HomeMy WebLinkAbout11-18-2005 Special
CITY COUNCIL
SPECIAL MEETING MINUTES
November 18,2005 3:00 PM
I. CALL TO ORDER
A. Flag Salute
Mayor Lewis called the special meeting to order at 3:00 p.m. in the
Council Chambers located at City Hall, 25 West Main Street in
Auburn. The purpose of the special meeting is to conduct closed
record hearings for Application Nos. PUD04-0001 and PL T04-0006
and Centex Homes' appeal of the Hearing Examiner's decision for
Application No. VAR04-0006.
Mayor Lewis led those in attendance in the Pledge of Allegiance.
B. Roll Call
Mayor Lewis and the following Councilmembers were in
attendance: Rich Wagner, Sue Singer, Gene Cerino, Nancy
Backus, Bill Peloza, Roger Thordarson, and Lynn Norman.
Staff members present included: Parks, Art and Recreation
Director Daryl Faber; Assistant City Engineer Ingrid Gaub; Senior
Planner Jeff Dixon; Assistant Fire Marshal Jeff Stottlemyre;
Community Development Administrator David Osaki; Utilities
Engineer Duane Huskey; Transportation Planner Joe Welsh;
Planning, Building and Community Director Paul Krauss; City
Attorney Daniel B. Heid; Development Services Coordinator
Stephen Pilcher; Public Works Director Dennis Dowdy; City
Engineer Dennis Selle; Transportation Engineer Laura Philpot; and
City Clerk Danielle Daskam.
II. CITIZEN INPUT, PUBLIC HEARINGS & CORRESPONDENCE
A. Closed Record Hearing
The following is a closed record hearing where any public
testimony must be strictly limited to the issues involving the
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City of Auburn Council Special MeetinCl Minutes
November 18, 2005
proposals and must also be limited to comments "on the record".
No new or additional evidence may be allowed.
1. Application No. PUD04-0001
A3.23.1
The request of Centex Homes for a rezone request from R4
(Multiple Family Residential) and R3 (Duplex Residential) to
PUD (Planned Unit Development) and binding site plan
approval for a 40.9 acre parcel located on the south side of
1200-1700 block of South 277th Street and approximately 20
feet east of the undeveloped right-of-way of I Street NE.
2. Application No. PL T04-0006
The request of Centex Homes for a preliminary plat approval
for subdivision of approximately 40.9 acre site into 172
single-family lots, one multiple family lot and 19 tracts
associated with a Planned Unit Development (PUD) known
as "River Sand", located on the south side of the 1200-1700
block of South 277th Street and approximately 20 feet east
of the undeveloped right-of-way of I Street NE.
3. Application No. VAR04-0006
An appeal filed by Centex Homes on the Hearing Examiner's
decision to deny Centex Homes' application for a variance to
reduce the required front, side and rear yard setbacks
associated with the rezone, subdivision and Planned Unit
Development known as "River Sand" and located on the
south side of the 1200-1700 block of South 277lh Street,
approximately 20 feet east of the undeveloped right-of-way
of I Street NE. The proposed "River Sand" project consists
of 172 single family lots, one multiple family lot containing
115 dwelling units and 19 tracts associated with a Planned
Unit Development.
Mayor Lewis explained that the hearings scheduled tonight
will be heard in a combined hearing.
Senior Planner Jeff Dixon presented the staff report for
Application Nos. PUD04-0001 and PL T04-0006 and Centex
Homes' appeal of the Hearing Examiner's decision for
Application No. VAR04-0006 utilizing a PowerPoint
presentation.
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City of Auburn Council Special MeetinCl Minutes
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Mr. Dixon explained the applicant's requests: 1) a rezone of
the northernmost 19.5 acres of the site from R4 and the
southern 21.5 acres of the site from R3 to Planned Unit
Development (PUD); 2) preliminary plat of 172 single family
lots, one multi-family lot that would contain 155 dwelling
units, and 17 tracts; 3) variance application for zoning code
requirements relating to screened recreation vehicle parking;
and 4) variance of setbacks for single family lots. The
setback standards in a PUD require a 20 foot setback to the
garage and a 15 foot setback to the house. The applicant is
requesting a variance to allow a 10 foot setback for alley
loaded lots and a 15 foot setback for non-alley loaded lots.
The applicant has also requested a side street setback from
10 feet to five feet and a reduction in the rear yard setback
from 15 feet to eight feet for lots 1 through 67 and from 15
feet to 10 feet for lots 68-172.
The project is proposed to be developed in two phases. The
first phase would be generally the multi-family dwelling units
at the northern part of the site and the western 68 lots of the
single family units. Some cui de sacs and turnarounds may
be added as part of the first phase development. The site is
currently vacant and is surrounded to the north by 277th and
agricultural land that is zoned for agriculture in King County,
bounded on the west by properties zoned R4 in the City of
Auburn, and to the south is property zoned P and owned by
the Port of Seattle and intended to be used as wetland
mitigation. Mr. Dixon stated that the proposed zoning is
consistent with the Comprehensive Plan designation.
Mr. Dixon pointed out the project's phase boundaries on the
PowerPoint slide containing the project site plan.
In response to a question from Councilmember Peloza, Mr.
Dixon explained that the yard setbacks will not increase the
density of the project.
Mr. Dixon advised that the typical lot size that could be
realized in the R4 district is 7,200 square feet and the typical
lot size in an R3 district is 5,000 square feet. The PUD
regulations would allow smaller lot sizes: 3,600 in the
moderate density residential and 2,400 in the high density
residential. The applicant is proposing lots sizes in the
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City of Auburn Council Special MeetinCl Minutes
Novem ber 18, 2005
range of 3,230 to 7,900 which equates to approximately
seven units per acre.
Mr. Dixon explained that the applicant is also requesting a
plat modification as the applicant is seeking to dedicate four
acres of park land rather than the 4.85 acres required by the
park land dedication calculation. The applicant is proposing
in lieu of fees or other improvements to offset the reduction.
Mr. Dixon spoke to the intent of the Planned Unit
Development (PUD) code. The code allows additional
flexibility for residential development in exchange for the City
receiving a higher quality product that provides more
amenities to the City and to the future residents of the
project.
The proposed project must also meet a 20 percent open
space requirement that includes public parks, linear parks,
critical areas, and storm drainage facilities. The proposed
project includes 23 percent in open space areas, which does
not include portions of the project's storm pond that would
be below the ten year storm event. The open space areas
are to be maintained by the future home owners'
organization. Mr. Dixon noted that considerable
landscaping is planned in the open space areas, a stacked
street system is proposed with sweeping arcs of streets, the
project maintains unobstructed views of the river, and with
the high density residential at the north end of the property
ensures a transition from the heavily used 277th Street to the
single family residential area in the south part of the site.
The project also includes coordinated pedestrian scale
lighting, fencing, and signage.
Mr. Dixon noted that the site includes a Category 4 wetland
at the extreme northwest corner of the site, which will have
an average 25 foot buffer. An additional wetland is located
on the southwest corner of the site, which will have a
minimum 50 foot buffer.
Mr. Dixon reported that currently there is a north-south
drainage ditch that bisects the site. The ditch is being used
as a conveyance by the Port of Seattle at this time for their
wetland construction. The ditch has been determined by the
Corps of Engineers as Waters of the US, but not a wetland.
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City of Auburn Council Special MeetinCl Minutes
November 18, 2005
The applicant has submitted an application to the Corps of
Engineers to realign the drainage ditch and to culvert the
ditch for their access. City staff is confident that the Corps
of Engineers will approve the applicant's request.
Mr. Dixon pointed out that the property borders the Green
River on the east with an intervening property owned by King
County. Part of the 200 foot shoreline jurisdiction extends
on the southeast corner of the project site. The applicant is
not proposing any construction or alteration of the area
within the shoreline jurisdiction.
Mr. Dixon displayed a slide that illustrated by color the
multiple family units, the single family detached alley-loaded
homes and the single family detached not alley-loaded
homes. Also displayed was a slide of the building elevations
for the 5-plex condominium. The 5-plex condo mixes the
double-wide garage doors with the single-wide garage
doors, roof lines and other exterior features are modulated.
In response to a question from Councilmember Peloza
regarding adequate parking for the multi-family units, Mr.
Dixon pointed out the additional parking areas depicted on
the site plan for the multi-family units.
Mr. Dixon also displayed building elevations for single family
detached - front loaded and examples of other Centex
single family front loaded lots and single family detached
alley loaded lots.
Councilmember Wagner expressed concern with the turning
radius into the garages if the setbacks requested are
granted.
Mr. Dixon advised that the applicant has proposed that lots 1
through 67 be accessed only through an alley. One of the
proposed conditions provides that lots 1 through 67 shall be
developed as alley-loaded lots unless the applicant
documents and demonstrates to the satisfaction of the
Planning Director that market demand for this type of
housing does not exist. If lack of market demand is
demonstrated, a reduced number of alley-loaded lots will be
required for lots 35 through 67 only.
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Citv of Auburn Council Special MeetinCl Minutes
November 18. 2005
Parks, Art and Recreation Director Faber addressed the
parks and open space aspects of the project applications.
According to the PUD code, the project is to provide 4.8
acres of park land divided among three categories-
community parks, neighborhood parks and linear trails. The
developer proposes 4.09 acres leaving a deficit of .76 acres
of park land. The PUD code allows fees in lieu of or
development of the agreed park site according to the City's
standards for park development. Mr. Faber also noted that
King County owns 2.8 acres directly to the east of the
project, which will be the future Green River Trail. It was
agreed with the applicant and Parks staff that the 4.09
allocated acres be developed to City standards and use fees
in lieu of $126,000 as the basis for development costs for
future development, including irrigation, playground,
basketball court and other improvements.
The linear trail connects from I Street NE to the park and the
future Green River Trail. The trail is to be maintained by the
home owners' association. It is 20 feet wide on each side
with a six-foot asphalt path. Mr. Faber displayed a map of
the development and explained how the future Green River
Trail would be connected from the development and from
277th. Mr. Faber also displayed examples of the River
Pointe park development, which is similar to that proposed
for River Sand.
Councilmember Wagner expressed concern that the linear
trail is not included in phase 1 development.
Utilities Engineer Huskey reviewed the storm drainage
facilities included in the applicant's proposal. The applicant
proposes to construct a two cell pond connected underneath
the access road. The ponds will discharge into the re-
located drainage ditch. All drainage is via gravity. The
storm pond conceptual landscaping plan conforms to City
standards. The City will maintain the ponds, but the
Homeowners' Association will be responsible for maintaining
a portion of the landscaping.
In response to a question from Councilmember Wagner, Mr.
Huskey reported that the City contacted King County Roads
Division, who maintains some of the drainage ditches in
public right of way along the Carpinito property. Mr. Huskey
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City of Auburn Council Special MeetinCl Minutes
November 18. 2005
referred the Council to the storm drainage study which
identifies the limitations. The flood waters back up from the
north in the ditch and into the Port mitigation site to the
south and ultimately flow north to the Green River. The
ponds are intended to maintain flows based on the 10 and
25 year storms.
Director Krauss commented that staff members have
reviewed the proposed project and conducted research and
worked with the developer to ensure that the proposed
project will not contribute to any existing or future flooding
problems for the Carpinito property.
Utilities Engineer Huskey reviewed the water and sewer
facilities for the project. The applicant is required to connect
to water service at Auburn Way North and extend a 12-inch
line along 277th to serve the property. The line will be
looped through the project property and the applicant shall
financially secure the completion of the looping from the site
with payment of $82,000. The existing Metro sewer line
extends down 277th Street, and there is an existing stub out
on I Street, where the applicant will connect to the sewer.
The applicant has advised that the site will be filled
sufficiently so that sewer will flow via gravity for all lots.
Transportation Planner Joe Welsh presented the existing
road network and the intended future road network to serve
the area. The River Sand property would ultimately be
connected to Auburn Way North by an extension of 49th
Street NE which would be signaled at Auburn Way North. In
the future, I Street would be reali~ned and deviate to the
west and signalized at South 277' Street. Future frimary
access for the River Sand project would be from 49t Street
to I Street to South 277th. For the immediate needs of the
project a boulevard type access to 277th Street and an
emergency vehicle access from 277th through the multi-
family development are provided. A temporary signal will be
installed at the boulevard access to 277th Street.
In response to comments made by Councilmember Cerino
regarding the potential development of the Port of Seattle
property lying west of the River Sand project, Director
Krauss advised that the Port of Seattle bought the subject
property after the Port purchased its wetland mitigation site
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Citv of Auburn Council Special MeetinCl Minutes
November 18.2005
that lies south of the River Sand project. The Port property
to the west has not been approved for any purpose, and the
Port has been amenable to property exchanges so that the
City can complete the road network in the area.
Councilmember Wagner expressed concern with access
tracts, especially the tract that fronts lots 166, 167, 168 and
169. Transportation Planner Welsh advised that the 20-foot
access tract is designed pursuant to city code.
Council member Norman expressed concern with the
temporary signal installation and the time that may lapse
until it is installed at its permanent location. Transportation
Planner Welsh advised that the conditions of the PUD and
plat provide that notice of the future intersection
modifications will be recorded on the face of the final plat
and on each individual property title within the plat so that
future property owners are aware of the temporary status of
the signal. Councllmember Wagner suggested that the
same information be included in Homeowner Association
brochures. Mr. Welsh added that a sign will be installed on
the property advising of the temporary nature of the signal.
Senior Planner Dixon reviewed the Hearing Examiner's
decision. The Hearing Examiner found that there was
insufficient information to make a recommendation to the
City Council and recommended remanding the applications
back to staff for additional information. The Hearing
Examiner recommended that additional information be
provided in four areas: uncertainty regarding a second
access (western access to the plat), inconsistency of the site
plan with the plan in the traffic study, transportation level of
service, and whether the linear park was appropriate for park
land dedication.
The Hearing Examiner approved the variance request for the
exception to the recreational parking on site, and denied the
request for a variance of the yard setback requirements for
the single family portion of the subdivision. The applicant
has appealed the Hearing Examiner's denial of the variance
request.
Mr. Dixon explained that with regard to the PUD and plat
applications, the Hearing Examiner's decisions are only a
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Citv of Auburn Council Special MeetinCl Minutes
November 18, 2005
recommendation. The Hearing Examiner's decision on
variances are final unless appealed to the City Council.
Councilmember Cerino noted that the Hearing Examiner
expressed concern with school bus access. Mr. Dixon noted
that one of the Hearing Examiner's suggested conditions
provide that the applicant, the City and the Kent School
District agree on a method of providing safe bus stops prior
to final plat approval.
Senior Planner Dixon reviewed the staff recommendations.
Many of the conditions that staff had formulated for the plat,
PUD and SEPA were used by the Hearing Examiner in his
recommended conditions. Staff recommends the City
Council approve the PUD, plat and modification with Hearing
Examiner's recommended conditions and with the following
changes:
. Eliminate Condition NO.6 related to the plat modification
and amount of park land dedication and substitute
PL T04-0006 Condition No.8, 9, and 10 and PUD04-
0001 Condition NO.2.
. Eliminate Condition No. 28 related to access approval
from Kent since it is redundant.
. Substitute Hearing Examiner's recommended Condition
No. 19 with Final MDNS Condition No. 9 to allow
averaging of wetland buffer around the Category IV
wetland.
. Add PL T04-0006 Condition NO.4 that was omitted by the
Examiner requiring planter strips between the sidewalk
and curb on both sides of internal streets.
Director Krauss commented on the applicant's variance
applications. Director Krauss reiterated the staff's
recommendation for approval of the requested setback
variance.
Councilmember Wagner inquired whether fencing will be
required between the linear parks and the adjacent homes.
Director Faber indicated there is currently no condition to
include fencing between the linear parks and the adjacent
homes.
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Citv of Auburn Council Special MeetinCl Minutes
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Mayor Lewis opened the combined closed record hearings
for Application Nos. PUD04-0001 and PL T04-o006 and
Centex Homes' appeal of the Hearing Examiner's decision
for Application No. VAR04-o006 at 4:29 p.m.
Rob Purser, Centex Homes, 11241 Slater Avenue NE,
Kirkland, WA
Mr. Purser spoke a representative of the developer for the
River Sand project. He clarified the applicant's requested
setbacks for the front load and alley loaded units. Centex
Homes proposes to keep a 20 foot driveway setback, but still
requests a 10 foot variance from the front of the house to
maintain the desired modulation. Mr. Purser submitted for
the record the revised plot plans that were verbally conveyed
to the Hearing Examiner. Mr. Purser also advised that the
project plans no longer include a single car garage design;
all single family units will have two car garages. He
displayed samples of Centex Homes' Wilderness Peak
project in Maple Valley as an example of the housing
designs.
Mr. Purser also advised that the multi-family condominium
units will be for-sale units and not rentals.
Mr. Purser spoke regarding the linear park system and its
connection to the future Green River Trail, as well as the
park land dedication overall. Director Faber stated that the
linear park connection at the Green River Trail is not to be
considered a trail head, but would be another pod along the
trail.
Councilmember Norman expressed concern that
neighborhood parks are sometimes viewed by the
neighborhood as strictly for the use of the neighborhood
rather than as a community park.
Mr. Purser reported that Centex Homes will construct the
park improvements as part of Phase 1 of the project.
Mr. Purser advised that Centex Homes has agreed to pay its
share of the road improvements and utilities extensions.
Mr. Purser spoke regarding the temporary signal on 277th at
the entrance to the River Sand development. Upon
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Citv of Auburn Council Special MeetinCl Minutes
Novem ber 18. 2005
completion of I Street NE, the signal will be moved to the
new I Street and 277th Street location. Centex Homes will
install signage at the 51 st Street stub that advises residents
of the temporary nature of the traffic signal. Mr. Purser also
agreed to place information regarding the temporary status
of the signal in Homeowners' Association documents.
Mr. Purser addressed the school bus access to the
development. After discussions with the Kent School
District, it was agreed that a school bus turnaround be
provided in the River Sand development.
Mr. Purser indicated that Centex Homes IS In agreement
with staff's recommendations as presented this evening.
In response to a question from Councilmember Wagner
regarding potential fencing between the linear park and the
adjacent homes, Mr. Purser indicated a willingness to look at
possible designs to provide a separation.
In response to a question from Councilmember Peloza, Mr.
Purser stated that the garage depths in the proposed homes
are 20 to 22 feet. Mr. Purser stated that the alley way is 20
feet long and with the eight foot setback provides sufficient
turning radius from the garage.
Ron Stein, 2510 SW 169th Place, Seattle, WA
Mr. Stein expressed concern with the 49th Street extension.
City Attorney Heid interrupted Mr. Stein, advising Council
that Mr. Stein was not one of the speakers at the open
record hearing, and the matter Mr. Stein is speaking about is
not part of the record that went to the Hearing Examiner.
Therefore, Mr. Stein's comments would not be appropriate.
There being no further testimony, Mayor Lewis closed the
hearing.
Councilmember Norman moved to recess the meeting to
closed session pursuant to RCW 42.31.040.
Councilmember Peloza seconded and the motion carried
unanimously. The meeting recessed at 4:54 p.m.
Mayor Lewis reconvend the meeting at 5:20 p.m.
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Citv of Auburn Council Special MeetinCl Minutes
November 18. 2005
Councilmember Norman moved and Councilmember Cerino
seconded to approve Application No. PUD04-0001 with the
conditions recommended by staff.
MOTION CARRIED UNANIMOUSLY. 7-0.
Councilmember Norman moved and Councilmember Cerino
seconded to approve Application No. PL T04-0006 with
conditions recommend by staff as well as the following
conditions: 1) eliminate lot number 169 and realign lots 167
and 168 to have the driveway access off P Street NE, and
2) define the separation between the linear trails and homes
as approved by the Parks Director.
MOTION CARRIED UNANIMOUSLY. 7-0.
Councilmember Norman moved and Councilmember Cerino
seconded to reverse the Hearing Examiner' decision and
grant variance request No. VAR04-0006.
MOTION CARRIED UNANIMOUSLY. 7-0.
III. ADJOURNMENT
There being no further business, the meeting adjourned at 5:23 p.m.
APPROVED THIS ~~'tL,-- DAY OF DECEMBER, 2005.
fhJa.~
Peter B. Lewis, Mayor
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 and at the Library.
Internet: http://www.auburnwa.gov
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