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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 Page 1 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. Page 2 City of Auburn Council Special MeetinCl Minutes November 18. 2005 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 Page 3 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. Page 4 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. Page 5 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 Page 6 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 Page 7 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 Page 8 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. Page 9 Citv of Auburn Council Special MeetinCl Minutes November 18. 2005 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 Page 10 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. Page 11 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 Page 12