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HomeMy WebLinkAbout12-20-2006 Special CITY OF - _ -- WASHINGTON CALL TO ORDER CITY COUNCIL SPECIAL MEETING MINUTES December 20, 2006 5:00 PM A. Call to Order Mayor Lewis called the meeting to order at 5:00 p.m. B. Roll Call Mayor Lewis and the following Councilmembers were present: Rich Wagner, Sue Singer, Gene Cerino, Nancy Backus, Bill Peloza, Roger Thordarson, and Lynn Norman. Staff members present included: Public Works Director Dennis Dowdy, Transportation Planner Joe Welsh, Development Services Coordinator Steven Pitcher, Utilities Engineer Dan Repp, City Engineer/Assistant Public Works Director Dennis Selle, Chief of Public Safety Jim Kelly, City Attorney Daniel B. Heid, Senior Planner Elizabeth Chamberlain, Planner Stacey Borland, Parks, Arts and Recreation Director Daryl Faber, Planning, Building and Community Director Michael Davolio, Assistant City Engineer Ingrid Gaub, Communications Assistant Dana Hinman, and Deputy City Clerk Cathy Richardson. CITIZEN INPUT, PUBLIC HEARINGS 8~ 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. 1. Application Number PLT05-0004 03.5 PLT05-0004 The request of Lakeland Hills Estates, LLC for a preliminary plat to subdivide four parcels of land, 22.97 acres in total area, located on the west side of Kersey Way SE south of Page 1 City of Auburn Council Special Meeting Minutes December 20, 2006 49th Street SE, into 70 lots for single family residential development, a storm drainage tract and a wetland tract. Development Services Coordinator Steven Pilcher distributed a handout consisting of Lakeland Hills Estates Preliminary Plat maps, pages one through thirteen. Mr. Pilcher reported that the proposed preliminary plat of Lakeland Hills Estates consists of a 70-lot residential subdivision which is located in an R1 zone. Each residential lot will meet the minimum lot size of 8000 square feet. The project is on the south side of 49th Street SE and extends south to abut Evergreen Way. There is no access into the project from Evergreen Way. The southern portion of the plat will be accessed through two of the roads in the Kersey III proposal. Due to steep grades on the site, the project was redesigned to split the development into two portions. The upper level, consisting of nineteen lots, can only be accessed through the Kersey III project. The remaining lots will be accessed from Kersey Way and a new road which is being constructed. There is a proposed wetland on a separate lot and an intermittent stream located on a portion of the property. Some mitigation will need to occur and a final mitigation plan is a recommended condition of plat approval. There are a number of plat modification requests due to the steepness and narrow configuration of the plat which are outlined in the staff report and the Hearing Examiner's decision. Kersey Way will receive a number of improvements as a result of the proposed project including widening in front of the project, a northbound left turn channelization lane on Kersey Way, and a southbound right turn lane into the project. Kersey Way frontage will be improved in a similar manner as those requirements on the Kersey III project, including a combination ten-foot wide trail pathway in lieu of sidewalks to provide a safe means of travel for bicyclists and pedestrians. Mr. Pilcher explained that, due to steep street grades, there will be a large retaining wall constructed between the southern nineteen lots and the remainder of the plat. Construction of the retaining wall will include conditions related to design with regard to functionality and aesthetic issues. Mr. Pilcher stated that the applicant has indicated a willingness to participate in sewer solutions established for the Kersey III project. Discussions between staff and the Kersey III developers are ongoing with regard to sewer system options relating to installation of one or two lift-stations or gravity sewer. The gravity sewer option Page 2 City of Auburn Council Special Meeting Minutes December 20, 2006 may be more viable and would extend north on Kersey Way to Oravetz Road, then west to the Lakeland Hills pump-station located on Oravetz Road. The proposed Lakeland Hills Estates project was reviewed as a stand-alone project and, as such, contains conditions related to water utilities. If the Kersey III project proceeds as expected, water utilities will be provided through the Kersey III development. Mr. Pilcher noted that there is also a condition with regard to park requirements relating to implementation of a park impact fee. Mr. Pilcher reported that seven of the lots will be slightly narrower than the standard lot width requirement in an R1 zone, which is permissible under the subdivision and zoning code provisions and would not have a major impact on the overall character or quality of the plat. There are numerous staff recommendations for approval which the Hearing Examiner adopted. The Hearing Examiner also added an additional recommendation regarding archeological resources. There was very little public comment at the public hearing before the Hearing Examiner. Testimony included concerns from a Segale Properties representative related to providing notification regarding the nearby surface mining operations, which concern is reflected in the conditions recommended by the Hearing Examiner. The Hearing Examiner recommended approval of the plat. Councilmember Wagner inquired regarding the potential sewer connection with relation to the Kersey III project. Mr. Pilcher clarified that one of the proposals in the Kersey III project includes possible construction of a lift station. If the lift- station option is selected for the Kersey III project then the Lakeland Hills Estates project will connect there. It appears more likely that a gravity sewer system will be constructed all the way to the north on Kersey Way. Councilmember Cerino inquired regarding access to the interior street system for lots 60, 35 and 10. Mr. Pilcher responded that lots 60 and 35 have pipestem extensions to the internal plat road. Lot 60 extends to the southern portion of the cul-de-sac turn-around. Lot 35 extends towards what Page 3 City of Auburn Council Special Meeting Minutes December 20, 2006 is known as Road A. The extension is part of a private lot and drive, which will be paved. Discussion followed regarding the location of the lots in relation to the Kersey III project, emergency access, and parking restrictions. Councilmember Peloza inquired regarding traffic mitigation and traffic signal requirements related to the entrance to the development as shown on pages P09 and P10. Transportation Planner Joe Welsh stated that mitigation required on Kersey Way includes a northbound left turn lane into the site. This will separate left turns from through traffic continuing on Kersey Way. To the left of the site entrance is a right turn lane which is designed to provide a separate lane for southbound traffic turning right into the site from Kersey Way. In addition, there is a separate refuge lane provided for traffic turning left out of the site to enable vehicles to merge into the through traffic on Kersey Way. The site entrance on Kersey Way has been designed to be located so as to provide the best available sight distance and to meet the City's site distance requirements. Traffic signals are a function of the amount of traffic volumes exiting and entering the site. The traffic volumes did not meet the criteria to warrant a traffic signal at the site entrance. The design of the site entrance mitigates the requirement for site distance and separation of traffic movement in and out of the development with a stop sign. Typically, approximately 40 vehicles will enter and 20 vehicles will exit the site during the PM peak hour. Councilmember Backus inquired regarding traffic volumes on Kersey Way. Mr. Welsh reported that approximately 1,100 southbound vehicles and 500 northbound vehicles travel Kersey Way during PM peak hours. The traffic study for the Lakeland Hill Estates project depicts a worst case scenario as the development has been changed since the study was performed and a portion of the traffic will now be exiting and entering through the Kersey III project. Councilmember Wagner referred to the developer's request for a change in the radius from the City's standard of a 375 to a 100 foot radius on Road F which passes by lot 48. Councilmember Wagner expressed concerns regarding the sharp turn and steep grade in that area. Page 4 City of Auburn Council Special Meeting Minutes December 20, 2006 Mr. Welsh reported that the City of Auburn has very strict horizontal center-line radii requirements. From a traffic engineering standpoint, staff feels the plat modification request would be supportable with regard to the actual performance of a vehicle in this area. Councilmember Wagner referred to page P12 of the handout and inquired regarding drainage outfall from the detention pond into the creek to the northwest. Councilmember Wagner asked if work will be required to ensure proper flowage from the creek to the detention pond. Utilities Engineer Dan Repp stated that those particular drainage elements will be resolved during the design stage of the project. Staff will closely monitor how the applicant proposes energy dissipation in that area. It is critical to keep potential velocities low enough so as to minimize damage to the stream system. Staff will be working with the applicant's engineer to ensure the integrity of the stream system. Councilmember Wagner referred to page P05 and expressed concerns regarding encroachment into the natural area/open space on lots 54, 55, and 56. Mr. Pitcher stated that, ideally, it would be best to have the entire buffer area left in an open space tract, but a portion of those three lots project into the buffer area adjacent to the stream corridor so that they will meet the minimum lot size standards in an R1 zone. Auburn City Code currently provides exceptions to allow narrower lot widths, but there is no provision to allow a minor reduction in total lot size. Councilmember Wagner referred to the requirement for a geotechnical report before and after grading and expressed concerns regarding the east boundary at lots 29, 30, and 34 which back up to detention pond on the Kersey III project. Councilmember Wagner inquired regarding impacts to the Kersey III project. Mr. Repp stated that the geotechnical engineer will review the potential for saturation levels in the soils, overall stability, and slope failures. Depending on the conditions, a seismic analysis may be Page 5 Citv of Auburn Council Special Meeting Minutes December 20, 2006 required. The Kersey III project could be impacted if a major slope stability issue is identified. Councilmember Peloza referred to the Hearing Examiner's findings in items 19 and 20 and inquired if concerns expressed by Segale Properties have been mitigated. Mr. Pilcher stated that item 20 contains specific conditions of approval with regard to notification to future lot owners that the property is adjacent to gravel pits and a mining operation. Mr. Repp stated that item 19 entails concerns expressed by Segale Properties regarding the effects of stormwater draining onto their property from the proposed subdivision. The proposal is to collect the stormwater into a closed system through a detention pond and then discharge it into a storm drainage system so as not to affect Segale's property. In response to questions from Councilmember Peloza, Mr. Repp stated that conditions include the requirement for an aeration system which is appropriate in design with relation to the size of the detention pond. It will be the City's responsibility to maintain the aeration system. Councilmember Thordarson noted that the City received money in lieu of park land for the Lakeland Hill Estates subdivision and inquired regarding park services for this project. Parks, Arts and Recreation Director Daryl Faber stated that the proposed project is within walking distance of existing Lakeland Hills Park and a future eight acre park, and will also be served by parks in the Kersey III project. Staff believes that using those funds for neighborhood parks in the area or at Game Farm Park will better serve the community at large. Councilmember Wagner expressed concerns regarding pedestrian access to the aforementioned parks via Kersey Way and inquired regarding the possibility of constructing a safer mode of access to the parks via an interconnection from Road A between lots 18 and 19 in Tract C or from Tract B. Mr. Pilcher reported that improvements to Kersey Way include a ten foot sidewalk on the west side of Kersey Way which will provide pedestrian access. A ten-foot easement exists in the area referred Page 6 City of Auburn Council Special Meeting Minutes December 20, 2006 to, but due to the height of the retainage wall, a connecting trail is not feasible. An application has been submitted and is being considered for development of property to the west of Tract B which may provide an opportunity for a connecting trail. In response to concerns from Councilmember Wagner regarding notification to homebuyers regarding the proximity of the development to a gravel mine operation, Mr. Pitcher reported that item 25 on page 6 of Resolution No. 4116 states that the final plat and the deed for each home offered for sale must contain notification of the proximity of the surface mining operation. The notice would be on any subsequent deed if a home is sold. Lou Larsen, Pacific Engineering Design, 15445 53~d Avenue South, Seattle Mr. Larsen reported that Lakeland Hill Estates consists of 70 lots each approximately 8000 square feet in size. The lots are flat and of comparatively good size. The developer intends to construct luxury homes which will provide a nice front door to the Kersey III project. The pipestem access to lots 35 and 60 are 20 feet wide and provide ample room for construction of driveways approximately 10-12 feet wide. Tracts A and B are noted as utility easements, but should be noted as access and utility easements. Tracts A and B will also provide emergency access and will have signage indicating that no parking is allowed. Mr. Larsen reviewed the traffic study, PM peak trips and traffic volume, the deceleration lane into the site, the acceleration lane out of the site, and the left turn lane into the site. Mr. Larsen also reviewed the boulevard wall and road grades. Mr. Larsen stated that the storm drainage system is designed to release the same run-off rate as currently exists so the stream will not receive any additional run-off. The water will be cleaner as it will be treated and the aeration and filtration system and drainage outfall will be installed to meet City requirements. Studies are ongoing to determine the stream classification and buffer requirements. Mr. Larsen reviewed the plat modification requests regarding the boulevard access and mitigation. Page 7 City of Auburn Council Special Meeting Minutes December 20, 2006 Mr. Larsen spoke regarding lots 25 and 31 and assured Council that the pond level, even at the 100 year elevation, is below the elevation of any of the finished floors for the proposed homes. Councilmember Wagner inquired if a homeowners association will be formed and if they will be responsible for maintaining the wetland and open spaces. Mr. Larsen indicated that a homeowners association will be formed and referred Council to the grading plan on page P04. If the lots remain as currently designed on lots 53 through 60, there will be retainage walls that step down into the wetland area. The applicant is hopeful that the City will want those areas to remain natural. The applicant intends to install split rail fencing on any rockeries in the backyards as a separation from the natural areas. Councilmember Wagner expressed concerns regarding ownership of the wetland areas and urged the applicant and staff to address the details within the homeowners association agreement. Councilmember Norman referred to items 21 and 23 on page 5 of 8 of Resolution No. 4116 relating to maintenance of the stormwater tract located outside the fenced pond boundary. In response to concerns expressed by Councilmember Cerino regarding the utility easement on lot 9, Mr. Larsen indicated that the final plat will clearly define the location of the utility easements. Mayor Lewis opened the closed record hearing at 6:05. Mayor Lewis cautioned that comments are limited to those on the record. Jeff Mann, Apex Engineering, 2601 South 35t" Street, Suite 200, Tacoma Mr. Mann stated that he represents Division 3 of the original Kersey III properties. The Division 3 properties originally provided the Environmental Impact Statement (EIS) and provided access and utilities as proposed under the Lakeland Hill Estates plat. Mr. Mann spoke regarding the Hearing Examiner's Finding #41 related to options for sanitary sewer service. Divisions 1 and 2 had conditions for a single pump station similar to the Lakeland Hill Estates plat. However, the City determined that two pump stations would be required which would result in major amendments to Divisions 1 and 2 plats. With the conditions on the Lakeland Hill Estates plat, if two pump stations were required, a major Page 8 City of Auburn Council Special Meeting Minutes December 20, 2006 amendment would also be required. Because of the requirement for major amendments on Divisions 1 and 2, the developer has opted for a gravity sewer system to serve the site. Mr. Mann stressed that Finding #41 is not a feasible option with regards to a single pump station. Lou Larsen, Pacific Engineering Design, 15445 53~d Avenue South, Seattle Mr. Larsen referred to the applicant's letter of intent and spoke regarding the applicant's willingness to work with the City. There being no further comment, Mayor Lewis closed the hearing at 6:09. At the request of Mayor Lewis, City Attorney Heid stated that Councilmembers may deliberate in open session or adjourn to closed session. Councilmembers may affirm or amend the Hearing Examiner's decision or remand the issue back to the Hearing Examiner. Councilmember Peloza moved to affirm the Hearing Examiner's decision. There was no second Councilmember Norman moved and Councilmember Backus seconded to recess to closed session at 6:11. MOTION CARRIED UNANIMOUSLY. 7-0. Mayor Lewis reconvened the meeting at 6:30. Councilmember Norman moved that City Council adopt the Hearing Examiner's recommendations with one additional condition that the plat shall include provisions that vest in the City the right to enforce the homeowners association's obligation to maintain the detention, wetland, and open space tracts and utility easements, other than those areas being conveyed to the City, and enforcement action by the City shall give the City the right to lien all of the lots in the plat. Councilmember Backus seconded the motion. MOTION CARRIED UNANIMOUSLY. 7-0. Page 9 City of Auburn Council Special Meeting Minutes December 20, 2006 III. ADJOURNMENT There being no further business to come before the Council, the meeting adjourned at 6:33 p.m. APPROVED THE ~ DAY OF FEBRUARY 2007. Peter B. Lewis, Mayor -~-~., Cathy Ri rdson, Deputy City Clerk City Council agendas and minutes are available to the public at the City Clerk's Office, on the City website, and via a-mail. Complete agenda packets are available for review at the City Clerk's Office. Internet: http://www.auburnwa.gov Page 10