HomeMy WebLinkAbout12-13-2005 Special
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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.
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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
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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
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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
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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
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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
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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
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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
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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.
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D ielle Daskam, City Clerk
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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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