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Home My WebLink About03-01-2004 ITEM VII-ACRY OF �� m WASHINGTON Agenda Subeect WSC03-0015 AGENDA BILL APPROVAL FORM Date: 2/25/2004 Department: Planning Attachments: water and sewer Budget Impact: certificate application including site plan, and public hearing posting notice Administrative Recommendation: City Council, based upon findings of fact and conditions outlined below, to approve the development agreement subject to conditions which will enable the issuance of water and sewer availability certificates to the armlicant. (Resolution No. 3699 is found elsewhere on the agenda). ,Background Summer: OWNER: Geoff Swanson APPLICANT: Lea Hill Properties, LLC LOCATION: Northwest corner of SE 312th Street and 124th Ave SE on Lea Hili REQUEST: Water and sewer availability certificate for 2 -lot rezone in King County. BACKGROUND The proposal is for water and sewer service for a rezone of two parcels ("Subject Property") from R-24 to "Community Business" in King County. While still speculative, development of the site is likely that to be a 15,000-20,000 square -foot retail/commercial center. The project is located within the City's Potential Annexation Area and requires City water and sewer. It is therefore subject to the requirements of City of Auburn Comprehensive Plan: City Expansion and Annexation (Chapter 13) Policy CE -3. Policy CE -3 states: "The City of Auburn shall require ... as a condition of extending sewer and/or water utility service to properties within the Potential Annexation Area ... (but not adjacent to the City limits)...the signing of a legally binding agreement to support annexation to the City at such time as the City deems annexation appropriate. In these cases where immediate annexation is either not required or not possible, the following conditions shall apply: Reviewed by Council & Committees: Reviewed by Departments & Divisions: ❑ Arts Commission COUNCIL COMMITTEES: ❑ Building ❑ M&O ❑ Airport ❑ Finance ❑ Cemetery ❑ Mayor ❑ Hearing Examiner ❑ Municipal Serv. ❑ Finance ❑ Parks ❑ Human Services ❑ Planning & CD ❑ Fire ❑ Planning ❑ Park Board ❑Public Works ❑ Legal ❑ Police ❑ Planning Comm. ❑ other ❑ Public Works ❑ Human Resources Action: Committee Approval: Council Approval: Referred to Tabled []Yes ❑ No []Yes ❑No Call for Public Hearing 1 1 Until 1 1 Until 1 1 Councilmember: Singer Staff: Krauss Meeting Date: March 1, 2004 Item Number: VII .A AUBURN *.MORE THAN YOU IMAGINED Agenda Subiect WSC03-0016 Date: 2/25/2004 a. The property owner/developer shall demonstrate to the City's satisfaction that adequate urban governmental services (including but not limited to storm and sanitary sewer systems, streets and arterials, domestic water systems, parks and open spaces, fire and police protection services, emergency medical services, public schools and public transit services) will be provided to the development; and b. The City should pre -zone the subject property and the property owner/developer shall agree to comply with appropriate City policies, subdivision and zoning requirements where such requirements are not superseded by applicable County requirements (in the event of significant conflict between City and County requirements, the City may choose to not extend utility service). The prezoning will typically be to the City's designation which is most similar to the existing County designation. Whenever pre -zoning does not occur, land shall be zoned and given a Comprehensive Plan designation consistent with Comprehensive Plan policy CE -10 concurrent with annexation; and c. The property owner/developer shall agree to comply with appropriate City development standards and public facility specifications where such requirements are not superseded by applicable County requirements (in the event of significant conflict between City and County requirements, the City may choose to not extend utility service). Any facilities to be dedicated to the City of Auburn upon completion (e.g. sewer and water lines and appurtenances) shall be built strictly according to City standards and specifications... FINDINGS OF FACT 1. Proposal. Mr. Swanson proposes to rezone two parcels from R-24 to "Community Business" in King County, with subsequent use as a commercial center. 2. Auburn Comprehensive Plan and Pre -Zoning. The property is designated "High Density Residential" on the City of Auburn Comprehensive Plan Map. However, the parcel is fairly small and narrow, is located at the intersection of two major arterial streets, and surrounded with built-up multifamily developments; access to the site is also limited. King County Comprehensive Plan designation for the site is "Community Business Center" and the zoning on the site is R-24 (24 dwelling units per acre). Should the County approve the rezone of the property the zoning would then be inconsistent with the City's Comprehensive Land Use Map upon annexation and the development of retail) would become non -conforming. 3. Water and sewer service is available at the property. The Public Works Department has determined that water and sewer service is or can be made available to the property. 4. Traffic impacts can be addressed. The City's traffic division has made several comments regarding access to the site, especially with the location of the proposed driveway on 124th and its proximity to the intersection. The City's recommendation is that the driveway on 124th, if provided, will be right -in, right -out only and 124th should be channelized to prevent left -turns into the site. In addition, the City recommends that SE 312th Street should be reconstructed to extend the existing center two-way left turn lane to provide refuge for traffic exiting and entering the revised site driveway on SE 312th Street SE. The City understands that it is not the Applicant's desire at this time to construct that two-way turn lane. Nevertheless the recommendation would preserve arterial capacity on 312th and enhance safety, and should be considered by King County when and if it imposes street improvement requirements. 5. The majority of the proposal is consistent with City development standards. No modification to City development standards was requested for the proposal by the applicant. The proposal is consistent or has been revised to be consistent with City development standards. Specific development requirements for service provision can be addressed at the time of Facility Extension permits. 6. The proposal is consistent with the City Comprehensive Plan. This rezone is not consistent with the City Comprehensive Plan designation for the Lea Hill area. However, zoning and comprehensive authority for the area is under the purview of King County. In addition, in accordance with City policy for annexation and expansion of city services, the proponent has demonstrated that: Page 2 of 3 Item VII.A Agenda Subject WSC03-0016 Date: 2/25/2004 adequate urban services will be provided to the development; • development will comply with King County standards for zoning and permitting; and • the City shall be allowed to review and inspect construction of all public improvements, regardless of eventual ownership. 7. The property cannot be annexed immediately. The property is not adjacent to existing City limits, and there are several intervening parcels. The property cannot therefore be annexed immediately. 8. The case file and its contents for WSC03-0016 are incorporated by reference into this staff report. 9. Request for modification of city standards. No requests for modification to City standards were made. CONCLUSIONS 1. The findings of fact indicate that the proposal, if conditioned, can be made consistent with City Comprehensive Plan Policy CE -3. 2. The applicant's proposal has met the criteria for the granting of a water/sewer availability certificate identified in ACC 14.18.070(A). RECOMMENDATION Based on the facts and, findings and conclusions of the staff report, staff recommends that Planning and Community Development Committee recommend to the City Council approval of the development agreement which will enable the issuance of a water/sewer availability certificate to the applicant subject to the following conditions: 1. Water is available in the rights-of-way abutting the property; there is a 12" water main within 50 +1- feet of the site in the 312th Street ROW. There is an 8" water main located in the 124th Ave. ROW. On-site improvements to the water system may need to be made in order to reach the required 2 -hour fire flow of 2500 gpm (64 psi) for commercial uses. 2. Sewer_ (8" mains) is also available in the rights-of-way abutting the property within 30 +/- linear feet; sewer provision will require the appropriate hook-up permits, along with associated connection fees and payback charges/assessments toward previous extensions. These charges and permits would be determined at the time of utility provision. 3. No additional system development requirements are anticipated at this time based upon the information submitted. 4. The driveway on 124th, if required by the County, shall be right -in, right -out only. 5. On-site queuing area must be sufficient so that cars do not infringe upon the right-of-way. 6. Half -street improvements for a minor arterial will be required for both abutting rights-of-way. These improvements must be constructed to "match" the improvements to both the north and the west of the subject properties. 7. Any impact fees calculated and paid to King County for either transportation or park impacts shall be reported to the City of Auburn. 8. All other applicable City development standards shall be complied with. The Planning and Community Development Committee held a public hearing on February 23, 2004 and recommended approval. PCDCIWSC03-16 L0301-2 Page 3 of 3 Item VILA VJ 005/007 REQUEST FOR CERTIFICATE OF WATER AND/OR SEWER AVAILABILITY FOR GENERAL DEVELOPMENT APPLICATION No.: sc 10 DATE RECEMII; .� APPLICATION FELE: S25' 0. T.R. #� Staff Project Coordinator; �be no(write a ue lh a Iihe " APPLICANT: CoMO?LETE THIS FORM WrM ALL ENTRIES BEING signatures) OR NEATLY PRINTED TYPED �e��Pt ''D IN INX II+ ADDITIONAL SPACE IS NEEDE% PLEASE ATTACH ADDITIONAL PAGES, THIS IS A REQUEST FOR (check once or both): ,� SEWER AV.4]LABILITY APPLI CANT (Name, Address & Phone): P`4 W " P 1LA11AASuVm\ 2-1010 A)L Ln: � b � t, 04 A j- V/00'WATER AVAII.ABILI'I'Y AGENT (Name, Address & Phone). - Pas GENERAL LOCA]ION OF DESIRED SERVICE: Street Address if known): 3 i ► 25- &1 - - ,, q ' C � Pili cel NO. ax ID No. for the subject romyt14 0q.2 C4 . 106 r• . ew'� . ........... I ......................................... Section No, Town9k1x Ran a in which is located: T"E OF APPROVAL/PERMT BEING REQUESTED FROM THE COUNTY: ..__� ELULDING PERMIT ..� ..� SHORT SUBDIVISION (number of lots: ,,______� PRELIMINARY PLAT OR PXID (number of�lots. REZONE FROM Raif__ TD __C�h OTHER (specify). Page I tO 006/007 DESCRIBE WHY YOU NEED SEWER AND/OR WATER SERA PROPERTY BE USED AFTER SE ��. ��. ��. �� R AND/OR WATER I0, A V.M iLAMLE? )MAT PLANS DO YOU HAVE TO DEVELOP � PROPERTY?(be as �+� -0 �� . �, � r You ..asaa r .. ......... (attach additional sheets if needed) ALL PERSONS HAVING AN OWNERSHIP II�iT�!RFSTL. C IN THE PROPERTY MUST SIGN BELOW: j � 0(' Dame Address Phone &Q. .0 q Lly s Z vj-�611 X1010 tj a I Var M 289 im FW,.REBY CER.TI'Fy THAT THE INFORAM77ON CONT INCLUDING ANYA,I�tED IN T� 5 APPLICATION,IN�L ATTACFRvJENTS, IS TRUIE AND CORRECT TO TEE BEST OF MY KND E GE. D r Agent Signature Bate Lc)3— TO BE CON S I DEREK COMPLETE, l p S APPLIcAn a -N FDR ACCOMPANIED BY- M. �� # Complete Legal De hption (see Section 4A, of the InZvctions)• ■ Site Plan (including information listed ire lection Q of the to truetic ns - ■ Environmental Checklist it �: unless exct�Pt (gee Section 4C of the Instructions). APPt,1^WSC-APPL.SNGLt rAMLY Page 2 rAA AUBURN CITE' HALL 0007/04? PLEASE NOTE: THE SITJE PLAN T ACCOMPANY THY5 APPLICA'1'10N LEGAL DMcRDTIaN OF TIM PROPERTY arftr NO z 1 73M exNYBW A THS SOU'�°�SO�"��s14 THE Noa'�wrsrii OF s 1/4 oFsCTIOw ,�Pzz NOM, aAnCie s EAM w,M.; �T �oanoa n�e�oF �nno BAST o� -rr�� unre of n�aT aoRrrow CONVEYED TO KINQ COUM'Y RpR �p BY DEED ItEC:ORD� UlYDER KING COUNiY Rlw00RDING NO. 62229,50; AND EXCEPT PORTION THEREOF DELpLp TO KING COUNTY 1Ott S.E. 312TN STREEY 8Y 000 RFCOttDED UNOCR KING COUNTY RKpRDING NO. 82p4G90500; AND MXCEpT THAT PpftTTON TMERlOI� OONVEYBDTp KING COUNTY !^OR 124''" S.E.V�11U� . BY CMD tiRE�pRDE� UNDl�t IUNG COUNTY REi�pROING NO.99Q5Q606d0; srrzu►►Te IN THE counrW oFf KrNo, STATE Of WASHINGTON. rax vy 1 :)i o�9 oq`f APPLIAWSC AppL GEN DEVeLopMENT Poct 3 D CITY OF Peter B. Lewis ill! URN agar WASHINGTON 25 Vilest Main Street Auburn WA 98W1 -49 38 www.ci.aubum.wa.us 253-931-3000 30L)Q "VISED NOTICE OF PUBLIC HEARING The Planning and Community Development Committee of the City Council of the City of Auburn, Washington, will conduct a public hearing on February 23, 2404 at S:OU pm in the Council Chambers of the Auburn City Hail located at 25 West Main Street on the following: g FILE NO.: WSC03-001 6 OWNER 1 APPLICANT: Geoff Swanson 1 David Stafford Lea Hili Properties, LLC 21010 NE 165 " Street Woodinville, WA 98072 LOCATION: 31125 124TB Avenue SE, Auburn, WA 98492 PROPOSAL IS: Development and construction of a new 15,000-20,400 sf retail center The City of Auburn has been asked to provide sewer and/or water to this project. In order to provide sewer and/or water to this project the City of Auburn must find that the proposal conforms to appropriate City development standards. Development standards typically include sewer, water and storm drainage utilities, street construction standards, access, etc. At this public hearing, the City will not be deciding or discussing whether the proposal is consistent with King Counly requirements such as zoning, land use, wetlands, or the environmental impacts the project may have upon surrounding properties or neighborhoods. Only Kinci County has the authority to decide those issues through its land use process with the developer. Issues involving zoning, land use (i.e. density) and environmental impacts associated with this proposal must therefore be addressed to Kinq Coun . DEPARTMENT OF PLANNING AND COMMUNITY DEVELOPMENT 25 WEST MAIN STREET, AUBURN WA 98001 (253) 931-3090 AUBURN * MORE THAN YOU IMAGINED