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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