HomeMy WebLinkAbout09-11-2007 Special Meeting~%
CITY OF
VVAS H I NGTON
CALL TO ORDER
CITY COUNCIL
SPECIAL MEETING MINUTES
September 11, 2007 4:00 PM
A. Flag Salute
Mayor Peter B. Lewis called the meeting to order at 4:00 p.m. in
the Council Chambers of Auburn City Hall and led those in
attendance in the Pledge of Allegiance. The purpose of the special
meeting is to conduct a closed record hearing on Application No.
PLT06-0006 and consider Resolution No. 4227.
B. Roll Call
Mayor Lewis and the following Councilmembers were present:
Rich Wagner, Gene Cerino, Nancy Backus, Bill Peloza, Roger
Thordarson and Lynn Norman. Councilmember Sue Singer was
excused.
Staff members present included: Senior Planner Jeff Dixon, Acting
Planning Director David Osaki, City Attorney Daniel B. Heid,
Human Resources and Risk Management Director Brenda
Heineman, Chief of Police Jim Kelly, Transportation Planner Joe
Welsh, City Engineer Dennis Selle, Utilities Engineer Dan Repp,
and City Clerk Danielle Daskam.
CITIZEN INPUT, PUBLIC HEARINGS & CORRESPONDENCE
A. Closed Record Hearing
The following is a closed record hearing where comments are
limited to the existing record established by the Hearing Examiner
and where no new evidence or information is allowed to be
submitted.
1. Application No. PLT06-0006 -Lakeland Area 9
The request of Martin D. Waiss of Lakeland East,
LLC for a preliminary plat to subdivide 1.48 acres,
located northeast of the intersection of Lake Tapps
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City of Auburn Council Special Meeting Minutes September 11, 2007
Parkway East and Charlotte Avenue SE, into seven
single family residential lots and one private
access/utilities tract.
Senior Planner Jeff Dixon presented the staff report for
Application No. PLT06-0006 using PowerPoint slides. The
proposal from Lakeland East LLC is to subdivide a 1.48 acre
vacant site into seven single-family lots and one private
access/utilities tract. The site is located northeast of the
intersection of Lake Tapps Parkway East and Charlotte
Avenue SE. Mr. Dixon displayed the site on a vicinity map.
The project is part of the Lakeland Hills South Special
Planning Area. The area was annexed in 2005. The
Comprehensive Plan designation for the site is Moderate
Density Residential within the Lakeland Hills South Special
Plan Area. The planning area is implemented by the
applicable Utilities and Annexation Agreement and by the
Lakeland Hills Planned Unit Development (PUD) zoning.
The zoning designation for the property is single family
detached (SFD-5). The zoning designation requires a
minimum lot size of 2,730 square feet and a minimum lot
width of 40 feet. Each of the proposed lots meets or
exceeds the minimum area and dimensional standards.
Mr. Dixon reported that a major amendment to the Lakeland
Hills South Planned Unit Development Final Development
Plan was approved by Ordinance No. 6115 on August 20,
2007. The amendment allows an increase in. the number of
dwelling units applicable to the site from five to seven.
Mr. Dixon reviewed some of the key features of the site.
The site is currently vacant. It is bordered to the north and
east by wetlands and wetland buffers on adjacent City-
owned property. The site is bordered to the south and west
by the plat of North Tapps Estates. The site does not
contain critical areas or buffers and is forested with a gentle
grade.
The average lot size of the lots is 7,559 square feet. The
smallest lot will be 6,598 square feet. The gross density is
4.73 dwelling units per acre. One private tract (Tract A) is
proposed. The tract consists of a T-shaped area of
approximately 8,938 square feet containing public water,
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City of Auburn Council Special Meetinct Minutes September 11, 2007
sewer and private storm water lines within easements. The
tract also serves as the private street to provide access to
six of the proposed lots.
Access to the site will be from Charlotte Avenue SE. Rather
than having a cul-de-sac, the subdivision includes a
hammerhead configuration that has been reviewed and
accepted by the Regional Fire Authority as an acceptable
emergency turnaround.
The private road tract meets the standards fora 28-foot
private street with a marked fire lane on one side. The
private road tract must have a capable legally responsible
owner or homeowners' association to maintain the street. A
recorded private street maintenance agreement and
stormwater easement and maintenance agreement are also
required. The applicant has indicated that the plat will have
its own separate homeowners' association in addition to
being a part of the overall Lakeland Hills South PUD
homeowners' association.
To construct the connection to the private tract to Charlotte
Avenue SE, it will be necessary to cross approximately five
to fifteen feet through the City-owned Tract S within the
adjacent final plat of North Tapps Estates. Tract S was
dedicated to the City in anticipation of the required access.
Adjacent streets are already fully developed and no off-site
improvements are required, except to cross Tract S.
No dedication of park land is required of this plat.
Police, sanitary sewer, and storm sewer services will be
provided by the City. Fire service will be provided by Valley
Regional Fire Authority. Water service will be provided by
the City of Bonney Lake. Utility construction includes a
private storm drainage system within the private access tract
which will lead to underground oversized pipes to provide
detention and then to a water quality vault which will
ultimately discharge via sheet flow along the eastern
property boundary.
Bonney Lake issued a certificate of water availability for the
project. An 8-inch diameter line is proposed to be extended
east approximately 170 feet from Charlotte Avenue SE.
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City of Auburn Council Special Meeting Minutes September 11, 2007
A City sewer line will be extended approximately 210 feet
east from the existing manhole on Charlotte Avenue.
Mr. Dixon reported the Hearing Examiner held an open
record hearing on July 18 on the request. The Hearing
Examiner recommended approval of the plat with eleven
conditions, consisting of six conditions recommended by
staff, two conditions which were introduced by staff at the
public hearing, and three conditions added by the Hearing
Examiner.
Councilmember Wagner inquired regarding the homeowners
association for the plat. Councilmember Wagner noted that
page 2, section 2.1 of the resolution contains verbiage that
indicates that the creation of a homeowners association for
the subdivision is optional. Mr. Dixon responded that since
the initial drafting of the resolution, the applicant has
confirmed that a homeowners association will be established
for the subdivision and will be part of the overall
homeowners association for the Lakeland Hills South PUD;
however, the statement is not contained in the resolution.
Councilmember Peloza inquired regarding sidewalks for the
development. Senior Planner Dixon explained that
sidewalks are not required as part of the plat. Sidewalks
were not proposed by the applicant and staff believed the
proposal was appropriate in light of the short distance of the
private tract.
Councilmember Thordarson also questioned the lack of
sidewalks in the subdivision. He .suggested including
sidewalks on at least one side of the street. Senior Planner
Dixon explained that the access tract is 34 feet wide with a
28-foot wide driving surface.
Sean Martin, 1302 Puyallup Street, Sumner
Mr. Martin spoke as a representative of Lakeland East LLC
(Investco Evergreen Tucci), the applicant. Mr. Martin stated
that the proposed subdivision is part of the overall Lakeland
Hills South PUD homeowners association. The overall
homeowner association organizes specific sub-associations
to handle the costs and maintenance issues specific to each
subdivision within the Lakeland Hills South PUD. Mr. Martin
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City of Auburn Council Special Meeting Minutes September 11, 2007
confirmed that the lots will be surveyed and staked. Mr.
Martin also responded to Council comments regarding
sidewalks. Mr. Martin stated that the City's design standards
do not require private streets to have sidewalks. In the case
of Tract A, the length of the walk for a school age child is
approximately 100 feet.
Councilmember Wagner inquired whether Investco has
developed other private streets without sidewalks in
Lakeland. Mr. Martin advised that components of the PUD
have been developed without sidewalks along the drive
aisles with provisions for pedestrian circulation.
Councilmember Wagner pointed out page 6, line 16 of the
Hearing Examiner's Decision where the Hearing Examiner
states: "A somewhat disturbing element to the request for
added length is that it is a self-created hardship." In
response, Mr. Martin stated that the issue was not discussed
at the public hearing, and the Hearing Examiner did not
direct any questions to the application or staff regarding the
issue. Mr. Martin stated that the proposed design is
appropriate for a seven lot subdivision.
Councilmember Wagner inquired regarding parking and
curbing for the subdivision.
Jeff Mann, Apex Engineering, 2601 South 35th Street, Suite
200, Tacoma
Mr. Mann responded to Council's questions regarding the
private access tract. Mr. Mann stated that the access tract
serves as a driveway access. The City's standards allow a
maximum of six lots that access a private access tract.
Curbing will be installed on one side so that storm drainage
will flow against the curb.
Sean Martin, Investco
Mr. Martin stated that parking restrictions will be established
through signage. Enforcement will be managed through the
Homeowners Association and management company.
Councilmember Thordarson expressed concern with the lack
of sidewalks in the subdivision. Mr. Martin offered that the
developer would be willing to accommodate a pedestrian
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City of Auburn Council Special Meeting Minutes September 11, 2007
way if the City will allow flexibility through the construction
process.
Councilmember Norman stated that she has received
comments from residents of the older areas of Lakeland
regarding the lack of sidewalks in their neighborhood.
Councilmember Norman suggested that the Council review
the standards as they relate to required sidewalks.
Councilmember Peloza expressed support for the
construction of sidewalks in the subdivision.
Mr. Martin indicated the developer is amenable to the
Council's decision regarding sidewalks on one side or both
sides of the access tract.
Councilmember Cerino stated that the issue of sidewalks is
anon-issue due to the size of the plat.
In response to questions from Councilmember Norman, Mr.
Mann of Apex Engineering described the access tract as a
driveway and narrow access tract.
Mayor Lewis opened the hearing. There being no one
present to offer comments, Mayor Lewis closed the hearing.
Councilmember Wagner inquired regarding the storm
drainage report regarding developed site hydrology and the
percentage of impervious lot coverage. Utilities Engineer
Dan Repp confirmed that impervious lot coverage can be
calculated either by a percentage of impervious lot coverage
or by number of units. According to Mr. Repp, sixty-five
percent is a reasonable level.
Councilmember Wagner inquired whether the storm filter
vault size is adequate. Utilities Engineer Repp stated that in
sizing detention systems, the target is the higher
frequency/lower intensity event. Therefore, the storm filter
vault was sized for the 6-month/24 hour storm event. The
design of the detention system addresses both quantity and
water quality.
Councilmember Backus spoke in support of requiring
sidewalks on both sides of the access tract.
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City of Auburn Council Special Meeting Minutes September 11, 2007
Councilmember Cerino stated the access tract is a driveway
and not a street. Councilmember Cerino stated that a
requirement for sidewalks is unnecessary.
Councilmember Wagner noted that the City's Transportation
Plan has been amended to discourage private streets in
general. Councilmember Wagner expressed support for the
construction of sidewalks on both sides of the access tract.
Councilmember Backus concurred with Councilmember
Wagner's statements.
Councilmember Peloza suggested a twelfth condition to the
resolution to require sidewalks on both sides of the access
tract.
Councilmember Wagner spoke in favor of a more defined
statement in condition 1 to require a homeowners
association.
Councilmember Wagner recommended a condition to
require five foot sidewalks on both sides of the access tract
with no landscape strip.
III. Resolutions
A. Resolution No. 4227
03.5 PLT06-0006
A Resolution of the City Council of the City of Auburn,
Washington, approving a Preliminary Plat Application fora 7
lot residential subdivision known as Lakeland Area 9 within
the City of Auburn, Washington
Councilmember Norman moved and Councilmember
Backus seconded to adopt Resolution No. 4227 amended
as follows:
1. Condition 1 on page 2 of the resolution, remove the
verbiage: "(if one is to be created)"
2. Add a new Condition 12 to read as follows: "Five-foot
sidewalks, curbs and gutters shall be constructed on
each side of the private street.
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City of Auburn Council Special Meeting Minutes September 11, 2007
MOTION CARRIED. 5-1. Councilmember Cerino voted no.
IV. ADJOURNMENT
There being no further business, the meeting adjourned at 5:06 p.m.
APPROVED THE ~~ DAY OF NOVEMBER 2007.
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Peter B. Lewis, Mayor Danielle Daskam, 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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