HomeMy WebLinkAbout10-03-2000MINL)TES OF THE PLANNING COMMISSION MEETING OCTOBER 3, 2000
The regular meeting of the Planning Commission was held on October 3, 2000 at 7:00 p.m. in the Council
Chambers of the Auburn City Hall. Those in attendance were as follows:
MEMBERS:
Helser
Garna Jones, Dave Peace, Karen Ekrem, Bill Taylor, Peter DiTuri, Dan Rollins, Fred
STAFF: Paul Krauss, Lynn Rued, David Osaki, Sean Martin, Dennis Dowdy, Joe Welsh, Cass
Brotherton, and Patti Zook
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 September 6, 2000 meeting be
approved as mailed.
Chairman Peace began by providing information on the process to be used tonight. The public hearing
was opened.
PUBLIC HEARING:
Public Hearing on 2000 Comprehensive Plan Amendments:
· CPM#1 through CPM#27
° P/T#1 through P/T#5; P/T#8 and P/T#10
Principal Planner Osaki gave a brief presentation. He mentioned letters received from Jack Spencer and
Ron Herr. He reiterated instructions provided by Chairman Peace. Planning Commission is an advisory
council which makes recommendations to City Council. Council will hold its owrfmeetings in November or
December. He described the two types of amendments and explained privately initiated map
amendments and City initiated map amendments.
Privately Initiated Comprehensive Plan Map (CPM) Amendments
CPM #1 Mara Heiman, et al. Map amendment request from "Single Family Residential" to "Light
Industrial" for multiple properties located in the South 287th StreetNVest Valley Highway area. These
properties lie outside the existing City limits, but are within Auburn's Potential Annexation Area (PAA).
The proposal is intended to support a future request to annex to the City and rezone the properties to M-1
(Light Industrial District).
Recommendation: Staff's original recommendation was denial. Approval of the request would create a
land use pattern where the existing/future single family land uses to the west would have to access their
properties using a street (South 287th Street) under heavy and frequent use by industrial trucks and
related traffic. Currently the south side of 287th Street is designated "Light Industrial". Designating the
northern half"Light Industrial" would not create a desirable land use pattern or development situation for
residential uses needing to rely on 287th Street for access.
Principal Planner Osaki briefly reviewed the request and explained staff's original reason for denial
recommendation. Staff met with Heiman and additional signatures were received from of those who wish
to participate in Comprehensive Plan amendment. He used overhead to show property outlined in blue
involved in the original request. The properties outlined in red are those now also interested in
Comprehensive Plan amendment. Staff is willing to support proposal based on additional property
owners' willingness to participate.
Mara Heiman, 6430 South 287th Street, is spokesperson for the community. She passed out an aerial
photo of area and said that 95% of signees reside on the valley. She reiterated their request and believes
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the request is consistent with the Comprehensive Plan. She spoke about region/community serving forum
and area is close to freight routes. Area has changed over the last few years and she described growth
pattern of area. It would be a benefit to conform to light industrial versus single family. She asked for
show of neighbors' hands that are supportive of the request.
Gary Volchuk, 16400 Southcenter Parkway, Seattle, with a Seattle real estate firm spoke about the
dwindling industrial land in the valley and passed out a chart showing industrial acreage. There is only 75
acres left of industrial developable land. The property owners are favorable to changing the designation.
One developer will probably obtain the property and develop. He described improvements that are
needed. He spoke about the Endangered Species Act (ESA).
Commissioner Jones asked about farming on the property and number of homes. Ms. Heiman said there
is some livestock, about 75 acres and 15 homes. Commissioner Jones asked about the primary use of
property to the north. Mr. Volchuk said there is a farm on 277th, some Iow grade wetlands and
undeveloped land. King County's designation for property is R4.
Santiago Mercado, 28411 59th Avenue South, said there is nothing to lose by changing the designation
because the area is isolated with no services. If warehouses are built there will be better road and
sidewalks. He supports the change because of the good proposal.
Carol Serminelli (?) wondered where the wetland designation is located, and if accessing property will
negate their state wetland designation. Planning Director Krauss said nothing is negated. Wetlands are
delineated in Federal handbook. If property is wetland it is protected under County and City regulations.
Chairman Peace said the staff recommendation was denial, however additional signatures were obtained
and request modified. Commissioner Rollins said neighbors are in agreement and he moved to
recommend approval of the request with inclusion of additional properties to the west and south of original
proposal. Commissioner Jones wondered about zoning directly to the east. Assistant Planning Director
Rued said zoning is M-1 and Oak Harbor is closest industrial use, Venture Construction is to the south.
Principal Planner Osaki spoke about the PAA interlocal agreement with King County.
Ms. Heiman pointed out area zoned light industrial and pointed out where agricultural preservation area is
located. Commissioner Jones expressed concern about building up against property line. Assistant
Planning Director Rued remarked that agricultural uses adjacent to industrial uses is not an issue because
these are more compatible than residential. Ms. Heiman indicated that some said they prefer residential
versus agricultural because some agricultural uses have odors.
Commissioner Taylor then seconded Commissioner Rollins' motion to recommend approval. The motion
passed 6-1 with Commissioner Jones opposed.
CPM #2 Bristol Properties and Northward Homes Inc./Gentra Inc. Map amendment request from Bristol
Properties and Northward Homes Inc./Gentra Inc. for properties in Northeast Auburn, generally located in
the "1" Street NE, 277th Street, Green River area, as follows:
a) "Public & Quasi-Public" to "High Density Residential" (Approx. 20 Acres).
b) "Single Family Residential" to "Moderate Density Residential" (Approx. 22 Acres).
c) "High Density Residential" to "Light Commercial" (Approx. 10 Acres).
d) Removal of the Special Plan Area Designation for all of the above properties (52 acres) plus
24 additional acres under the same ownership that does not require an amendment to the
underlying plan designation.
Recommendation: Approval. The applicant proposes to amend the Comprehensive Plan map to allow for
"Moderate Density Residential" (6-10 units per acre) and "High Density Residential" (10-20 units per acre)
densities with approximately ten (10) acres of "Light Commercial".
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Principal Planner Osaki briefly described request and said that staff recommends approval. An
environmental review was completed and there will be more environmental review for specific proposal
when it is applied for.
Anna Nelson, Buck & Gordon, 902 Waterfront Place, 1011 Western Avenue, Seattle, is a land use planner
working with the property owners. Lengthy written material was submitted and traffic study done. drainage
report done. They concur with staff recommendation. She distributed a handout to Planning Commission.
Property was part of contract rezone in 1990 to develop the whole area with residential development. The
only part constructed was Mallard Point. They are aware that project will have to provide recreation
facilities and she has talked to Parks Department about linear park. Regarding removal from special plan
area, the owners had hoped to work together on regional issues, but different property owners have gone
in different directions at different speeds. They request the property be removed from special plan area,
then plan to apply for rezone and submit environmental checklist application. She acknowledged
concerns about "1" Street.
George Thurtle, Bristol Properties, 11837 43rd Place, Kirkland, has been working with City for past five
years to understand regional issues. He does residential development and mentioned his other projects in
other jurisdictions. The change will help the area develop its own identity and help to provide a pattern for
adjacent properties to develop.
Dick Gilroy, Northward, Bellevue, is aligned with Gentra and supports the request. "Light commercial"
designation is a much better use for the area because of the major eastJwest corridor. Project would
serve adjacent residents and those passing through.
A representative with DBM Consulting Engineers spoke and stated agreement with request to remove
property from special plan area.
Ronald Stein, is property owner to the west of Gentra, and stated agreement with change. He wants to
see "r' Street straightened out.
Commissioner Ekrem wondered about a traffic study. Assistant Planning Director Rued said traffic study
prepared for commercial part and conclusion was that project should be able to mitigate light commercial
uses. There could be an additional traffic signal, lanes, etc., but this would depend on exactly what type of
commercial use. Traffic light on "1" Street is definitely going to be necessary.
Commissioner Taylor made a motion, seconded by Commissioner Rollins, to recommend approval of
request with delineation between the "Moderate Density Residential" and "Light Industrial Residential
being straighten.
Commissioner Jones requested clarification of pre GMA contract rezone which Assistant Planning Director
Rued provided information on the previous proposal. Commissioner Jones then requested clarification of
the first step to having a development at this location. Assistant Planning Director Rued replied that
applicant was asked to do traffic study because staff needed a comfort level that development of project
can be mitigated. When applicant submits for specific proposal, another environmental review will be
required. Commissioner Jones asked how many more people and units are being proposed. Principal
Planner Osaki said the information and analysis submitted indicated the three areas would be 188 to 332,
and under the proposed land use designation the dwelling units would be 332 to 620. There would be
more housing units because of the change in designation.
The motion passed 5-2 with Commissioner Jones and Commissioner Ekrem opposed.
CPM #3 Sound Ventures Inc./Kawasaki Family Limited Partnership. Map amendment request from "High
Density Residential" to "Heavy Commercial" for the eastern portion of the property located in the 4200
(approximate) block of Auburn Way North (east side).
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Recommendation: Denial. The property across "1" Street NE (to the east) from the subject property is
currently designated "High Density Residential" on the Comprehensive Plan land use map. These
properties directly view the portion of the property requested for a plan map amendment. It would not be
appropriate to encourage "Heavy Commercial" land uses that will directly interface with residential uses
across (on the east side) of the future "1" Street. This is particularly pertinent given that the C-3 zone
allows for outdoor storage and there are circumstances where this development situation is apparent.
Doug Klappenbach, President of Sound Ventures, 320 106th Avenue NE, Suite 100, Bellevue distributed a
handout to Planning Commission and then read selected text from handout. He mentioned the Auburn
Way North and "1" Street separation.
Chairman Peace inquired about the dividing line between designations. Assistant Planning Director Rued
indicated that back in 1987, the street frontage on Auburn Way North and towards "r' Street have machine
shops, etc., and this was the reason for establishing "1" Street corridor.
Commissioner Rollins thinks the change is a good idea and expressed concern about singling out Sound
Ventures out by not allowing the change. Commissioner DiTuri expressed concern that change could
possibly lead to "creeping" of heavy commercial into other areas.
Commissioner Rollins asked about landscaping and buffering of this area versus other areas along "1"
Street. Assistant Planning Director Rued mentioned that grocery store was built on existing requirements
and could put in auto repair. With C-3 zoning, you sometimes do not know exactly what type of business
you get. He then described landscaping requirements.
Commissioner Rollins made a motion, seconded by Commissioner Taylor, to recommend approval. The
motion passed 4-3 with Commissioner Jones, Commissioner dietary and Commissioner Ekrem opposed.
CPM #4 Thomas Academy. The applicant has made a map amendment request from existing "Light
Industrial" with transition to "Public & Quasi-Public" plan map designation to proposed "Light Industrial"
with transition to "Heavy Commercial" for property located at approximately 49th Street (North Side)
between B Street NW and Auburn Way North (approx. 1.28 acres). Some expansion of the "Public &
Quasi-Public" to the east of the Thomas Academy site on the south side of 49th Street would occur to take
into account Thomas Academy ownership at that location also.
Recommendation: Approval. The proposed map amendment promotes consistency with the zoning for
the area based on recently adopted area-wide zoning amendments. The plan map amendment affecting
this area is intended to remove a "Public & Quasi-Public" Plan map designation for property the Thomas
Academy owns on the north side of 49th Street, but does not intend to use for Academy purposes. As
proposed, this property would have a "Light Industriar'/"Heavy Commercial" designation to allow greater
flexibility for future redevelopment.
There was no public testimony. Commissioner Rollins made a motion, seconded by Commissioner
Taylor, to recommend approval. The motion passed.
CPM #5 Andrew Benedetti. This application involves a map amendment request from "Moderate Density
Residential" to "Office/Residentiar' for Lots 9-10-11, Block 11 Railroad Addition to Auburn (0.385 acres).
The properties are generally located on M Street (West Side) and 66t~ Street (north side).
Recommendation: Denial. The Comprehensive Plan map in the area of the subject property clearly
maintains the "Office/Residential" plan designation on the east side of M Street SE. The existing
"Moderate Density Residential" plan map designation at the subject property provides an appropriate
transition for properties designated "Single Family Residential" (located to the west) from more intensive
uses. Allowing the "Office/Residential" plan map designation to extend and encroach to the west side of M
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Street SE is inconsistent with this transition concept and could encourage additional efforts to intensify
land use activities in this area.
There was no public testimony. Commissioner Taylor made a motion, seconded by Commissioner
Rollins, to recommend denial. The motion passed.
CPM #6 Richard Kosier. Map amendment request from "Moderate Density Residential" to
"Office/Residential" for Lot 12, Block 11 Railroad Addition to Auburn (0.121 acres). Property is generally
located on M Street (West Side) and 6th Street (north side).
Recommendation: Denial. As with CPM #5, the Comprehensive Plan map in this area clearly maintains
the "Office/Residential" plan designation on the east side of M Street SE. The existing "Moderate Density
Residential" plan map designation provides an appropriate transition between the "Office/Commercial"
designation on the east side of M Street SE and those properties designated "Single Family Residential"
located to the west of the subject property. Allowing the "Office/Residential" plan map designation to
extend to the west side of M Street SE is inconsistent with this transition concept, and could also
encourage additional efforts to intensity land use in proximity to "Single Family Residential" designated
areas and Les Gove Park.
There was no public testimony. Commissioner Taylor made a motion, seconded by Commissioner
Rollins, to recommend denial. The motion passed.
CPM #7 Auburn Properties (Utility Vault Co.) The applicant proposes a Comprehensive Plan map
amendment request from "Moderate Density Residential'/'Heavy Commercial" to "Heavy Industrial" for
approximately 6.6 acres of property (per applicant) located immediately north of the existing Auburn
Properties' "Heavy Industrial" designation (approximately 34.5 acres per applicant). The subject
properties (of the Comprehensive Plan amendment proposal) have no A Street frontage.
Recommendation: Approval. The applicant is proposing to amend the Comprehensive Plan for
approximately 6.6 acres that Auburn Properties owns. These properties abut Auburn Properties' existing
developed property that is already designated "Heavy Industrial" (approximately 34.5 acres). The subject
properties proposed for amendment consist of parcels that were acquired in 1970 (5.84 acres) and 1998
(0.75 acres).
J.B. Rupert, Rupert Engineering, 1519 West Valley Hwy, #101, Auburn, indicated the property has been
owned since 1968 and had an option for this portion in 1970. The site was previously an industrial use.
He encouraged Planning Commission to concur with staff recommendation. He has pictures of the site if
Planning Commission wants to see. Utility Vault is a major Auburn employer.
Commissioner Ekrem wanted clarification relating to zoning and changed use. Principal Planner Osaki
remarked that applicant indicated zoning changed over time. Assistant Planning Director Rued said the
existing zoning of M2 has been in place for some years.
Mr. Rupert said land has been vacant. In looking at pictures, it appears that in 1957 an agricultural use
occurred and in 1967 it appears an industrial building was there. Chairman Peace inquired about any
current plans. Mr. Rupert said a potential use is as vault operation and storage of products. The area in
question has not been used much for this, but as the business grows there is a need for storage of
concrete product until it is sold. Applicant has spent money to improve the site and enlarge production
facility.
Commissioner Jones expressed concern that heavy industrial is not appropriate here. She wondered what
would happen if Vault is sold in the future. These uses are not compatible with the area. She asked if the
City has anything in writing that Vault wants to expand. Assistant Planning Director Rued advised that the
Vault can do whatever the M2 zoning allows.
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Commissioner DiTuri commented that the site is very close to an apartment complex and the heavy
industrial designation could have an impact on the residents. Commissioner Jones thinks the Segale
truck maintenance is an offensive use and thinks the request should be denied. Heavy industrial uses do
not belong here.
Commissioner Rollins wondered if there is a zoning that would allow Vault to use site as storage yard, but
not build anything. Assistant Planning Director Rued remarked that only the M2 zone allows outside
storage of materials.
Commissioner Jones made a recommendation, seconded by Commissioner DiTuri, to recommend denial.
The motion passed.
CPM #8 Buck and Gordon on behalf of Nicholson Development Properties LLC (Applicant)/BNSI
property owner. This application is for a map amendment request from "Light Industrial" to "Heavy
Commercial" for property located at 41SVEIlingson and "A" Street (Northwest Corner of Intersection). The
area proposed for amendment is part of a larger parcel. Generally the proposal covers an area extending
350' north of the 41st Street SE and A Street SE intersection.
Recommendation: Denial. The applicant's proposal is to request a comprehensive plan map amendment
from "Light Industrial" to "Heavy Commercial". Information submitted by the applicant indicates that the
purpose of the comprehensive plan amendment to accommodate commercial develepment. Identified
possible uses include a drugstore, video store and coffee outlet.
Cass Brotherton, Traffic Engineer, distributed information to Planning Commission and explained further
the reason for denial of request. Applicant was asked to demonstrate that project would have no negative
impacts, but traffic study did not show this. City did another count of pm peak and it showed steady
increase shown over three years. Last year pm peak had 10% increase over previous year. Staff looked
at uses that could be allowed in zoning and used an overhead and showed trip generation comparison
sheet. She reviewed chart by comparing type of business, number of trips per hour, how number is
determined, and how number of trips is generated. This potential development will generate 342 trips per
hour and the intersection is close to capacity now. Adding zoning designation that allows for 100% more
cars is not beneficial to the City.
Chairman Peace wondered if development of A Street to City of Pacific will alleviate problems. City Traffic
Engineer Brotherton replied no. Commissioner Taylor wondered about number of gravel trucks using the
road. City Traffic Engineer Brotherton did not have a count of gravel trucks, but acknowledged there is
high percentage of trucks and buses with 24% of heavy vehicles including gravel trucks. The intersection
is LOS F.
Commissioner Rollins said that the proponent talked about a right turn and he wondered about City
response to this. City Traffic Engineer Brotherton said that by dividing parcel up this precludes any
development from having driveways further down. Regarding eliminating left turns to Pacific, Pacific said
this is not a viable alternative.
Jeff Weber, Buck and Gordon, 1011 Western Avenue #902, Seattle, gave an introduction to the property.
There is designation of heavy commercial on other quadrants of this intersection and heavy commercial
development is compatible with what is here. Their proposal is well suited to this area and will provide
jobs. The main issue is traffic and their traffic engineer did traffic study and it said that LOS would be met
and study demonstrated that standard would be met. He cautioned Planning Commission to consider
carefully what it means to deny their request. He acknowledged the situation on Ellingson. They
approached City of Pacific about implementing a solution and he is surprised to hear that Pacific said no.
Planning Commission has authority to approve their request. He understands concerns about traffic on
Ellingson. Staff has position of no change and no development at this location. Site is unsuitable for light
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industrial development and should be heavy commercial. All property owners in the area face problems
because of capacity on the road and denial of request will shut down development in this portion of City.
He cautioned Planning Commission again to carefully consider what it means to deny request. He
mentioned the left turn restriction solution proposed by his traffic engineer. He thinks that the City of
Pacific's position on the matter was wrongly influenced by Auburn. He requested Planning Commission
and staff to work to come up with solution so that development can occur as well as development on other
properties. The left turn restriction is the solution. Auburn should join with Buck and Gordon to approach
the City of Pacific to resolve certain issues. He mentioned signal coordination. He again cautioned
Planning Commission to consider their decision carefully. He mentioned Jacobs' letter in response to staff
comments. There is no issue of inadequate traffic analysis, just policy choice of City to make.
Mark Jacobs, traffic engineer, 2223 112th Avenue Suite 110, Bellevue, mentioned his credentials and then
explained how the traffic was study done. His count is valid and depends on how Hwy. 167 operates on
test day and further analysis was done using City's numbers. If property stays light industrial vehicles
share two southbound lanes. With heavy commercial designation, a left turn pocket was described that he
said will vastly improve the operation of intersection. The manuals say left turn pocket is needed. Their
project should be approved with right turn pocket and left turn restriction at C. Regarding trip generation
estimate, shows 110 new pm peak hours which is only about 85 additional trips.
Commissioner Rollins asked about length of right turn pocket and Mr. Jacobs said they would work with
City staff. Right turn lane would probably be a couple hundred feet. Commissioner Ekrem wanted to
know who pays for road improvements and Mr. Jacobs said the client pays.
Commissioner Ekrem asked City Traffic Engineer Brotherton if she took into account the applicant's
suggestions. City Traffic Engineer Brotherton said given existing conditions and no place for cars to turn,
they have not analyzed all their suggestions and are not convinced suggestions will make much
improvement.
Chairman Peace asked if staff has heard from City of Pacific. Principal Planner Osaki said he received
phone call from Ed Davis who received a letter from applicant and was not going to respond to applicant
because they agree with Auburn staff.
Bob West, West and Collins, 332 1't Street NE, partners in ownership with a group across the street to the
east and they have concerns about the existing traffic and he agrees with City's concerns. He
understands there are strong policies in Comprehensive Plan to preserve light industrial areas. This
project is too small and in the wrong location. Light industrial zoning and Comprehensive Plan designation
allow commercial development that is consistent with light industrial. Some uses are allowed with a
conditional use permit and this allows City to set development standards. He saw a sketch of driveway to
property and driveway is within 300 feet of intersection on A Street with another on Ellingson. The egress
and ingress is very poor and safety hazard. There are strong Comprehensive Plan policies to maintain
light industrial areas and City to look at whether this should be preserved. The applicant's statement that
the proposal is consistent with commercial on other three corners is not accurate because this area is a bit
different. He asked Planning Commission to concur with staff recommendation.
Chairman Peace stated that the Planning Commission cannot clear up technical issues and there is a
concern about basing LOS on traffic because there is a good amount of background traffic through the
intersection. No Planning Commission members are qualified to address traffic analysis.
Commissioner Rollins likes idea of road improvements, but parcel is too small and he agrees with traffic
division assessment. Commissioner Jones believes the change is premature because the Lake Tapps
Parkway might make a difference in traffic flow. Chairman Peace then mentioned previous discussions
when the intersection LOS was changed to F. This is a bad situation and all should try to prevent from
getting worse.
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Commissioner Taylor made a motion, seconded by Commissioner Rollins, to recommend denial of the
request. The motion passed 7-0.
CPM #9 Everqreen Tucci Partners, LLC. The applicant has requested amendments to the
Comprehensive Plan map as follows within various Lakeland South PUD locations:
a) Move the area designated as "School" to the area presently described as "Seniors". (No comp
plan map designation is required by this revision but it is the basis for request "b" below);
b) Amend the plan map from "Single Family Residential" to "Moderate Density Residential" to
accommodate the movement of the area described as "Seniors" in "a" above to the area presently
designated as "School";
c) Amend the plan map at the NE corner of the intersection of Lake Tapps Parkway East and
Lakeland Hills Way from "Moderate Density Residential" to "Light Commercial";
d) Amend a 1.5 acre parcel at the intersection of Elizabeth Avenue SE and the proposed
Lakeland Hills Loop Road from "Light Commercial" to "Moderate Density Residential".
e) Amend the line between the park designated "Public & Quasi-Public" and the adjacent "Open
Space" designation to the west to reflect graded slope and also amend the map to designate
property from "Moderate Density Residential" to "Public & Quasi-Public" in this immediate area.
Recommendation: Approval. The applicant's written reasons indicate that the proposed amendments
reflect several considerations. These include a preference expressed by the Auburn School District to
change the school site, a desire to centralize a proposed commercial area serving Lakeland Hills from an
area surrounded by single family development to one the northeast corner of Lakeland Hills Way and Lake
Tapps Parkway, and a desire to modify the park boundary to provide better use and access.
Dennis Hanberg, Apex Engineering, concurs with staff recommendation and appreciates support in
working out the details. He asked for Planning Commission support of the request.
Chairman Peace referred to park area which looked larger on original drawings. Mr. Hanberg said park
exceeds five acres. Commissioner Rollins said original plan showed two elementary school sites and he
wondered if these are still planned. Mr. Hanberg replied that plans call for two schools on total of 20
acres.
There was no other public testimony, commissioner Rollins made a motion, seconded by Commissioner
Taylor, to recommend approval.
8. City Initiated Comprehensive Plan Map (CPM) Amendments. The following plan map amendments are
City-initiated.
CPM#10 Eliminate Desiqnations Beyond Potential Annexation Area (PA,&). This City-initiated proposal
would amend the Comprehensive Plan map to identify designations outside the City limits consistently, by
only indicating designations within the existing City limits and the "PAA", but discontinue beyond "PAA"
(except see CPM #25).
Commissioner DiTuri made a motion, seconded by Commissioner Taylor, to recommend approval.
CPM #11 Eliminate "Neiqhborhood Commercial" Plan Desiqnation. This proposal is to amend the
Comprehensive Plan map so that those few remaining parcels designated "Neighborhood Commercial" on
the City Comprehensive Plan map are revised to "Light Commercial".
Principal Planner Osaki remarked that only six parcels in entire City are designated as neighborhood
commercial and these parcels were pointed out. It is not appropriate to have a specific designation on so
few parcels. He received several calls on this and then showed an overhead matrix showing difference
between neighborhood commercial and light commercial. There is some difference in development
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standards. Auburn Way South development has gone away from neighborhood commercial concept.
Green River Market may meet the concept of neighborhood commercial district.
Ron Lambert, 543 Aaby Drive, owners 105 M Street north of Peckinpaugh, wants to see M Street widened
because of traffic congestion. He suggested Planning Commission consider parcels north of Peckinpaugh
and properties directly behind and on M Street included in light industrial change. He wondered what
happens to others on M Street. He spoke about traffic problems on M Street and that City should look at
problems on M Street/Main Street. Planning Commission should consider whole corridor on M Street in
either approving or disapproving the change. He supports the change, but City should look at surrounding
area.
Barbara Brown 2215 Hemlock, expressed concern about the proposed change and instead of having 50
feet setback from property line it would be in the backyard. She has a single story home and adjacent
development could build to 45 feet and she would lose privacy. She is unsure why the change is being
proposed. She asked Planning Commission to deny request and keep setbacks as they are now.
Bev Holden, 2130 Hemlock, says City has shunned this area, roads in poor condition, still have septic
tanks and she does not want strip center adjacent to property. She wants neighborhood commercial
designation kept.
David Radcliff, 2125 Hemlock, has lived here since 1968 and favors keeping neighborhood commercial
designation.
Unidentified speaker said the amount of buffer decreases if changed to light commercial and he likes
having trees that buffer noises. He agreed that neighborhood commercial should be kept. He spoke
about decrease in wildlife.
Carl Johnson, 2115 Hemlock, agrees with statements of others and neighborhood commercial provides
better buffer. A change might encourage vacant parcel to become developed. The QFC is now owned by
the Tribe. Light commercial development brings more traffic.
Bill Jenson, 3202 20th Street SE, said that the neighbors want a buffer zone.
Richard Smith, 3020 22n~ Street is concerned about light commercial designation and too much traffic.
The 50 foot buffer is acceptable. He does not want to see the neighborhood change. No more
commercial development is needed.
Eloise Robbins, 3010 22® Street SE, lives behind Key Bank and across from QFC and says area should
stay the way it is. Light commercial would be a big mistake.
Assistant Planning Director Rued clarified the differences between the two designations. He cannot
guarantee that the 50 foot wide strip of trees will remain because parking could be in this area. There will
not always be a 50 foot strip of trees between. He said that residential abuts on north line of shopping
center with front as Auburn Way. There is 50 foot setback from an R zone which is just the building
setback.
Ron Lambert said very different properties are involved in neighborhood commercial designation change
and he supports change of neighborhood commercial to light commercial.
Commissioner DiTuri believes there is only one area where people would tolerate a change and the other
areas people would not tolerate change. He suggested that the proposal be reworked to change one area
and not the other. Chairman Peace said this would make the situation even worse by making less than
six parcels designated as neighborhood commercial.
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Commissioner Rollins spoke about keeping the neighborhood' commercial designation and would like to
see property on Auburn Way South stay as neighborhood commercial and develop as neighborhood
commercial versus other because of the bedroom neighborhood on Auburn Way South. He spoke about
traffic on Auburn Way South by FAA.
Commissioner Taylor made a motion, seconded by Commissioner Rollins, to recommend denial of the
request. Commissioner Jones abstained. The motion passed.
CPM #12 Port of Seattle Wetland Mitiqation Property. This proposal would amend the Comprehensive
Plan map from "Single Family Residential" to "Public & Quasi-Public" for Port of Seattle property located in
northeast Auburn east of "r' Street NE and west of the Green River.
This property is a Port of Seattle wetland mitigation site. The subject property's existing Comprehensive
Plan "Single Family Residential" map designation does not appropriately reflect its intended use for public
purposes by a public agency. The "Public & Quasi-Public" designation is more appropriate given its
limited development potential.
There was no public testimony. Commissioner Taylor made a motion, seconded by Commissioner Jones,
to recommend approval. The motion passed.
CPM #13 Lea Hill Road SE (South Side) and 108th Avenue SE (approximate). This proposal would
amend the comprehensive plan map to reduce the "High Density Residential" designation at Lea Hill Road
SE (south side) and 108th Avenue SE (approximate) to generally only reflect the existing multi-family
development and replace remaining areas with a "Single Family Residential" designation.
Principal Planner Osaki said that this amendment corrects a mapping oversight. The "High Density
Residential" designation was incorrectly placed when the area was annexed. Further, staff identified that
the "High Density Residential" designation should be located further to the south to reflect the existing land
use. Staff recommends that the Planning Commission include in its motion designating this area to the
south from "Single Family Residential" to "High Density Residential" to address this map oversight at this
location.
There was no public testimony. Commissioner Jones made a motion, seconded by Commissioner Rollins,
to recommend approval including the designation from "Single Family Residential" to "High Density" as
presented by staff. The motion passed.
CPM #14 City Water Utility Site. Designate the water utility's property at the base of Lea Hill located just
east of the intersection of 104th Avenue SE and Lea Hill Road SE/SE 320th Street from "Single Family
Residential" to "Public & Quasi-Public". The Auburn Comprehensive Plan provides for the "Public &
Quasi-Public" designation in situations where there is public ownership of land and facilities. This
amendment for the City's water utility property is consistent with that plan concept.
There was no public testimony. Commissioner Jones made a motion, seconded by Commissioner Rollins,
to recommend approval. The motion passed.
CPM #15 Fulmer Field. The proposal is to amend the Comprehensive Plan map from "Office/Residential"
and "Moderate Density Residential" to "Public & Quasi-Public', for property located in the vicinity of Fulmer
Field (approx. M Street NE and 6th Street NE).
There was no public testimony. Commissioner Rollins made a motion, seconded by Commissioner Jones,
to recommend approval. The motion passed.
CPM #16 Fenster Property Area. Designate the City park property at the end of 4th Street SE near the
Green River from "Single Family Residential" to "Public & Quasi-Public" to reflect public ownership.
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MINUTES OF THE PLANNING COMMISSION MEETING OCTOBER 3, 2000
Chris Gardner 2812 R Place, spoke on behalf of her father, and said the only access to Fenster is through
his driveway. She requested that his driveway be blocked so no one has access to public land through his
property. The City should block ingress/egress so that people do not go through their property. Principal
Planner Osaki is unaware of the situation and will pass their comments on to Dick Deal, Director of Parks
Department. Access through property to the site is not a Comprehensive Plan issue.
Commissioner Jones made a motion, seconded by Commissioner Ekrem, to recommend approval. The
motion passed.
CPM #17 West Main Residential Area (North of West Main Street). This proposal is to amend the
Comprehensive Plan land use map from "Heavy Industrial" and "High Density Residential" to
"Office/Residential" for property generally bounded by H Street NW, 2"d Street NW, F Street NW and an
alley one block north of West Main Street, excepting an existing industrial use located on the west side of
G Street NW.
Lyle Johnson, 32 G Street NW, owns this property and asked Planning Commission to consider excluding
his property from the change. Residences are concerned about some industrial uses particularly trucks
and noise. Hugh McNivens Company creates many problems. He purchased his property two years ago
and remodeled building, reroofed, cleaned up property, etc. His company's site is better maintained than
some adjacent residential properties. He wants industrial designation on his property and described his
business and stated there are no impacts from his business. The rezone would prohibit expansion or
having office space and might even prohibit selling. He believes a bank would generate' more traffic than
his business does. It is unfair to exempt McNiven because residential is incompatible. He has invested
heavily in his business and change seems haphazard. He wants his property to be excluded from
change.
David Grambush 102 H Street NW, said house was built in 1902 and each year the City proposes
Comprehensive Plan change to area and it does not pass. The City needs to make up its mind. The area
was R4 and now propose change to RO.
Robert J, 101 F Street NW, owns industrial building behind Lyle and has invested heavily in the building.
He through it would remain industrial. The houses are not kept up very well. He business would become
nonconforming with the change. He suggested City reconsider zoning in area for his property and Lyle.
Commissioner Ekrem asked about excluding properties from the change. Principal Planner Osaki stated
the current Comprehensive Plan designation is high density residential and City Council decided to hold
off on any changes to the area deferring to the Comprehensive Plan process. McNiven is heavy industrial
use with single family uses surrounding. There is some intrusion into single family neighborhood.
Commissioner Ekrem wanted to confirm that houses are zoned heavy industrial. Assistant Planning
Director Rued said zoning is M2, Heavy Industrial.
Principal Planner Osaki remarked that Comprehensive Plan designation for some industrial property is
residential. There are inconsistencies between Comprehensive Plan map and zoning map. City Council
said to use Comprehensive Plan map amendment process to hear what neighbors want.
Assistant Planning Director Rued explained that McNiven was left alone because it is less of an intrusion
than other businesses and could be left zoned as M2. If zoning is changed to RO, it becomes
nonconforming. The bigger issue is that if structure is destroyed by fire, the owner cannot rebuild to
previous use. If zoning is changed on adjacent property, that would limit expansion and additional
landscaping and setbacks would be required. Heavy industrial zoning is least restrictive zoning in the
City. A policy decision must be made by Council. Does the City want to protect single family homes as
much as it can? Proposing change to RO would help preserve single family neighborhood, but does it
create a couple of nonconforming uses.
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MINUTES OF THE PLANNING COMMISSION MEETING OCTOBER 3, 2000
Planning Director Krauss admitted that decisions were made over a few decades that make it difficult to
maintain anything. Property owners are arguing among themselves as to what designation should be. He
encouraged the Planning Commission to encourage property owners to meet and come up with
consensus.
Commissioner Taylor wants to do the right thing and likes Planning Director Krauss' suggestion. The
neighborhood should sit down and discuss the matter. Cutting the area up in little zoning pieces does not
make sense. Assistant Planning Director Rued commented that an open house for area residents and
businesses was held last month, but only four people came. Commissioner Ekrem encouraged audience
to get together and discuss the matter.
Patty Sherman, 20 G Street NW, was under impression the area is an industrial area and accepted this in
order to get better house sale in the future. However, industrial uses cause problems. The proposed
change does not make sense.
Commissioner Jones believes the request should be denied because it is premature. The neighborhood
should get together. Commissioner Jones made a motion, seconded by Commissioner Rollins, to
recommend denial. Planning Commission asked neighborhood to get together and discuss. The motion
passed.
Assistant Planning Director Rued then suggested that neighbors get together now in anticipation of the
City Council meeting, otherwise they have to wait until next year.
CPM #18 West Main Residential Area (South Side of Main Street). This proposal would amend the
Comprehensive Plan land use plan map to extend the "High Density Residential" designation westerly to
G Street SW, just south of Main Street to 3rd Street SW, replacing the existing "Light Industrial"
designation.
Commissioner Rollins wondered if any uses become nonconforming. Principal Planner Osaki said there
would be at least one. Assistant Planning Director Rued pointed out that most of the property is single
family or vacant.
There was no public testimony. Commissioner Jones made a motion, seconded by Commissioner Rollins,
to recommend approval. The motion passed.
CPM #19 West Main Street (North and South Sides). This proposal would amend the Comprehensive
Plan map by designating properties currently designated "Light Commercial" and one parcel designated
"Light Industrial" to "Downtown". The affected area is generally on the north and south sides of West Main
Street between D streets NW/SW and H Street NW (excepting West Auburn High School and a parcel at
the southwest corner of West Main Street and G Street SW).
Commissioner Rollins asked about nonconforming uses. Principal Planner Osaki said change would not
make any new nonconforming uses. Assistant Planning Director Rued commented that C2 zoning would
make situation better.
Roger Lambert, owner of Andies restaurant, supports this change and supports pedestrian amenities.
Commissioner Taylor made a motion, seconded by Commissioner Jones, to recommend approval. The
motion passed.
Chairman Peace called for a recess at 10:00 p.m. and meeting reconvened at 10:15 p.m.
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MINUTES OF THE PLANNING COMMISSION MEETING OCTOBER 3, 2000
CPM #20 Auburn Way South and 12th street SE Intersection. This proposal is to amend the
Comprehensive Plan map from "Heavy Commercial" to "Light Commercial" for properties proximate this
intersection. The proposal is located in the immediate vicinity of Les Gove Park and related public
facilities at the Park. The proposed map amendment would ensure that land use development in this area
is more compatible with uses at Les Gove Park. Automobile oriented uses and uses with outdoor storage
would be better regulated under a "Light Commercial" plan map designation and implementing C-1 zone
than the current "Heavy Commercial" plan designation and C-3 zoning.
Alan Gray, Edmonds, represents owners of land occupied by service station and objects to change in
designation because City is taking away the land value.
Chris McGrath, 1301 H Street SE, does not want traffic here because area is congested already.
Commissioner Rollins has a problem with changing the designation and pointed out that station was
remodeled recently. Commissioner DiTuri said a day care center is in the area also. Chairman Peace
believes there is a need to protect the area since it is a vital portion of the City. Commissioner DiTuri
wondered how to make area more pedestrian friendly. Chairman Peace mentioned the single family
residential across the street and the need for a buffer.
Commissioner Taylor made a motion, seconded by Commissioner Rollins, to deny the request.
Commissioner Ekrem heavy commercial designation is kept, the window is left open for future
development that would have impacts on area. Chairman Peace believes the change would not curtail
Herr Lumber from enlarging. Commissioner Rollins commented that if Herr Lumber bought Big Daddy's
they could double in size. Commissioner DiTuri spoke about the unappealing entrance to the library.
Commissioner Taylor restated the motion to recommend denial of the request. The motion passed 5-2
with Commissioner Ekrem and Chairman Peace voting no.
CPM #21 Auburn Way South & 9th Street SE (Southeast Corner). This proposal would amend the
Comprehensive Plan Map from "Single Family Residential" to "Light Commercial" for certain properties at
this intersection (east Side of Auburn Way South).
There was no public testimony. Commissioner Rollins made a motion, seconded by Commissioner Jones
to recommend approval. The motion passed.
CPM #22 Auburn Way South and Hemlock Street. This proposal involves multiple amendments in the
vicinity of Auburn Way South (north and south side) and Hemlock Street (east side).
North Side of Auburn Way South
a) Amend the Comprehensive Plan Map from "Public & Quasi-Public" to "Single Family
Residential" for properties that have frontage on Hemlock Street.
b) Amend the "High Density Residential"/"Single Family Residential" plan map designation
boundary to include more "Single Family Residential" southerly in place of "High Density
Residential" along Hemlock Street (East side).
c) Designate properties fronting Auburn Way South from "High Density Residential" to "Light
Commercial" for several parcels along Auburn Way South near Hemlock Street SE.
South Side of Auburn Way South
d) Amend the comprehensive plan map from "Light Commercial" to "High Density Residential" for
property near the Winchester Heights Condominium.
e) Amend the Comprehensive Plan map to designate the southerly parts of certain parcels from
"Light Commercial" to "Moderate Density Residential".
There was no public testimony. Commissioner DiTuri made a motion, seconded by Commissioner Rollins,
to recommend approval. The motion passed.
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MINLITES OF THE PLANNING COMMISSION MEETING OCTOBER 3, 2000
CPM #23 21't Place SE (Boundary Alignment Adiustment). This proposal amends the COmprehensive
Plan map to better align the "Heavy Commerciar'/"Moderate Density Residential" boundary (that currently
runs north-south) in the area of 21st Place SE, generally north of 21st Street SE.
There was no public testimony. Commissioner Rollins made a motion, seconded by Commissioner DiTuri,
to recommend approval. Motion passed.
CPM #24 Lakeland Hills South PUD. Amend the map from "Public & Quasi-Public" to "Moderate Density
Residential" for property generally located at the northwest intersection of Evergreen Way SE and
Lakeland Hills Way.
There was no public testimony. Commissioner Rollins made a motion, seconded by Commissioner
Ekrem, to recommend approval. Motion passed.
CPM #25 Lakeland Hills Way and East Valley Highway (East Side). This amendment pertains to an area
along East Valley Highway (east side) at the intersection of Lakeland Hills Way, within the City of Pacific's
jurisdiction. The area is currently undesignated on the City of Auburn Comprehensive Plan map.
Amendments the Comprehensive Plan Map designate this area to "Public & Quasi-Public", "High Density
Residential", "Heavy Commercial", "Open Space", "Light Industrial" and "Light Commercial".
There was no public testimony. Commissioner Rollins made a motion, seconded by Commissioner
Ekrem, to recommend approval. Motion passed.
CPM #26 South of the Lakeland Hills Way/East Valley Highway (east side) Intersection. Amend
Comprehensive Plan map from "Heavy Commercial" to "Light Commercial" for properties on East Valley
Highway (east side) approximately 900' to 1800' south of the above referenced intersection.
There was no public testimony. Commissioner Rollins made a motion, seconded by Commissioner
Ekrem, to recommend approval. Motion passed.
CPM #26A PAA in Pierce County. Assistant Planning Director Rued presented information and said
staff is beginning the petition process now for Lakeland South Phase 2. Terrace View property
information was provided. The pre-annexation agreement is complete and property is shown on
Comprehensive Plan map now as heavy commercial even though it will develop as multi-family. City
adopted a new zoning category for Terrace View also.
There was no public testimony. Commissioner Rollins made a motion, seconded by Commissioner
Ekrem, to recommend approval. Motion passed.
CPM #27 Sumner/Auburn PAA Amendment. Amend the Sumner/Auburn UGA to include property within
the City of Auburn's Potential Annexation Area (PAA), generally located north of East 8th Street and west
of East Valley Highway/BNSF Railroad right-of-way and designate the property "Public & Quasi-Public".
The City of Auburn has an agreement in principle with Sumner and Pierce County on expanding Auburn's
PAA to include certain facilities surrounding the Lake Tapps Parkway.
There was no public testimony. Commissioner DiTuri made a motion, seconded by Commissioner Ekrem,
to recommend approval. Motion passed.
Chairman Peace closed the public hearing on Comprehensive Plan map amendments.
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MINUTES OF THE PLANNING COMMISSION MEETING
OCTOBER 3, 2000
Policy/Text (P/T) #1 "Neighborhood Commercial" Plan Map Designation Text
This Policy/Text amendment would eliminate references in Comprehensive Plan Chapter 14,
"Comprehensive Plan Map", to the "Neighborhood Commercial" plan designation given that the
designation is proposed for elimination from the Comprehensive Plan map.
Commissioner Ekrem made a motion, seconded by Commissioner Jones, to recommend denial. The
motion passed.
P/T #2 Auburn School District Capital Facility Plan (CFP) 1999-00 through 2005-06. Incorporate Auburn
School District's updated Capital Facilities Plan (CFP) into the City's Comprehensive Plan per the Auburn
School District's request. The CFP has been adopted by the Auburn School District School Board and
has been subject to SEPA review and a DNS. Information contained in the School District CFP serves as
the basis for the City's collection of school impact fees on behalf of the school district.
Bob Poldevart, Auburn School District Deputy Superintendent, was available to answer questions. Their
CFP was updated recently and he mentioned the latest school enrollment figures
The Planning Commission did not have questions and recommended approval.
P/T #3 Kent School District No. 415; Years 2000-2001 to 2005-2006. Incorporate Kent School District's
updated Capital Facilities Plan into the City's Comprehensive Plan per the Kent School District's request.
The CFP has been adopted by the Kent School District School Board and has been subject to SEPA
review and a DNS. Information contained in the School District CFP serves as the basis for the City's
collection of school impact fees on behalf of the school district.
The Planning Commission did .not have questions and recommended approval.
P/T ~ Transportation Element Amendments. The Public Works Department has prepared amendments
to the Transportation Element. Amendments generally include: updating tables to reflect the actual level
of service (LOS) information for each signalized intersection and corridor, and converting updated LOS to
the Highway Capacity Manual 1997 methodology so that the updated LOS more accurately reflects
current traffic conditions. This also makes the City's measurement tool more responsive to over-saturated
intersection conditions and makes the City's measurement tool more consistent with what other cities and
engineering firms use.
The Planning Commission did not have questions and recommended approval.
PfT #5 Master Plan for the Olson Farm. The City of Auburn and White River Valley Museum have
provided the Master Plan for the Olson Farm dated February 2000. The Master Plan recommendations
call primarily for the rehabilitation of the site's historic buildings and the additions of discrete new
improvements for visitor access and use. The 60.6 acre site is located north of Isaac Evans Park and the
Auburn Regional Golf Course.
The Planning Commission did not have questions and recommended approval.
P/T#8 Public Works Department Comprehensive Plan Text Amendments. The Public Works Department
has proposed text amendments to Chapter 3 Land Use; Chapter 5 Capital Facilities; Chapter 9 The
Environment; Chapter 13 Development in Unincorporated Areas and Annexation; and Chapter 15
Implementation. These proposed amendments address consistency with the adoption of new utility
plans, clarify or revise policies, and include other minor updates.
Principal Planner Osaki briefly explained the amendments. The purpose is to update text to reflect new
utility plans that need to be adopted, and some clarifying language, and to review policy revisions.
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MINUTES OF THE PLANNING COMMISSION MEETING OCTOBER 3, 2000
Planning staff has reviewed Public Work's proposed changes and offered some comments. The
environmental planner has reviewed also. Some specific policy changes are proposed.
City Engineer Dowdy said that Planning Commission will review the individual water and storm drainage
plans. The Planning Commission did not have questions and recommended approval.
P/T #10 Historic Preservation Element Amendment. The proposal is to amend the Chapter 10, Historic
Preservation Element, to include policy support for historical documentation of historic resources subject
to demolition or substantial modification.
The Planning Commission did not have questions and recommended approval.
CALL FOR PUBLIC HEARING:
Call for Public Hearing to be held November 7, 2000 on 2000 Comprehensive Plan Amendments:
· P/T Amendment #6 - Comprehensive Water Plan
· P/T Amendment #7 - Comprehensive Drainage Plan
The Planning Commission unanimously called for the public hearing.
ADJOURNMENT:
VVith no further items to come before the Commission the meeting was adjourned at 12:00 midnight.
PC~AGND~VllN10-2000
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