HomeMy WebLinkAbout02-08-2000MINUTES OF THE PLANNING COMMISSION MEETING
FEBRUARY 8, 2000
The regular meeting of the Planning Commission was held on February 8 2000 at 7:00 p.m. in the Council
Chambers of the Auburn City Hall. Those in attendance were as follows:
MEMBERS: Garna Jones, Dave Peace, Karen Ekrem, Peter DiTuri, Dan Rollins, and Fred Helser
STAFF: Lynn Rued, Betty Sanders, and Patti Zook
The following member was absent: Bill Taylor
The meeting was called to order by Chairman Dave Peace.
APPROVAL OF MINUTES:
It was concurred by the Planning Commission that the minutes of the December 7, 1999 meeting be approved as
mailed. The minutes of January 4, 2000 will be changed to reflect that Commissioner Rollins abstained from voting
on the public hearing item. The minutes were then approved as amended.
PUBLIC HEARING:
· Case No.: ZOA0001-00
Assistant Planning Director Rued stated that the amendments to the City of Auburn Zoning Code Section 18.02.050,
Zoning for Annexed Land; Section 18.04.522, Definitions; and Section 18.06.010, Districts Designated are a couple
more changes to Zoning Ordinance related to the Lea Hill annexation which becomes part of the City in a couple
weeks. One of the changes was an oversight and should have been approved in January. The annexed area usually
assumes the City's R1 zoning, however, the Lea Hill area will assume the new LH zoning. The proposed
amendments are three fairly minor changes to the Zoning Ordinance for Lea Hill.
Commissioner Peace indicated that there was no public testimony.
Commissioner Rollins asked if it is common to piece meal zoning and have specific zoning for Terrace View and
Lea Hill. Assistant Planning Director Rued explained that Lea Hill and Terrace View are unique because of their
previous approvals by King County and Pierce County respectively. Neither area fits well into the City's existing
zoning districts which is why they each have a separate zoning classification in the Zoning Ordinance.
Commissioner Peace wondered if the purpose of the specific zoning districts is to grandfather existing zoning.
Assistant Planning Director Rued confirmed that for Lea Hill this is the case.
Commissioner DiTuri made a motion, seconded by Commissioner Jones, to recommend approval of the proposed
Zoning Ordinance amendments. The motion passed 6-0.
DISCUSSION AND CALL FOR PUBLIC HEARING:
· Accessory Dwelling; Unit Ordinance (ZOA0002-00)
Assistant Planning Director Rued reminded the Commissions that Bob Sokol brought up the concept of an
accessory dwelling unit (ADU) ordinance. The State mandated that cities are required to adopt regulations dealing
with ADU. The City has been a bit remiss in establishing this ordinance. The proposed changes to the Zoning
Ordinance are to ADU. Essentially, the ordinance would allow someone with a single family home to add another
dwelling unit to the home. There are some restrictions to make sure the single family home maintains the character
of a single family home. The homeowner has to be the primary residence and the unit cannot be rented out as a
duplex. The unit would be limited in size with the exterior appearance similar to the rest of the house. Staff wanted
to get an ordinance that allows ADU, but also respects the single family nature of the neighborhood. This is a new
concept for the City, and the ADU ordinance must eventually be adopted to be in compliance with the State
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mandate. This is the first presentation on the concept to the Commissioners who will decide if they are ready to
hold a public hearing on the ADU ordinance in March. The City is already about four years behind on adopting this
ordinance, so one more month wait would be acceptable. It would be acceptable to schedule the public hearing in
March or wait a couple more months.
Commissioner Rollins asked how "self-contained" is being defined. Almost any home with a basement could be
called a separate living unit. Assistant Planning Director Rued said the definition of ADU does this. Commissioner
Rollins does not believe the definition says this. He used his house as an example. His in-laws live in the lower
level, have their own kitchen, bathroom, living and bedrooms. They do not have their own hot water heater,
furnace, or control of the furnace which is on the main level of the house. There are steps from one floor to the
other that make it part of the same house. He was unsure if it would be considered a separate dwelling unit under
the ADU ordinance. Assistant Planning Director Rued said the Zoning Ordinance now makes this distinction. If
you do not have a kitchen and is still connected to the main house, it is just a part of the house. Once you start
putting in separate utilities, such as a kitchen, it becomes a separate unit. The description as presented by
Commissioner Rollins is not a self-contained unit as defined in the Zoning Ordinance.
Commissioner DiTuri commented that it is important to look at all the aspects behind ADU ordinance. One thing
that is interesting is that there will be some impact on utility functions. For example, if someone were to rent an
accessory unit, they would probably want their own cable service, would probably not want to have shared
electricity, may want amenities segregated from the amenities of the existing house. Having that additional
infrastructure in place could mean additional wires or additional easements necessary to allow for egress to maintain
this. There could be a lot of potential digging up if underground utilities. His understanding is that the number of
ADU would be low historically. There has to be continuous review of ADUs as they are being put up to ensure the
densities levels do not pose an impact in the surrounding areas. If dealing with a lot of infrastructure in place that
has to be maintained for this, there is a concern of not having a density level that would make it prohibitive for
anybody to want to move into this environment, especially if dealing with scenarios that a lot of modifications are
being made for these units to be in place. This is something to be cognizant of as these units are being put in place.
Thee will be a need to watch to see how many of the ADU are causing a significant impact to density of certain
residential areas. This is particularly true where there is a density of housing or there is a lack of available of
parking space or other accesses to the area.
Commissioner Jones commented that Commissioner DiTuri made some interesting points, especially related to
parking. Additional parking would be a problem on some streets especially in the downtown area. Assistant
Planning Director Rued referred to paragraph E on page 2, parking requirements and reviewed the paragraph. For a
one or two bedroom house, it is one space, if two or more bedrooms, it is two spaces. The garages are required to
be set back 20 feet so if a double car garage and two parking spaces in front. He reviewed subsection 2.
Commissioner Peace asked if the driveway would count as additional parking. Assistant Planning Director Rued
said it would, but only if outside the setback. He explained how the Zoning Code works in relation to calculating
the parking.
Commissioner DiTuri commented that it would appear that homes located east of Auburn Way, between Main and
3rd Street SE, the streets are quite narrow and the residences are close. If in the southeast area, by 12m, 21st or 29th
SE, there are a lot of single family homes and the spacing of land is more amenable to complying with the parking
requirements. Certain areas of the City may not be amenable for ADU such as the area near downtown. Because
the area is so close to downtown you might want to promote activity into the downtown area and promote more
housing in downtown, and housing in downtown to increase visibility of downtown. It seems there might be a
contradiction in terms about the use and implementation of the ADU.
Assistant Planning Director Rued commented that this is something for the Commissioners to consider. It would
require a good size lot or home to make the ADU work so that it does not impact neighbors. For example, south of
East Main Street, which is dense now, if put additional units it would add to this density. This will be part of the
discussion for the Commission discussion to have.
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Commissioner Rollins agreed that Commissioner DiTuri made several good points regarding utilities. The ADU
ordinance seems to be geared to renting to non-family members. Assistant Planning Director Rued remarked that
the ADU is geared toward creating a separate unit that is physically attached to the house, but is separate from the
main house with its own kitchen and the unit would be self-sufficient. Commissioner Rollins remarked that a self-
sufficient unit might think they should have the ability to have its own utilities such as electric, telephone and cable.
It might be worth considering some wording in the ordinance that states utilities have the ability to be separated
between the two units.
Commissioner Peace admitted that he did not understand the logic to Commissioner Rollins' proposal regarding this
wording. He then provided a scenario in which someone states they want to provide a mother-in-law apartment and
are willing to pay for the utilities. He asked about the need to provide additional wiring for the utilities. This can be
done, but it does not seem to be necessary. If the mother-in-law apartment is to be rented, then they would want
separate utilities. Commissioner Rollins mentioned his own house which was built a certain way so there are no
extra wires - it was all done when constructed. Assistant Planning Director Rued offered that the City has had an
underground ordinance in place for over 20 years; however, older homes would be an issue.
Commissioner Peace stated that it appears the Commission is comfortable with conducting the public hearing on the
ADU ordinance in March.
· Terrace View Zoning (ZOA0003-00)
Assistant Planning Director Rued commented that the PC is being asked to call for a public hearing to be held in
March. There is no public testimony tonight. The Planning Commission can review the material over the next
month before the March public hearing. He showed a map which depicted various areas outlined in color. He
pointed out the City limits and the King County line. The annexed Lakeland Hills South area was pointed out.
Terrace View is in purple on the east side of East Valley Highway. The site is flat at the bottom and gets steeper at
the top. Commissioner Peace wanted to confirm that the PC saw something about this site a couple years ago.
Assistant Planning Director Rued confirmed that the Comprehensive Plan map was changed a couple years ago.
Since then, changes have been made to the Terrace View concept. Terrace View has worked with Pierce County
over the last few years and City staff is working with Terrace View to put together an annexation agreement so they
can be annexed to Auburn. Terrace View is pursuing sewer/water certificates right now, but there are issues to be
resolved. When this agreement is in place, they can annex to the City. In order to bring Terrace View into the City
and recognize what Pierce County has approved, the Zoning Ordinance needs to be amended. What has been
approved and proposed for Terrace View does not fit into any City categories well. The multi-family area does not
fit into the City's existing R4, Multi-Family, district. The density is more than Auburn allows and some of the
buildings on site are taller than Auburn allows. The Comprehensive Plan map was changed to Heavy Commercial a
couple years ago in part to recognize the upcoming annexation. Staff is proposing a modified C3 zoning for the
site. The only changes from the City's existing C3 zoning is that for apartments are now allowed in the City, but a
hearing process is required for the permit. Staffis allowing Terrace View to build apartments and it would be
considered an outright use instead of having to go through a hearing process. Another deviation relates to
recreational vehicle parking. The Zoning Ordinance now requires multi-family projects to have space set aside for
recreation vehicle parking. This project is not proposing to have any recreational vehicle parking. In order to prove
this does not happen, covenants need to be placed on the property to preclude any recreational vehicle parking.
Staff is proposing to establish a new zoning district specific to Terrace View property. The zoning map will also
change.
Commissioner Ekrem wondered if the zoning changes to allow multi-family as opposed to heavy industrial will
allow more population in the area. The Planning Commission has previously discussed, at several different times,
the effect of traffic and population on this road -- in particular the intersection on Valley Highway. She asked what
kind of mitigation is being used to help address the effects. Assistant Planning Director Rued pointed out that as
part of the project and Lakeland, the Lake Tapps Parkway is being constructed. Lakeland is building their part now
and it should be open at the end of this year. As part of the Terrace View property, a large interchange was pointed
out. This is basically the traffic mitigation for the project. He told of additional improvements west to the valley
freeway. Commissioner Ekrem asked about road widening and the time frame for completion. Assistant Planning
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Director Rued commented that Pierce County is committed to improvements. Pierce County has money for the
project, but no exact completion date.
Commissioner Rollins remarked that in information he received from Pierce County, the earth preparation is
scheduled through this year and into next year for the overpass. It could be 2002 or 2003 before the actual flyover
for the railroad tracks is done. He does not think this will preclude the work on 8th Street. Even though 8th Street is
being improved, a lot of traffic will still be coming up East Valley which is a two lane road. It is hard to get out of
Lakeland Hills Way onto East Valley now. Assistant Planning Director Rued said that Auburn is working with the
City of Pacific to install a traffic signal. Commissioner Rollins then spoke about traffic congestion from 8~ Street
past Lakeland Hills Way.
Commissioner Ekrem asked if there is an environmental impact study (EIS) to address how the traffic mitigation
will be handled. Assistant Planning Director Rued said an EIS was done in Pierce County. The document is
available for review in the Planning office if the Commissioners want to see it. Staff is presenting this zoning
amendment to the Commissioners to think about prior to the public hearing in March.
Commissioner Peace wanted to confirm the zoning of heavy commercial is being changed to allow multi-family
only on the Terrace View property. Assistant Planning Director Rued confirmed this. Commissioner Ekrem asked
if the permits were approved for this. Assistant Planning Director Rued said the zoning has been approved and the
EIS is approved.
Commissioner Rollins wondered how much higher the density is than the City's R-4.. Why not just given an
exemption for the R-4 restriction and still call it Terrace View R-4 as opposed to a commercial zone. He said even
though it is considered a commercial zone, it will still be residential. Assistant Planning Director Rued said that
essentially you have to do zoning change any way to allow additional height and allow additional density. He said
the City will restrict where the commercial and residential is located for both the annexation and for the annexation
agreement.
Commissioner Peace commented that years ago he was told that the City does not recognize covenants and he is
now hearing that the City can require covenants to address not allowing recreational vehicle parking. Assistant
Planning Director Rued explained that the City does not recognize private covenants, such as those found in a
subdivision, and does not enforce those private covenants. However, if the City requires covenants to be recorded
as part of zoning, these covenants are then enforceable. Commissioner Peace asked what is to preclude the Terrace
View owners from changing the covenants later to allow recreational vehicle parking. Assistant Planning Director
Rued replied that any modification of the covenants would have to be approved by City Council.
Commissioner Ekrem asked if the change was just a map change. Assistant Planning Director Rued replied that
Pierce County has approved Pierce County zoning on the property to allow this project and now Auburn needs to
change the City Zoning Ordinance to reflect this land use. If the property is annexed and the City does not adopt the
Terrace View chapter for the Zoning Ordinance, the property will be annexed as R1, Single Family, by default. If
the project is built, it then becomes nonconforming and staffwants to avoid this. The Terrace View chapter is
designed to address these issues.
Commissioner Peace asked if staffhas an idea of what type of commercial will be at the site. Assistant Planning
Director Rued said that the type of commercial is purely speculation at this point.
Commissioner Rollins asked about the time frame for the annexation. Assistant Planning Director Rued commented
that the time flame is up to the City. After the annexation agreement is signed, the power of annexation is up to the
City. Assistant Planning Director Rued remarked that Lakeland owns the rest of the property and Lakeland wants to
get remainder of their property annexed to the City because they do not want to deal with two jurisdictions.
Lakeland has a separate zoning and annexation agreement with the City. The City has power of attorney. After the
Terrace View zoning is in place, the City can take the large Lakeland area next. An agreement is being negotiated
with Pierce County regarding the ultimate maintenance of Lake Tapps Parkway. Staff wants to ensure that the
City's interests are protected.
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Commissioner Peace wanted to know how much higher the Terrace View buildings will be higher than the City
allows. Assistant Planning Director Rued said some of the buildings will be four story, which is another 15-20 feet
higher than what City allows. The additional height is in part due to topography of the site. Commissioner Peace
wanted to know if the project was being built on property in the City and Terrace View applied to build four story
buildings, what would Auburn's position be. Assistant Planning Director Rued said this depends on what the
zoning is and what the zoning allows. The only changes proposed here are to recognize what Pierce County has
approved. The City has been working with Pierce County for many years and the environmental review is
complete. The site is large with multi-family on the upper terrace.
Commissioner Jones asked Assistant Planning Director Rued to review again the infrastructure. Assistant Planning
Director Rued used a map and showed the location of the Lake Tapps Parkway offramp, parkway, and the bridge.
The Lake Tapps Parkway is to alleviate traffic problems, in particular traffic on East Valley Highway going west to
Highway 167. Commissioner Jones commented about the traffic impacts of the project. Assistant Planning
Director Rued commented that the parkway should alleviate some traffic problems. A discussion occurred relating
to the flow of traffic on the Valley Highway, Highway 167, 15th Street and Highway 18. Another discussion
occurred relating to the types of commercial/retail the project might have and the traffic impacts from the various
businesses.
Commissioner Jones requested to see the project's EIS. Assistant Planning Director Rued mentioned that the EIS is
a huge document and is available for review in the Planning office. Commissioner Ekrem asked if the City is trying
to be proactive about this annexation. Assistant Planning Director Rued said yes because whether the property is
annexed or not, the project will be built. The City will inherit a lot of baggage with the project.
OTHER BUSINESS:
· Parking Garage at the Transit Center
Planner I Sanders mentioned that Paul Krauss asked her to provide an update to the Commissioners. Three trains
will run in the morning and three trains will run in the afternoon. The reduced service should begin in September.
She distributed a handout and pointed out the layout which consists of three different components. Sound Transit
will rnn two of them and there will also be regional express bus service and regular Metro. The major elements
were mentioned. She then showed the elevation of the modules and described the materials of the modules.
Planner I Sanders commented that the first phase will have 100 parking spaces. An alignment of C Street was then
shown. They are proceeding with design of phase 2 which will be the parking garage and a pedestrian bridge at the
corner of the parking garage. She showed how buses will access the site. Commissioner Jones wondered when the
new offramp will be finished. Planner I Sanders replied that the two projects' bidding is in May. Commissioner
Helser asked about the phase 2 schedule. Planner I Sanders replied that the design is starting now with construction
starting about October, 2000.
Planner I Sanders said that an environmental assessment by Sound Transit about four years ago looked at all stations
on the route and Sound Transit said Auburn would need 500+ parking spaces. The City wants the area to be a
lively space that is attractive. The first floor of the garage is planned as commercial space to serve commuters and
the community. She distributed another drawing and pointed out the commercial areas. Northwest Corporate Real
Estate did an economic study to see what was needed for the retail spaces. It was determined that the businesses
should be 30 to 35 feet deep. Different layouts and circulation patterns were done. Planner I Sanders remarked that
the City is thinking of paying Sound Transit to build the commercial space because the City does not want to be in
the landlord business. Many creative ideas are being discussed.
Planner I Sanders mentioned changes to the Zoning Ordinance for the parking garage to allow the garage height to
be higher than is currently allowed. The City is staying away from compact parking spaces. Additional language
about the appearance of the garage was mentioned.
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Commissioner DiTuri commented that he enjoyed working with Planner I Sanders and staff over the last tWo years
on the commuter rail station project to get an optimum station. Several public workshops for citizen input were held
along with meetings with businesses. Issues were raised relating to zoning and street improvements. It is great to
see this project finally underway. The downtown task force did an exceptional job and completed a great amount of
work. Planner I Sanders commented that Auburn's station may be the only station open in September. She then
provided information about transit oriented development.
Commissioner Rollins spoke about the positive direction that downtown is taking with the new Sunbreak Caf6. He
wondered ifAmtrak would be stopping in town. Planner I Sanders replied that Amtrak has decided on Tukwila.
· Lakeland South - Planned Unit Development (PUD)
Assistant Planning Director Rued commented that the Lakeland Company folded and was bought by Evergreen
Tucci, who is preparing to develop the property. Two final plats are awaiting approval for the Lakeland South
annexed area. The (PUD) ordinance for Lakeland Hills South, which was approved under time constraints, has a
couple items that need to be changed. Attached to the ordinance were various Pierce County approvals. The hours
of operation for construction were very restrictive and staff will recommend the hours be changed to be more
consistent with existing City regulations. Another item to be revised is the fence provision relating to setbacks and
height. A couple changes will be made to the setbacks also. Regarding the mining permit as part of the reclamation
for the site, a couple minor things that need to be fixed. These proposed changes will also be at the March meeting.
ADJOURNMENT:
With no further items to come before the Commission the meeting was adjourned at 8:30 pm.
PC~AG\MIN2-2000
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