HomeMy WebLinkAbout11-06-2006 ITEM V-A-2WASHINGTON
I. CALL TO ORDER
CITY COUNCIL
SPECIAL MEETING MINUTES
OCTOBER 17, 2006 4:30 PM
A. Flag Salute
Mayor Lewis called the special meeting to order at 4:30 p.m. in the
Council Chambers located at Auburn City Hall, 25 West Main
Street, Auburn, Washington. The purpose of the special meeting is
to conduct closed record hearings for Application No. PLT06-0001
the request of Stipp's Meadow LLC for a preliminary plat approval
of a 14 lot subdivision of an approximate 4.06 acre site to allow for
future development of a residential development, and Application
No. PLT06-0002, the request of Prius Tri -Land Group, LLC for
preliminary plat approval of a 30 lot subdivision of an approximate
9.01 acre site to allow for future development of a residential
development.
Mayor Lewis led those in attendance in the Pledge of Allegiance.
B. Roll Call
Mayor Lewis and the following Councilmembers were present:
Rich Wagner, Sue Singer, Gene Cerino, Nancy Backus, Bill Peloza,
and Roger Thordarson. Councilmember Lynn Norman was
excused.
Staff members present included: Planning, Building and
Community Director Michael Davolio, Senior Planner Elizabeth
Chamberlain, City Attorney Daniel B. Heid, Parks Planning and
Development Manager Dan Scamporlina, Assistant Fire Marshall
Jeff Stottlemyer, Public Works Director Dennis Dowdy, Water
Quality Program Coordinator Chris Thorn, Storm Drainage
Engineer Tim Carlaw, Traffic Engineer Laura Philpot, Chief of
Public Safety Jim Kelly, City Engineer Dennis Dowdy, Risk
Manager Rob Roscoe, and Deputy City Clerk Cathy Richardson.
Page 1
City of Auburn Council Special Meeting Minutes October 17, 2006
If. CITIZEN INPUT, PUBLIC HEARINGS & CORRESPONDENCE
A. Closed Record Hearing
The following are closed record hearings where any public
testimony must be strictly limited to the issues involving the
proposals and must also be limited to comments "on the record".
No new or additional evidence may be allowed.
1. Application Numbers PLT06-0001
03.5 PLT06-0001
The request of Stipp's Meadow, LLC for preliminary plat
approval of a 14 lot subdivision of an approximate 4.06 acre
site to allow for future development of a residential
development. The site is located at 32810 56th Avenue
South, Auburn, Washington.
Senior Planner Elizabeth Chamberlain reported that the proposed
preliminary plat for Stipp's Meadow, Application No. PLT06-0001, is
bordered by King County on the north, south and west sides with
Mountain View Cemetery property to the east. The property was
annexed into the City of Auburn in February 2006. The proposed
project meets the preliminary plat criteria as outlined in Auburn City
Code.
Ms. Chamberlain noted that the applicant is requesting two plat
modifications. The first plat modification request is a deviation from
the centerline radius for a local residential street. The second plat
modification is a deviation of the road grade standard of 6%. The
proposal is to have a 6.5% grade at the intersection of South 328th
Street and the proposed plat road. The request is for the road
grade to exceed 6% but be less than 12% as outlined in the design
standards.
The storm drainage facilities for the Stipp's Meadow and Mountain
View Estates plats will be one facility to be located within the
Stipp's Meadow subdivision. The single storm drainage facility
would handle all impervious surfaces for both plats and includes
upgrades to the existing storm drainage system to handle additional
stormwater for both projects.
In response to questions from Mayor Lewis, Ms. Chamberlain
reported that conditions related to stormwater facilities have been
placed on the Mountain View Estates plat in the event that the
Stipp's Meadow plat is not developed.
Page 2
City of Auburn Council Special Meeting Minutes October 17 2006
Ms. Chamberlain also pointed out that the Stipp's Meadow plat
proposes to extend sewer approximately 1,800 linear feet from
Mountain View Drive and West Main Street through steep slopes
and along the north property line of the Mountain View Cemetery.
The applicant provided a geotechnical analysis of the proposed
sewer extension area. There are conditions on both Stipp's
Meadow and Mountain View Estates projects that require further
geotechinical analysis during the civil review relating to the sewer
system.
Ms. Chamberlain noted that the City's Sewer Comprehensive Plan
calls for the sewer main extension as proposed by the applicant.
Conditions on both projects also include the requirement for utility
easements related to the sewer system.
2. Application Numbers PLT06-0002
03.5 PLT06-0002
The request of Prius Tri -Land Group, LLC for preliminary plat
approval of a 30 lot subdivision of an approximate 9.01 acre
site to allow for future development of a residential
development. The site is located at 32516 58th Avenue
South, Auburn, Washington.
Ms. Chamberlain reported that the Mountain View Estates project,
Application No. PLT06-0002, was annexed into the City of Auburn
in February 2006. It is bordered by King County on the north and
west with Mountain View Cemetery to the south.
The applicant has requested a plat modification for road grades on
58th Avenue South to exceed the 6% standard. This project also
includes extension of the sewer 1,800 linear feet from the valley
floor.
Councilmember Singer inquired regarding the location of the
proposed sewer line and its proximity to the water utility property
north of Mountain View Cemetery.
City Engineer Dennis Selle stated that the route proposed by the
applicant is consistent with the route identified in the City's
Comprehensive Plan. It does not preclude someone from going
through the process to show that an alternative route, other than
the route identified in the Comprehensive Plan, would be able to
accomplish the same intended goals of the Plan.
Page 3
City of Auburn Council Special Meeting Minutes October 17 2006
Councilmember Thordarson inquired regarding plans to continue
stabilization of the area on the slope as the sewer system is
installed.
Ms. Chamberlain stated that quite a bit of geotechnical analysis will
be required to prove that it is a feasible route for the sewer
extension. The geotechnical analysis will be required during the
civil review process. In the event the slopes are found to be
unstable, other options would need to be explored.
Councilmember Peloza inquired regarding concerns of property
owner Thomas Jones related to storm water runoff and possible
affects to his property.
Storm Drainage Engineer Tim Carlaw stated that the crown of
South 328th Street is such that, under current conditions, Mr. Jones
does receive drainage onto his driveway. Mr. Jones should not
receive any additional drainage due to the proposed projects since
the proposed half street improvements will direct that surface water
to the on-site storm facility.
Councilmember Wagner referred to Tract C of Mountain View
Estates, which is adjacent to Mountain View Cemetery, and
inquired if bonding could be required from the developer in the
event the steep slope does not hold.
Ms. Chamberlain stated that Tract C is a separate tract that will be
fenced and will not be disturbed. The City does not have any code
provisions that require bonding if the area is left undisturbed.
In response to questions from Councilmember Wagner regarding
maintenance of Tract C and storm water drainage, Mr. Carlaw
stated that the lower portions of the storm drainage tract will be
protected and maintained by the City of Auburn. The upper
portions of the storm drainage tract will be maintained by the
homeowners association. The plan is conceptual in nature and will
be designed in accordance with City of Auburn standards. The
existing storm water drainage system consists of a ditch which
collects runoff and is directed onto Mountain View Cemetery
property. Mitigation calls for a new storm line to be installed down
Mountain View Drive into an adequate conveyance point.
Councilmember Wagner inquired regarding park requirements.
Page 4
City of Auburn Council Special Meetina Minutes October 17 2006
Parks Planning and Development Manager Dan Scamporlina
reported that the proposed park site for Mountain View Estates is
adequate for the size of the project and will include a small piece of
play equipment. The Stipp's Meadow park site will be an open play
area and will not include play equipment. They will be
neighborhood parks and parking is not required. Maintenance of
and improvements to the parks will be provided by the homeowners
association.
In response to questions from Councilmember Peloza regarding
installation of an electronic gate, Ms. Chamberlain stated that the
applicant has satisfied the requirements of the Auburn Fire
Department with respects to the gate.
Councilmember Peloza inquired regarding treatment of storm water
runoff. Mr. Carlaw stated that the treatment as proposed is a wet
pond. The wet pond will include aeration and be constructed per
City of Auburn standards. It will be located within the fenced area.
The City will be responsible for the pond and the perimeter
landscaping will be maintained by the homeowners association.
Phillip Kitzes, 23035 SE 263rd Street, Maple Valley,
Mr. Kitzes spoke on behalf of the Mountain View Estates and
Stipp's Meadow projects. Mr. Kitzes thanked Mayor Lewis and
Councilmembers for the opportunity to present the plat applications
to them and expressed his appreciation to City of Auburn staff for
their assistance throughout the planning process. Mr. Kitzes stated
that the developers have had the opportunity to meet and maintain
an open dialog with many of the neighboring property owners to
discuss their concerns in an effort to present a plat that will be
acceptable to the City.
Mr. Kitzes spoke regarding the issues related to the standard road
grade of 6% and the developer's efforts to follow the natural grade.
Mr. Kitzes also reviewed the geotechnical analysis related to the
sewer system. Two geotechnical analyses were presented by
separate companies in an effort to evaluate the stability of the slope
and to determine the best solution for installation of the sewer
system. Further evaluation will be necessary, but there are several
options for the sewer system including redirecting the system to the
project site.
Mr. Kitzes reported that other issues include the requirement of
storm water drainage improvements along South 328th Street.
Page 5
City of Auburn Council Special Meeting Minutes October 17 2006
Although the developers are only responsible for storm water
drainage for the developments, some extruded curb will be installed
in an effort to catch existing storm water and redirect it away from
neighboring properties. Mr. Kitzes also reported on the secondary
emergency access point required for developments consisting of 26
to 40 lots. The projects are utilizing a private road that is within
King County right-of-way and is wide enough to handle fire and
police emergency access. Both Fire and Police Department staff
have been on-site to review the proposed secondary emergency
access. The secondary emergency access will be blocked by
bollards or a gate. Mr. Kitzes requested that the blocking
implement be installed within the City of Auburn street right-of-way
to avoid impeding access to an adjacent panhandle lot located
within King County.
In response to questions from Councilmember Wagner regarding
the secondary emergency access, Mr. Kitzes referred to a map
depicting the road pattern, existing gates, and easements on the
development to the north. The secondary emergency access will
be part of the final engineering process.
Assistant Fire Marshal Jeff Stottlemyre stated that a gate
accessible either electronically or by key would be preferred by the
City of Auburn.
Councilmember Peloza inquired if the 33 conditions in the Hearing
Examiner's decision for both projects were acceptable to the
developers. Mr. Kitzes indicated that they were acceptable.
Mayor Lewis opened the closed record hearing.
At the request of Mayor Lewis, City Attorney Daniel Heid reiterated
that argument or references to information must be contained within
the materials presented to the Hearing Examiner. During a closed
record hearing, all comments must be constrained by that which
was previously presented to the Hearing Examiner.
Thomas Jones, 5614 South 328th Street, Auburn
Mr. Jones expressed concerns regarding additional vehicular traffic
due to the proposed projects when accessing 56th Avenue South
from South 328th Street. Mr. Jones stated that a site problem exists
at this intersection which has been documented by King County.
Access to the Stipp's Meadow project will be within 100 feet of 56th
Avenue South. Mr. Jones indicated that traffic issues are not being
Page 6
City of Auburn Council Special Meeting Minutes October 17 2006
addressed. Mr. Jones also expressed concerns regarding
emergency access to a gated community and stated that another
access is needed in the event South 328th Street is blocked. Mr.
Jones suggested that the City of Auburn construct a road to
alleviate any safety issues. Mr. Jones expressed further concerns
regarding additional vehicular traffic and referred to a letter
submitted by Washington State Department of Transportation
regarding the intersection of West Main Street and 15th Street NW.
Mr. Jones stressed that an additional access is needed and
indicated that a lack of sufficient infrastructure will cause more
traffic problems and safety issues.
Phillip Kitzes, 23035 SE 263rd Street, Maple Valley,
Mr. Kitzes stated that the site distance at 56' Avenue South
provides clear visibility both north and south when approaching
from the west on South 328th Street. The proposed developments
will provide road improvements on 56th Avenue South. The existing
hill and brush will be pulled back increasing visibility. Mr. Kitzes
reviewed entering and stopping site distance requirements coming
from the south or north onto South 328th Street and stated that,
although the requirements are achieved, improvements will be
made to improve the situation. In addition to half street
improvements, the amount of roadway will double in size. The
developers have also agreed to take care of any drainage problems
that might impede traffic.
In response to questions from Councilmember Peloza, Mr. Kitzes
reviewed options for gate access for the secondary emergency
access.
Councilmember Wagner referred to page 5 of 5 of Exhibit 8 for the
Stipp's Meadow project which includes the vertical grade and the
plan view of adjacent properties. Councilmember Wagner indicated
that the inclusion of this exhibit was very beneficial and assisted
him in determining his decision with regards to the steep slope.
Councilmember Wagner encouraged staff to present this type of
chart when dealing with unusual steepness for future projects.
No one else requested to speak.
Mayor Lewis closed the closed record hearing.
At the request of Mayor Lewis, City Attorney Heid stated that the
City Council may either affirm, reject or modify the Hearing
Page 7
City of Auburn Council Special Meeting Minutes October 17 2006
Examiner's decision, choose to deliberate in open session, or
adjourn to closed session.
Councilmember Cerino moved and Councilmember Backus
seconded to approve the Hearing Examiner's recommendation to
approve Application Nos. PLT06-0001 and PLT06-0002 and adopt
Resolution Nos. 4088 and 4096.
MOTION CARRIED UNANIMOUSLY. 6-0.
III. ADJOURNMENT
There being no further business to come before the Council, the meeting
adjourned at 5:18 p.m.
APPROVED THE DAY OF NOVEMBER 2006.
Peter B. Lewis, Mayor
Cathy Richardson, Deputy City Clerk
City Council agendas and minutes are available to the public at the City Clerk's
Office, on the City website, and via e-mail. Complete agenda packets are
available for review at the City Clerk's Office.
Internet: http://www.auburnwa.gov
Page 8