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HomeMy WebLinkAbout5659Return Address: Auburn City Clerk City of Auburn 25 West Main St. Auburn, WA 98001 RECORDERIA CnVFR succT Document Title(s) (or transactions contained therein): Ordinance No. 5659 (PUD00-0001 13 3 Reference Number(s) of Documents assigned or released: y ❑Additional reference #'s on page of document 3L(l 3rantor(s)/Borrower(s) (Last name first, then first name and initials) CamWest Development, Inc Grantee/Assignee/Beneficlary: (Last name first) CITY OF AUBURN Legal Description (abbreviated: i.e. lot, block, plat or section, township, range) Section 6, Township 21 North, Range 5 East in King County Additional legal is on page _ of document. or's Property' 000400-0023 Assessor Tax # not Parcel/Account Number —41 ORDINANCE NO. 5 6 5 9 AN ORDINANCE OF THE CITY OF AUBURN, KING COUNTY, WASHINGTON, PROVIDING FOR A PLANNED UNIT DEVELOPMENT (PUD) TO DEVELOP 117 SINGLE-FAMILY LOTS ON PROPERTY ZONED R-4 (MULTI -FAMILY) AND R-2 SINGLE FAMILY LOCATED IN THE CITY OF AUBURN IN KING COUNTY. WHEREAS, Application No. PUD00-0001 dated May 24, 2000, was submitted to the City of Auburn, Washington by CamWest Development, Inc. for 117 Single Family Lots on property zoned R-4 (Multi -Family) and R-2 (Single Family), located East of I Street NE in the 3200-3300 blocks, within the City of Auburn Washington, hereinafter described below and as identified on o Exhibit "A" attached hereto and incorporated in this Ordinance by this reference; and i; WHEREAS, said request above referenced was referred to the Hearing 0 av Examiner for study and public hearing thereon; and v WHEREAS, the Hearing Examiner, based upon staff review, held a public hearing to consider said petition in the Council Chambers of the Auburn City Hall, on March 19, 2002, at the conclusion of which the Hearing Examiner recommended the approval of the Planned Unit Development (PUD); and WHEREAS, the Auburn City Council on April 15, 2002, considered said request and affirmed the Hearing Examiner's decision for the approval of the Ordinance 5659 April 23, 2002 Page 1 Planned Unit Development (PUD) based upon the following Findings of Fact and Conclusions of Law and Decision, to wit: FINDINGS OF FACT 1. The applicant, CamWest Development Inc., has requested approval of a Planned Unit Development (PUD) for a single-family subdivision on property that is located easterly of "I" Street NE in the 3200-3300 blocks. The parcel is 20.35 acres in size and is zoned R-4 (5.9 acres), Multi -Family and R-2 (14.45 acres), Single Family. The Comprehensive Plan Map designation is High Density Residential for that 5.9 -acre portion of the property that abuts "I" Street and the remaining 14.45 acres is Single Family Residential. 2. The project consists of 117 single-family lots together with open space and recreation areas. The approximate size of the lots will range from 3,400 to 5,400 square feet. Since the project is a PUD, smaller lot sizes are allowed. The standards for the lots are contained in Section 18.69.070 of the PUD chapter of the Zoning Code. c; 3. PUD's are allowed in Auburn pursuant to Chapter 18.69 of the Zoning Code. The PUD process is multi -step. The first step is to rezone the property to a PUD classification. The rezone is also a contract rezone that will determine among other things the land use, density, number and types of dwelling units, amount and type of open space, and the responsibilities u of the applicant. In the subject case a preliminary plat for a single-family development is also being processed; therefore, the next step will be the o approval of a subsequent final plat in conjunction with the PUD application. 4. Section 18.69.040 allows PUD's in any residential designated area of the Comprehensive Plan and the area must have at least 10 acres in order to qualify for a PUD. In the subject case, the project is 20.35 acres in size and the area is designated multi -family residential as well as single family residential on the Comprehensive Plan Map. 5. Section 18.69.060 determines the number of units that can be allowed in a PUD. The number of units is determined by subtracting out any nonbuildable area and then multiplying the remainder by the number of Ordinance 5659 April 24, 2002 Page 2 dwelling units allowed per acre by the Comprehensive Plan. In this case 5.9 acres of the project are illustrated on the Comprehensive Plan map as high-density residential which allows for 18 dwelling units per acre. 14.45 acres of the project are illustrated on the Comprehensive Plan map as single family residential which allows for 6 dwelling units per acre. The applicant has identified 0.94 acres of nonbuildable acres in the single- family portion of the project. The 5.9 acres of multi -family area is multiplied by 18 which would allow for 106 dwelling units in the multi -family area. The 13.51 net acres of the single-family area is multiplied by 6 which would allow for 81 dwelling units in the single-family area. The preliminary plat illustrates that 41 single-family lots will be in the multi -family area and 76 single-family lots will be in the single-family area. The subject PUD could have 187 dwelling units, but only 117 single-family lots are being proposed. The fact that the applicant is proposing fewer dwelling units than allowed under the PUD ordinance is a consideration in the development of this project. 6. Section 18.69.080 outlines certain design requirements that a PUD must meet. Each PUD must have at least 20% of the project set aside as open space. The subject PUD provides for the 20% which includes privately -- owned open space tracts that will provide for passive and active recreation. The PUD must also provide for public park property. Pursuant to City requirements, the City may allow the PUD to use the park land to meet its 20% open space requirement. That is what is being proposed for this PUD. The City's Park Plan requires that for every 1,000 people a project will generate that 7.25 acres of "unimproved" park land be dedicated to the City. In the subject case 2.375 acres is required to be dedicated and 1.07 acres is proposed to be dedicated that meets the requirements of the City 0 of Auburn. Section 18.69.080 (A)(2) does allow the City to accept a lesser N amount of park area if the PUD developer provides improvements to the park land that is being dedicated. To make up for the acreage that is not going to be dedicated the developer will provide to the City at least $52,500.00 of park improvements. The dollar amount was determined by an appraisal of the property which was prepared at the applicant's expense and approved by the City. 7. While only 1.07 acres is being accepted to meet the City's park dedication requirements, there will actually be 3.89 acres dedicated to the City. This is illustrated as Tract "D" on the plat drawing. Tract "D" will also contain an Ordinance 5659 April 24, 2002 Page 3 interim storm drainage facility and a portion of the tract is also in the floodway of the Green River. Within this tract "D" the developer has proposed to provide approximately $137,000 of park improvements to make up for the reduction in the amount of park land required to be dedicated. The proposed improvements are summarized in a chart entitled "Riverpointe: Park Improvement Credit" dated January 7, 2002. The proposed improvements include park benches and picnic tables, landscaping, irrigation and paving of pedestrian trails. The developer shall submit a development plan to the City's Parks Director and the parks Director shall be responsible for determining which park improvements are to be constructed consistent with the proposed improvements by the developer. 8. The storm drainage facility proposed for Tract "D" is planned to be an interim use at this location. The City of Auburn does own the parcel to the north and this parcel is planned to be developed for a regional storm water facility. There is no definitive time frame for the development of the regional facility, but when it does occur the storm water facility planned on the subject property will not be needed since it will be able to connect to the City's regional system. When the storm water facility is moved from tract "D" it will be converted into park area. Lots 35, 36 and 37 will also be M temporarily encumbered by the storm facility. When the City's storm drainage facility to the north is developed these three lots will then be converted to building lots for single family homes. N 9. Section 18.69.08O(D) requires certain design requirements to be met including architectural treatment of the buildings and other site design o features as lighting, furniture, signs, etc. The PUD is providing different architectural designs for the single-family homes. While each are different, there are similar characteristics proposed. See drawing entitled "Conceptual Streetscape", prepared by the Dahlin Group. The PUD will also require ornamental/pedestrian type street lighting, some furniture in the open space areas, and the entrance signs will be coordinated. 10. Each PUD must also provide for pedestrian movement. The PUD will provide a system of sidewalks and other walkways as well as provide for traffic calming devices (chicanes). Ordinance 5659 April 24, 2002 Page 4 11. A Traffic Impact Analysis dated January 26, 1999 and revised September 15, 2000 was prepared to identify the potential for traffic impacts resulting from the proposed project. Based on the analysis provided and as reviewed and approved by City staff, it is concluded that the proposed action would generate 118 vehicle trips in the PM peak hour including 76 entering and 42 exiting trips. These trips were distributed and assigned to the street network and impacts identified. The Traffic Impact Analysis studied 13 key intersections as it relates to Level of Service (LOS) operating standards in the project's vicinity. The results of the LOS analysis indicate that the intersections studied will meet City LOS standards by operating at LOS D or better or that the project will not result in level of service reductions for those intersections operating at less than LOS D without the project. The subject parcel abuts the only undeveloped portion (approximately 245 - feet in length) of "I" Street NE between 40th Street NE and Harvey Road. The City did acquire the 60 -foot width of right-of-way in 1991, but it has not been developed. "I" Street is a minor arterial and pursuant to section 17.12.100 of the City's Land Division Ordinance minor arterials that abut a O plat are required to be constructed pursuant to the requirements of the "City m of Auburn Design and Construction Manual". The applicant will be required to complete the full width of street improvements to "I" Street NE including curb, gutter, sidewalk, illumination and landscaping to match the existing corridor to the north and south of the subject parcel, which will Lei complete a through connection of "I" Street NE. The sidewalk, street trees and street lights will not however be required to be constructed on the west side of this portion of "I" Street. The property on the west side is zoned r commercial but contains a single family home. At the time that property is converted to a commercial use the sidewalk, street trees and street lights will then be constructed. The City Engineer pursuant to the provisions of the City of Auburn Design and Construction Manual has the authority to grant deviations to the requirements of the Manual. The City Engineer has indicated he is recommending approval of a deviation. The subject development proposes a single access point to the public right- of-way ("I" Street NE) with no other provisions for ingress/egress for the site. The internal road lengths substantially exceed 600 linear feet without providing for additional access connections. While the length exceeds the Ordinance 5659 April 24, 2002 Page 5 City's limit for dead-end streets, the City recognizes that due the nature of the abutting properties that it is not possible to attain an additional access point and the City Engineer has approved a deviation request that would allow for the single access point. The entrance to the project will, however, be wider than a standard street as well as provide a boulevard to separate traffic. The purpose is to facilitate the emergency access to the project. 12. Traffic calming devices will be required on the internal streets of the plat to prevent public safety hazards that may result from excessive speeding on straight, flat roadways. While the applicant has proposed chicanes at selected portions of the plat, the final design and placement of the chicane shall be approved as a component of the civil plan review. The City has identified that the approved design of on-site traffic calming devices may require the reconfiguration of adjacent lots and access point to accommodate safe traffic movements. The traffic calming devices will also provide for some aesthetic interest by interrupting a long, straight street as well as providing for some additional landscaping. 13. A thorough environmental review was done for the project. The environmental review resulted in the issuance of a Final Mitigated Determination of Non Significance (FMDNS) on November 1, 2002. The en FMDNS contains 11 conditions of approval. The conditions entail geotechnical procedures, archeological and cultural resources, haul routes, erosion control, storm drainage, and traffic mitigation. R"y 14. The contents of the case file, #PUD01-0001, and the environmental file, #SEP0028-00, of this project are hereby incorporated by reference and made part of the record of this hearing. C.4 0 C:31 cla CONCLUSIONS OF LAW The Hearing Examiner has concluded based on the staff recommendation and the public hearing that the Planned Unit Development (PUD) may be approved in that it is consistent with the following criteria necessary to grant the Planned Unit Development as outlined in Section 18.69.150 of the Zoning Ordinance. 1. Adequate provisions are made for the public health, safety and general welfare and for open spaces, drainage ways, streets, alleys, other public Ordinance 5659 April 24, 2002 Page 6 ways, water supplies, sanitary wastes, parks, playgrounds, or sites for schools. Adequate provisions are made for each including emergency access and services, providing of public utilities, storm drainage, parks and open space and the impacts to schools will be mitigated by the payment of mitigation fees to the Auburn School District. 2. The proposed PUD is in accordance with the goals, policies and objectives of the Comprehensive Plan. Policy LU -20 speaks to the development of new residential neighborhoods that allows some flexibility with regard to the development standards. 3. The PUD is consistent with the purpose of this chapter, Section 18.69.010, and provides for the public benefits required of the development of PUD's by providing an improvement in the quality, character, architectural and site design, housing choice and/or open space protection over what would otherwise be attained through a development using the existing zoning and to subdivision standards. The PUD is consistent with the purpose of the chapter by providing a project that is an alternative to a typical multi family development and together with the PUD as proposed and conditioned it should be a better project than what could result with the existing zoning. Given the property is long and narrow, together with the need to provide the required streets, it is difficult to provide for a very interesting project. However, the 117 owner N occupied single family lots/homes should be a better project than a 106 - unit apartment complex at "I" Street. There will also be provided additional pedestrian access, special architectural treatment of the buildings and additional landscaping. 4. The proposed PUD conforms to the general purposes of other applicable policies or plans which have been adopted by the City Council. There are no other specific plans or policies that apply to the project. 5. The approval of the PUD will have no more of an adverse impact upon the surrounding area than any other project would have if developed using the Ordinance 5659 April 24, 2002 Page 7 existing zoning standards of the zoning district the PUD is located in. The PUD must also be consistent with the existing and planned character of the neighborhood including existing zoning and Comprehensive Plan map designations. The 117 detached single family homes should have a less of an impact upon the area than the 106 multi -family units that the existing R-4 zoning could potentially allow together with another 60+/- lots the R-2 zone could allow for. The fact that there is reduced density is a very positive factor which has been taken into consideration in the approval process. 6. The proposed PUD is consistent with the design guidelines that are outlined in Section 18.69.080(D). The PUD is consistent with the guidelines by providing 4 different styles of homes with acceptable architecture style and color. Project signage will be consistent with that of a residential neighborhood, adequate landscaping is provided, and exterior site lighting will be provided as well. DECISION For each of the above reasons, the recommendation of the Hearing Examiner to the Auburn City Council on this planned unit development application is approval, subject to the following conditions: 0 1. As part of the engineering/construction drawings that are typically submitted for construction of the subdivision, there shall also be submitted oengineering/construction drawings for the construction of the park :., improvements in Tract "D". The park improvements shall be consistent with the proposal that is summarized in the chart entitled "Riverpointe: Park Improvement Credit' and dated January 7,2002. The park improvements shall be approved by the Parks Director prior to the approval of the construction drawings for the plat. Pedestrian/ornamental street lights shall be provided along the interior streets of the plat. The style of the lights shall be consistent with the illustration labeled as Attachment #3. The City Engineer shall review the spacing and location of the lights to ensure that adequate lighting is provided along the surface of all streets and any adjacent sidewalk. The Ordinance 5659 April 24, 2002 Page 8 street lighting required along the adjacent "I" Street NE shall be of the type and standard typically required of the City. 3. The maintenance of the landscaped boulevard that is within the public street at the entrance to the plat shall be the responsibility of the homeowners association and be included in the maintenance plan for the other landscaping that will be maintained by the homeowners association as required by the PUD ordinance. 4. The designs of the homes shall be consistent with the drawing entitled "Conceptual Streetscape", prepared by the Dahlin Group (Attachment #6). The exterior colors of the homes shall be consistent with the color samples as illustrated on Attachment #4 labeled "Exterior Color Selections" The final design of the landscaping shall be consistent with the drawings by Berger Partnership (Attachment #7). 5. Any entrance signs shall be a low monument style with accenting landscaping. The number, style, placement and landscaping to be approved by the Planning Director. 6. If fences are provided, they shall be of the same material, style and color throughout the PUD. The Planning Director shall approve of such fences. 7. The approval of this PUD is only valid upon the approval and execution of the associated preliminary plat, file PLT00-0004. a v NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF AUBURN, WASHINGTON, DO ORDAIN AS FOLLOWS Section 1. Purpose. The above cited Hearing Examiner's s Finding of fact and Conclusions of Law and Decision, are herewith incorporated in this Ordinance. Ordinance 5659 April 24, 2002 Page 9 Section 2. A Planned Unit Development (PUD) is hereby approved to allow for development of 117 single family lots on property zoned R-4 (Multi - Family) and R-2 (Single Family), located East of I Street NE in the 3200-3300 blocks, and identified on Exhibit "A" attached hereto and incorporated in this Ordinance by this reference in the City of Auburn Washington, County of King, State of Washington. Section 3. Recording. Upon the passage, approval and publication of this Ordinance as provided by law, the City Clerk of the city of Auburn shall cause this Ordinance to be recorded in the office of the King County Auditor. Section 4. Implementation. The Mayor is hereby authorized to implement such administrative procedures as may be necessary to carry out m the directives of this legislation. un ' Section 5. Severability. The provisions of this ordinance are declared 0 C14 to be separate and severable. The invalidity of any clause, sentence, CJ O `" paragraph, subdivision, section or portion of this ordinance, or the invalidity of the application thereof to any person or circumstance shall not affect the validity of the remainder of this ordinance, or the validity of its application to other persons or circumstances. Ordinance 5659 April 24, 2002 Page 10 Section 6. Effective date. This Ordinance shall take effect and be in force five days from and after its passage, approval and publication as provided by law. INTRODUCED: May 6, 2002 PASSED: May 6, 2002 APPROV 6 2002 PETER B. LEWIS MAYOR ATTEST: 0 �V Danielle E. Daskam City Clerk City Attorney PUBLISHED Ordinance 5659 April 24, 2002 Page 11 v - �1U G Z LEGAL DESCRIPTION OF PROPERTY That portion of the north 378.84 feet of the south 906.84 feet of the H. H. Jones Donation.Land Claim No..39 in section 6, township 21:north, range 5 east, Willamette Meridian,. in King County, Washington,; lying vest of the left bank of the Green 'River; except the vest 2,239.00 feet thereof; and except any portion thereof lying within Jo1in Redington Road No. 2; Together with an easement of igress, egress and .utilities over and across a strip of land, 10 feet.in width, lying north of a line described as follows: Beginning at the southwest corner of said parcel; thence running west 686 vest, more or less, .to the east lineof state highway No.5 _ (Auburn Way North)r Ordinance 5659 Exhibit "A"