HomeMy WebLinkAboutITEM VIII-B-6
AGENDA BILL APPROVAL FORM
Agenda Subject: Date:
City File No. WSC04-0029 (Park Meadows). Approximately 5.76
acres located at the northeast corner of the intersection of 124th Avenue SE and SE September 27,
304th Street. 2005
Department:Attachments: Budget
Resolution No. 3918 (with proposed outside utility
Impact:
Planning extension agreement). Application including site plan; Public Hearing
Notice.
Administrative Recommendation:
City Council adopt Resolution No. 3918.
Background Summary:
Owner
: Jerry and Michelle Wilson
Applicant
: Engineer, Tom Redding, (Baima and Holmberg)
Address
: Property is located at the northeast corner of 124th Avenue SE and SE 304th Street.
Parcel Number
: King County Assessor's parcel number 0421059013.
Proposal
: Request for water and sewer availability certificate (outside utility extension agreement)
for a proposed 32 lot preliminary plat (with tracts) in unincorporated King County.
Background:
The proposal is an outside utility extension agreement related to water and sewer service
for a proposed 32 lot preliminary plat in unincorporated King County. The proposal is located within the
City's Potential Annexation Area and has requested City water and sewer.
City of Auburn Comprehensive Plan Policy CE-3 was amended in 2004 to allow for the extension of City
of Auburn utility services beyond the City limits only in specific circumstances (or until such time a joint
planning agreement is in effect between the City and County to ensure city development standards are
applied). This policy went into effect January 1, 2005 and allows those applications that do not meet the
specific exceptions, but that were submitted prior to the January 1, 2005 date to be processed under a
prior policy. The applicant’s proposal does not meet any of the identified exceptions in the
Comprehensive Plan Policy CE-3, but was submitted December 29, 2004.
On September 26, 2005 the Planning and Community Development Committee held a public hearing on
the outside utility extension agreement as required by Auburn City Code. The PCD Committee
recommended approval subject to conditions as noted in the attached Resolution.
Findings of Fact:
1
. The applicant is requesting an outside utility service agreement for a proposed 32 lot preliminary plat
(with tracts) generally located at the northeast corner of 124th Avenue SE and SE 304th Street in
unincorporated King County. Street access is proposed from 124th Avenue SE. No access is proposed
on SE 304th Street. The proposed plat will be processed by King County.
L1003-1 A3.13.20
Reviewed by Council & Committees: Reviewed by Departments & Divisions:
Arts Commission COUNCIL COMMITTEES: Building M&O
Airport Finance Cemetery Mayor
Hearing Examiner Municipal Serv. Finance Parks
Human Services Planning & CD Fire Planning
Park Board Public Works Legal Police
Planning Comm. Other Public Works Human Resources
Action:
Committee Approval: Yes No
Council Approval: Yes No Call for Public Hearing ___/___/____
Referred to _________________________________ Until ____/___/____
Tabled ______________________________________ Until ___/___/____
Councilmember:Staff:
Norman Krauss
Meeting Date:Item Number:
October 3, 205 VIII.B.6
Agenda Subject Date:
WSC04-0029 September 27, 2005
2.
Agreements to extend utility services outside the corporate limits of the City are authorized by RCW
35.67.310, RCW 35.91.020 and RCW 35.92.170.
3
The subject parcel is approximately 5.76 acres and is located in the City of Auburn’s Potential
Annexation Area (PAA). The parcel is zoned "R4" in King County and the King County Assessor
records indicate that a single family dwelling is located on the property.
4.
City of Auburn Comprehensive Plan Policy CE-3 states the City of Auburn will not provide sewer
and/or water service outside of the city limits except in certain discrete circumstances or until such
time the city and county enter into a joint planning agreement to ensure that city development
standards are met. This policy went into effect January 1, 2005. However, water/sewer availability
certificate applications submitted prior to that date being processed under a prior City policy. The
applicant’s proposal was submitted December 29, 2004.
5.
As the application was submitted prior to January 1, 2005, it is subject to City of Auburn
Comprehensive Plan Policy CE-3 (Chapter 13 - City Expansion and Annexation) in effect prior to its
amendment in December 2004. The former Comprehensive Plan Policy CE-3 stated, in part,
"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:
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.”
6.
Auburn City Code (ACC) Section 14.18.070(A) identifies the findings that must be made for an
agreement to provide utility services outside of the City limits can be recommended for signing 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
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Agenda Subject Date:
WSC04-0029 September 27, 2005
3. The property cannot be annexed immediately."
7.
An analysis of the proposal against the criteria in ACC 14.18.070(A) follows,
a. The proposal is generally consistent with city development standards. The proposal has been
reviewed by various city departments and satisfies city development standards.
Conditions should be imposed to ensure the city standards are satisfied.
b. The proposal is consistent with the Auburn Comprehensive Plan. The subject property is
designated "Single Family Residential" on the City of Auburn Comprehensive Plan Map. The
proposed development is consistent with the Auburn Comprehensive Plan designation. The density
proposed (32 single family dwellings on 5.76 acres) is approximately 5.56 units/acre. This is
consistent with the City's "Single Family Residential" Comprehensive Plan designation density.
c. The property cannot be annexed immediately. The property is not adjacent to existing City limits
and there are several intervening parcels between the existing city limits and this parcel.
8.
Water/Sewer Utility Service. The Public Works Department has determined that water and sewer
service is or can be made available to the property subject to the following requirements.
Water
??
The development shall construct a minimum eight-inch diameter water main to serve all lots
within the plat.
Sewer
??
The sanitary sewer main shall be extended along SE 304th Street to serve the parcel just
east of the proposed development. Service is subject to connection charges and easements.
(As a matter of information, the extension of sewer service across the full width of the
property may be satisfied if the sewer line is extended 105 feet north and parallel to the south
property line.)
9
. Other requirements. In addition to the requirements related to water and sewer service, the following
provisions have been identified to provide for the development’s consistency with City standards.
Storm Drainage
Storm drainage facilities shall be constructed in accordance with the City of Auburn Design and
Construction Standards. This includes, but is not limited to,
??
Extension of a storm line located within proposed Road A to the east property line for future
development to the east.
??
Separate access to each individual pond cell, with an electrical power conduit extended to the
proposed pond.
??
Landscaping, side slopes and setbacks in accordance with City of Auburn standards.
STREETS/TRAFFIC
124th Avenue SE
??
A 12-foot right-of-way dedication is required along the full extent of the subject property’s
124th Avenue SE street frontage.
??
Half street improvements are required to County standards for an urban minor arterial,
including curb, gutter, sidewalk, drainage and street lighting.
th
SE 304 Street
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Agenda Subject Date:
WSC04-0029 September 27, 2005
??
A 12-foot right-of-way dedication is required along the full extent of the subject property’s SE
th
304 Street frontage.
??
Half street improvements are required to County standards for an urban minor arterial,
including curb, gutter, sidewalk, drainage and street lighting.
thth
124 Avenue SE and 304 Avenue SE
thth
??
Direct lot access to 124 Avenue SE and 304 Avenue SE shall be prohibited.
Road A and B
??
Full street improvements are required on Road A and Road B to City of Auburn standards for
a local residential road. 50 feet of right-of-way is required.
??
City of Auburn Design and Construction Standards (D&CS) section 10.02.5.2 states that all
dead end streets shall end in either a temporary or permanent cul-de-sac. A temporary cul-
de-sac shall therefore be provided at the east end of Road A. D&CS section 10.02.5.2.1
requires a minimum cul-de-sac diameter of 65 feet.
??
A sign shall be posted to indicate that Road A (with the temporary cul-de-sac turnaround) is
planned to be extended in the future. A Type 3 barricade, acceptable to the City of Auburn,
shall be installed at the end of the road.
Access Tracts
??
Access tracts shall be built to city standards for length, width and improvement in accordance
with ACC 18.48.130.
FIRE
??
Roads A and B shall be posted on one side as fire lanes per Auburn City Code Section
10.36.175 in order to maintain a 20 foot fire access as required by the International Fire
Code.
??
Tracts C and D will be posted on both sides as a fire lane per ACC 10.36.175.
OTHER
??
Street lights shall be provided in accordance with City standards.
??
The calculation and amount of any impact fees, including those for roads and parks, paid to
King County shall be reported to the City.
??
All other applicable City development standards shall be complied with.
10. On September 26, 2005 the Planning and Community Development Committee held a public hearing
on the outside utility extension agreement as required by Auburn City Code. The PCD Committee
recommended approval subject to conditions.
CONCLUSIONS
1
. The findings of fact indicate that the proposal can be made consistent with (former) 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 shall comply with City public facility standards.
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Agenda Subject Date:
WSC04-0029 September 27, 2005
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 the City
Council authorize the Mayor and City Clerk to execute and outside utility extension agreement with the
owner/applicant subject to the following conditions, as also recommended by the Planning and
Community Development Committee:
1. Water.
The development shall construct a minimum eight-inch diameter water main to serve all lots
within the plat.
2. Sewer.
The sanitary sewer main shall be extended along SE 304th Street to serve the parcel just east
of the proposed development. Service is subject to connection charges and easements. (As a matter of
information, the extension of sewer service across the full width of the property may be satisfied if the
sewer line is extended 105 feet north and parallel to the south property line.)
3. Storm Drainage.
Storm drainage facilities shall be constructed in accordance with the City of Auburn
Design and Construction Standards. This includes, but is not limited to:
??
Extension of a storm line located within proposed Road A to the east property line for future
development to the east.
??
Separate access to each individual pond cell, with an electrical power conduit extended to the
proposed pond.
??
Landscaping, side slopes and setbacks in accordance with City of Auburn standards.
4. Streets/Traffic
124th Avenue SE
??
A 12-foot right-of-way dedication is required along the full extent of the subject property’s
124th Avenue SE street frontage.
??
Half street improvements are required to County standards for an urban minor arterial,
including curb, gutter, sidewalk, drainage and street lighting.
th
SE 304 Street
??
A 12-foot right-of-way dedication is required along the full extent of the subject property’s SE
th
304 Street frontage.
??
Half street improvements are required to County standards for an urban minor arterial,
including curb, gutter, sidewalk, drainage and street lighting.
thth
124 Avenue SE and 304 Avenue SE
thth
??
Direct lot access to 124 Avenue SE and 304 Avenue SE shall be prohibited.
Roads A and B
??
Full street improvements are required on Road A and Road B to City of Auburn standards for
a local residential road. 50 feet of right-of-way is required.
??
City of Auburn Design and Construction Standards (D&CS) section 10.02.5.2 states that all
dead end streets shall end in either a temporary or permanent cul-de-sac. A temporary cul-
de-sac shall therefore be provided at the east end of Road A. D&CS section 10.02.5.2.1
requires a minimum cul-de-sac diameter of 65 feet.
??
A sign shall be posted to indicate that Road A (with the temporary cul-de-sac turnaround) is
planned to be extended in the future. A Type 3 barricade, acceptable to the City of Auburn,
shall be installed at the end of the road.
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Agenda Subject Date:
WSC04-0029 September 27, 2005
Access Tracts
??
Access tracts shall be built to city standards for length, width and improvement in accordance
with ACC 18.48.130.
5. Fire.
??
Roads A and B shall be posted on one side as fire lanes per Auburn City Code Section 10.36.175
in order to maintain a 20 foot fire access as required by the International Fire Code.
??
Tracts C and D will be posted on both sides as a fire lane per ACC 10.36.175.
6. Other.
??
Street lights shall be provided in accordance with City standards.
??
The calculation and amount of any impact fees, including those for roads and parks, paid to King
County shall be reported to the City.
??
All other applicable City development standards shall be complied with.
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