HomeMy WebLinkAboutItem VII-DCITY OF
WASHINGTON
AGENDA BILL APPROVAL FORM
Agenda Subiect WSC04-0001 Date: April 12, 2004
Department: Planning Attachments: Water and sewer certificate Budget Impact:
application, site plan, public hearing
posting notice
Administrative Recommendation
City Council, based upon findings of fact and conclusions outlined below, approve the development
agreement, subject to conditions, that will enable the issuance of water and sewer availability certificate to
the applicant. (Resolution No. 3714 is found elsewhere on the agenda).
Background Summary:
APPLICANT: Musa Abed/Idamay Bruner
OWNER: Same as applicant
LOCATION: 31214 124th Avenue SE
PARCEL NUMBER: 0921059082
PROPOSAL: Request for water and sewer availability certificate for the proposed conversion
of part (garage portion) of an existing single family dwelling into a delicatessen/drive through espresso
stand located in unincorporated King County.
BACKGROUND
The proposal is for water and sewer service to serve a proposed garage conversion to a drive through
espresso/deli business. The property is zoned CB (Community Business) in King County.
The project is located within the City's Potential Annexation Area and requires City water and sewer. It is
therefore subject to the requirements of City of Auburn Comprehensive Plan: City Expansion and
Annexation (Chapter 13) Policy CE-3. Policy CE-3 states:
"The City of Auburn shall require...as a condition of extending sewer and/or water utility service to
properties within the Potential Annexation Area...(but not adjacent to the City limits)...the signing of a
legally binding agreement to support annexation to the City at such time as the City deems
annexation appropriate. In these cases where immediate annexation is either not required or not
possible, the following conditions shall apply:
L0419-5
A3.13.8 WSC04-0001
Reviewed by Council & Committees:
Arts Commission COUNCIL COMMITTE
Airport [] Finance
Hearing Examiner L_JMunicipal serv.
Human Services 12~JPlanning & CD
Park Board LJPublic Works
Planning Comm. I IOther
Reviewed by Departments & Divisions:
Cemetery Mayor
Finance Parks
Fire Planning
Legal Police
Public Works Human Resources
Action:
Committee Approval: []Yes []No
Council Approval: I lYes I INo
Referred to
Tabled
Call for Public Hearing __/ /__
Until / /
Until / /
Councilmember: Singer Staff: Krauss
Meeting Date: April 19, 2004 Item Number: VII.D
AUBURN * THAN YOU IMAGINED
Agenda Subiect WSC04-0001
Date:
April 12, 2004
a. The property owner/developer shall demonstrate to the City's satisfaction that adequate
urban governmental services (including but not limited to storm and sanitary sewer
systems, streets and arterials, domestic water systems, parks and open spaces, fire and
police protection services, emergency medical services, public schools and public transit
services) will be provided to the development; and
b. The City should pre-zone the subject property and the property owner/developer shall
agree to comply with appropriate City policies, subdivision and zoning requirements
where such requirements are not superseded by applicable County requirements (in the
event of significant conflict between City and County requirements, the City may choose
to not extend utility service)...; and
c. The property owner/developer shall agree to comply with appropriate City development
standards and public facility specifications where such requirements are not superseded
by applicable County requirements (in the event of significant conflict between City and
County requirements, the City may choose to not extend utility service). Any facilities to
be dedicated to the City of Auburn upon completion (e.g. sewer and water lines and
appurtenances) shall be built strictly according to City standards and specifications...
FINDINGS OF FACT
1. The subject property is a 12,700 square foot parcel located near the southeast corner of the
th
intersection of 124th Avenue SE and SE 312 Street. Specifically, the subject property has street
frontage on 124th Avenue SE. A fire station on the abutting lot to the north separates the subject
property from SE 312th Street
The subject property is developed as a single story single-family dwelling. The proposal is to
convert the garage to a drive through espresso/delicatessen.
Auburn City Code (ACC) Chapter 14.18 requires that development that occurs in unincorporated
areas, that receives either water or sanitary sewer from the city of Auburn, is consistent with the
development standards of the city of Auburn.
4. ACC section 14.18.006 defines "Development" as follows,
"Development" means any construction to include excavation, filling, grading,
paving, new construction or expansion of a building, structure or use or any
change in the use of a building or structure, or any change in the use of land.
As the applicant is proposing to change part of the use of the property from residential to
commercial, a water/sewer availability certificate application is required.
ACC 14.18.070(A) identifies the findings that must be made in order to recommend
signing of a development agreement and states,
"A. The development agreement shall be recommended for signing only if
findings of fact are drawn to support the following:
1. The development is consistent with city development standards; and
2. The development is consistent with the city comprehensive plan; and
3. The property cannot be annexed immediately."
6. An analysis of the proposal against the criteria in ACC 14.18.070 (A) follows:
Page 2 of 3
Agenda Subiect WSC04-0001
Date:
April 12, 2004
The development is consistent with city development standards.
The development is consistent with city development standards. One item of mention is that
typically only one access to a site would be allowed by the City unless a deviation is granted.
In this case, the City is willing to allow King County to review and determine whether two
driveway accesses should be allowed. There appear to be two driveway accesses to the
property already.
The proposal is consistent with the Auburn Comprehensive Plan
The property is zoned CB (Community Business) in King County. The property is designated
"Light Commercial" on the City of Auburn Comprehensive Plan map. A drive through
business would be allowed as a conditional use in the City's "Light Commercial" zone.
The property cannot be annexed immediately.
The property is not adjacent to existing City limits. The property cannot therefore be annexed
immediately.
Water and sewer service is available at the property. The Public Works Department has
determined that water and sewer service is or can be made available to the property.
Specifically,
· Sewer service is available at the site to an existing 8" main. Sewer service is subject to
applicable connection charges.
· Water service is available at the site by connection to an existing 12" main.
CONCLUSIONS
1. The findings of fact indicate that the proposal can be made consistent with City Comprehensive Plan
Policy CE-3.
· Adequate urban services will be provided to the development;
· Development can comply with King County standards for zoning and permitting; and
· The applicant can comply with applicable City public facility standards.
2. The applicant's proposal has met the criteria for the granting of a water/sewer availability certificate
identified in ACC 14.18.070(A).
RECOMMENDATION
Based on the facts and findings and conclusions of the staff report, staff recommends that Planning and
Community Development Committee recommend to the City Council approval of the development
agreement. Applicable city development standards will apply.
PCDC\WSC04-1
L0419-5
A3.13.8 WSC04-0001
Page 3 of 3
REQUEST FOR CERTIFICATE OF
WATER AND/OR SEWER AVAILABILITY
FOR GENERAL DEVELOPMENT
APPLICATION NO.: ~,_5~ L~ /-7/'~ t59{~Od
DATE RECEIVED: l~ / ~ --a ~ '
APPLICATION FEE: $250. T~{. #:
StaffProjeet Coordinator:
***Do not ~die abo~e the line***
APPLICANT: COMPLETE THIS FORM WITH ALL ENTRIES BEING TYPED (except
signatures) OR NEA~Y PRINTED IN iNK. IF ADDITIONAL SPACE IS NEEDED,
PLEASE ATTACH ADDITIONAL PAGES.
THIS IS A REQUEST FOR (cheek one or both):
xSEWER AVA1LAB~ _..
~/, WATER AVAILABILITY
APPLICANT (Name, Address & Phone):
AGENT (Name, Address & Phone):
~-.~3 - 33'4-3313
GENERAL LOCATION OF DESIRED SERVICE: ..~ &
Street Address (if known): ~ |"~ ~ ~ l~j..q [~. ~. ~- _
PareelNo. (Tax ID .No. ) forth~ subje6~prot:~rty: 0 q_~. i(~5
Section No., To .wnship, Range in which property is located:
._~ BUILDING PERMIT
SHORT SUBDMSION (number of lots: )
~ PRELIMINARY PLAT OR PUD (number of lots:
REZONE FROM TO
OTHER (specify):
TYPE OF APPROVAL/PERMIT BEING REQUESTED FROM THE cOuN'I~:
~3
APPL~^WSC-APPL GEN DEVELOPMENT
DESCRIBE WHY YOU NEED SEWER AND/OR WATER SERvicE. HOW WILL THE
PROPERTY BE USED AFTER SEWER AND/OR WATER IS AVAILABLE? WHAT PLANS
DO YOU HAVE TO DEVELOP THE PROPERTY? (be as specific as you can)
(attach additional sheets ifne. eded)
ALL PERSONS HAVING AN OWNERSHIP INTEREST IN THE PROPERTY MUST SIGN
BELOW:
Name
Address
Phone
I HEREBY CERTIFY THAT THE INFORMATION CONTAINED 1N THIS APPLICATION,
INCLUDING ANY ATTACHMENTS, IS TRUE AND CORRECT TO THE BEST OF MY
KNOWLEDGE.
Owner/Agent __ q :'7.. {~{O ~
Date
TO BE CONSIDERED COMPLETE, THIS APPLICATION FORM MUST BE
ACCOMPANIED BY:
Compile Legal De.~ription (see Section 4A of the Instructions);
Site Plan (including information list~ in Section 4B ofhtie Instructions);
Environmental Checklist, unless exempt (s~ Section 4G of the/nstructions).
APPLWW$C~APPL-SINGLE FAMILY
Page 2
Parcel Data. . ' ' ' ~ ' ' ·
· IRGAL D~ON OF ~ PROPY_,RTY
A. ubum.._Ge ra ih c Information S stem . ParceISear~k ' '~''~'''
Pamel #: 09210~..q08'-~-'-
Taxpayer Name I Address: (Updated: 4/25/21X)3 )
· PUTZ RONALD & PATSY.
PO BOX 352
AUBURN WA 98071
Location: .-
Boundary: KING CO PM E
QSTR: SE:09-21-05
Grid: 0614
Land Use:
Zoning: .
Land code:
Subdivision:
.Square Feet: 12,700 -
Acres: 0.29
. ~Assessed Vaa~s: .( ~W7/2003
Improvements: $57,000'
LTotal: . $121,000
Legal Description:
~-----~'~"~EG AT PT 134 FTS OF NWCOR OFNW 1/4 OF SE 1/4 TH E 157 FTTH S 100 FT-TH W
157 FT TH N TO BEG LESS CO RD
101 RESIDENTIAL: SFE/C, ABIN/~UEST HOU
Assessments I Miscellaneous Notes:
-LID:230 ASSMr NBR:14 UTILITY: SEWER
Other Note~:
Peter lt. Lewis, Moyor
w^ ----.- ----
January 26, 2004
Musa T. Abed
24228 117a Ave. SE
Kent, WA 98030
re: Water and ,~er Availability Certificate Application (VVSC04-0~I), King County parcel
No. 092105-9082
Dear Mr. Abed:
Thank you for your Janua~ 13 submittal of a request for water and sewer availability for a
parcel located at 31214 124= Avenue SE on Lea Hill.
The City of Auburn provides water and sewer service to areas located outside of the Auburn
City limits but within its Potential Annexation Area (PAA). Consistent with the Washington State
Growth Management Act (GMA), these areas are planned to eventually become part of the City
of Auburn. Therefore, Auburn's policy is to only provide utilities if the proposal is consistent with
the City of Auburn's development standards. The City of Aubum'.s water and sewer certificate
availability process is intended to ensure City development standards are met. As a condition of
water/sewer certificate 0NSC) availability issuance, an applicant will also be required to enter
into a developer agreement stating the conditions of water and sewer provision as well as
ensuring "no protest' in the case of local improvement district formation.
The City of Auburn has completed its preliminary review of the water-sewer certificate
application (WSC04-0001). In reviewing your application, the City of Auburn has found the
application to be incomplete for further review and processing and requests the following
information in order to proceed with the water-sewer certificate.
..................... 1 ~-Development-proposai~Pteaseprovide~nore.information.~egarding_the exact'natare of .......
the garage conversion. Provide additional information on the square footage of the
conversion, the amount of seating you expect to provide, and the type of business you
expect to conduct (e.g., an espresso shop with pastries, a full-service deli, a carry-out
restaurant, etc.). Please clarify that this is an allowed use under King County zoning
regulations. Also, clarify whether the house will remain occup/ed as a residence, and, if
so, which (if any) parking stalls will b~ reserved for resident use.
2. Application type. You have submitted an application for a single-family house. Although
there is an existing home on the site; your development proposal is actually for a ·
commercial development. Therefore, the City would require a non-single-family WSC
application, which will need to go before the Auburn City Council's Planning &
Community Development Committee for review and a public hearing, and eventually for
consideration before the full City Council. '
3. Vicinity map. Please provide a more detailed vicinity map showing the exact location of
the parcel in relation to the intersection of 124~ and 312e, including distance
measurements to that intersection, as well as surrounding parcels and their land uses.
AUBURN, MORE YOU IMAGINED
V~C04-0001
J~nuary 26, 2004
p~ge 2 of 2
Show driveways on adJacent parcels and any intersections or driveways across the street
from your parcel.
4. Site Plan. Please show clearly or~ the site plan what is existing on the site versus what is
proposed for development/improvements. In addition, show pavement connections
between stairs and driveway, the width of the driveway, and pavement plans (gravel
surface will not be permitted for a cornmerdal use). Also, the northem driveway appears
too close to adjacent property for the increased commercial baffic you may expect.
Fin,aally, parking stalls must be accessed from on-site driveway without maneuvering on
124 Ave SE .and there must be sufficient queing room for the drive-up window. '
Many vicinity maps can be obtained for a small fee from the City of Auburn, or from the King
County Department of Development and Environmental Services (DDES) located in Renton.
Thank you again for your submission. Please submit seven copies of the appropriate application
and revised plans to the City. Once we have agreed on appropriate development conditions
and/or modirmations to city standards, this matter can be scheduled for a public hearing before
the Planning & Community Development Committee of the Auburn City Council.
Please feel free to contact me at (253) 804-5040 should you have questions or require
clarification.
Sincerely,
Shirley S.
Planner
Herb Moss, Development Engineer
David Osaki, Community Development Administrator
Joe Welsh, Transportation Planner
WSC04-O001
COMMENTS DUE t-20-04
Please make all comments in the form of conditions so they can readily be incorporated
in permit file documentation.
Reviewed By: Darcie Hanson
Date: 1/20104
No Comment:
Condition(s) including code citations:
Request Additional Info (specify):
FYI to applicant:
FYI to staff:
existing.
UTILITIES
Water and Sewer Certificates to Planning 1/20/04 - water and sewer service are
PLANNING
Reviewed By:
Date: 1/14/04
Ne-C~mme~
Condition(s) including code citations:
Request Additional Info (specify): Need a better site plan. To determine how access is
going to take place. Also, it's not clear to me if this is being processed as single family
or if it is to involve a PCD Committee review. Need to get some more info to get clarity
on the use and its intensiveness because it probably needs to go to PCD. (Dave '1114/04.)
(Jeff Dixon t/15/04) Additional info needed:
Define how far site is located away from SE 3t2t~ Street
Site plan must clarify what is existing vs. proposed
Show pavement connection between stalls and driveway & width of driveway
Define proposal's consistency with co. zoning regs. (use allowed?)
Northern driveway appears too close to adj. property for increased commercial traffic
Replacement perking for req. stalls displaced in garage?
Stalls must be paved; not gravel as shown
Stalls must be accessed from on-site driveway without maneuvering on 124u' Ave SE.
Demonstrate sufficient queing
SLM (1-15-04) No additional comments
mmmmmNmmmmm~mNmmmmNmmmmmmNNmNmmNmmmm~mmmmmmm,
TRAFFIC DIVISI.ON
Reviewed By: JMW
Date: 1/16/04
Comments:
Comments:
Application is incomplete.
Project vicinity map does not shOw the location of the project. Description of project in one word
as a "deli' raises question about potential impacts from a known high use commercial type of
land use. So it requires a much clearer description of the land use and the square footage
dedicated to that land use to gain an understanding of potential impacts on the arterial system
and come to a better understanding of site access.
Reviewed By: Bob Burton
Date: 1-22-04
No Comment:
DEVELOPMENT
Reviewed By: hpm
Date: 1-23-00
Comment: See the above comments, Does the County even allow this type of
business in this area?
Condition(s) including code citations:
Request Additional Info (specify):
FYI to applicant:
FYI to staff:
~IRE:
Reviewed By: Dave Smith
Date: 01-21~04
No Comment:
ARcH'IT[CT
February 18, 2004
How~d G. Kimura, Principal
Zone:
Building Area:
Construction Type:.
Basic Allowable:
Occupancy Group:
No. of Stories:
Assessor'S Parcel No:
Abed EsPresso Facility with. Drive Thru window
31214 - 124~ Avenue SE
Auburn, WA 98092
Conununity Business (CB)
Tenant Space is 459 sf
Existing Residence space is 1,080 sf
Gross Square Footage: 1,539 sf
Wood Frame Construction, Type VN
Espresso Shop: Group B
Existing Residence: Group R-3
Olle
092105-9082
Project Description:
The proposed project includes a tenant improvement to an existing wood-framed, single-family
residence~ The owner intends to convert the existing garage to a new espre~o/deli shop with a drive-
thru windOw. The zone of the site is Community Business (CB) and we believe the espresso/deli shop is
an approved outright use. The existing residence will remain as is, The drive-thru lane will wrap around
the back of the existing residence to allow for a minimum of 7-car stacking. The espres2qo shop will have a
net dining area of 150 sf, requiring 2 parking spaces. The residence will maintain one stall for parking,
totaling three sta!!~ for the site. Landscaping wffi be added to the west property line in accordance with
the current King County Zoning Code.
There are two existing driveways along the west property line.. One along the northern side and another
along the soUthern side. The proposal will continue to utilize these approaches; however, will upgrade
both so that we have a minimum width of 24' for two-way ingress / egress on each side.
The size of the entire site is 12,700 si: and the total "net new" impervious area is 4,587 sf. We believe this
is under the 5,000 sf limit.whereby storm detention or water quality would be required.
There is an existing one-hour wall between the existing garage and the single-family residence that will
remain as-is. The garage will be converl~ to an espresso shop. The kitchen area is 1080 sf and the
dirfing area is 150 with a 50 sf unisex handicap toilet room. The existing overhead garage door will be
removed and will be replace with a new storefront entry door system with relites on both sides.
There is one fire hydrant 86' from the northern property line at the intersection of 124th Avenue SE and
312t~ Ave SE.
18012 W. Lake Desire Dr. SE · Renton, WA 98058 · 425.766.5000 · Fax: 425.271.2383 · email: hgki~bi.com
Abed Espresso Facility with Drive Thru window
February 18, 2004
Page 2
We would like to' obtain feedback on the following:
· Overview of the permit review process and verification that the proposed use is approved
out~i.'ght in the CB zone.
· Are there any planning phase requirements for. this change of use from single family to espresso
shop? 'Please eIaborate.on the specific' permits required and the approximate length of time it will
take.
· Site-work requirements that would be mandated due to the introduction of the drive-thru
function and change of use .to espresso shop (ie landscaping, drainage, driveways-distances to
intersection, etc.).
· Number of fire hydrants required, distance to building and fire flow.
· Approximate time-frame.for building permit review
Any additional comments or requirements that would be required for our project would be greatly
appreciated.
18012 W. Lake Desire Dr. SE · Renton, WA 98058 · 425.766.5000 ss Fax: 425.271.2383 · emait: hgkimura/~attbi.com
NOTICE OF PUBLIC
HEARING
The Planning and Community Development Committee of the City Council of the City of
Auburn, Washington, will conduct a public hearing on April 12, 2004 at 5:00 pm in the
Council Chambers of the Auburn City Half located at 25 West Main Street on the
following:
FILE NO.: WSC04-0001
OWNER / APPLICANT: Musa Abed / Idamay Bruner
LOCATION: 31214 124th Avenue SE
PROPOSAL IS: Request for water and sewer availability certificate for the
proposed conversion of part (garage portion) of an existing single family dwelling into a
deli/espresso stand w/drive through located in unincorporated King County.
The City of Auburn has been asked to provide sewer and/or water to this project. In
order to provide sewer and/or water to this project the City of Auburn must find that the
proposal conforms to appropriate City development standards. Development standards
typically include sewer, water and storm drainage utilities, street construction standards,
access, etc.
At this public hearing, the City will not be deciding or discussing whether the proposal is
consistent with King County requirements such as zoning, land use, wetlands, or the
environmental impacts the project may have upon surrounding properties or
neighborhoods. Only Kin.q County has the authority to decide those issues through its
land use process with the developer. Issues involving zoning, land use (i.e. density) and
environmental impacts associated with this proposal must therefore be addressed to
.King CounW.
DEPARTMENT OF PLANNING AND COMMUNITY DEVELOPMENT
25 WEST MAIN STREET, AUBURN WA 98001 (253) 931-3090
AUBURN MOP. E YOU IMAGINED
UJ
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