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
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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.
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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
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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.
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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
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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
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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.
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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
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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.
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III. ADJOURNMENT
There being no further business, the meeting adjourned at 5:55 p.m.
C~ DAY OF MARCH 2006.
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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
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