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
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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
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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
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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.
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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
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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
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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.
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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
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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.
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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
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