HomeMy WebLinkAboutPlanning 2019-03-28 Item 3 - Adoption of 2/28/19 MInutesCity of Tukwila
PLANNING COMMISSION WORK SESSION
MINUTES
Date: February 28, 2019
Time: 6:30 PM
Location: Council Chambers
Present: Chair Dennis Martinez, Vice -Chair Heidi Watters, Commissioners Louise Strander,
Karen Simmons and Dixie Stark
Excused
Absence: Commissioners Sharon Mann and Mike Hansen
Staff: Planning Supervisor Minnie Dhaliwal, Urban Environme
and Planning Commission Secretary Wynetta Bivens
Adopt
Minutes: Commissioner Strander made a motion to adopt the January 24, 2019 minutes.
Commissioner Watters seconded the motion. Motion passed.
Andrea Cummins
Chair Martinez opened the work session on critical areas regulations.
Minnie Dhaliwal, Planning Supervisor and Andrea Cummins,Urban Environmentalist, provided
some background information on the critical areas. The state law regulates what is allowed in the
critical areas and mandates cities to comply with the Growth Management Act (GMA). Cities
must update and adopt critical area regulations every eight years, based on best available science.
Staff has reviewed and identified gaps in the City's existing code for the Planning Commissioners
(PC) to vet and determine what to change.
At the November 8, 2018 work session, the PC requested staff return with additional
information on four topics. There was discussion and clarification on each of the topics,
which are listed in the information memorandum dated February 19, 2019.
Following are some of the issues discussed, as well as the policy decisions made by the PC.
1. Mitigation plans and monitoring costs
Staff provided some information on the benefits of monitoring and the chances of mitigation
success. The City has established a five-year monitoring period. The Department of Ecology
and US Army Corps of Engineers also have monitoring requirements for some wetland
impacts, which could be up to 10 years. There was a lengthy discussion on this topic. One of
the issues raised pertained to a property owner developing their property that is adjacent to
property that has a wetland. Staff clarified that if buffers extend on their property, they will
need to address potential impacts to the buffers from the proposed development; further, they
may need to get access rights to delineate the wetland. It was noted that the buffers are not in
1
Page 2 of 3
February 28, 2019
PC Minutes
good condition. There was discussion on the mitigation plans, performance standards,
monitoring requirements and what happens once the monitoring period ends. There was also
discussion regarding the types of projects that require a Federal permit in Tukwila.
Decision: Option 3 - Adopt the standard buffer widths recommended by the Department of
Ecology but allow alternative buffer if impact minimization measures are taken
AND buffer is replanted.
2. Exempt wetland
Commissioner Stark made inquiry regarding why there is not a buffer mitigation with option
1. Commissioner Strander said in the discussion at the November 8 2018 work session that
option 3 seemed to have more options for the property owner. There was also discussion on
wetland mosaic.
Decision: Option 1 - Keep the existing code and exempt wetlands up to 1,000 sq. ft. with
mitigation for wetland impacts.
Note: Four of the five Commissioners were in consensus with staff s.
recommendation. Commissioner Stranderwasopposed and in favor of
option 3.
3. Non -conforming provisions
Part 1 - Vertical Expansion
Decision: Option 1 - Allow existing buildings to expand vertically to add upper stories in
exchange for buffer enhancement.
Part 2 - Lateral Expansion
Commissioners Strander and Wafters were opposed to limiting it to a one-time expansion
allowance and were in consensus with establishing a cap on the overall expansion.
Commissioner Stark said option 1 needed some additional language and wanted to know if
staff would draft the language. Staff said that they would draft and return with language. The
PC were in consensus.
Staff noted the following suggestions made by the consultant:
- Add a provision stating that expansion is only allowed on legally permitted property.
- Expansions should be excluded for detached accessory structures.
- To qualify for expansion along the sides there is a threshold of 50% of the existing
intrusion but no more than 500 sq. ft. with the assumption that 75% of the buffer is in
place.
- To qualify for expansion along the side opposite to the critical area, the maximum
threshold of 500 sq. ft. could be raised to 1,000 sq. ft.
Decision: Option 1 - Allow expansion along the existing building lines in exchange for buffer
enhancement but limit it to a one-time expansion and limit the square footage of a
new intrusion into the buffer to less than 50%of the current intrusion. Further, this
2 option could be limited to situations where the buffer width is at least 75% of the
Page 3 of 3
February 28, 2019
PC Minutes
required buffer. Note: the PC were in consensus to also add the following
language, "500 sq. ft. on either side and 1,000 sq. ft. away from the buffer zone."
Part 3 — Enclosing within existing footprint (e.g., enclosing a carport or adding a roof over
decks)
Decision: Option 1 - Allow enclosing within existing footprint.
4. Geologically Hazardous Areas
This section of the code is administered by the Public Works Depaiwient and their opinion is
not to establish one standard setback for all slopes. Instead the setback should be established
by the geotechnical engineer after site conditions are determined for each site.
Decision: To be administered case -by -case.
Staff will complete a final strikethrough/underline document, release it for public review and then
schedule a PC public hearing on this item in April.
Director's Report:
- Staff reminded the PC to respond to staff's inquiry regarding their availability for a second
meeting on April 1ltn
- The Shoreline Master Program will be on the March PC agenda.
- Staff informed the PC about Sound Transit's Bus Rapid Transit project that was approved as
part of ST3 by the voters and includes frequent bus service from Burien to Lynnwood with a
stop along SR518 to connect Tukwila International Boulevard station.
Adjourned: 8:15 PM
Submitted: By Wynetta Bivens
Planning Commission S
3