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PLANNING COMMISSION
March 7, 2017
MINUTES
CALL TO ORDER
Chair Judi Roland called the meeting to order at 7:00 p.m. in the Council Chambers
located on the first floor of Auburn City Hall, 25 West Main Street, Auburn, WA.
a.) ROLL CALL/ESTABLISHMENT OF QUORUM
Planning Commission Members present were: Chair Judi Roland, Commissioner
Mason, Commissioner Lee, Commissioner Stephens, Commissioner Copple,
Commissioner Shin, Commissioner Moutzouris, and Commissioner Smith.
Staff present included: City Attorney Dan Heid; Director of Community Development
& Public Works Kevin Snyder; Assistant Community Development Director Jeff
Tate, Planning Services Manager Jeff Dixon; Senior Planner Thaniel Gouk; Planner
II Alex Teague; and Planning Administrative Assistant Tina Kriss.
Members of the public present: Craig Kruger
b.) PLEDGE OF ALLEGENCE
APPROVAL OF MINUTES
A. February 22, 2017 Special Meeting,
Commissioner Copple moved and Commissioner Lee seconded to approve the
minutes from the February 22, 2017 meeting as written.
MOTION CARRIED UNANIMOUSLY. 8-0
PUBLIC COMMENT
There was no public present for comments.
IV. PUBLIC HEARING
A. Ordinance No. 6644, ZOA16-0004 — Amending the Residential Uses
allowed in the C-1 Zone, and Development Standards for Mixed-Use
Developments
Senior Planner Thaniel Gouk provided the staff report for Ordinance No.
6644. He reviewed the purpose of the proposed code revisions; he explained
that they were to resolve the City Council moratorium on residential uses in
the C-1 Zone and to be responsive to a private code amendment application
about the commercial uses allowed as part of a mixed use project (File No.
ZOA16-0004) along with some changes to clarify and increase consistency.
He also indicated that some of the changes resolve the City Council
moratorium on residential uses in the C1 zone, were the subject of a previous
planning commission public hearing and recommendation.
PLANNING COMMISSION MEETING MINUTES
March 7, 2017
Chair Roland opened the public hearing on Ordinance No. 6644, ZOA16-
0004 — Amending the Residential Uses allowed in the C-1 Zone, and
Development Standards for Mixed-Use Developments at 7:05 p.m.
Craig Krueger, 15506 NE 103�d Way, Redmond, Washington
Mr. Krueger stated he is a Planner working on behalf of Promenade
Apartments LLC and is in support of Ordinance No. 6644. The Promenade
apartments is a mixed use residential and commercial development project in
the C-1 Zone in a Lea Hill neighborhood. He thanked the Commission for
allowing him to testify and expressed his appreciation for the work of the
Planning Commission and staff in drafting up the language addressing the
private code amendments regarding non-residential uses vested in the mixed-
use project. He stated the amendments would allow the YMCA child
development center to be located within the Promenade Apartments as
envisioned from the onset as part of the mixed use development. Mr.
Krueger stated the YMCA child development center will be a great addition to
the Promenade Apartments, the Lea Hill neighborhood, and the City of
Auburn and is hopeful that you recommend Ordinance No. 6644 to City
Council for approval.
At 7:07 with no other public testimony, Chair Roland Closed the public
hearing on Ordinance No. 6644, File No. ZOA16-0004 — Amending the
Residential Uses allowed in the C-1 Zone, and Development Standards for
Mixed-Use Developments. The Commission deliberated.
Vice-Chair Copple moved and Commissioner Moutzouri seconded to
recommend moving forward Ordinance No. 6644, ZOA16-0004 — Amending
the Residential Uses allowed in the C-1 Zone, and Development Standards
for Mixed-Use Developments to City Council for approval.
MOTION CARRIED. 7-1
V. OTHER BUSINESS
A. Discussion of Mixed Use Zone
Senior Planner Thaniel Gouk provided the staff report on an introductory discussion
on the creation of a new Mixed Use Zoning district.
Staff explained that policies and guidance in the 2015 Comprehensive Plan created
a new Mixed Use Residential land use map designation and described a new zoning
district to implement this map designation. Staff is presenting the proposed
language which is the set of uses and zoning regulations for this proposed mixed use
zone.
Staff explained that Auburn currently allows mixed use (MUR) in a variety of zones
but the emphasis of the MUR wouid be the residential component. Staff clarified that
if a developer wanted to build an apartment building with no mixed use it would be
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PLANNING COMMISSION MEETING MINUTES
March 7. 2017
allowed in the MUR zone and if the developer wanted the mixed use component the
focus would be on residential component. No standalone commercial buildings or
big box stores would be allowed as standalone uses as this could be otherwise be
allowed in a commercial zone. The MUR designation for the 2015 Comprehensive
Plan is proposed to be applied to areas that are existing multi-family or an older
multi-family building that have the potential for mixed use along with the residential
use. Staff explained that they are not requiring a retail component as everything is
market driven, but to accommodate greater flexible for uses that will encourage a
more walkable pedestrian oriented neighborhood. As the market changes an update
can be made.
The Commission asked if an existing multi-family dwelling in existing higher density
residential zoning districts wanted to add mixed use would it be a consideration.
Staff explained the goal would be to provide code language that is flexible enough
that folks could request a conversion to mixed use residential by applying for a
rezone to this designation.
The Commission and staff discussed parking within a mixed use in a residential
setting and the demand for pedestrian friendly, walkable residential areas. There
was discussion about the struggle between enough parking to meet user needs and
requiring less parking to promote walkability. Staff explained this is generally market
driven and staff is proposing flexibility within the code to allow the market to drive the
demand.
The Commission asked staff if they could include with the proposed draft language a
map and a land use table showing the location, allowed uses and a listing of
businesses that are not allowed within specific locations of the C-1 zone.
Staff explained that they will bring back the updated draft code language at the April
4, 2017 Planning Commission meeting.
B. Temporary Uses, Mobile Vendors and Food Trucks — Draft Code Changes
Assistant Director Tate highlighted the proposed draft code amendment for ZOA16-
0008, Temporary Uses, Mobile Vendors and Food Trucks. The code amendments
apply to Chapter 18.46A (Temporary Uses) and amendments to Chapter 5.20
(business licensing).
Staff pointed out that the temporary use modifications were discussed with the
Commission at their December 9, 2016 meeting. He pointed out that Chapter
18.46A (Temporary Uses) is under the review authority of the Planning Commission
and will be included in a public hearing however, Amendments to Chapter 5.20
(business licensing) were shared for information and will not be included as part of
the code amendments for the public hearing as they are not part of the land use
regulations.
The Commission and staff discussed Chapter 18.46A.040 (K), (Temporary Use
Exemptions). The Commission felt the exemption for 30 days or less per year for the
placement and use of portable storage containers was too short and felt providing 45
to 60 days was a timeframe more consistent with the combination of household
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March 7, 2017
moving/storage and the length of time for purchase and closing of the sale of a
home. Staff concurred and will update the draft language.
Regarding proposed ACC 18.46.060, the Commission asked if vendors from the
Auburn Farmers Market are subject to the temporary use regulations or are exempt
and staff reported the vendors are under a separate organizational structure and
noted that proposed language will be added to provide clarification.
Staff clarified that temporary storage containers are allowed for up to 6 months but
thereafter a Temporary Use Permit would be required. The Commission asked staff
to make sure the timeframes are consistent throughout the proposed code
amendment and include the appropriate provisions for extension of the temporary
use permits.
A discussion was held as to the types of accessory structures are allowed and the
regulations associated with the use. Staff will bring back the updated draft code
language for the Public Hearing on April 4'", 2017.
C. Discussion of Open Space Zone
Planner II Alex Teague provided the staff report for the Open Space Zoning district.
Staff explained the intent statement for the proposed open space zoning district as
described in Auburn City Code Section 18.02.070 "Establishment of Zones" is
constructed to be consistent with the overall description of the corresponding land
use map designation and is important to guide the future interpretation and
application of the land use regulations and what land uses fit in with the
characterization of the zone. The Commission and staff discussed the Open Space
Zone intent statement.
A discussion was held as to the ability for a single family home to be located in an
open space zoned property. The Commission asked if mobile homes and
manufactured homes are allowed to be placed on a property within the open space
zone. Staff explained if it is a manufactured home, and is setup in accordance with
the zoning standards (pitched roof and permanent foundation) to meet the definition
of a single family residence, it is allowed. She stated that a mobile home is generally
allowed only in mobile home parks. Also, if a use is included in a land-use table in
one zone but excluded from another zone; then it is considered a prohibited use
where not listed.
The Commission and staff discussed open space zones that currently have a single
family residence located on the property; after discussion the Commission asked
staff to provide a map in the future showing the properties that have a single family
residence located on the site.
A discussion was held regarding the open space designation of cemeteries. One
commissioner expressed an intention to have the designation changed. Staff
explained that a review of the designation of cemeteries will be brought back during
the annual Comprehensive Plan Amendments to the Commission for review and
discussion.
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A questions was asked by the Commission if staff was aware of development plans
for vacant Muckleshoot Indian Tribe (MIT) property within Auburn. Staff was not
aware of future development plans but staff can make a request to the MIT and
report back to the Commission.
The Commission and staff discussed the Comprehensive Plan of 2015 and how the
designation to Open Space impacts private property. The Commission asked staff to
provide more information on the designation to Open Space of the Property owned
by Segale and located in the vicinity of Stuck River Road SE. Staff will bring back the
information requested by the Commission for further discussion at the next meeting.
D. Modification of PC Rules and Procedures
Assistant Director Tate provided a brief overview of the annual review by the
Commission of their written Rules and Procedures document. He explained that the
rules were reviewed at their last meeting and staff provided some suggested
language for the Commission to consider in response to the topic the Commission
wanted to discuss related to conduct by persons attending the meetings.
The Commission and staff discussed the current language in the city code used for
City Council Meetings regarding disruptive conduct. The Commission concurred that
they do not believe the current language of the Planning Commission Rules and
Procedures addresses disruptive conduct and would like staff to add language that is
consistent with City Council language to regulate the conduct of persons in
attendance.
Staff also discussed options for time limitations and procedures for audience
participation during public hearings. It was concluded that language to Rules and
Procedures under Section X. Public Hearings needs to be updated so the language
is consistent with the City Council language regarding time limitations.
The Commission and staff discussed how the public in attendance is informed of the
public hearing rules and staff pointed out that a written summary of the rules for
participation is provided as a handout at all planning commission meetings which
provides information on the public hearing testimony. The Commission asked staff
to review the language within the document to make sure it is consistent with any
changes to the Planning Commission Rules and Procedures. Staff will bring back
additional updates to the Rules and Procedures for review at the next meeting.
VI. COMMUNITY DEVELOPMENT REPORT
Assistant Director Tate reported that on February 21, 2017 City Council adopted
Ordinance No. 6638, amending the City of Auburn Downtown Urban Center Design
Standards Pedestrian Street Map.
Staff informed the Commission that they have been signed up for a 2017 American
Planning Association (APA) membership and will be receiving publications and emails
from the APA.
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Staff provided an overview of the 2016 Year in Review statistics of Community
Development activities (statistics on code enforcement and permit activity and
valuation).
Staff remarked that during the February 22, 2017 Planning Commission meeting on an
introductory discussion on proposed Ordinance No. 6642, for proposed code
amendments that relate to marijuana and related activities, the Commission requested
more information from staff. In partial response, this evening a memorandum was
distributed to the Commission that includes a"Heat Map", school district owned property
information identifying current properties not presently operating as a school, and draft
polling questions and the polling strategies.
The Commission and staff discussed the timeline that would be used to conduct the poll.
The Commission requested the poll be active for 10 days. The Commission expressed
their appreciation for the polling questions and discussed minor changes to the
questions (typos). Staff will bring back further information requested by the Planning
Commission for discussion at the March 21, 2017 meeting.
VII. ADJOURNMENT
There being no further business to come before the Planning Commission, Chair Roland
adjourned the meeting at 9:19 p.m.
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