HomeMy WebLinkAbout07-12-1999MINUTES OF PLANNING AND COMMUNITY DEVELOPMENT COMMITTEE
JULY 12, 1999
The regular meeting of the Planning and Community Development Committee was held July 12,
1999 in the Council Work Area. Those members in attendance were as follows:
STAFF PRESENT:
ALSO PRESENT:
MEMBERS PRESENT: Trish Borden, Sue Singer, and Pete Lewis
Bob Sokol, Dick Deal, B Sanders and Carolyn Brown
Mayor Booth;
The meeting was called to order by Committee Chair Borden at 6:30 p.m.
PUBLIC HEARINGS:
1. WSC0003-97 - Schneider Homes
Chair Borden opened the public hearing.
Planner Sokol presented the staff report. The request is for 18 new residential units
located at 28201 132nd Avenue SE. The proposal is located within the City's Potential
Annexation Area and requires City Sewer. It is therefore subject to the requirements of
City of Auburn Comprehensive Plan Policy CE-3.
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 the following conditions shall apply:
a. The property owneddeveloper 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 ...
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standards and public facility specifications where such requirements are not superseded by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 proposal is consistent with City development standards. Staff has
determined that the proposal as shown on the preliminary site plan meets City Development
standards, except for curve radius of the roadway. This standard cannot be met due to site
constraints, including wetlands. 2. The proposal is consistent with the City
Comprehensive Plan. The Comprehensive Plan Designation in the area is for Single Family
Residential. The City allows for duplex development in these areas in some zoning districts.
3. The property can not be annexed immediately. The property is approximately 3.0
miles from the City limits.
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CONCLUSIONS
The findings of fact indicate that the proposal is consistent with City policy CE-3. The Planning
and Community Development Committee should therefore recommend to the City Council
approval of the development agreement, which will enable the issuance of sewer availability
certificates to the applicant.
At their meeting on July 12th, the Planning and Community Development Committee
recommended approval.
Sewer availability is being requested. Member Singer moved to accept motion. Second
by Member Lewis.
Chair Borden closed the public hearing.
WSC0006-99 - Davis Consulting
Chair Borden opened the public hearing.
Planner Sokol presented the staff report. Displayed map of area for Pete Lewis.
BACKGROUND: The project is located with the City's Potential Annexation Area and requires
City Sewer. It is therefore subject to the requirements of City of Auburn Comprehensive Plan
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.., the following conditions shall
apply:
a. The property owneddeveloper 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 ...
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 proposal is consistent with City development standards. Staff has
determined that the proposal as shown on the preliminary site plan meets City Development
standards. The applicant will need to prove to the City Engineer's satisfaction that through
connection of SE 300"' is not feasible, if final design does not include a through street.
,2, The proposal is consistent with the City Comprehensive Plan, The
Comprehensive Plan Designation in the area is for Single Family Residential.
3. The property can not be annexed immediately. The property is approximately 1.25
miles by roads from the City limits.
CONCLUSIONS
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MIN3JTES OF PLANN1NG AND COMMUNITY DEVELOPMENT COMMITTEE
JULY 12, 1999
The findings of fact indicate that the proposal is consistent with City policy CE-3. The Planning
and Community Development Committee should therefore recommend to the City Council
approval of the development agreement, which will enable the issuance of water and sewer
availability certificates to the applicant.
At their meeting on July 12th, the Planning and Community Development Committee
recommended approval.
Jim Bigg resident of Cobble Creek, at 30316 104th Ave SE. With the Cobble Creek
Association. 37 members responded to the project notification. Requesting there is an
EIS. Hillside on the entrance is very steep and several springs, are on the hillside. Road
is a fragile road since it was first paved. They have tried to stabilize hillside with
vegetation. Drainage is a problem, thru street would increase traffic. Lots of children in
the area, also may be an increase in crime and vandalism.
Harold Flynn 10516 SE 300th Street. This area of development is heavily wooded with a
stream that runs through the area. EIS is done in terms of approving the development.
Planner Sokol stated that the City of Auburn is saying that water and sewer are available.
City is not taking an action to approve the development. King County will not approve
plat before water and sewer is made available. When the City approves the water / sewer
certificates, the City can write to the county and gives their opinion. Applicant will have
to submit a Preliminary Plat to King County.
Mr. Flynn asked where and when would the concerns of the Cobble Creek homeowners
be addressed?
Planner Sokol said that would be through the County. King County will mail out
information to adjacent property owners after the applicant prepares the EIS and submits
it to the county. Planner Sokol told how an EIS is prepared.
Mr. Flynn questioned how the general public could have the findings made available.
Planner Sokol told how state law mandates time periods.
Mr. Flynn stated that homeowners have time to apply. A new development would have
new housing and look and feel would be different then what is in the Cobble Creek area.
Planner Sokol stated that there would be a review at the time of annexation.
Member Lewis asked how many homes are in the Cobble Creek area? Chris Ackerman
in the audience replied that there are 73 homes since 1989.
Member Singer stated they need to ask the county for copy of EIS.
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Chris Ackerman 10325 SE 304th place. Questioned if City Council has denied
water/sewer availability in the past.
Planner Sokol said no. If the project is consistent with development standards the City
can not deny. Went over the criteria that the City uses. These are the three findings of
fact in the staff report. City does not have power to deny development. City receives 25-
30 requests per year, single family and preliminary plats/developments.
Delores Lieber (sp?) 10304 S 304th Pl. Why is it the city's preference that there be a 300th
Street be a through street?
Planner Sokol stated it is the City's standard that a cul-de-sac is 600 feet. If it further
emergency vehicles might have a problem. Also for traffic circulation and to add another
street to come down off the hill.
Ms. Lieber asked that there not be a through street. It is a closed community and they do
not want it to be a thru street community. Will increase traffic immensely.
Planner Sokol stated that it is up to King County to review development. It is the City's
standard for a through street and not a Cul de Sac.
Ms. Lieber stated that this through street is not consistent with the Cobble Creek
development.
Chair Borden stated the City cannot redesign the development. Also it is the committees
job to only make recommendations to King County.
Mayor Booth said it is City policy regarding the 600-foot cul-de-sac.
Ms. Lieber what control does the city have over the quality of homes? Discussion on the
various amenities.
Member Singer respond that this is in Auburn's water / sewer service area and the other '
details are the responsibility of King County. City has nothing to say about the other
issues. It is hard for us to get City's standards into King County development.
Harry Lear 30121 104th Ave SE. What part does the city take as a landowner, i.e. Golf
Course? Does the City have an oppOrtunity to comment? On the suitability of the
development as it affects the Golf Course?
Planner Sokol said that, yes the City has an opportunity to comment just like another
homeowner.
Mr. Lear st~ted that the obvious problem is the drainage.
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Frank Berkovich 10512 SE 302nd. His house is second closest to the creek and he sees
the water run 365 days a year. SE of the creek and into the creek is numerous water and
mini creeks. The whole hillside is one moving mass most of the year. Neighbors nearest
the creek are concerned that water will be diverted and more water will run through the
neighborhood. Study done at Cobble Creek as to water pressure. Currently water
pressure drops at certain times °fthe day. Was a study done for fire service pressure?
Planner Sokol the City utilities departments make sure that the level of service does not
drop and they check this out.
Mr. Berkovich asked has a study been done with the addition of 17 additional houses for
runoff into the sewer?
Planner Sokol stated storm drainage is King County's responsibility and sanitary sewer is
the City's.
Mr. Berkovich said they would like to have signage Children at Play. The new
development would add another 70 cars and possibly more.
Chair Borden asked if the drainage concerns are just for the first three lots?
Mr. Berkovich said yes and once the trees on the upper level are gone, all the water from
the other 14 lots will puSh run off into the creek and down the streets.
Chair Borden, asked if there are sidewalks on both sides of streets in the Cobble Creek
Development?
Mr. Berkovich said no sidewalks on one side of street.
Chris Ackerman asked what would happen if the City did not want to issue certificate? It
seems there is very little the homeowner can do
Planner Sokol stated that since water is available the City has to offer the connection and
there is very little else the City can do. Planner Sokol stated that if the certificates were
not available from Auburn, developers would get it from another source and possibly sue
the city.
Chris Ackerman asked that if it were'granted, could the City help with counseling or
direction for the homeowners?
Planner Sokol we can give you names of people at the County offices.
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Jack Witte 10501 SE 102nd St. What are the reasons that the City would not grant the
availability? One of the statements was if there was imminent annexation
Planner Sokol stated if there was a possibility of immediate annexation, the City would
not grant the water/sewer certificates. Planner Sokol stated it would actually be part of
the City. Then the review would be internal and processed as a City application.
Mr. Witte said we have heard that the area was being annexed.
Planner Sokol stated the City has received notice from some property owners to the west
in an area closer to the Golf Course. An annexation petition was submitted from Cobble
Creek, but there was little interest from Cobble Creek residents. Also, it has to be the
homeowners' initiative
Mr. Witte asked if there was interest in annexation would that change the City's process?
Planner Sokol stated that if Cobble Creek annexed and became part of the City, then this
parcel would be adjacent to the City limits. The City would probably ask them to annex
rather then issue the water / sewer certificates. That doesn't mean that the City would
approve or disapprove the development, but just that it would need to go through the
City's process.
Chair Borden asked how long does the annexation process take.
Planner Sokol stated that annexation takes about 9 months.
Mr. Witte stated that the bottom line is that there is nothing the City can do about this
development.
Planner Sokol reiterated the criteria for issuing the water and/or sewer certificate of
availability.
Member Singer asked what happens if the new development is required to annex because
Cobble Creek has annexed? What would happen if the project was underway and
annexation happened, then what would the process be?
Planner Sokol stated that typically it would staYin the jurisdiction where it started. Also,
if Cobble Creek were to annex, the City would take a more active role in
Joe Cresse 10525 SE 300~ ST. According to the map his home is next to lot 14 of the
new development. Regarding Sewer and water lines. Are the lines coming from 108~h
Street across the way or coming as an extension from 300t~ Street above the hill?
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Planner Sokol not sure but the City's sewer and water utilities should have the
information. But I would guess it would probably extend up 300~' to have a continuous
loop
Harold Flynn asked that regarding City's recommendation to the county to extend the
street. If the street were not to be extended would the citY not want the development to
be built?
Planner Sokol stated the City wants the street to go through and will provide water /
sewer for the development. The City Engineer will review for reasons to see if it cannot
reasonably to go through.
Mr. Flynn asked that without the street going thru at 108th what is the city's position?
Planner Sokol again the City Engineer would have to review to make sure the reasons are
valid.
Mr. Flynn If the city's policy is beyond 600 feet and is that increasing the violation.
Would then the city say let's not do it?
Planner Sokol to tell the developer that they can't build because of the inability to extend
the street would not be viewed favorably by the courts. He said also that in order for the
City to balance the issues. The City standard is "if the street can go through it can if it
cannot go due to topographical issues then it can't.
Mr. Flynn asked if s, afety was an issue.
Planner Sokol said that would be a consideration.
Member Lewis. While the area is in our GMA the city's property, King County holds
most of the property. The city has to provide Water and Sewer if available.
Mr. Flynn at some point the city will make a recommendation to extend the street.
Member Singer stated the committee can only express concern but the City cannot deny
the application. The reason we want the street to go through is for safety and emergency
issues.
Member Lewis The City is only asking to make a recommendation to extend the street.
Mr. Flynn we just want to make sure that the recommendation is in the best interest for
all Auburn residents.
Member Sifiger again we can only express concerns.
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Jack Donald 30211 104th Ave SE. If the City had this plan would the City approve?
Planner Sokol indicated that he had not reviewed the plan closely enough to comment.
Mr. Donald cannot understand how the city can go forward with this project, as this
appears to be an incomplete application. Can the City look at this plan objectively?
Chair Borden this is a very preliminary step. There will be a number of other steps before
this development can take place.
Planner Sokol agreed yes and the residents should be directing their concerns to King
County.
Delores Lieber stated that she understands that the proposal is consistent with the City
Plan, but opposes 14 more homes going in and all that goes along with it. Assumes that
each house has two cars. Adding 200 passages on the roadway. For the neighborhood
off of 108t~ Street it is a big impact on the existing neighborhood. Begging for city's
understanding.
Chair Borden closed the public hearing.
Member Lewis made a motion to close. Member Singer second the motion.
Member Lewis added that the people should contact their King County representative.
Chair Borden asked if there would be a public hearing or comment period through King
County?
Planner Sokol stated would probably be through the Hearing Examiner, not necessarily
through the King County council.
Chair Borden asked if Planner Sokol would know What the county would be looking at?
Planner Sokol responded that the amount of water coming off the site at the present
would be a consideration. The development would have to mitigate the impacts of storm
drainage. If impaCts cannot be mitigated King County should deny the application.
Chair Borden asked what are King Counties policies regarding tree cutting?
Planner Sokol indicated that he didn't know. Planner Sokol asked Parks Director Deal if
he knew how the stream runs.
Parks Director Deal stated down through the Golf course and into the Green River.
Chair Borden asked if he had a chance to look at the area?
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Parks Director Deal said yes. It is an undeveloped 39-acre area. 7 or 8 acres would be
dedicated to the City by the developer. Parks Director Deal stated that the area has quite
steep slopes, natural drainage.
Chair Borden asked what is the City's interest?
Parks Director Deal stated there are no plans for the land as it is too steep. It will provide
wildlife corridors, and natural drainage. It will be low maintenance as all the City will
have to do is to keep the area clean.
Member Singer asked would you have concerns of water coming off hillside?
Parks Director Deal stated that the Golf course is impacted by any development on the
hill.
Member Singer made a motion to recommend that approval by Council to issue the water
/ sewer certificate of availability and make written their concerns to King County council
regarding water issue.
Member Lewis second. Chair Borden concurs.
Chair Borden encourages the audience to keep on top of King County process.
Planner Sokdl stated that if one person would call him tomorrow, he will let them know
who to call in King County.
Chair Borden said to take a five- minute break and reconvene in work area.
ACTION ITEMS:
1. ANX0003-99 - East Main Annexation (Steelhead District)
Planner Sokol stated the City is still intending to annex. Now w°rking on the zoning, as
it is now R1 should be R2. Start SEPA process for rezone.
Member Lewis asked if it is going to Council. If needed to be a vote would it go with
November elections? This would gauge and see if people were against it.
Planner Sokol stated on an island annex it takes 60% petition. When annex takes place
the area comes in at RI, in this area all around is R2.
Chair Borden asked why can't the City rezone R1 and then have hearings.
_Planner Sokol because all the lots would be non-conforming. Planner Sokol would also
really like to emphasize that City code on annexation needs to be changed.
Chair Borden asked how long to take to rezone from R1 to R27
Planner Sol~ol it would have to be a SEPA process and that takes 3 months or so.
Member Lewis is easier if we brought the property in at R1 ?
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Planner Sokol would have to have a public hearing to have the rezone to R2. The City
has basically promised the residents that they can come in at R2.
Chair Borden recommend that they take off the agenda for annexation.
Planner Sokol the city staff will start processing the SEPA. Early August or September
will come back on agenda.
Consideration of a Resolution concerning Light Rail
Planner Sokol handed out packets on light rail from Sound Transit. In November of 1996
area residents voted to approve Sound Transit. Planner Sokol said there were three items
on the vote: 1. Light rail. 2. Commuter rail. 3. Express busses. City working with
Sound Transit to develop the commuter rail.
Mayor Booth said the City of Tukwila has a long-standing disagreement with Sound
Transit for extending light rail from Seattle to SeaTac. Tukwila disagrees on alignment
of tracks. Thinks should go to Southcenter. Sound Transit studied EIS and chose to go
to Sea Tac. The moneY was to come from the rest of the South Sound cities. He
recommends we accept the report.
Member Lewis asked if we have to take action?
Chair Borden stated no action needs to be taken. Good idea that the staff is not getting
involved.
Mayor Booth said the proposal downtown is to renew the buses from the tunnel.
Secondly, we have to pay for the restructuring of the King Street Station. Why do the
Cities have to pay for the changes? Mayor Booth said what Auburn did was ask for all
revenues generated south of the King Street Station. Asked the County for consistency
between airport and King Street Station concerns. Mayor Booth just spent a full day
session by committee to rethink the plan. If they do restructure to the south then the rail
line won't go to UW and North. Southcenter is large commuter area. So the planning is
up in the air.
Chair Borden asked it we should communicate to Tukwila's Mayor?
Member Singer asked if Tukwila is putting letters out to see what support they can get?
Chair Borden asked Mayor Booth if he would reply to Tukwila's Mayor that we were
concerned.
Mayor Booth said he could convey the message
Mayor Booth said he has honored the request to bring report before committee.
DISCUSSION ITEM:
1. 1999 Annual Comprehensive Plan Amendments
Application deadline is 8-1-99. Several requests have been received over the past year
and they will be prOcessed. Bob will be updating the maps. Especially Lea Hill and
Lakeland zoning map.
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MINUTES OF PLANNING AND COMMUNITY DEVELOPMENT COMMITTEE JULY 12, 1999
Planner Sokol asked Members of the committee if they have any other items.
Member Lewis would like to go through it all first and then come back. Planner Sokol
stated that all goes through committee planning commission.
Member Singer asked it the Downtown Task Force is part of this?
Planner Sokol said that, yes it would be a part.
Member Lewis questioned the annexation zoning.
Planner Sokol indicated that there is no City code for annexation zoning.
Chair Borden asked if Capital facilities be part.
Planner Sokol indicated that it could be any time of year.
Mayor Booth indicated that Diane Supler stated that Finance cannot meet timing. Mayor
has serious concerns on Capital facilities plan. Looking at the capital projects and to go
back to Public Works committees for evaluation than back to Finance. Parks are pretty
well under control.
Member Lewis asked when?
Mayor Booth replied soon.
Chair Borden asked if the North Auburn area will be revisited?
Per Planner Sokol, any revisit to the North Auburn Area would have to go thru Comp
Plan. It would have to go thru process. There are a number of policies as to frontage and
pedestrian, etc.
Chair Borden would like to know if there is time to look at the policies.
Planner Sokol will commit someone to bring that to committee.
Chair Borden what about the design standard of Transit Station? Chair Borden asked
have we taken care of parcels where Zoning and Comp Plan don't match.
Planner Sokol indicated that about 98 % of the changes have been taken care of.
Chair Borden indicated the North Auburn Plan and the Downtown are her concerns.
Member Lewis agrees.
Mayor agrees.
Park impact fees: Parks Director Deal passed out information on Buildout. Neighbor
parks (1997) amounted to 32 aces and 27.9 developed acres. Discussed the additional
park space needed by the year 2007. Buildout population would be 57,000. Not included
are Lakeland, or West and East hill PAA.
Member Lewis where is the City going to get 88 acres.
Parks Director Deal in some cases we don't need to purchase 88 acres. There is property
undeveloped by the academy. Also, the property upstream from Game Farm Park
(Segale). The inventory under Community parks is an undeveloped 39.75 acres.
Property acquired by certain funds. None of the remaining property can be developed for
open space.
Member Lewis questions the figures for neighborhood parks. City appears to be about 12
acres short for neighborhood parks.
Parks Director Deal said in some parks, i.e. Terminal Park, we can add apparatus, etc.
Chair Borden indicated she doesn't understand neighborhood parks.
General discussion of the acreage we have and what we need.
Parks Director Deal said that in the Community parks there is a surplus of 39 acres. Need
passive recreation. None of it can be developed for active recreation. Parks Director
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JULY 12, 1999
Deal said the park plan is a work always in progress and things can change. As an
example, tennis courts space that is available now, and what was required 20 years ago.
But for Soccer fields baseball fields the City may not have adequate space. There is the
possibility of using schools as park space.
Mayor Booth stated that many of school sites are not usable. Sites could be upgraded to
multi use standard. Could substitute school acres for parks.
Parks Director Deal stated as an example, Bellevue hired a consultant to study parks area
and found no cooperation between schools and the city regarding parks. Field space is
not calculated into park plan. School areas may not be up to city park standards.
Mayor Booth would like to see an upgrade of some of the smaller parks and to use more
of the areas.
Member Lewis asked how are parks developed?
Parks Director Deal said the standard based on existing condition in 1997. City has 150
acres that we have listed as open space. Olson Canyon area not listed because it is a steep
slope.
Member Lewis stated that all he wants to know is the amount realistic? There are two
ways to look at this and is this a reasonable way to look at the acreage we have?
Mayor Booth asked is the demand there to the consumer for use of the facility?
Member Lewis said that in reality of the dirt left in Auburn, is there 126 acres of parkland
left?
Parks Director Deal stated that if I had the money I could buy it tomorrow. White lake
will be developed to the standard. Academy development is a possibility.
Chair Borden would like to see White Lake a trail system.
Parks Director Deal part of the area is DNR.
Chair Borden asked Pete if he would want to lower the standard.
Member Lewis replied that given the current size of the city if there is 126 acres, no, if
there isn't then the standards should be lowered.
Parks Director Deal said that there are big areas around that may not be available now,
but may be in the future.
Chair Borden the City needs to get money.
Parks Director Deal said the current way to get the land now is to get small pieces that are
not developable. If we had the money we could solicit grants and buy the land. There is
also a bit of a surplus of land at this time. Chair Borden asked where is there a surplus?
Parks Director Deal there are 46 acres of property that exceeds the total. The City is
meeting the need now based on what we had in place with this 46 acres of undeveloped
land in the background.
Chair Borden stated then to meet the standard this area needs to be developed.
Parks Director Deal agreed.
Chair Borden said that an impact fee would enable the City to proceed with the land
purchase.
Member Singer discussed impact fees.
Member Lewis would like to see a schedule of dollars.
Parks Director Deal reiterated that the impact fee discussed at this time is in CFT from
last year. Would have to increase impact fees.
Chair Borden said she would like to revise the fees to come back to committee.
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Member Singer suggested they wait for Capital Facilities Plan.
Parks Director Deal will bring the information to the next meeting. He will also look for
money and matches. Mayor discussed how the years work.
Chair Borden said would you like to see everything together or vote tonight.
Mayor Booth suggests delay.
Chair Borden stated that if impact fee vote went through, it would make capital facilities
plan easier.
Mayor Booth suggested the committee hold off until August 1 st.
Chair Borden said she will be on vacation end of August, and not here for 8-23 meeting.
Parks Director Deal asked what he needs to review at the next meeting.
Chair Borden would like to see a sample resolution.
Parks Director Deal stated that they do have a draft he can bring.
INFORMATION ITEM:
1. Northwest Corporate Real Estate Market Analysis Proposal
Planner Sokol distributed correspondence relating to their market analysis proposal for
retail space at the transit center.
Staff is working with this group to market the retail part of the transit center. How the
City will either manage or sell the leases and capitalize on the business.
It is a short-term contract of 30 days. On July 26 PCDC meeting there should be a report.
With no further items to come before the Committee, the meeting was adjourned at 8:45 pm.
PCDC\MIN~7A-99
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