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HomeMy WebLinkAbout02-15-2006 Special CITY COUNCIL SPECIAL MEETING MINUTES February 15, 2006 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 a closed record hearing for Application Nos. PUD04-0002 and PL T04-0009. 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, Bill Peloza, and Lynn Norman. Councilmembers Nancy Backus and Roger Thordarson were excused. Staff members present included: Assistant City Attorney Stephen King; Parks, Art and Recreation Director Daryl Faber; Senior Planner Jeff Dixon; Utilities Engineer Duane Huskey; Transportation Planner Joe Welsh; Planning, Building and Community Director Paul Krauss; Development Services Coordinator Steven Pilcher; Public Works Director Dennis Dowdy; City Engineer Dennis Selle; Storm Drainage Engineer Tim Carlaw; Development Engineer Monty Bakken, 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 Soecial Meetinll Minutes Februarv 15. 2006 proposals and must also be limited to comments "on the record". No new or additional evidence may be allowed. 1. Application Numbers PUD04-0002 and PL T04-0009 03.5, 03.6 The request of Brian McCabe of Investco Financial Corporation for a Planned Unit Development (PUD) known as "Auburn Forty" to rezone a 38.48 acre site from R-2 (Single Family Residential) to PUD (Planned Unit Development) and preliminary plat approval to subdivide the site into 236 single-family lots and 27 tracts. The site is located generally west of the Green River and east of I Street NE, if extended, in the 4200-4300 block. Senior Planner Jeff Dixon presented the staff report for the applications using PowerPoint slides. Mr. Dixon explained that the applicant has requested the rezone of approximately 38.48 acres located in the 4200- 4300 block of I Street NE (if I Street were extended) from R- 2, Single Family Residential to a Planned Unit Development (PUD) designation, and the subsequent preliminary plat approval of a subdivision into approximately 236 lots and 27 tra cts. Mr. Dixon displayed a site plan showing the property bordered to the north by two properties owned by the Port of Seattle; one is the Port's wetland mitigation site and the other is an access parcel. To the south of the property is an undeveloped property zoned R-2, to the west is an undeveloped commercial property and the Children's Home Society site, to the east of the property is a parcel approximately 150 feet in width adjacent to the Green River and owned by King County. The applicant and developer of the plat is Brian McCabe of 'nvestco Financial Corporation. Mr. Dixon clarified that the plat drawing shows 27 tracts, but tracts "C" and "M" along the western boundary area are proposed to be dedicated as right-of-way. Condition NO.7 of the Mitigated Determination of Non-significance clarified that the two tracts are required to be right-of-way. Page 2 City of Auburn Council Soecial Meetinll Minutes Februarv 15. 2006 The site is composed of a single parcel that currently contains a single family residence and agricultural out- buildings. The entire property is zoned R-2, Single Family Residential, but is split by two different Comprehensive Plan designations. The western 5.5 acres are designated High Density Residential and the eastern 33 acres are designated Single Family Residential. The site is also identified in the Comprehensive Plan as being part of the Northeast Auburn Special Plan Area. The Northeast Auburn Special Plan Area covers a broad area that required additional analysis to determine the appropriate utility improvements and road network and to address flood plain issues and development by the Port of Seattle. Much of the analysis was subsequently completed by the Environmental Impact Statement for the Robertson properties and redevelopment of the drive-in theater property. It is anticipated that the Special Area Plan will be modified in the future to exclude the Auburn 40 property. The project site is proposed to be platted in three phases. The first phase and the central part of the site, is where a sanitary sewer pump station will be located and consists of 88 lots. The second phase to be developed is the western one-third of the site consisting of 70 lots. The eastern portion of the site will be developed last and consists of 78 lots. The applicant intends to complete all infrastructure and all of the road improvements at one time. The final plat will be completed in phases. The typical lot size for the R-2 zoning district is 6,000 square feet, but with the rezone to PUD, lot standards and lot sizes are reduced depending on the Comprehensive Plan designation. For those properties designated single family residential in the Comprehensive Plan, detached lots are permitted to have a minimum lot area of 3,600 square feet and zero setback lots have a minimum lot area of 2,700 square feet. For properties designated at high density residential, detached lots and zero setback lots are permitted to have a minimum lot area of 2,400 square feet. Zero setback lots are planned for all of phase 2, the alley- loaded lots in phase 1, and the alley-loaded lots in phase 3, nearest the river. The applicant proposes lot sizes of 2,640 to 5,460 square feet. The applicant proposes to not realize the total number of lots that could be available through the Page 3 City of Auburn Council Special Meetinll Minutes Februarv 15. 2006 PUD. Under the PUD standards, the applicant could realize about 296 lots; the applicant proposes 236 lots or approximately 20 percent less. Mr. Dixon discussed the critical areas that affect the project. The flood plain originates from the Green River to the east, and a finger of the flood plain extends into Tract E along the eastern boundary of the site. Tract E is proposed to be dedicated as park land. There are no wetlands on the property; however, wetlands exist immediately to the north on the Port of Seattle properties. The shoreline jurisdiction parallels the eastern boundary of the project site. The project was evaluated through preparation of a geotechnical report and a wetland mitigation plan and wetland report during the SEPA process. There are specific conditions included in the Final Mitigated Determination of Non-significance for establishment of buffers to the off-site wetlands. Additionally, compensatory flood storage will be required if impacts are detected. The plat proposal includes six tracts to be publicly owned to satisfy open space requirements, including proposed storm drainage facilities, park land, and wetland buffer areas. However, Tracts X and Y, which provide wetland buffer, must be private and protected by conservation easements. Thirteen tracts will be privately owned and used to satisfy open space requirements. Eight tracts are proposed as special purpose (not open space) tracts, including private access tracts, right-of-way (Tracts C and M), and a sanitary sewer pump station. Mr. Dixon displayed a map showing the location of the open space tracts. Mr. Dixon discussed the purpose of the Planned Unit Development. The PUD provides increased flexibility for residential development in exchange for a project that meets certain objectives and achieves a higher-quality level of development. In general, there are eight goals set forth in Auburn City Code Chapter 18.69 that include preservation of natural amenities, pedestrian orientation, realized land use efficiencies, improved transitional areas, meeting and implementing Comprehensive Plan goals, enhanced design features, creation of public amenities, and providing affordable housing. Page 4 City of Auburn Council Special Meetinll Minutes Februarv 15. 2006 The project will provide 20.2 percent open space or approximately 7.8 acres. The applicant has proposed pedestrian scaled lighting, fencing and signing. The applicant proposes 88 lots (or 37%) as alley-loaded, where garages are oriented to the alley. Mr. Dixon displayed various housing styles proposed by the applicant. In response to a question from Councilmember Peloza, Mr. Dixon stated that the applicant indicated that, based on recent confirmation with the applicant, a one-car housing style will not be used. Parks, Art and Recreation Director Daryl Faber reported the Parks Department met several times with the applicant. The development is required to have approximately 3.9 acres of park land. The applicant proposes 4.2 acres of park land, consisting of a large tract abutting the Green River (Tract E) and pedestrian access east and west running from I Street east to the proposed park (Tract B). The applicant has also agreed to park improvements including installation of playground apparatus. Councilmember Norman inquired if there would be public access to the park along the river. Director Faber reported that the park will be part of the linear trail system. In response to a question from Councilmember Wagner, Director Faber advised there is no vehicle parking at the park, except on-street. Referring to Exhibit 19, the preliminary plat conceptual utility plan, Utilities Engineer Duane Huskey advised that the applicant will extend water from the 12-inch main from its terminus near I Street NE. A sanitary sewer pump station will be constructed at the site and serve as a regional station to serve the site and sites to the south. A force main will extend from the pump station to the existing manhole at I Street NE. Councilmember Peloza inquired regarding any noise, odor, glare or visual impacts from the sewer pump station. Mr. Huskey advised that the pump station will be buffered and a Page 5 City of Auburn Council Special Meetinll Minutes Februarv 15. 2006 treatment facility will be built on the site that will inject a chemical that will diminish the odor. Two pump stations were recently constructed and are in service in the City at this time utilizing the same odor- reducing technology. Councilmember Wagner inquired whether the pump station will be constructed utilizing a latecomer's agreement to recover costs from developer(s). Mr. Huskey stated that either a regional assessment latecomer's agreement for the users to the south or system development charges credits will be used. In response to a question from Councilmember Peloza, Mr. Huskey advised that the area outside the fence of the storm drainage facilities will be maintained by the Homeowners' Association. The City will maintain the control structure and the facilities inside the fenced area. Transportation Planner Joe Welsh reviewed the access to the site. The project site is a long, linear flat parcel, bordered on the west by the alignment for I street NE between 40th and 45th. The fact that the property is bordered by undeveloped properties to the north, the south and the east posed challenges for both the developer and the City. The applicant proposes to construct I Street NE north to 45th Street and south to 40th Street with the first phase of development, which will provide access for the development to Auburn Way North. The applicant proposes to develop the plat's internal residential collector access street as a boulevard with two minimum 20-foot lanes separated by a landscaped median. The boulevard access provides two means of access into the development. The internal collector street would be stubbed to the site's south boundary between Phase 1 and Phase II to provide for future connectivity. The dual access boulevard street would extend east within the plat to a point within Phase III such that the widened road would serve all lots within the PUD except for 75. There is no area in the development that exceeds the Comprehensive Plan requirement that no more than 75 lots are served by a single access point. Councilmember Wagner inquired as to which intersections are scheduled for signalization in the future. Mr. Welsh indicated that Auburn Way North and 45th Street will likely be Page 6 City of Auburn Council Special Meetinll Minutes Februarv 15. 2006 signalized. Mr. Welsh explained that the applicant has not triggered the need for the traffic signal but contributes to the need. The applicant has agreed to contribute 25 percent of the cost of the signal. Councilmember Wagner inquired regarding the turning radii in the areas of the alley-loaded lots. He requested that staff investigate the turning radii at the intersections of the alleys and local residential streets to ascertain whether delivery trucks are able to maneuver them. Mr. Welsh stated that the applicant deviates from the City's street standards in the following areas: the boulevard street section, landscape strip separating the curb from the sidewalk on both sides of the street, horizontal centerline radii at approximately seven locations in the plat, and intersection spacing. Councilmember Wagner inquired regarding the site distances at intersection 8. Mr. Welsh stated that Tracts U and R to the west and east of the intersection are to remain unobstructed to provide adequate site distance. Councilmember Wagner requested staff investigate lot 89 for possible site distance issues. Councilmember Peloza inquired regarding the reference to an existing well on the site. Utilities Engineer Huskey responded that the applicant will be required to abandon the well. In response to a question from Councilmember Peloza regarding fencing, Senior Planner Dixon stated the applicant proposes to construct a four foot fence between the lots and Tract B (the trail segment that leads to the river). A six foot fence will be constructed along the south property line. Councilmember Peloza stated that the SEPA checklist indicates that the on-site water run-off from public sources will be collected and discharged to an existing wetland area to the north. Utilities Engineer Huskey stated that the applicant received permission from the Port of Seattle to discharge from their pond on Tract F to the Port's wetland site. Mr. Dixon advised that wetland mitigation fees have not been determined. Page 7 City of Auburn Council Special Meetinll Minutes Februarv 15.2006 Councilmember Wagner inquired whether there are any specifications for sight distances for alley-loaded driveways. Mr. Welsh stated that sight distances are shown for any intersection in a plat where there is potential for significant impact. William Lynn, attorney representing the applicant, spoke regarding the purpose of a Planned Unit Development and spoke in favor of the proposed rezone and plat. Jeff Mann, Apex Engineering, 2601 South 35th Street, Suite 200, Tacoma, WA,98409 Mr. Mann concurred with the Hearing Examiner's Findings, Conclusions and Recommendation and Conditions. He spoke to the benefits of a Planned Unit Development (PUD) versus standard development and compared the Auburn Forty development based on current Comprehensive Plan designations and the PUD plan. Mr. Mann stated that under the current Comprehensive Plan designations of high density multi-family residential (with rezoning) and single family residential, the area could be developed into approximately 293 housing units and two acres of park land. Mr. Mann highlighted the public benefits of the Planned Unit Development including the additional park land and facilities, open space, trail, and storm drainage tracts. The proposed development also provides for the I Street connection between 40th and 45th Streets, additional rights-of-way, and a .contribution to the signal at 45th and Auburn Way North. He spoke regarding the location of the sanitary sewer pump station, which was located in order to accommodate further development to the south of the project site. Mr. Mann commented on the types of housing products that can be made available through a PUD, I.e. alley product, zero lot line, and regular detached. He also noted that the proposal provides for additional enhancement of the buffer (Tract F, X and Y) between the Port property to the north and the trail. Mr. Mann encouraged the Council's support of the Hearing Examiner's Findings, Conclusions and Recommendation. Councilmember Peloza inquired regarding the proposed Auburn Forty pump station. Mr. Mann stated that the Page 8 City of Auburn Council Special Meetinll Minutes Februarv 15. 2006 undeveloped 80 acres to the south of the Auburn Forty project may benefit from the sanitary sewer pump station that is part of the Auburn Forty development. Mayor Lewis opened the closed record hearing. There was no comment from the audience. Therefore, Mayor Lewis closed the hearing. Councilmember Singer moved and Councilmember Peloza seconded to approve the rezone request from R-2, Single Family Residential, to PUD with the Hearing Examiner's recommended conditions and approve the preliminary plat with the Hearing Examiner's recommended conditions. Councilmember Cerino spoke against approval of the PUD and plat. He objected to the lot sizes and density of the project. Councilmember Wagner expressed support for the project and complimented the developer for their compromise and cooperation. Councilmember Peloza complimented staff and the developer for their cooperation on the project. Councilmember Norman spoke regarding the changing trend towards single family residential development and affordable housing. Councilmember Singer spoke in favor of eliminating the single car garage floor plan options from the proposed housing styles. MOTION CARRIED. 4-1. Councilmember Cerino voted no. Page 9 City of Auburn Council Special Meetinll Minutes Februarv 15. 2006 III. ADJOURNMENT There being no further business, the meeting adjourned at 5:55 p.m. C~ DAY OF MARCH 2006. ---..l 1; afUC:;;U f:M<I-t~ Danlelle Daskam, City Clerk . 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. Internet: http://www.auburnwa.gov Page 1 0