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HomeMy WebLinkAbout12-13-2005 Special * Nf~~ ~ ,-*" '"~ , . _...4 WASHINGTON CITY COUNCIL SPECIAL MEETING MINUTES December 13, 2005 4:30 PM I. CALL TO ORDER A. Flag Salute Mayor Lewis called the special meeting to order at 4:30 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. REZ04-0006 and PL T04-0008. Mayor Lewis led those in attendance in the Pledge of Allegiance. B. Roll Call Mayor Lewis and the following Councilmembers were present: Rich Wagner, Gene Cerino, Nancy Backus, Bill Peloza, and Roger Thordarson. Councilmember Lynn Norman was excused. Councilmember Sue Singer arrived at 4:43 p.m. Staff members present included: City Attorney Daniel B. Held, Planning, Building and Community Director Paul Krauss, Public Works Director Dennis Dowdy, Senior Planner Jeff Dixon, Planner Stacey Borland, Transportation Planner Joe Welsh, City Engineer Dennis Selle, Fire Marshal Dave Smith, Storm Drainage Engineer Tim Carlaw, Assistant City Engineer Ingrid Gaub, Development Engineer Monty Bakken, Assistant Building Official Steve Gurr, 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 proposals and must also be limited to comments "on the record". No new or additional evidence may be allowed. Page 1 City of Auburn Council Meetinq Minutes Decem ber 13. 2005 1. Closed Record Hearing on Application No. REZ04-0006* A3.23.1 City Council to conduct a closed record hearing on the request of Monte Adams to rezone 13.14 acres from RR (Rural Residential) and RMHP (Residential Mobile Home Park) to R3 (Duplex Residential) for property located east of the southern terminus of Hemlock Street SE between Auburn Way South and the White River. 2. Closed Record Hearing on Application No. PL T04-0008 A3.23.1 City Council to consider the request of Monte Adams for preliminary plat approval to subdivide 13.14 acres into a subdivision consisting of eight (8) lots and three tracts to be developed in a single phase. The proposed plat, known as "Adams Vista," is located east of the southern terminus of Hemlock Street SE between Auburn Way South and the White River. 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. REZ04-0006 and PL T04-0008. The applicant, Monte Adams, has requested a rezone of 13.14 acres from Rural Residential and Residential Mobile Home Park to R3 Duplex Residential zone. The rezone, if allowed, would permit more intensive development of the site. The applicant has also requested preliminary plat approval for subdivision of the site into eight lots and three tracts. The proposed gated subdivision would occur as a single phase. The project site consists of 13.14 acres located at the south terminus of Hemlock Street SE. The property is an undeveloped forested area roughly rectangular in shape with the longer axis east and west. The site is bounded to the south by the White River. Land uses to the west include vacant property and the Federal Aviation Administration Offices, the land uses to the north are single family residential and some neighborhood commercial, and to the east of the property is a residential mobile home park. The property has two Comprehensive Plan designations. The northern half of the site is designated Moderate Density Page 2 City of Auburn Council MeetinQ Minutes December 13. 2005 Residential and the southern half of the site is designated Open Space. Chapter 14 of the Comprehensive Plan provides that the R3 zoning designation is appropriate to implement the Moderate Density Residential designation. The Plan further provides that the open space designation may be implemented by a public zone or public ownership or easements or other means that ensures the open space objective. The rezoning, if approved, will allow more intensive development of the site. The R3, Duplex Residential zoning district, allows one single-family residence (per 5,000 square foot lot) or one duplex (per 7,200 square foot lot). The R3 zoning district requires a minimum lot size of 5,000 square feet for single family residential, a minimum lot depth of 80 feet and a minimum lot width of 60 feet. Each of the proposed lots meets or exceeds the minimum area and dimensional standards. The proposed subdivision is divided into eight lots ranging in size from 16,575 square feet to 61,830 square feet within the northern 6.9 acres of the site. The three tracts are: Tract A consisting of 0.16 acres which would be privately owned and maintained for access and utilities to Lots 1-4; Tract B consisting of 6.2 acres to be publicly dedicated to the City containing a forested and sloped hillside; and Tract C consisting of approximately 1.29 acres that would be privately owned and maintained for access and utilities. Mr. Dixon displayed a proposed site plan with overlaying topography. Councilmember Peloza inquired regarding an emergency access for the site. Mr. Dixon explained that the main access for the site would be from the west via Hemlock Street SE. A private street would run from the west to the eastern property boundary where a gated emergency access would be located near the Palisades Mobile Home Park. Mr. Dixon described the topography of the site. The northern third of the site is an upland ridge. The middle third of the site is a steeply sloped area with slopes greater than 40 percent, and the south third of the site contains gradually Page 3 City of Auburn Council MeetinQ Minutes December 13. 2005 sloped areas and sandbars associated with the White River. The City has identified the site as containing landslide, erosion and seismic hazard areas. A geotechnical evaluation was conducted, and a report was submitted to the City along with a geotechnical report for infiltration. The geotechnical reports were evaluated as part of the SEPA process. The report was based upon digging exploratory pits at the site, evaluating the soil characteristics, and looking at historical aerial photos of the site. The geotechnical report concluded that the site is appropriate for the proposed type of development with observance of certain mitigation measures. A discussion of the critical areas and the mitigation measures are included in the City's Final Mitigated Determination of Non-significance (MDNS) that was issued. Mr. Dixon noted a recommendation from the geotechnical report to observe a 30 foot setback from the crest of the slope within the western approximately three quarters of the site and to observe a 50 foot setback within the eastern approximately one quarter of the site. The report also includes recommendations regarding storm water management and infiltration. Mr. Dixon stated that the property is contiguous to the White River, but because of the intervening grade break there is no alteration proposed proximate to the river. Additionally, because all work is more than 200 feet away from the River, a shoreline permit is not required for the project. (Councilmember Singer arrived at this time.) In response to a question from Councilmember Cerino, Mr. Dixon explained that the geotechnical report evaluated the proposed management of storm water. The applicant proposes to infiltrate their storm water from the private street near the north property line. The public street storm water would be infiltrated via a sump near the cul-de-sac. Additionally, one of the recommendations of the geotechnical report is to grade the site in such a manner as to avoid directing any runoff to the hillside. Any runoff would be directed back toward the north side of the development and the infiltration system. Councilmember Peloza inquired regarding the 6.2 acres of proposed open space and its benefit to the City. Mr. Dixon Page 4 City of Auburn Council MeetinQ Minutes Decem ber 13. 2005 stated that the 6.2 acres is designated open space by the Comprehensive Plan. The plat proposal includes dedication of the open space area to the City. Dedication of the area would ensure its preservation and would require no active management. Mayor Lewis added that it is the City's plan to have all parts of the river in some kind of governmental control. Transportation Planner Joe Welsh addressed the transportation aspects for the proposed project. He displayed a site plan depicting general access from the west and emergency access for the site from the east. The proposed project includes extending a public street east of Hemlock Street SE through existing undeveloped right-of- way and land to be dedicated to the City as a public road and cul-de-sac. The road will continue east an additional 1,000 feet as a private street to provide access to the individual lots. The private street extension is planned to be gated. Councilmember Wagner inquired regarding the proposed dead-end road that is longer than City standards allow. Transportation Planner Welsh noted that the Construction Standards limit cul-de-sac length to 600 feet but recognize that cul-de-sacs can be longer if constrained by topography patterns and emergency services can be effectively provided. Mr. Welsh noted that a turnaround is provided near the west entry of the project site; additionally Tract A serves as a hammer-head turnaround with a cul-de-sac design at the top of Tract A. Mr. Welsh reported that a 28 foot wide roadway will be required to allow an eight foot wide parking strip on the south side of the road in front of the residences. Councilmember Peloza inquired regarding Tract A. Mr. Welsh advised that Tract A appears 20 feet wide and its length is approximately 150 feet. Storm Drainage Engineer Carlaw addressed stormwater and runoff issues. He stated that staff relied on the geotechnical reports that indicate infiltration is a feasible option for disposal of hard surface discharge. There will be no discharge over land. The design includes a six foot wide Page 5 City of Auburn Council MeetinQ Minutes December 13. 2005 ditch along the northern side of the new roadway. In response to a question from Councilmember Wagner regarding the anticipated amount of stormwater to be received by the linear swale, Mr. Carlaw reported that the applicant has not provided specific data at this time. The information would be required during final design, and if warranted, a larger facility would be required. Councilmember Singer expressed concern that the open drainage ditch could be filled in over time. Mr. Carlaw reported that an operations and maintenance agreement would be required of the applicant. In response to comments by Councilmember Peloza, Mr. Carlaw advised that each residence will have its own designed and approved infiltration facility for rooftop runoff. Typically a residential infiltration facility is an excavated trench with one or more perforated pipes laid in a bed of drain field rock. The downspouts are attached and the drain pipe disperses the runoff. Councilmember Wagner noted that the grading details are not known, but may include 11,000 cubic feet of cut and 22,000 cubic yards of fill. He questioned the stability of the fill soil. Mr. Carlaw stated that the project requires that a geotechnical engineer be on site during grading and filling. Mr. Carlaw confirmed that the site will be graded to ensure that all drainage will drain towards the north and the drainage facilities. Senior Planner Dixon noted condition 14 of the MDNS which requires that a geotechnical engineer shall evaluate each lot prior to obtaining a building permit as to footing placement, backfills and final slope stabilization. The requirement will be noted on the final plat. Senior Planner Dixon reviewed the history of land use applications for the site. In May 1996, the City received SEPA and rezone applications to change the northern 6.8 acres to R3. The Final DNS was issued and it was appealed by the Winchester Heights Condominium Association. The appeal was later denied by the Hearing Examiner and the rezone was recommended for approval with two conditions. In September 1997, a request for reconsideration was filed Page 6 City of Auburn Council MeetinQ Minutes December 13. 2005 and the Examiner ultimately denied the request. In October 1997, the City Council conducted a closed record hearing and denied the request citing no geotechnical information and no development proposal. In June 2005, the City issued a proposed MDNS and received five comment letters. The City issued the Final MDNS in July 2005. In August 2005, the Hearing Examiner conducted an open record hearing and recommended approval of the rezone and preliminary plat with eight conditions. Frary Breckenridge submitted a request for reconsideration in September 2005, which resulted in the Hearing Examiner revising his recommendation to include an additional condition (Condition No.9) related to tree protection measures. Mr. Dixon reviewed the conditions contained in the Hearing Examiner's recommendation. In response to questions from Councilmembers Wagner and Thordarson regarding Hearing Examiner's Condition No.9, Mr. Dixon explained that condition number 9 provides that trees on neighboring properties, whose critical root zones extend into the subject property and may be adversely impacted during construction, must be protected per the instructions of a professional arborist. Hans Korve, DMP Engineering Mr. Korve spoke on behalf of the applicant, Monte Adams. He stated the proposal gives the applicant a reasonable use of his property, has a minimal impact on the slopes, and includes large lots. He urged the Council to act favorably on the applications. Mel Dailv, DMP Engineering Mr. Daily spoke on behalf of the applicant. Mr. Daily referred to the site plan and spoke regarding the infiltration facilities and drainage ditch. Jim Johnson, Golder Associates Inc. Mr. Johnson, who is a licensed engineering geologist and geologist with Golder Associates, spoke on behalf of the applicant. Mr. Johnson and his firm performed the geotechnical investigation and the steep slope hazards Page 7 City of Auburn Council MeetinQ Minutes December 13. 2005 evaluation for the project and offered to answer any questions from the Council. Councilmember Wagner inquired regarding the stability of the soils materials. Mr. Johnson stated the geotechnical report gives criteria for fills and recommended that a geotechnical engineer review the grading plan for each lot. A geotechnical engineer will be on site to test the compaction of the fills. Councilmember Wagner questioned the reason for applying for a rezone to R3 rather than R 1. Mr. Korve stated the reason for the rezone to R3 is because of the lot dimensioning characteristics. The R3 zone is consistent with the Comprehensive Plan. Mayor Lewis opened the closed record hearing at 5:30 p.m. Robert Caldwell, Gordon Thomas Honeywell, 1201 Pacific Avenue, Tacoma Mr. Caldwell spoke on behalf of his client, Frary Breckenridge. He indicated that his client is not opposed to the rezone, but is concerned with the development proposal, particularly with the cul-de-sac that is to be constructed near Ms. Breckenridge's property. Mr. Caldwell expressed concern with any fills that would go into the cul-de-sac area and into the setback areas that could disturb the existing trees. In response to a question from Robert Caldwell, Mr. Jim Johnson of Golder Associates responded by advising that the geotechnical report contains a geologic map of the area done by reconnaissance of the slope below the site. There is a low permeability layer which could be an aquatard between the White River and the permeable sands and gravels on the site. The construction of the cul-de-sac turnaround was not specifically addressed in terms of the aquatard. The final engineering for the cul-de-sac will be conducted at a later date and it would be considered as part of the design for the area. Mr. Caldwell expressed concern with the stability of the slope, the impact on the existing trees, and the adequacy of the geotechnical report. Page 8 City of Auburn Council MeetinQ Minutes Decem ber 13. 2005 Councilmember Backus inquired regarding the runoff from the turnaround area. Storm Drainage Engineer Carlaw advised that the applicant has identified a separate storm drainage system associated with the cul-de-sac. The cul-de- sac near the Breckenridge property would have curb and gutter and sidewalk that would inhibit any flow towards the Breckenridge property. The applicant is identifying an infiltration sump and large catch basin that can dispose of the runoff. Monte Adams, 28738 Redondo Beach Dr. S, Des Moines, WA Mr. Adams, the applicant, spoke in favor of the proposed project. He indicated the project will enhance the neighborhood. Councilmember Wagner inquired regarding improvements to Hemlock Street SE. Transportation Planner Welsh displayed a drawing showing the proposed improvements to Hemlock Street SE. According to Mr. Welsh, here is sufficient right-of-way to make improvements to Hemlock without impacting adjacent trees off-site. In response to a question from Councilmember Peloza, Mr. Welsh advised that illumination will be constructed according to City standards. Councilmember Cerino moved and Councilmember Backus seconded to recess the meeting to closed session pursuant to RCW 42.31.040. MOTION CARRIED. 6-0. The meeting recessed to closed session at 5:45 p.m. Mayor Lewis reconvened the meeting at 6:09 p.m. Councilmember Cerino moved and Councilmember Backus seconded to accept the Hearing Examiner's recommendations with the following additional conditions: Condition NO.1 O. The applicant shall provide the City with a performance bond for a period of five (5) years to Page 9 City of Auburn Council MeetinQ Minutes December 13. 2005 provide for the integrity of the cul-de-sac in the amount of 150% of the engineer's estimate for construction of the cul-de-sac as approved by the City Engineer. Condition No. 11.Tract A shall have at least 28 feet width of paved surface. Condition No. 12.ltem 17 of the MDNS shall be listed on the face of the plat, and shall include language granting to the City the rights to enforce this condition which shall run with the land as to each lot and parcel of the plat. MOTION CARRIED. 6-0. III. ADJOURNMENT There being no further business, the meeting adjourned at 6:11 p.m. , APPROVED THIS::;'G. DAY OF JANUARY, 2006. .-J 'JcZ4S;~,~~/~ D ielle Daskam, City Clerk .-- City Council agendas and minutes are available to the public at the City Clerk's Office, on the City website, and via e-mail. Complete agenda packets are available for review at the City Clerk's Office and at the Library. Internet: http://www.auburnwa.gov Page 1 0