAL OF MINUTES
A. April 2, 2019
Administrative Assistant Jennifer Oliver informed the Commission that
In the April 2, 2019 minutes Under "Roll Call/Establishment of Quorum" it
stated that Commissioner Shin was present, when in fact he had resigned.
Commissioner Khanal was also added to the Roll Call. The minutes have
been adjusted accordingly.
Commissioner Khanal moved and Commissioner Lee seconded to approve
the minutes from the April 2, 2019 meeting as corrected.
MOTION CARRIED UNANIMOUSLY. 5-0
III. PUBLIC HEARING
No items brought forward
PLANNING COMMISSION MEETING MINUTES May 7, 2019
IV. OTHER BUSINESS
A. Inland Construction Introduction and Presentation
Inland Construction to inform Planning Commission of potential acquisition of
RPG property.
Planning Services Manager, Jeff Dixon provided background information that
would be useful for the Commission. Inland Construction is interested in
acquiring the Robertson Properties Group (RPG) property holdings, which is the
former Valley Six Drive-In site and a few adjacent parcels. The total site is
approximately 70 acres. The City has been looking forward to development of
this particular property for some time. A development agreement was approved
by Council in 2011. The agreement allowed flexibility for the developer as well as
some relief of City standards in exchange for the City to get higher quality
development. Discussions are in the early stages with Inland Construction. City
Staff has met with Inland on several occasions for multiple hours to discuss the
development, the vision and working towards additional approvals needed.
Zoning Code changes could come before the Planning Commission over the next
several meetings. Because of future actions, it was important for the Planning
Commission to meet and hear from Inland Construction. Staff showed the
Commission 2 maps and explained that complicating the development proposal
for the site is a future floodplain map change by the Federal Emergency
Management Agency (FEMA). The Commission asked staff to point out exactly
where the old theater was on the map to better understand the layout of the site.
Chair Roland asked if the name would continue to be "Auburn Gateway". Staff
replied that has been the name used by RPG, so it has continued in use, it also
could be subject to change.
Staff noted that some of the approvals will require consideration and action on a
recommendation by the Planning Commission. So far staff has identified that
project changes will necessitate changes to three sections of the zoning code;
the chapter dealing with the Planned Action (ACC 18.08)—this is provision that
deals with the SEPA processing, the development standards of the C-4, Mixed
Use Commercial zoning district (ACC 18.23), and the chapter on performance
standards associated with mixed use development (ACC 18.57).
Scott Morris from Inland Construction gave a brief description of the company
Inland Construction and its types of developments. The company is from
Spokane. Inland has properties it has developed throughout the Western United
States and half of their properties are in Washington. Many of those properties
are along the 1-5 Corridor. Mr. Morris indicated they will be long-term owners of
the property and are excited for the opportunity to work with the City of Auburn.
The site is the subject of a development agreement from 2011, it was discovered
that particular agreement from 2011 was meant to expedite development but has
not had that result. Inland is hoping to expedite the development process.
Page 2
PLANNING COMMISSION MEETING MINUTES May 7, 2019
John Fisher from Inland Construction indicated that they have been working with
staff for several months and put together a good vision for the project: same
commercial and residential land use space but with horizontal mixed use.
Healthy life style is a focus and vision. The residential component will be to the
south, and commercial to north. This will be connected through the "heart" which
is a gathering open space area for the community. Their focus is amenity rich
living, which consist of trails, pools, garden space (See the Inland presentation)
Create activity space that will draw people to come to Auburn. Inland's goal for
Commercial space would consist of community-based businesses such as
Gosankos, a brewery, and local businesses. There is also a summer outdoor
theater event space that consist of a grassy area that could hold summer
concerts, outdoor movies, food trucks and so on. It is a goal to create a
destination for businesses to thrive once they are there.
Residences: Copper Gate is the residential space for the Auburn Gateway
project. Larger apartments with 3 and 4 bedroom options is a priority. CPTED
Designs and landscape as well as interior and exterior energy efficient and
environmentally friendly residences. May have a place for animals such as an off
leash park integrated into the space based on feedback from Council. Feedback
from the Planning Commission as well as staff on any ideas for the new area is
also welcomed.
In order to achieve all of the ideas and plans, Inland Construction is asking for
some changes to the development agreement and text changes to the zoning
code. They are not trying to change the intent of the project, just want to make
minor changes and add more flexibility for both vertical and horizontal
configuration as a way to achieve what can be executed.
The Commission asked who would build the retail space that would be available
at the site. Inland stated that they have not actively marketed the retail portion yet
as it is still a little premature but they would build the residences and could
possibly build the commercial space, as they are also a general contractor.
However, there was not a decision on that at this time. It would depend on the
commercial companies coming in and what they are seeking. As the owner, they
are heavily involved with the asset management and the management in general
of their communities.
Chair Roland asked if a business were to come in can, they buy that part of the
property and Inland confirmed that they could.
Commissioner Khanal questioned if any of the housing being built will be
affordable housing. Inland confirmed yes, the project is receiving financial
incentives based on it being affordable housing.
Page 3
PLANNING COMMISSION MEETING MINUTES May 7, 2019
The Commission also asked about the timeline and Inland stated the first part of
December 2019 the goal was to take over and purchase the site. Spring 2020 will
be full construction. First building turn over would be fall of 2020
Commissioner Mason stated that she feared local business's would vacate or be
drawn away from the downtown core by this new Gateway site. Inland stated that
they also had concerns about that as well. They reassured that the downtown
Auburn area is attracting new development and working really well. Inland does
not want to take away businesses and the vitality of the downtown core. They
would like to see a horizontal component added to this new site to give a new
look and feel.
The Commission asked what is the comparison to the original footprint in the
RPG plan to Inland's plan and how does this relate to the amount of resulting
traffic. Does it match or is it less or more, possibly the same? Mr. Fisher replied
that the development proposal is for less development overall. 500 dwelling units
allowable was previously studied. The amount of future retail space is depending
on the FEMA floodplain zone, 90,000 to 200,000 square feet of retail depending
on full build out is estimated. Traffic impact analysis is showing roughly a fifth of
the original anticipated full build out when it comes to peak PM traffic counts.
Vice Chair Lee asked would that change the infrastructure work that was planned
for the site in the RPG proposal compared to what Inland is proposing in terms of
the local area. Mr. Fisher replied that Inland understands the City's desire for
improvements for the 49k" Street and the I street NE connection. Completing
these is anticipating as part of our development. In areas outside of the focus of
development, downstream patterns were not impacted as much as the original
plan. The discussion of off-site improvements such as traffic signals and where
they are installed is something they are working on with the City staff, currently.
The Commission asked if there has been any discussion or meetings with the
Auburn School District. Mr. Fisher stated that planning and efforts to start
outreach will begin for those discussions with the district.
Commissioner Khanal inquired while building the infrastructure; will there be
energy efficient lights, off-site and on-site? Inland responded that yes, there are
illumination requirements for off-site and how the lights do not impact neighbors.
There will be energy efficient lights installed off-site and on-site.
Chair Roland stated that there is a tight time frame to be able to close on the
property in order for decision made by Council and Planning Commission. Inland
stated they are working with City Staff on scheduling meetings with Planning
Commission and Council next month.
Mr. Scott spoke on the state bond allocation that has to be used this year. If it not
used, it goes away. Large allocation for this project, which is causing the steps to
Page 4
PLANNING COMMISSION MEETING MINUTES May 7, 2019
go at a quick pace. June 21st is City Council meeting for final decision on the
project. If final decision is met by Council that week, permit applications will be
submitted that same week.
The Commission stated they know the community has been waiting a long time
for redevelopment of the site. Chair Roland thanked them for coming in and
looked forward to meeting with them in the coming months.
B. Shoreline Master Program and Critical Areas Ordinance Updates.
Discuss with the Commission the status of the SMP update and present
information on associated updates to the City's critical area regulation.
Senior Planner, Thaniel Gouk explained the handouts that were provided at the
meeting for the Commission and their relationship to the Shoreline Master
Program Periodic Update. He said the commission knows that the first draft of
SMP was sent to WA State Dept. of Ecology (DOE) for initial review. In response,
DOE needed to look at our Critical Areas Ordinance, which is part of the SMP
adopted in 2009 and is now out of date. As a result, the City has had to also
consider changes its critical areas code. Both, the SMP and critical areas code
will go to DOE for the final approval prior to adoption. Without changes to the
critical areas code, there is greater likelihood it can be appealed. The due date
for the SMP update will now extend past the original June 30th deadline to endure
that staff can properly review and include the City's Critical Areas Ordinance (
CAO). In the distributed memo, staff proposed a schedule for the Planning
Commission that would consist of review of chapters 1-2 of the SMP, discuss
wetland and stream buffers, and a presentation from Mr. Rick Mraz from the
Washington State Dept. of Ecology on wetland buffers.
The Planning Commission meetings in June, July, and August will include review
of Chapters in the SMP, review remaining SMP documents, and review the first
and second portion of the critical areas code. Staff also noted that a Public
Hearing for SMP and critical areas code will be held in August and possibly a
public open house prior to August.
Senior Planner Gouk explained the nature of changes that will be required to the
critical areas code. He indicated there is a common element of changes to both
the critical areas of streams and wetland, which is the buffers standards. Buffers
protect critical areas by providing a natural area between the development and
the particular critical area. The Commission asked staff if a proposed buffer
would consist of vegetation was already there or would more have to be added.
Staff explained that in many circumstances further enhancement for the wetland
buffer is required. Among other changes, staff has proposed a code change to
reference the methodology that is used in the field to identify and locate the
wetland. Also proposed is a change to the wetland rating system that is used to
Page 5
PLANNING COMMISSION MEETING MINUTES May 7, 2019
determine the classification of the wetland and thus the appropriate wetland
buffer width. A handout to the Commission shows the existing and proposed
wetland buffer widths. At the June 4th Planning Commission meeting Staff will
present the proposed changes to the Chapters 4-6 of the SMP and the first
portion of the proposed changes to the critical areas code.
The scope of critical area code changes affecting wetlands will become clearer
after the presentation by Rick Mraz from the Dept. of Ecology.
Mr. Mraz explained that wetland are areas that are wet enough for a long enough
period of time during the growing season that the soils are low in oxygen and
only plants that can handle the wetness and lack of oxygen can grow there. All
counties and cities are required to designate and protect critical areas functions
and values by the State Growth Management Act (GMA). SMA Requires that
critical areas within the jurisdiction of the SMA will be governed by the Shoreline
Management Act. Each county and city adopts development regulations that
protect critical areas that are required to be designated under state RCW code.
Wetland functions consist of storing water during flood events and recharge
groundwater during low flows. Wetlands remove pollutants, and provide habitat
for animals and plants. Landowner incentives, public restoration, regulation, and
permitting protects wetlands. Buffers are critical to maintaining wetlands and their
functions.
Chair Roland asked if the buffers are just applied to properties being developed.
Thaniel stated that yes, in the majority of instances buffer are identified as part of
development-related action but there is a small number of instances that come to
the city's attention where a property owner is adversely affecting a critical areas
or buffer such as when homeowners contact the City when there are issues on
their property.
V. COMMUNITY DEVELOPMENT REPORT
Planning Services Manager, Jeff Dixon asked if the Commission has any
questions on any new projects they observed going on around the City.
Commissioner Joan Mason asked about the Hotel that will be built on the
Muckleshoot Indian tribe property.
Staff responded that the hotel would be built on tribal land. The City does not
have jurisdiction for properties in Tribal trust status however they requires city
utility services and often times the Tribe will come to the city voluntarily for
permits, and to make sure what they are building is built to code. The
commission noted that because of SR 164, there will be a need to look into traffic
impact. In the past, they have come to us but it is not certain at this time if they
will work with the City.
Page 6
PLANNING COMMISSION MEETING MINUTES May 7, 2019
The Commission inquired about earthwork observed at the Shell Gas station.
Staff stated there is a project to rebrand the station as a 7-11 and to replace
underground fuel storage tanks.
Chair Roland inquired if there were proposals for the Eagles Lodge property (M
ST SE) and if so, what will be developed. Staff at this time, did not know of any
new plans for that site.
Planning Services Manager Jeff Dixon confirmed Monday, May 13th at 5:30 is
planned for the joint PC/City Council Study Session. He explained how the
meeting would proceed and handed out an agenda bill that was provided to City
Council and a listing of agenda topics items from past meetings of the Planning
Commission. He indicated topics of discussion could include the Comprehensive
Plan, issues that are commonly brought up by the public/neighbors, and any
shared interest between the two groups.
The Commission stated that many residents ask them what is happening around
town and at times the Commission doesn't have knowledge on that particular
project happening. In addition, Staff suggested that in response to their previous
request for economic development information, Doug Lein from Economic
Development could present at one of the future Planning Commission meetings
to address some of those questions.
Staff mentioned to the Commission that the Inland Construction project is moving
fast and that a public hearing will need to be scheduled. It was certain what the
code changes were at this time, He inquired about the possibility to do have two
meetings in June. The Commission asked for an email to be sent out asking who
can attend the second meeting in June to determine if a quorum will be
established.
The July 2 Planning Commission will more than likely be changed due to the
holiday.
VI. ADJOURNMENT
There being no further business to come before the Planning Commission, Chair
Roland adjourned the meeting at 9:22 p.m.
Page 7