HomeMy WebLinkAboutITEM VIII-A-6CITY OFR' ~~~*
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AGENDA BILL APPROVAL FORM
Agenda Subject: Ordinance No. 6142, REZ07-0002 Lea Hill Date: December 11, 2007
Annexation Area Pre-Zonin
Department: Planning, Attachments: Ordinance No. 6142. Budget Impact: N/A
Building, and Community
Administrative Recommendation: Cit Council introduce and ado t Ord inance No. 6142.
Background Summary:
Now that the annexation vote has been certified by King County, the City of Auburn is working towards
establishing zoning designations for the Lea Hill Annexation Area in advance of the anticipated January 1,
2008 annexation effective date. This process is called "pre-zoning".
Pursuant to RCW 35A.14.340, the City's legislative body shall hold two public hearings, at least thirty (30)
days apart, on proposed pre-zoning. The City Council held the first public hearing on October 16, 2007
and the second public hearing is scheduled for November 20, 2007. Notice of the public hearings was
mailed to property owners within the proposed annexation area and advertised in the City's official
newspaper.
Staff revised the zoning proposal based on testimony provided at the second public hearing and
presented the revisions to the Planning and Community Development Committee at their November 26,
2007 meetin~. Staff met with six property owners whose properties are located along 132"d Avenue SE
near SE 3121 Street to discuss an option of Light Commercial. No decision from the property owners has
been given at the writing of this report. Staff gave a deadline of December 10, 2007 for a decision.
The Planning and Community Development reviewed the proposed Lea Hill annexation zoning at their
November 26, 2007 meeting and recommended approval of Ordinance No. 6142 at their December 10,
2007 meeting. The Public Works Committee will also review the proposed zoning at their December 10,
2007 meeting.
L1217-3
Reviewed by Council & Committees: Reviewed by Departments 8~ 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
^ Information Services
Action:
Committee Approval: ^Yes ^No
Council Approval: ^Yes ^No Call for Public Hearing _/ /_
Referred to Until _/_/
Tabled Until _/_/_
Councilmember: Norman Staff: Baker
Meetin Date: December 17, 2007 Item Number: VIII.A.6
,~j,~$j~~ ~ MORE THAN YOU IMAGINED
Agenda Subject: Ordinance No. 6142, REZ07-0002 Lea Hill Date: December 11, 2007
Annexation Area Pre-Zoning
A. Findings
1. RCW 35A.14.340, requires a jurisdiction's legislative body to hold two public hearings at
least thirty (30) days apart on the proposed zoning designations (pre-zoning) for an
annexation area. The first public hearing was held on October 16, 2007, and the second
City Council public hearing was held on November 20, 2007.
2. A Proposed Determination of Non-Significance (DNS) was issued for the proposed Lea Hill
Zoning Designations on September 13, 2007. No comments were received. A Final
Determination of Non-Significance (DNS) was issued October 5, 2007. No appeals were
filed.
3. The Auburn City Council adopted Vision 2016 by Resolution No. 4049 on June 19, 2006.
This Vision outlines numerous goals of the City Council to be accomplished over the next
ten years. Annexation of Lea Hill and West Hill are goals outlined in Vision 2016.
Opportunity for additional commercial development within the Lea Hill Annexation Area is
also identified in Vision 2016.
4. Pursuant to RCW 36.70A.106, the proposed Lea Hill zoning proposal was transmitted to the
Washington State Department of Community, Trade, and Economic Development (CTED)
and other state agencies as required for the 60-day state review on September 12, 2007.
No comments were received from CTED or other state agencies.
5. The public hearing notice was published on October 4, 2007 in the Seattle Times
newspaper at least 10-days prior to the City Council public hearing scheduled for October
16, 2007. Public hearing notices were also mailed to all property owners within the
annexation areas two (2) weeks prior to the October 16, 2007 public hearing date. The
notices advertised both hearing dates.
6. The City held two open houses to present the proposed comprehensive plan land use
changes for Lea Hill and the proposed zoning designations for Lea Hill and West Hill. The
Lea Hill land use and zoning open house was held on September 26, 2007 at Rainier Middle
School (approximately 100 members of the public attended). The West Hill land use and
zoning open house was held on September 27, 2007 at Meredith Hill Elementary School
(approximately 30 members of the public attended). Notices of the open houses were sent
to all property owners within the annexation areas.
7. The Planning and Community Development Committee discussed the proposed zoning of
Lea Hill at their November 26, 2007 meeting and made a recommendation to the full City
Council at their December 10, 2007 meeting.
8. The Public Works Committee reviewed the proposed zoning of West Hill at their December
10, 2007 meeting.
9. The following report identifies the proposed zoning designations for the Lea Hill Annexation
Area that were presented to the City Council at the October 16, 2007 and November 20,
2007 public hearings.
Page 2 of 6
Agenda Subject: Ordinance No. 6142, REZ07-0002 Lea Hill Date: December 11, 2007
Annexation Area Pre-Zoning
Proposed Zoning Designations (Pre-zoning)
Revised proposed City zoning designations for the Lea Hill annexation area include the
following:
• LHRS, Lea Hill Single Family Residential (35,000 sq. ft. minimum lot size), for properties
designated urban separator pursuant to and consistent with the King County Countywide
Planning Policies.
• LHR-1, Lea Hill Single Family Residential (8,000 sq. ft. minimum lot size), for the
majority of the Lea Hill annexation area.
• LHR-2, Lea Hill Single Family Residential (6,000 sq. ft. minimum lot size), for an area of
developed lots located south of SE 312tH Street and north of Green River Community
College.
• LHR-4, Multiple Family Residential for parcels near 124tH Avenue SE and SE 312tH
Street that are developed as multi-family; includes thirteen (13) parcels.
• LHRMHP, Residential Manufactured Home Park for the three manufactured home parks.
• LHC1, Light Commercial for an island parcel surrounded by 132"d Avenue SE, SE 304tH
Street, and 132"d Way SE.
• LHC1, Light Commercial for two parcels east of 132"d Avenue SE and north of SE 304tH
Street, and for two parcels south of SE 304tH/Street 132"d Avenue SE intersection.
These four (4) parcels are also adjacent to the above island parcel proposed for
commercial.
• LHC1, Light Commercial for properties currently zoned by the County as commercial at
the intersection of SE 312tH Street and 124tH Avenue SE, as well as two additional
parcels located at the northwest corner of the SE 312tH Street and 124tH Avenue SE and
four (4) additional parcels located at the northeast corner of the intersection.
• LHC1, Light Commercial for six parcels east of 124tH Avenue SE along 132"d Way SE.
• P-1, Public Use, for the four public schools (Lea Hill Elementary, Hazelwood Elementary,
Rainier Middle School, and Mountainview High School), the fire station, and the
Hazelwood Community Center.
• I, Institutional, for Green River Community College and a church located at SE 314tH
Street and 124tH Avenue SE.
Discussion
During the time leading up to the annexation vote in August 2007, the City hosted four (4)
community meetings within the annexation areas to provide information and answer questions
on the annexation. Informational brochures and information on the city website was provided.
Throughout these meetings and in the public information materials, the City identified its interest
in managing growth and development (e.g. traffic, surface water impacts) in the annexation
areas by:
• Maintaining the single family residential character of the area.
• Limiting the multi-family development on the hillsides; and
• Retaining the urban separator (as provided for in the King County-City of Auburn
annexation inter-local agreement).
Page 3 of 6
Agenda Subject: Ordinance No. 6142, REZ07-0002 Lea Hill Date: December 11, 2007
Annexation Area Pre-Zoning
The proposed Lea Hill zoning implements this as follows:
City of Auburn LHRS Zone -The LHRS (35,000 square foot minimum lot size) zone is
proposed for areas designated as urban separator.
City of Auburn LHR1 Zone -The LHR1 (8,000 square foot minimum lot size) zone is
proposed for much of the proposed annexation area, including areas presently zoned at
higher densities in the County.
City of Auburn LHR2 Zone -The LHR2 (6,000 square foot minimum lot size) zone is
proposed only in certain areas where lots have already been platted at this density by
King County and on certain lots immediately adjacent to or surrounded by this zoning
designation.
City of Auburn LHR4 Zone -Proposing LHR4 (High Density Residential) zoning in the
annexation area for only those properties that are already developed as multi-family.
This designation is proposed for thirteen (13) parcels.
City of Auburn LHRMHP Zone -The RMHP (Residential Manufactured Home Park)
zone is proposed for properties that are developed as manufactured home parks. This
is consistent with how this zone is applied currently inside of the existing City of Auburn
City limits.
City of Auburn LHC1 Zone - To address the Council Vision Map, the proposed zoning
applies a LHC1 (Light Commercial) Zone to:
a. Parcels at the intersection of SE 312th St. and 124th Avenue SE that are zoned
commercial in the County (and currently designated "Light Commercial" on the
City of Auburn Comprehensive Plan).
b. An approximately 2.5 acre vacant "island" parcel bordered by 132"d Avenue SE,
SE 304th Street and at SE 312th Street and 132"d Way SE.
c. Four parcels adjacent to the above vacant "island" parcel. Two parcels are
located east of 132"d Avenue SE and north of SE 304th Street and the other two
are located south of the SE 304th Street/132"d Avenue SE intersection.
d. Two (2) additional parcels at the northwest corner of SE 312th Street and 124th
Avenue SE and four (4) additional parcels at the northeast corner of the same
intersection. These parcels are presently designated "High Density Residential"
on the City of Auburn Comprehensive Plan Map but a "Light Commercial"
Comprehensive Plan amendment is being processed to support the C1 zoning.
e. Six parcels east of 124th Avenue along 132"d Way SE are proposed for Light
Commercial. Staff met with the property owners to discuss the option of
commercial zoning and the property owners agreed to the proposal of LHC1.
City of Auburn LHP1 Zone -The LHP1 zone is proposed for thirteen (13) parcels
within the annexation area. These parcels include the four (4) public schools (Lea Hill
Elementary, Hazelwood Elementary, Rainier Middle School, and Mountainview High
School), the fire station, and the Hazelwood Community Center. These parcels are
currently zoned residential and the fire station as commercial as King County does not
Page 4 of 6
Agenda Subject: Ordinance No. 6142, REZ07-0002 Lea Hill Date: December 11, 2007
Annexation Area Pre-Zoning
have a public facilities zoning designation. There are also two (2) areas zoned LHP1,
just south of Mountainview High School and west of the City of Kent property. These
two (2) areas are City owned properties that have been previously annexed (for
municipal purposes) and zoned LHP1.
At the October 22, 2007 Planning and Community Development Committee meeting, staff
discussed with the committee what items would be helpful to present at the second public
hearing on the proposed zoning. Staff included the following maps:
1. Lea Hill Parcel Map -This map shows the range of acreages within the Lea Hill.
annexation area. Approximately 82% of the parcels are one acre or less, which means
that infill development (e.g. short plats) will likely occur. Approximately 18% of the
parcels exceed an acre. A majority of the larger parcels are within the urban separator
where the density will be one unit per acre; however, it is anticipated that some
subdivisions will occur within the separator.
2. Lea Hill Aerial Map -This map shows the current development pattern within Lea Hill.
The photos are from the recent flyover (Spring 2007). Staff provided an additional aerial
map showing the intersection of SE 312th Street and 124th Avenue SE.
3. Lea Hill Wetland Map -This map shows approximate known wetland boundaries.
4. Lea Hill Topography -The topography of Lea Hill includes steep slopes from the valley
floor then plateaus on top of the hill. There is some varying topography once on Lea Hill
but generally rolling hills rather than steep slopes.
5. Lea Hill Current Land Use -This map focuses on the SE 312th Street and 124th Avenue
SE intersection. The current comprehensive plan land use designation is depicted along
with the current use of the various properties. Thirteen (13) parcels are developed with
multi-family units while the remaining parcels are either vacant, developed with single
family residential units, or are commercial. As mentioned above, staff's proposal is to
recognize the already developed multi-family parcels as LHR4 and the vacant and single
family parcels as LHR1.
6. Functional Roadway Classifications -depicts the roadway classifications (e.g. arterial)
for the city limits and annexation areas.
Staff also looked at the 2007 Average Daily Trips for various roads within the Lea Hill
annexation area as well as 8th Street NE within the city limits. The 2007 counts are as follows:
1. 8th Street NE from 104th Ave SE to Harvey Rd - 23,624 ADT (total daily traffic volume
both ways combined)
2. Lea Hill Rd./SE 312th (between 8th St NE and 112th) 22,416 ADT
3. 124th Ave SE (between 312th and 320th) 10,489 ADT
4. 124th Ave SE (between 304th and 312th) 6,850 ADT
5. 132nd Ave SE (between 282nd and 304th) 11,106 ADT
6. 132nd Ave SE (between304th and 312th) 10,209 ADT
Based on public comment to date, the City Council might hear the following
comments/testimony at the public hearing:
• A desire on the part of property owners for LHR2 (6,000 square foot lot) zoning
rather than the LHR1 (8,000 sq. ft. lot) zoning being proposed. These property
Page 5 of 6
Agenda Subject: Ordinance No. 6142, REZ07-0002 Lea Hill Date: December 11, 2007
Annexation Area Pre-Zoning
owners have property zoned R6 (six units per acre) in the County and want
comparable City zoning (which would be the City's LHR2 zone). The current
proposal for LHR1 zoning (instead of LHR2) for these properties is based on better
managing the density of development on Lea Hill and related impacts.
A concern from certain property owners that their higher density County zoning
(County R12 (12 units per acre) or R18 (18 units per acre)) is being proposed for City
of Auburn LHR1 (Single Family Residential) zoning. One property owner has
expressed concern that the multi-family development in her neighborhood has
created adverse impacts. Instead of downzoning her property, she has indicated
that the City should continue with higher density zoning so that she can sell her
property for multi-family uses and get greater value for her property.
Staff finds her testimony lends itself to a different conclusion --that there should not
be additional multi-family zoning on Lea Hill.
• A lack of support for additional commercial zoning other than where it is currently
concentrated (at 124th Avenue SE and SE 312th Street). Staff revised the zoning
proposal to keep commercial at the existing location of SE 312th and 124th as well as
adding commercial to the SE 304th/132"d Avenue intersection near State Route 18.
Page 6 of 6
ORDINANCE NO. 6 1 4 2
AN ORDINANCE OF THE CITY COUNCIL OF THE CITY
OF AUBURN, WASHINGTON, RELATING TO PLANNING;
ADOPTING PRE-ZONING FOR THE LEA HILL
ANNEXATION AREA IN ACCORDANCE WITH RCW
35A.14.340
WHEREAS, on April 17, 1995 the City of Auburn adopted Comprehensive
Plan Amendments by Resolution No. 2635 to comply with the Washington State
Growth Management Act including establishing land use designations for the Lea Hill
Annexation Area; and
WHEREAS, the City of Auburn on September 5, 1995 reaffirmed that action
by Ordinance No. 4788; and
WHEREAS, on December 17, 2007 the City of Auburn adopted Ordinance
No. 6138 amending the certain land uses within the Lea Hill Annexation Area; and
WHEREAS, the proposed Lea Hill Annexation Pre-Zoning is consistent with
the Comprehensive Land Use Map; and
WHEREAS, the proposed Lea Hill Annexation Pre-Zoning was transmitted to
the Washington State Office of Community Development and other State agencies
for the 60 day review period in accordance with RCW 36.70A.106; and
WHEREAS, the City of Auburn held an open house on the proposed Lea Hill
Annexation Pre-Zoning on September 26, 2007; and
--------------------------
Ordinance No. 6142
December 4, 2007
Page 1
WHEREAS, the Auburn City Council held two public hearings on the proposed
Lea Hill Annexation Pre-Zoning at least thirty days apart pursuant to RCW
35A.14.340; and
WHEREAS, after proper notice published in the City's official newspaper at
least ten (10) days prior to the date of hearing, the Auburn City Council on October
16, 2007 and November 20, 2007 conducted public hearings on the proposed Lea
Hill Annexation Pre-Zoning; and
WHEREAS, at the public hearing the Auburn City Council heard public
testimony and took evidence and exhibits into consideration; and
WHEREAS, on November 26, 2007 the Planning and Community
Development Committee reviewed the public testimony and record on the proposed
Lea Hill Annexation Pre-Zoning; and
WHEREAS, on December 10, 2007 the Public Works Committee of the
Auburn City Council reviewed the proposed Lea Hill Annexation Pre-Zoning; and
WHEREAS, on December 10, 2007 the Planning and Community
Development Committee of the Auburn City Council made a recommendation to the
City Council; and
WHEREAS, on December 17, 2007, the Auburn City Council considered the
proposed Lea Hill Annexation Pre-Zoning as recommended by the Planning and
Community Development Committee; and
NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF AUBURN,
WASHINGTON, DO ORDAIN AS FOLLOWS:
--------------------------
Ordinance No. 6142
December 4, 2007
Page 2
Section 1. The Lea Hill. Annexation Pre-Zoning is herewith adopted and
approved as set forth in Exhibit "A" attached hereto and incorporated herein by
reference and it is herewith directed that they be filed along with this Ordinance with
the Auburn City Clerk and be available for public inspection.
Section 2. The proposed Lea Hill Annexation Pre-Zoning is herewith
designated as a basis for the exercise of substantive authority under the Washington
State Environmental Policy Act by the City's responsible environmental official in
accordance with RCW. 43.21 C.060.
Section 4. If any section, subsection, sentence, clause, phrase or portion of
this Ordinance or any portion of the Lea Hill Annexation Pre-Zoning adopted herein,
is for any reason held invalid or unconstitutional by any Court of competent
jurisdiction, such portion shall be deemed a separate, distinct and independent
provision, and such holding shall not affect the validity of the remaining portions
thereof.
Section 5. The Mayor is hereby authorized to implement such administrative
procedures as may be necessary to carry out the directions of this legislation to
include incorporating into one document the adopted Lea Hill Annexation Pre-
Zoning,' attached hereto as Exhibit "A" and preparing and publishing the amended
Comprehensive Zoning Map upon the effective date of the Lea Hill Annexation.
--------------------------
Ordinance No. 6142
December 4, 2007
Page 3
Section 6. This Ordinance shall take effect and be in force five days from
and after its passage, approval, and publication as provided by law.
INTRODUCED:
PASSED:
APPROVED:
Peter B. Lewis
MAYOR
ATTEST:
Danielle E. Daskam,
City Clerk
APPROVED AS TO FORM:
Daniel B. Hei ,
City Attorney
Published:
Ordinance No. 6142
December 4, 2007
Page 4
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