HomeMy WebLinkAbout07-18-2012 Agenda Packet
HEARING EXAMINER
July 18, 2012
5:30 pm
City Council Chambers
25 West Main Street
I. Case No: MIS12-0005 - Special Exception / Auburn Dairy Products, Inc.
Applicant: Alan Poe, Poe Engineering, Inc., on behalf of Auburn Dairy Products, Inc.
1314 8th Street NE, #201, Auburn, WA 98002
Request: Application for a Special Exception pursuant to Auburn City Code (ACC)
Section 18.70.020.A.3 for an approximately 320 square foot building
addition to an existing 12,086 square foot manufacturing building non-
conforming to setbacks on a site zoned M1, Light Industrial. The property
is located at 702 West Main Street.
II. Case No: PLT12-0001 – Lakeland Villas Preliminary Plat
Applicant: Eric LaBrie, ESM Consulting Engineers on behalf of CHG SF, LLC
181 South 333rd Street, Bldg. C, Suite 210, Federal Way, WA 98003
Request: Application to subdivide 10.8 acres into 81 single-family residential lots in
the Lakeland Hills South Planned Unit Development (PUD) zoning district.
The site is located northeast the intersection of Thomas AV SE and Lake
Tapps Parkway E.
Exhibit 1
Number of Pages 9
AGENDA BILL APPROVAL FORM
Agenda Subject: Public Hearing Application No. MIS12-0005, Special
Exception for Expansion of Non-Conforming Building for Auburn Dairy
Products, Inc.
Date:
June 7, 2012
Department: Planning and
Development
Attachments: Please refer to Exhibit
List, below
Budget Impact: NA
Administrative Recommendation:
Hearing Examiner to approve the Special Exception for Expansion of Non-Conforming Building based
upon the Findings of Fact, Conclusions and Condition.
Background Summary:
OWNER/APPLICANT: Jerry Dinsmore of Auburn Dairy Products Inc.
AGENT: Alan Poe, Poe Engineering Inc. on behalf of Auburn Dairy Products Inc.
REQUEST: Special Exception for an approximately 320 square foot building addition
and 92 square foot ramp to an existing 12,086 square foot manufacturing
building. The Special Exception is required since the existing building is
nonconforming to the 20-foot setback of the M1, Light Industrial zone and
the building addition and ramp are proposed with a 1-foot setback to
continue the nonconformance of the setback.
LOCATION: 702 West Main Street, on the southeast corner of “G” Street SE and West
Main Street Auburn, WA 98001; Parcel Number 391500-0005
EXISTING ZONING: M-1, Light Industrial
EXISTING LAND USE: An existing dairy products manufacturing facility consisting of a 12,086
square foot building and a 19,363 square foot building on an approximately
1.89-acre site.
COMPREHENSIVE PLAN
DESIGNATION: Light Industrial
SEPA STATUS: An addendum to the previous Mitigated Determination of Non-Significance
for an earlier building expansion (SEP02-0022) was issued June 29, 2012.
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: Yes No
Council Approval: Yes No Call for Public Hearing ___/___/____
Referred to _________________________________ Until ____/___/____
Tabled ______________________________________ Until ___/___/____
Councilmember: Staff: Dixon
Meeting Date: July 18, 2012 Item Number:
Agenda Subject Public Hearing MIS12-0002, Special Exception for
Expansion of Non-Conforming Building for Auburn Dairy Products, Inc.
Date:
June 7, 2012
Page 2 of 2
The Comprehensive Plan designations, zoning designations and land uses of the site and surrounding
properties are:
Comprehensive
Plan
Zoning Land Use
Site
‘Light Industrial’ M-1, Light Industrial Existing 31,449 sq. ft.
dairy products
manufacturing facility
within two buildings
on a approx 1.89-
acre site
North ‘Downtown’ with
‘Office-Residential’
beyond
DUC, Downtown Urban
Center; RO, Office-
Residential; and M-2,
Heavy Industrial
Restaurant and
professional office
and vacant industrial
land
South ‘Light Industrial’ M-1, Light Industrial Stone finishing
industrial use
East ‘Downtown’ to the
east and ‘High
Density
Residential’ and
‘Light Industrial’ to
the southeast
DUC, Downtown Urban
Center to the east; R20,
High Density
Residential and M-1,
Light Industrial to the
southeast
Church, commercial
uses, and single
family residential
West ‘Open Space’ M-1, Light Industrial
with EP, Environmental
Park, beyond.
Railroad, overhead
electric transmission
corridor containing
Interurban
recreational trail
EXHIBIT LIST
Exhibit 1 Staff Report
Exhibit 2 Completed Special Exception Application Form
Exhibit 3 Applicant Project Narrative letter, Poe Engineering Inc., May 22, 2012
Exhibit 4 Site Plan - Sheet C1, Poe Engineering Inc., May 2012
Exhibit 5 Notice of Application and Public Hearing Notice
Exhibit 6 Affidavit of Posting
Exhibit 7 Affidavit of Mailing
Exhibit 8 Request for Publication of Legal Notice
Exhibit 9 Letter Additional Information Re: Special Exception, Poe Engineering, June 13, 2012 and
attachments
Exhibit 10 2007 aerial photo
Exhibit 11 City Zoning Map
Exhibit 12 City Comprehensive Plan Map
Exhibit 13 Addendum to previous Mitigated Determination of Non-Significance (SEP00-0022) June
29, 2012
FINDINGS OF FACT:
1. Alan Poe of Poe Engineering Inc. on behalf of Jerry Dinsmore, Vice President of Auburn Dairy
Products Inc. has applied for a Special Exception to expand an existing non-conforming building.
More specifically, the proposal is to remove the existing 255-square foot, canopy-covered, truck-
Agenda Subject Public Hearing MIS12-0002, Special Exception for
Expansion of Non-Conforming Building for Auburn Dairy Products, Inc.
Date:
June 7, 2012
Page 3 of 3
height loading dock and replace it with an approximately 320-square foot building addition and 92
square foot access ramp. A 1-foot setback for the new construction is proposed rather than the
required 20-foot setback of the M1, Light Industrial zoning district in which the site is located.
2. The Special Exception is required since the existing building and proposed building addition are
non-conforming to the 20-foot setback regulations of the site’s M1, Light Industrial zoning
designation. The existing building that is proposed to be expanded is built up to the property line.
The new construction is proposed with a one–foot setback to the property line.
3. The Auburn Dairy Products Inc. is a specialty food product manufacturer that wholesales to
retailers. The company manufactures yogurt and similar products from dairy products. Additional
information on the company is available from their website at:
http://www.yamiyogurt.com/index.php
4. The northern building (Building A) is used for the receiving, manufacturing and packaging while
the southern building (Building B) is used predominantly for storage and shipping. The dairy raw
materials (milk and cream) are delivered via tanker truck to the area between the two on-site
buildings and pumped into the two exterior tanks and then piped to the SE corner of the northern
building and into tanks. This begins the manufacturing process as raw materials move through
the building during the manufacturing process.
5. As indicated by the applicant’s representative in their June 13, 2013 letter, the project is needed
to provide additional floor area for holding tanks of the raw materials (milk and cream) in order to
increase production capabilities. Specifically, additional floor space is needed for the tanks used
for mixing the raw dairy products to achieve the proper proportion as the basis for the yogurt
manufacturing process. The raw milk mixture is then pasteurized. According to the applicant,
under Food and Drug Administration (FDA) requirements, sanitary separation must be maintained
between the unpasteurized and pasteurized products in the course of the manufacturing process.
The diagram accompanying the applicant’s June 13, 2013 letter indicates by directional arrows
the general counterclockwise flow of the manufacturing process through the building. The
diagram is not able to show the significant investment in sanitary separations (interior water proof
walls), temperature controlled handling, tanks, piping, and conveyor-style manufacturing and
packaging machinery installed within the building. According to materials submitted, currently
three tanks are used for mixing (2-600 gallon and 1-800 gallon), and four 1,000 gallon tanks are
proposed to replace the existing tanks. The current space for the mixing tanks is a capacity
limitation of the manufacturing process.
A separate 7,200 square foot cooler building expansion on the south side of the other on-site
building (South Building, Building B) is planned for the future and permit applications are
proposed to be submitted this Summer and constructed this Fall. The new cooler building
expansion will increase capacity to warehouse the finished product created by this proposal.
6. With the increased public focus on healthful benefits and nutritional value of food products,
Auburn Dairy Products Inc has experienced increased demand for the manufacture of yogurt and
has been unable to meet the increased demand due to manufacturing space limitation of their
current production facility. The applicant seeks to increase production capability in order to
double the current product delivery over the next five years. This production increase would not
happen immediately but will be phased in as capacity improvements are made to various
components and stages of the manufacturing process.
Agenda Subject Public Hearing MIS12-0002, Special Exception for
Expansion of Non-Conforming Building for Auburn Dairy Products, Inc.
Date:
June 7, 2012
Page 4 of 4
7. A non-conforming structure may be expanded if a Special Exception is approved by the Hearing
Examiner pursuant to Auburn City Code (ACC) Section and 18.70.020.A.3 of the Zoning
Ordinance, which states:
“18.70.020 Special exceptions.
A. Only the following special exceptions may be granted by the hearing examiner
after a public hearing is held pursuant to ACC 18.70.040:
.
.
3. A nonresidential structure or use which becomes a legal nonconforming structure
or use after the effective date of the ordinance codified in this title may be permitted, by
means of a special exception, to expand the existing use or structure up to 25 percent of
the use or structure existing at the time of the adoption of this title; provided further, that
the addition otherwise meets the standards of this title and other requirements of the city.
This section does not allow the expansion of a use or structure which would be
inconsistent with a previously authorized conditional use permit, special property use
permit, contract rezone, or binding agreement between the city and the property owner.
This section also does not allow the expansion of any nonconforming hazardous material
storage.”
A similar code provision is found within the zoning code chapter related to regulation of
nonconforming uses and structures at Auburn City Code (ACC) Section 18.54.060.H:
“18.54.060 Maintenance, damage repairs and restorations, additions,
enlargements, moving or relocation of nonconforming structures, and residential
structures.
.
.
H. A nonresidential structure or use which becomes a legal nonconforming structure
or use after the effective date of the ordinance codified in this title may be permitted by
means of a special exception issued by the hearing examiner pursuant to ACC 18.70.020
to expand the existing use or structure up to 25 percent of the use or structure existing at
the time of the adoption of the ordinance codified in this title; provided further, that the
addition otherwise meets the standards of this title and other requirements of the city.
This section does not allow the expansion of a use or structure which would be
inconsistent with a previously authorized conditional use permit, special property use
permit, contract rezone, or binding agreement between the city and the property owner.
This section also does not allow the expansion of any nonconforming hazardous material
storage.”
8. This request for the Special Exception has been reviewed with the Planning Director and the
Assistant City Attorney. The Planning Director in reviewing the zoning code determined that the
special exception process in ACC 18.70.020A (3) is the appropriate process for Auburn Dairy
Products Inc.’s proposal and a variance is not required. ACC 18.56.060H (Nonconforming
Structures and Uses) allows expansion up to 25% under the Special Use Exception. ACC
18.70.020A(3), provides that non-residential use which becomes non-conforming “after the
effective date of this ordinance” may be permitted to expand up to 25% of the use or structure
existing at this time. The Director determined a variance is not needed because the city’s zoning
code provides a more specific process outlined for expansion of nonconforming structures and
uses.
Agenda Subject Public Hearing MIS12-0002, Special Exception for
Expansion of Non-Conforming Building for Auburn Dairy Products, Inc.
Date:
June 7, 2012
Page 5 of 5
9. The Special Exception is requested for construction of an approximately 320-square foot building
addition and 92-square foot access ramp to the south side of the northern site building (Building
A). The footprint of the building addition would measure approximately 17 feet east to west, and
vary between 15 to 22 feet north to south. The building addition would change the character from
an unenclosed dock with shed roof to that of an enclosed building. The proposal will add 15-foot
length of building and 12-foot length of ramp that will not meet the 20 foot setback standards of
the M1, Light Industrial zoning district in which the site is located. Instead a 1-foot setback is
proposed along the cumulative length of 27 feet of new construction; rather than the 20-foot
setback.
10. The building addition is proposed on the south side of Building A at the SE corner. The building
addition would replace the existing 255 square foot canopy-covered, truck-height loading dock.
The proposed addition would not displace other existing development, except existing paved
area. The addition would extend the building footprint southward closer to the existing drive aisle
between the on-site buildings. This drive aisle is a former alley right-of-way approximately 16 feet
in width that was vacated in 2010 by City Ordinance No. 6289 and contains utility easements.
11. Building A, which is proposed to be expanded was originally constructed in 1943 according to the
King County Assessor’s website (web address:
http://info.kingcounty.gov/Assessor/eRealProperty/Detail.aspx?ParcelNbr=3915000005)
12. The proposal is non-conforming because pursuant to ACC Section 18.32.050 the City's
development standards regulations of the M1, Light Industrial zoning district, a 20-foot setback is
required for both the front and street side yard setbacks. So, regardless of whether the property
line bordering G Street SW is considered the ‘front’ or ‘street side’ a 20-foot setback applies.
13. The property has had the comprehensive plan designation of “Light Industrial’ and the zoning of
‘M1, Light Industrial’ since at least 1987. The 1987 zoning was adopted by Ordinance No. 4230.
14. The property is zoned M1, Light Industrial. The purpose of the M1 district as stated at ACC
18.26.010 is to:
“18.32.010 Intent (of the M1 zoning district).
The purpose of the M-1 light industrial zone is to accommodate a variety of industrial,
commercial, and limited residential uses in an industrial park environment, to preserve
land primarily for light industrial and commercial uses, to implement the economic goals
of the comprehensive plan and to provide a greater flexibility within the zoning regulations
for those uses which are non-nuisance in terms of air and water pollution, noise,
vibration, glare or odor. The light industrial/commercial character of this zone is intended
to address the way in which industrial and commercial uses are carried out rather than
the actual types of products made.
The character of this zone will limit the type of primary activities which may be conducted
outside of enclosed buildings to outdoor displays and sales. Uses which are not
customarily conducted indoors or involve hazardous materials are considered heavy
industrial uses under this title and are not appropriate for the M-1 zone.
An essential aspect of this zone is the need to maintain a quality of development that
attracts rather than discourages further investment in light industrial and commercial
development. Consequently, site activities which could distract from the visual quality of
development of those areas, such as outdoor storage, should be strictly regulated within
this zone.”
Agenda Subject Public Hearing MIS12-0002, Special Exception for
Expansion of Non-Conforming Building for Auburn Dairy Products, Inc.
Date:
June 7, 2012
Page 6 of 6
15. The City of Auburn Comprehensive Plan designates this site as “Light Industrial”. The City’s
Comprehensive Plan describes the purpose of this designation as follows:
“Purpose: To reserve quality industrial lands for activities that implement the
City's economic development goals and policies.
Description: This category is intended to accommodate a wide range of
industrial and commercial uses. This designation is intended to provide a
location attractive for manufacturing, processing and assembling land use
activities that benefit from quality surroundings and appropriate commercial retail
uses that benefit from the location, access, physical configuration, building types
of these properties. It is distinguished from heavier industrial uses by means of
performance criteria. All significant activities shall take place inside buildings,
and the processing or storage of hazardous materials shall be strictly controlled
and permitted only as an incidental part of another use. The siting and design of
industrial buildings shall be of an "industrial or business park" character. Certain
residential uses may be permitted, especially in industrial areas that have been
established to promote a business park environment that complements
environmental features, and/or if development standards are developed to
promote compatibility between residential and other non-residential land uses.”
The Comprehensive Plan is used by the City Departments to guide decisions on amendments to
the City’s zoning code, decisions on development regulations, and to guide site-specific land use
decisions -- all of which must be consistent with the Comprehensive Plan.
16. The 1.89-acre Auburn Dairy Products Inc. property is relatively flat and bordered by two public
streets. The site is accessed via three driveways to G Street SW and one driveway from West
Main Street. The one driveway to West Main Street and the southern driveway to G Street SW
provide a one-way looped access around the buildings for drop off and pick-up manufactured
product. The northern and southern driveways to G Street SW provide a one-way looped access
for delivery and standing of vehicles during off–loading of raw milk. It is important to have
separate accesses routes for each purpose to avoid blocking and impeding the other and for
efficiency of operations. The proposed building addition will not affect these existing accesses.
The middle driveway to G Street SW is not connected to the other driveways and leads to a 9-
stall parking lot.
17. The surrounding development includes some single-family residential and is predominately
commercial and industrial.
18. The proposed development is not exempt from environmental review under the State
Environmental Policy Act (SEPA) categorical exemption thresholds. After review of the proposal,
an addendum to a previous Final Determination of Non-Significance (SEP02-0022) was issued
June 29, 2012.
19. Staff conducted a site visit on June 13, 2012 to verify the proposal and surrounding conditions.
20. The application was received on May 23, 2012 and a decision on the proposal is expected to be
issued within the 120-day timeframe of ACC 14.11.010, Time limits.
Agenda Subject Public Hearing MIS12-0002, Special Exception for
Expansion of Non-Conforming Building for Auburn Dairy Products, Inc.
Date:
June 7, 2012
Page 7 of 7
CONCLUSIONS:
ACC Section 18.70.020.B provides criteria for Special Exceptions:
A. Consideration shall be given to the nature and condition of all adjacent uses and structures
prior to authorizing;
The Auburn Dairy Inc. property is bordered by adjacent structures only to the south by property
developed for industrial uses in the M1 Light industrial zone. To the west, the site is bordered by the
Burlington Northern Rail Road line with light industrial uses in the EP, Environmental Park zoning
district beyond. It is bordered to the north and east by public streets. Across West Main Street to the
north are vacant, single family residential and commercial uses. Across G Street SW to the east are
single family and commercial uses located in the M2, Heavy Industrial, DUC, Downtown Urban
Center and R20, High Density residential zoning districts.
The proposed building addition would be most visible from the east side and G Street SW and the
nearby commercial and single family uses. The historic development pattern of the area has resulted
in the vicinity already impacted by industrial uses. The building addition is proposed to include
exterior building treatments similar to the existing building to minimize adverse visual impacts. The
addition will assist in partially blocking views of the existing exterior storage tanks visible in between
the buildings from the east. The location of the tanks is shown on the site plan provided with the
application.
Granting this special exception to allow the building addition is not anticipated to change the existing
light industrial character of the facility and will not materially change the developed nature from the
current conditions. As described by the applicant, the proposal will not create any significant impact
to the surrounding area and the building addition is consistent with the developed character of the
current use.
B. That the authorizing of such special exception will not be materially detrimental to the public
welfare or injurious to property in the zone or vicinity in which the property is located;
The proposed expansion will be subject to all applicable building codes and regulations.
The proposed building addition represents roughly a 3.4% percent increase in square footage to the
building (320 sq ft addition and 92 sq ft ramp as proportion of Building A which is a total of 12,086
square feet). The proposal building addition was reviewed by the City’s Transportation Division. The
Transportation Division concluded that in accordance with guidance from the Institute of
Transportation Engineers (ITE) the prior unenclosed loading dock area being removed would not
have been counted as square footage of gross floor area for traffic generation purposes. However,
replacing this with an enclosed area is viewed by ITE and the City as adding square footage to the
structure and the City’s Transportation Division believes the increase will be minor and can be safely
accommodated by the existing access, street system and payment of traffic impacts fees. The
applicant also has the option to demonstrate that no impact fee is appropriate based lack of PM peak
hour trip generation in accordance with the city’s regulations for traffic Impact fees, ACC 19.04.
The proposal was reviewed by the city’s Utilities Division, the proposed building addition will increase
demand for public utilities which can be accommodated by the existing systems and development in
accordance with city regulations. A building permit and storm drainage review will be required for the
Agenda Subject Public Hearing MIS12-0002, Special Exception for
Expansion of Non-Conforming Building for Auburn Dairy Products, Inc.
Date:
June 7, 2012
Page 8 of 8
building addition and best management practices are required to be observed due to project’s
location within a Category 4 ground water protection zone.
The building addition is proposed between two existing buildings, thus limiting the visibility from
adjacent areas. The new building addition will not significantly alter the look of existing building and
will be of a similar color to match the existing exterior building treatments in order to blend in and to
minimize visual impacts. The special exception, if granted will not significantly alter the character of
the neighborhood or be detrimental to surrounding properties in which the property is located.
C. The authorization of such special exception will be consistent with the spirit and purpose of
the zoning code.
The stated purpose of the zoning code is to:
“18.02.030 Purpose.
A. The purpose of this title is to implement the city's comprehensive plan. This title will be
used to further the growth and development of the city consistent with the adopted
comprehensive plan and it’s implementing elements. This title will also further the
purpose of promoting the health, safety, morals, convenience, comfort, prosperity, and
general welfare of the city's population and to prevent and abate public nuisances.
B. The specific zones and regulations set out in this title are designed to:
1. Provide adequate public facilities and services, including utilities, roads, schools,
and parks in conjunction with development;
2. Provide housing with essential light, air, privacy, and open space;
3. Facilitate the safe and efficient movement of traffic on the city's streets;
4. Stabilize and enhance property values;
5. Facilitate adequate provisions for doing public and private business and thereby
safeguard the community's economic structure upon which the prosperity and welfare
of all depends; and
6. Through such achievements, help ensure the safety and security of home life,
foster good citizenship, and create and preserve a more healthful, serviceable and
attractive municipality and environment in which to live.”
The Special Exception, if approved would be consistent with the growth and development purpose of
the Comprehensive Plan and assist in promoting private enterprise for community economic vitality.
Specifically, the intent of the Special Exception provision in the zoning code is to allow the Hearing
Examiner to approve limited expansions of existing non-conforming development. The applicant is
proposing to increase building square footage to increase the efficiency and capacity of their
manufacturing operation. The proposed building addition is considerably less than the maximum
increase of 25 percent that could be allowed by code. Staff believes it is reasonable to allow the
expansion of the non-conforming structure to accommodate an incremental upgrade to the facility.
D. This section does not allow the expansion of a use or structure which would be inconsistent
with a previously authorized administrative use permit, conditional use permit, special
property use permit, contract rezone, or binding agreement between the city and the property
owner. This section also does not allow the expansion of any nonconforming hazardous
material storage.
Since none exist, the expansion if approved would not violate any previously authorized conditional
Agenda Subject Public Hearing MIS12-0002, Special Exception for
Expansion of Non-Conforming Building for Auburn Dairy Products, Inc.
Date:
June 7, 2012
Page 9 of 9
use permit, special property use permit, contract rezone, or binding agreement between the city and
the property owner. Also, the proposal so does not allow the expansion of any nonconforming
hazardous material storage, which is prohibited.
RECOMMENDATION
Based upon the application materials presented and Findings of Fact and Conclusions of the staff report,
Staff recommends that the Special Exception be approved with the following condition:
1. Prior to the issuance of building permits, the plans for the proposed building addition shall be reviewed
by the Planning Director or designee to ensure consistency with the decision on the Special Exception as
approved by the Hearing Examiner.
Staff reserves the right to supplement the record of the case to respond to matters and information raised
subsequent to the writing of this report.
NOTICE OF APPLICATION & HEARING
This notice is to inform you that the City of Auburn has received the following application
that may be of interest to you. The application may be reviewed at the City of Auburn
Department of Planning and Development, 1 East Main Street, 2nd floor, Auburn, WA,
98001.
Nature of Project or Request: Special Exception pursuant to City Code Section
18.70.020.A.3 for an approximately 320 square foot building addition to an existing
12,086 square foot manufacturing building that is non-conforming to setbacks on a site
zoned M1, Light Industrial.
Location: 702 West Main St. The site is within the SE quarter of Section 13, Township
21 North, Range 4 East, W.M. King County, Washington. Assessor’s Parcel #391500-
0005.
Date of Notice of Application: June 29, 2012
Permit Application Date: May 23, 2012
Date of Notice of Completeness: June 14, 2012
File No: MIS 12-0005
Applicant: Alan Poe, Poe Engineering Inc. on behalf of Jerry
Dinsmore, Auburn Dairy Products Inc.
In addition to the Special Exception application, the City expects to issue an addendum
to a previous Determination of Non-Significance (DNS) SEP02-0022. The review
process for approval of the proposal may include requiring mitigation measures under
applicable codes and imposition of mitigation measures regardless of whether an
Environmental Impact Statement (EIS) is prepared.
This may be your only opportunity to comment on the environmental impacts of
the proposal.
Other Permits Required: No other permits are required prior to the issuance of a
SEPA Determination; however, subsequent development will be required to obtain all
necessary permits or approvals that may include a special exception, city grading, facility
extensions and building permits.
Additional Studies Provided with the Application:
Letter Request for Special Exception Narrative, Poe Engineering Inc., dated May 22, 2012.
Site Plan, Sheet C-1, Poe Engineering Inc., dated May 2012.
Letter of Clarification for Special Exception, Poe Engineering Inc., dated June 13, 2012.
Public Comment Period: You are invited to comment, request a copy of the
decision, when available, and be made aware of any appeal rights. Comments
must be received in writing by the Auburn Department of Planning and
Development at the mailing address: 25 West Main, Auburn, WA 98001-4998 and
located at: 1 East Main Street, Auburn WA 98001 before 5:00 p.m. on July 16, 2012
(15 days) or presented at the public hearing.
Public Hearings: A Hearing Examiner public hearing is required for the Special
Exception and is scheduled for 5:30 PM on July 18, 2012 in the Council Chambers at 25
West Main Street, Auburn WA 98001.
Statement of Consistency and List of Applicable Development Regulations: This
proposal is subject to and shall be consistent with the City of Auburn Zoning Code,
Surface and Stormwater Management Ordinance, Street & Utility Standards,
International Building & Fire Codes.
Proposed Mitigation Measures: No mitigation measures are proposed associated with
the SEPA decision.
If you have further comments or questions related to this application, you may contact
Jeff Dixon, Principal Planner at (253) 804-5033 or jdixon@auburnwa.gov If you call or
write, please reference File No. MIS12-0005.
For citizens with speech, sight or hearing disabilities wishing to review documents pertaining to this
hearing, should contact the City of Auburn within 10 calendar days prior to the meeting, as to the type of
service or equipment needed. Each request will be considered individually according to the type of
request, the availability of resources, and the financial ability of the City to provide the requested services
or equipment.
Email Subject Line: REQUEST TO PUBLISH
ATTN: Legal Notice Account Representative
Please publish in the Seattle Times on Friday, June 29, 2012. Send the bill for the cost of publishing and
Affidavits of Publication to:
City of Auburn
City Clerks Dept
25 West Main
Auburn, WA 98001-4998
Please publish below line only.
NOTICE OF APPLICATION & HEARING
PUBLIC HEARING: Hearing Examiner, July 18, 2012 at 5:30 pm COUNCIL CHAMBERS, CITY HALL
APPLICATION REQUESTED: SPECIAL EXCEPTION to expand a non-conforming building
APPLICATION NUMBER & NAME: MIS12-0005 / Auburn Dairy Products Inc.
PROPONENT: Alan Poe, Poe Engineering Inc. on behalf of Auburn Dairy Products Inc.
PROPERTY LOCATION: 702 West Main St. The site is within the SE quarter of Section 13, Township 21 North,
Range 4 East, W.M. King County, Washington. Assessor’s Parcel #391500-0005.
DESCRIPTION OF PROPOSAL: Special Exception pursuant to ACC Section 18.70.020.A.3 for an approximately
320 square foot building addition to an existing 12,086 square foot manufacturing building non-conforming to
setbacks on a site zoned M1, Light Industrial.
APPLICATION FILED: May 23, 2012. COMPLETE APPLICATION: June 14, 2012.
NOTICE OF APPLICATION: June 29, 2012
STUDIES SUBMITTED WITH APPLICATON:
Letter Request for Special Exception Narrative, Poe Engineering Inc., dated May 22, 2012.
Site Plan, Sheet C-1, Poe Engineering Inc., dated May 2012.
Letter of Clarification for Special Exception, Poe Engineering Inc., dated June 13, 2012.
OTHER PERMITS AND PLANS WHICH MAY BE REQUIRED: special exception, facility extension and building
permits.
STATEMENT OF CONSISTENCY AND LIST OF APPLICABLE DEVELOPMENT REGULATIONS:
This project is subject to and shall be consistent with the City of Auburn Zoning Code, Surface and Stormwater
Management Ordinance, Street & Utility Standards, International Building & Fire Codes.
All persons may comment on this application either in writing to the address below or by submitting written or oral
testimony during the public hearing. Any person wishing to become a party of record and receive future notices,
copies of the Planning Dept report with recommendation (one week prior to hearing), Hearing Examiner decision
or any appeal decision must notify Planning Dept. by providing their name, mailing address and reference the
application number – MIS12-0005.
Pursuant to WAC 197-11-535, this hearing will be open to the consideration of the environmental impact of the
proposal. All environmental documents prepared pursuant to SEPA for the subject proposal will be available for
consideration at this public hearing.
For citizens with speech, sight or hearing disabilities wishing to review documents pertaining to this hearing,
should contact the City of Auburn within 10 calendar days prior to the meeting, as to the type of service or
equipment needed. Each request will be considered individually according to the type of request, the availability
of resources, and the financial ability of the City to provide the requested services or equipment.
PLANNING AND DEVELOPMENT DEPARTMENT - 25 WEST MAIN STREET, AUBURN, WA. 98001 (253) 804-
5033, Contact: Jeff Dixon, Principal Planner, jdixon@auburnwa.gov
2007 Aerial Photo, MIS12-0005
Printed Date:
Information shown is for general reference
purposes only and does not necessarily
represent exact geographic or cartographic
data as mapped. The City of Auburn makes no
warranty as to its accuracy.
Map Created by City of Auburn eGIS
6/7/2012
Zoning Designations MIS12-0005
Printed Date:
Information shown is for general reference
purposes only and does not necessarily
represent exact geographic or cartographic
data as mapped. The City of Auburn makes no
warranty as to its accuracy.
Map Created by City of Auburn eGIS
6/7/2012
Comprehensive Plan Designations MIS12-0005
Printed Date:
Information shown is for general reference
purposes only and does not necessarily
represent exact geographic or cartographic
data as mapped. The City of Auburn makes no
warranty as to its accuracy.
Map Created by City of Auburn eGIS
6/7/2012
Exhibit 1
Number of Pages 21
AGENDA BILL APPROVAL FORM
Agenda Subject: Preliminary Plat Lakeland Villas; PLT12-0001 Date: June 28, 2012
Department: Planning and Development Attachments: See Exhibit List Budget Impact: N/A
Administrative Recommendation: Hearing Examiner approve the Preliminary Plat of Lakeland Villas
Background Summary:
OWNER/
APPLICANT: Eric LaBrie ESM Consulting Engineers, LLC on behalf of CHG SF, LLC
181 S 333rd Street, Bldg C, Suite 210
Federal Way, WA 98003
253-838-6113
CHG SF, LLC
Attn: Todd Sherman
846 108th Avenue NE, Suite 200
Bellevue, WA 98004
425-646-4448
REQUEST: The proposal is to subdivide 10.8 acres into 81 single family residential lots, and
seven tracts (Tracts A-G).
LOCATION: The subject property is located northeas of the intersection of Lake Tapps
Parkway East and Thomas Avenue (which becomes 62nd Street SE when the
road bends) in the southern portion of the Lakeland Hills South Planned Unit
Development (PUD). Parcel Number: 7002371310
EXISTING
LAND USE: The property is currently vacant.
COMPREHENSIVE Moderate Density Residential (Special Area Plan: Lakeland Hills Planned
PLAN Unit Development District (Ordinance No. 5092))
DESIGNATION:
SEPA STATUS: A determination of non-significance was issued on June 6, 2012. Individuals
were able to make comments until June 21, 2012. The appeal period ends on
July 5, 2012.
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
Information Services
Action:
Committee Approval: Yes No
Council Approval: Yes No Call for Public Hearing ___/___/____
Referred to _________________________________ Until ____/___/____
Tabled ______________________________________ Until ___/___/____
Councilmember: Staff: Taylor
Meeting Date: July 18, 2012 Item Number:
Agenda Subject: Lakeland Villas Plat; PLT12-0001 Date: June 28, 2012
Page 2 of 21
The Comprehensive Plan designation, zoning designation and land uses the subject property and map
showing the adjacent zoning:
Comprehensive Plan Zoning Land Use
Site
Moderate Density Residential
(2-14 residential units per
acre)
Lakeland Hills South
PUD – SFD 5
Currently vacant
North Moderate Density Residential
(2-14 residential units per
acre)
Lakeland Hills South
PUD – SFD 5
Detached single
family residence
South Moderate Density Residential
(2-14 residential units per
acre) and open space
Lakeland Hills South
PUD –
Across the
intersection of Lake
Tapps Parkway and
Sumner Tapps
Parkway is a parcel
with a large known
wetland, and the
other properties are
not developed
West Single Family Residential R-5, (5 residential
units per acre)
Detached single family
residences
East Moderate Density Residential
(2-14 residential units per
acre)
Lakeland Hills South
PUD –
Across Lake Tapps
Parkway is a recently
developed multifamily
housing development
Agenda Subject: Lakeland Villas Plat; PLT12-0001 Date: June 28, 2012
Page 3 of 21
FINDINGS OF FACT:
1. Eric LaBrie ESM Consulting Engineers, LLC on behalf of CHG SF, LLC, submitted an application for
a preliminary plat on February 16, 2012 for an eighty-one (81) lot single family residential
development to be constructed without phases.
2. The applicant proposes seven tracts (Tracts A-G) which shall be maintained by the HOA. The list of
the tracts proposed can be found on the first page of the proposed preliminary plat.
3. The subject property is located at the intersection of Lake Tapps Parkway East and 62nd Street SE
(also known as Thomas Avenue SE). This property is located within the southern portion of the
Lakeland Hills South Planned Unit Development (PUD).
4. The subject property is zoned Lakeland Hills PUD SFD-5. The subject property was created as Lot
131 of the Lakeland East Plat (Parcel Number: 7002371310).
5. The subject property is located within a Planned Unit Development area, a plan previously approved
by Pierce County Hearing Examiner Case No. Z15-90/UP9-70, as amended. In 1998 the City of
Auburn adopted Ordinance No. 5092 with approval for the Lakeland Hills South Planned Unit
Development. Exhibit A of Ordinance No. 5092 adopted 92 conditions which remain applicable. The
majority of the conditions, 52 conditions, were required to be fulfilled as part of the larger Lakeland
Hills Master Planned community. The remaining 40 conditions noted below are associated with the
incremental implementation of the Planned Unit Development. Many of the conditions have been
addressed over time, or have been incorporated into the Auburn City Code and are no longer
necessary to be conditioned. The chart below documents the conditions that have been fulfilled and
the conditions that shall be addressed by each individual plat:
Original Lakeland Hills PUD Conditions #52-92 Fulfilled/Compliance/Condition
52. The Planned Unit Development District (PUD) shall be
developed in phases over a period of 10 to 15 years from
June 22, 1993. The final phase of the PUD shall be
commenced within the 15 year period proposed.
Extensions may be granted by the City when deemed
appropriate.
The Lakeland Hills PUD
construction has been
consistently implemented and
the proposed plat, the Lakeland
Villas, is one to the few
development areas remaining in
the overall PUD development.
This condition has been
fulfilled, no compliance action
or condition is necessary.
53. Each individual single family residential subdivision, shall
be required to undergo preliminary and final plat approvals
in accordance with the most current vision of the Auburn
City Code and other applicable regulations. Supplement
environmental review may be required for each separate
proposal.
The proposed subdivision, the
Lakeland Villas preliminary plat
application addresses this
condition, no additional action
is necessary at this time.
54. The total number of dwelling units allowed within the
Lakeland Hills PUD shall be limited to 3,408.
This number of units was
calculated at the time of
acceptance of the Lakeland Hills
PUD Master Plan. The 3,408
units were allocated to different
development areas within the
master plan with corresponding
appropriate density and design
standards. This proposed
development of 81 acres
Agenda Subject: Lakeland Villas Plat; PLT12-0001 Date: June 28, 2012
Page 4 of 21
complies with the development
section, 16B, assigned in the
Lakeland Hills PUD master plan.
The 2008 master plan shows this
area as an 11 acre parcel with
an allowed density of 2-14 units
per acre. During the initial
review of this application (PRE
11-0019) staff determined that
SFD-5 is the most appropriate
set of design standards for this
property.
This condition has been
addressed.
55. Twenty-four (24%) percent of the PUD shall be retained as
parks, and/or open space, 71 acres of which shall be set
aside for parks, trails and recreational open space areas
not including the area set aside for schools. A system of
sidewalks and trails shall be developed to facilitate
pedestrian, bicycle and possibly equestrian movement
through out the project.
The total acreage associated
with the Lakeland Hills PUD
development is approximately
750 acres. A total of 196 acres
has been dedicated to parks and
open spaces as part of the
development, or 26% of the
development area. The
proposed development,
Lakeland Villas is required to
provide a minimum area of
15,000 square feet, this
requirement has been met by the
applicant as depicted on sheet 7
of the drawings submitted with
the preliminary plat application.
This condition has been
fulfilled no further action is
necessary.
56. The PUD shall include areas suitable for both passive and
active recreation areas.
This condition has been
fulfilled, no further action is
necessary at this time.
57. Commercial use shall be located in internal activity nodes
to help prevent the development of strip commercial
developments on or off-site, as indicated on the
preliminary development plan.
This condition has been
fulfilled, no further action is
necessary at this time.
58. Phased construction of the PUD shall be accomplished in
such a way as to insure the leading edge of the residential
community is visually and acoustically buffered from the
existing mining operation.
This condition has been
fulfilled, no further action is
necessary at this time.
59. The applicant’s off-site traffic mitigation for Pierce County
shall be provided as indicated in the document entitled
“Lakeland Residential Planned Development District
Mitigation Agreement” executed between Pierce County
and Henderson Development Inc. on May 30, 1995. The
applicant’s off-site traffic mitigation for Auburn shall be
provided as indicated in the document entitled “First
This condition has been
fulfilled, no further action is
necessary at this time.
Agenda Subject: Lakeland Villas Plat; PLT12-0001 Date: June 28, 2012
Page 5 of 21
Amendment to Lakeland Annexation and Utilities
Agreement” executied between Auburn and the Lakeland
Company on ______________________.
60. Supplemental analysis performed in conjunction with future
subdivision or other development applications should
confirm the quality of on-site habitat and presence or
absence of species of concern that probably would be
affected by such development. These analyses shall also
consider realignment of roads to avoid wetlands, set aside
wetland areas and appropriate buffers and setbacks using
the most current City of Auburn guideline/regulations for
these features; and strategic placement of parks to
incorporate wetland areas and significant large diameter
trees.
This application is for a
subdivision that has already
been subject to on-site habitat
analysis, the Lakeland East Plat.
An environmental review
(SEP05-0042) was completed in
association with Lakeland East
Preliminary Plat (PLT05-0006)
and was referenced by the
Lakeland East Final Plat (PLT08-
0023) which created the subject
property Lot 131. The Lakeland
East Plat was found to have a
wetland located within the
development area. The wetland
area was protected as part of the
Lakeland East Plat as ‘Tract B’.
This 5.86 acre tract is located on
the other side of Lake Tapps
Parkway SE from the proposed
subdivision site. The wetland is
part of a larger mapped wetland
that extends up through the
‘Lakeland Area 8’ area. This
tract is protected by a
conservation easement recorded
in Pierce County (20081203145).
This condition has been
fulfilled, no further action is
necessary at this time.
61. Habitat considerations shall be incorporated into individual
site plans, through but not limited to, clustering of dwelling
units, preserving contiguous blocks of habitat where
possible, and using native species in plantings. Significant
habitat shall be regulated consistent with the applicable
requirements of agencies with jurisdiction.
Please see the staff response to
condition 60. This condition
has been fulfilled, no further
action is necessary at this
time.
62. Any development application that includes an identified
critical area shall comply with the most current version of
the Auburn City Code and Comprehensive Plan.
Please see the staff response to
condition 60. This condition
has been fulfilled, no further
action is necessary at this
time.
63. No residential structures shall be placed in high water
zones unless high water table levels can be mitigated.
Any roadway designs proposed in high water zones shall
ensure that the locations are appropriate and the
necessary engineering is performed.
The proposed development is
not located within a known high
water zone. This condition has
been fulfilled, no further action
is necessary at this time.
64. Water system improvements shall be designed, located, As conditioned the applicant
Agenda Subject: Lakeland Villas Plat; PLT12-0001 Date: June 28, 2012
Page 6 of 21
and constructed to avoid significant adverse environmental
impacts. Commercial and residential developments shall
be required to utilize the most up-to-date ‘methods of water
conservation’.
shall comply with this
condition at the time of
submittal for a public facilities
extension agreement.
65. Site development plans for each phase of development
shall be consistent with the most current version of the
Auburn City Code and Comprehensive Plan, and shall
maximize the use of retention systems whenever possible.
The plans shall be consistent with the Final Storm
Drainage Master Plan.
As conditioned the applicant
shall comply with this
condition at the time of
submittal for a public facilities
extension agreement.
66. Location of storm drainage facilities shall follow the most
current requirements of the Auburn City Code, and
applicable wetland regulations, and other applicable
ordinances.
This condition has been
statisfied by the integration of
new regulations into the
Auburn City Code and the
requirements of the National
Pollutant Discharge
Elimination System (part of the
Federal Clean Water Act).
67. Storm drainage conveyance systems shall provide means
for water quality and quantity control including but not
limited to catch basins, oil/water separators, and /or grass
lined swales, prior to disharge.
This condition has been
statisfied by the integration of
new regulations into the
Auburn City Code and the
requirements of the National
Pollutant Discharge
Elimination System (part of the
Federal Clean Water Act).
68. A temporary erosion and sedimentation control plan must
be submitted to the City as part of any future site
development plans.
This condition has been
statisfied by the integration of
new regulations into the
Auburn City Code.
69. The temporary erosion control plan must include erosion
control measures for development of any project up
through completion of all structures.
This condition has been
statisfied by the integration of
new regulations into the
Auburn City Code.
70. Erosion control facilities must be installed, and
subsequently, inspected and approved by the City prior to
site clearing. All necessary erosion control facilities must
be properly maintained during all phases of site
development to prevent debris, dust, and mud from
accumulating on the City right-of-way and/or adjacent
property.
This condition has been
statisfied by the integration of
new regulations into the
Auburn City Code.
71. All work associated with stabilizing slopes and other
disturbed areas shall be in accordance with Section 8-01
of the 1988 Standard Specifications for Road, Bridge, and
Municipal Construction, or the latest version thereof,
unless approved otherwise by the City.
As conditioned the applicant
shall comply with this
condition at the time of
submittal for a public facilities
extension agreement.
Agenda Subject: Lakeland Villas Plat; PLT12-0001 Date: June 28, 2012
Page 7 of 21
72. Emissions from construction equipment and trucks shall be
kept to a minimum by using relatively new and well
maintained equipment, and by avoiding prolonged periods
of vehicle idling and use of engine powered equipment.
As conditioned the applicant
shall comply with this
condition at the time of
submittal for a public facilities
extension agreement.
73. Construction materials trucked to the site shall be
scheduled to minimize congestion during peak travel
times. This will minimize secondary air pollution caused by
traffic having to travel at reduced speeds.
As conditioned the applicant
shall comply with this
condition at the time of
submittal for a public facilities
extension agreement.
74. Particulate matter (dust) produced during construction
phases shall be controlled by watering roads, and paving
or graveling high use construction roads.
As conditioned the applicant
shall comply with this
condition at the time of
submittal for a public facilities
extension agreement.
75. Construction noise shall be kept to a minimum by the
utilization of mufflers, engine intake silencers, engine
enclosures, turing off idle equipment, and restricting hours
of construction activities from 7:30 a.m. to 5:00 p.m.,
Monday though Saturday.
As conditioned the applicant
shall comply with this
condition at the time of
submittal for a public facilities
extension agreement.
76. Stationary equipment shall be placed as far away from
sensitive receiving locations as possible. Where this is
infeasible, or where noise levels exceed ‘EDNA Class A’
Classification portable noise barriers shall be placed
around the equipment with the opening pointed away from
the sensitive receiving property.
As conditioned the applicant
shall comply with this
condition at the time of
submittal for a public facilities
extension agreement.
77. Construction vehicles shall not travel through Lakeland
Hills North nor other residential areas unless no other
access is available. In no case shall construction vehicles
travel through Lakeland Hills North once direct access is
available from the site from East Valley Highway.
As conditioned the applicant
shall comply with this
condition at the time of
submittal for a public facilities
extension agreement.
78. Measures shall be taken during construction activities to
provide on-site security. Street lighting should be provided
for residential and commercial developments and building
and site designs should be considered that will reduce
opportunities for crime to occur.
As conditioned the applicant
shall comply with this
condition at the time of
submittal for a public facilities
extension agreement.
79. During construction of the phased residential development
disturbed areas shall be revegetated during the next
growing season.
This condition has been
statisfied by the integration of
new regulations into the
Auburn City Code.
80. A fire prevention plan shall be developed for the
construction activites, particularly for areas storing
flammable materials, and submitted to the City or review
and approval prior to beginning operations.
As conditioned the applicant
shall comply with this
condition at the time of
submittal for a public facilities
extension agreement.
Agenda Subject: Lakeland Villas Plat; PLT12-0001 Date: June 28, 2012
Page 8 of 21
81. Noise emanating from the site shall be regulated and
abated in accordance with the Auburn City Code. In this
regard, all properties which abut the property boundary
lines of this site shall be considered “EDNA” Class A
classification as residential in nature.
EDNA Class A refers to the
WAC classification of “Lands
where human beings reside and
sleep”. This condition shall be
addressed by conditions
regarding construction noise,
and conditions for individual
building permits.
82. Methods to significantly reduce impacts from outdoor noise
such as insulation, airtight exteriors, and thicker walls,
windows, glass, and ceilings shall be incorporated into
building designs of strutures located within 250 feet of the
east-west corridor road right of way.
As conditioned the applicant
shall comply with this
condition at the time of
submittal for associated
building permits.
83. Measures to reduce noise impacts shall be incorporated
into site and building designs located within 250 feet of the
right of way including, but not limited to, larger setbacks
from arterial roads, orienting courtyards or public areas
behind buildings as far as feasible from traffic and limiting
areas where heavy truck traffic is permitted.
As conditioned the applicant
shall comply with this
condition at the time of
submittal for associated
building permits.
84. Potential air quality impacts from residential wood burning
in the proposed PUD shall be minimized by controlling the
number and density of such devices that are permitted.
This conditions is not
necessary as this is regulated
by the Puget Sound Clean Air
Agency (PSCAA).
85. Development of a community crime prevention program
should be encouraged to help mitigate some of the
impacts of police services.
On June 27,2012, staff spoke
with a representative of the
Auburn Police Department who
indicated that the City Police
Department has an organized
resource for the community
known as a “Block Watch”
program. The program is
typically initiated by citizens in
the neighborhood, and is
supported by resources from the
Police Department. Several
community “Block Watch”
programs have been organized
within the Lakeland Hills
development area. This
resource will also be available
for this newly proposed
subdivision should the residents
of the new homes choose to
organize their neighborhood for
a “Block Watch” program. This
condition has been fulfilled, no
further action is necessary at
this time.
86. All commercial and residential buildings shall be planned As conditioned the applicant
Agenda Subject: Lakeland Villas Plat; PLT12-0001 Date: June 28, 2012
Page 9 of 21
and designed to facilitate fire prevention. Single and multi-
family homes shall be built with rated roofs.
shall comply with this
condition at the time of
submittal for associated
building permits.
87. Multi-family and commercial developments shall
incorporate alarms and sprinkler systems into their designs
consistent with the requirements of Auburn City Code.
Not applicable, this is an
application for a residential
subdivision of single family
homes.
88. The site shall be developed under unified control and any
division of the property within the PUD shall be subject to
the Auburn City Code.
This condition has been
fulfilled, no further action is
necessary at this time.
89. There shall be no groundwater for use within the PUD
unless a hydrogeological study is performed which
addresses both water quality, quantity, and the affects on
existing wells in the area. Such a hydrogeological study
must be submitted for review and approval by the City.
Not applicable, this is an
application for a residential
subdivision of single family
homes that will connect to
municipal water service
provided by Bonney Lake.
90. Facilities should be designed to accommodate recycling.
Space should be provided to accommodate the storage of
these materials at centralized locations.
As conditioned the applicant
shall comply with this
condition at the time of
submittal for a public facilities
extension agreement.
Recycling facilities shall be
provided in the public park, to
complement required garbage
facilities.
91. To decrease the impact of single occupancy vehicle trips
added to the City road systems and State highway,
property owners shall institute a ride-sharing program
through its homeowners’ association established pursuant
to recorded CCRs on the property. The ride-sharing
program shall include at least one information system for
each plat and multi-family project such as a commuter
board or telephone answering service to facilitate matching
riders with vehicles. Participation in the ride-sharing
program among residents shall be voluntary. The
homeowners’ association will provide an annual report to
the City as to the effectiveness of the ride-sharing
program.
As conditioned the applicant
shall comply with this
condition at the time of
submittal for final plat.
92. In the formal plat submitted for that portion of Lakeland
Hills South that abuts 182nd Avenue East, the first set of
lots east to west shall have a minimum lot size of one half
acre. The second two sets of lots east to west shall have a
minimum lot size of 15, 000 square feet. If the zoning east
of 182nd is intensified, this condition will be reevaluated.
The applicant shall provide a 50-foot-wide screening
greenbelt easement along 182nd Avenue East. A note
The proposed project is located
west of 182nd Avenue East. Not
applicable.
Agenda Subject: Lakeland Villas Plat; PLT12-0001 Date: June 28, 2012
Page 10 of 21
shall be established on the face of the plat when such a
plat is approved which states “the 50-foot screening
greenbelt easement shall be maintained by the lot owners
therein with the restriction of no driveways or structures
permitted thereon, and no trees to be cut unless diseased
or considered dangerous. Septic tank drain fields shall not
be permitted within the required screening greenbelt.”
If for any reason the screening greenbelt is disturbed or
should trees need to be removed because they are
considered diseased or dangerous, the applicant shall
within the 50-foot wide screening greenbelt replant
evergreen trees with a minimum planting height of 4 feet.
The trees shall be planted 15 feet on center. If disturbed,
the 50-foot greenbelt shall also be seeded with a drought
resistant grass species. The applicant shall be responsible
for maintaining and for replacing, if necessary, any tree
which dies within two years of planting. Thereafter,
maintenance and replacement responsibilities shall be that
of the adjacent lot owners.
6. The Lakeland Hills South Planned Unit Development was adopted by Ordinance 5092 by the City of
Auburn on May 4, 1998. The master plan for this area provides guidance for the allowed densities in
different areas. The area proposed to be subdivided is shown as an area designated for an SFD-5
zoning area. The Lakeland Hills ordinance contains the following dimensional limitations for the SFD-
5 zoning area:
Minimum lot area per dwelling unit: 2,370 square feet
Minimum lot width: 40 feet
Maximum lot coverage: 55%
Maximum impervious surface: N/A
Residence front setback: 10 feet to porch 15 to residence
Garage setback from the street: 18 feet
Interior side setback: 3 feet
Street side setback: 6 feet
Rear yard setback: 10 feet
Rear yard setback for a detached structure: accessory structures and alley-loaded garages shall
meet all the required setbacks of the zone with the exception that the rear yard setbak may be
reduced to five feet.
Main building height: 30 feet
Accessory building height: 24 feet
7. The proposed use is consistent with the SFD-5 zoning designation within the Auburn City Code
(ACC) Chapter 18.76 ‘Planned Unit Development District (PUD) – Lakeland Hills South’ as well as the
Comprehensive Plan designation of Moderate Density Residential, and the Lakeland Hills Planned
Unit Development District Master Plan (Ordinance No. 5092).
8. Water service will be provided by the Bonney Lake Water Service District.
9. Sanitary sewer service will be provided by the City of Auburn Public Works Department.
10. The requirements of ACC Chapter 15.74 ‘Land Clearing’ are applicable to the site.
Agenda Subject: Lakeland Villas Plat; PLT12-0001 Date: June 28, 2012
Page 11 of 21
11. No State or Federal candidate threatened or endangered plant species have been identified on the
site.
12. No State or Federal candidate threatened or endangered animal species or habitats have been
identified on the site.
13. As conditioned the proposal will not have significant adverse environmental impacts on fish and
animals, water, noise, air quality, environmental health, public services and utilities, and land and
shoreline use provided the attached conditions of approval are met.
14. Pursuant to ACC Chapter 15.74 and the City of Auburn Design Standards, a temporary erosion and
sediment control plan is required to be approved and implemented on the site prior to and during site
development. Potential significant adverse environmental impacts associated with erosion and
sedimentation from this development will be adequately mitigated through compliance with this
regulation.
15. The proposed site for this 81 lot subdivision, Lot 131, was created by the Lakeland East Plat (PLT08-
0023). This 10.8 acre undeveloped lot has been graded and the area has been designed to be
served by a public storm facility that is already in place that serves the subdivision just north of Lot
131 in the Lakeland East Plat area. This public storm facility is located on ‘Tract A’ of the Lakeland
East Plat. This tract was dedicated to the City of Auburn upon the recordation of the Lakeland East
Plat (Rec. No. 200901095001). As conditioned at the time of the submittal of the facilities extension
agreement, the applicant shall design and construct the proposed new subdivision to divert storm
water run off from the new lots and internal streets to the existing storm water pond.
16. To mitigate noise impacts associated with the proposal, all construction shall comply with ACC 8.28.
17. Developers of the lots shall mitigate school impacts through the payment of the school impact fee in
effect at the time of building permit issuance. This proposal is located in Auburn School District #408.
18. The addition of 81 new single family homes will place a new burden on the Valley Regional Fire
Authority. This burden of service generated by the subdivsion of single family homes will be mitigated
by individual builders and home owners through payment of the fire impact fee required per new
single family house in effect at the time of building permit issuance for a new single family home.
19. Fire hydrants and water mains capable of providing the required fire flow shall be provided in
accordance with the City of Auburn Design Standards. Fire hydrant location shall be approved by the
Fire Marshal.
20. Auburn City Code 13.16.060(M) requires the maximum distance between hydrants for a single-family
use district shall be 600 feet, measured as the fire vehicle lays its hose. This regulation will insure that
any house in the area will be located within 300 feet of a fire hydrant.
21. The applicant submitted a preliminary landscape and irrigation plan (sheets 7 and 8 of the preliminary
plat drawings), pursuant to ACC Section 17.12.210 and City of Auburn Design Standards. The
applicant is required to meet the standards set forth in the “Master Landscape Plan for Lakeland
South” dated July 31, 2001 which includes an approved plant list. As conditioned prior to the
issuance of an approved facilities extension agreem ent the applicant shall provide a final landscape
plat that meets the standards of ACC 17.12.210 and the standards set forth in the “Master Landscape
Plan for Lakeland South”.
22. In 2006 the City recorded a fourth amendment (Resolution No. 4059) to the Lakeland Annexation and
Utilities Agreement between the City and Evergreen Tucci Partners, LLC to apply all provisions of the
Agenda Subject: Lakeland Villas Plat; PLT12-0001 Date: June 28, 2012
Page 12 of 21
agreement to lands added to the original Lakeland Hills Planned Unit Development. Per Exhibit 3 of
City of Auburn Resolution No. 4059, the mitigation requirements for park improvements for the
Lakeland East area will be assumed during the construction of Lot “142”. The play area will be
owned and maintained by the future Home Owners’ Association. Staff finds that Lot 131 was
previously referenced as Lot 142 prior to the recordation of the Lakeland East plat and development
of Lot 142 is responsible for the following:
A minimum play area of 15,000 square feet
A combination of play structures to service at least 90 children, featuring 18 or
more play events designed for children from the ages of 2 to 12 years old
The area will include commensurate park benches, picnic tables, garbage
receptacles, etc. as determined by the City.
23. The public infrastructure frontages along 62nd Street SE (Thomas Ave SE), Lake Tapps Parkway E
and 65th Street SE are already constructed, the applicant shall be required to provide landscaping
along these public right-of-way frontages. The applicant proposes ‘Tract C, and D’ along Lake Tapps
Parkway East to provide this required landscaping. The table on sheet 1 of the preliminary plat
shows that all seven tracts (Tracts A-G) for landscaping, park and pedestrian access tracts will be
owned and maintained by the Home Owners’ Association (HOA). On June 27, 2012 the applicant
submitted draft Conditions, Covenants, and Restrictions (CCRs) to be associated with this
development. As conditioned, prior to the issuance of a public facilities extension agreement the
applicant shall work with staff to document the responsibility of the HOA for the landscaping, park and
pedestrian access tracts.
24. Per City of Auburn Construction Standards Table 10-18 Summary Matrix of Minimum Street Design
Requirements, internal roads of the proposed subdivision shall be constructed including a 50 foot
right of way which will include a 28 foot paved surface, two 5.5 landscape strips, two 5 foot sidewalks,
illumination, street trees and storm drainage. Parking is allowed on one side of the street only. “No
Parking this side” signs, in accordance with City of Auburn standard details, shall be installed prior to
City acceptance of road construction as “complete”. A cul-de-sac right of way width of 90 feet is
required for the two cul-de-sacs proposed.
25. A Department of Ecology Construction Stormwater General Permit is required prior to site work
commencing.
26. There are no known mapped critical areas on this property, a critical areas report was not a
necessary part of this subdivision application. This application is for Lot 131 of the Lakeland East
Plat, which included documentation of the known critical areas within the platting area, including a
5.86 acre wetland which was protected as part of the Lakeland East plat as ‘Tract B’.
27. A Combined Notice of Determination of Non-Significance and Notice of Application was issued on
June 6, 2012 (Exhibit 6). A notice of Public Hearing was issued on July 2, 2012, a minimum of 15
days prior to the public hearing as required by ACC 18.70.040. The notice was also posted on site
and mailed to adjacent property owners within 300 feet of the subject property.
28. The applicant provided a title report dated February 9, 2012, all currently assessed taxes on the
property have been paid; there are no tax leins on the property.
29. Review by the City’s Transportation Division finds that a traffic impact analysis was previously
completed for this project as part of the Lakeland East plat process. A school access analysis has
been performed by the applicant for the subject property, and the analysis shows that the proposed
neighborhood will be served by Auburn School Bus #408. The applicant stated that due to the
location the proposed plat would not support a school walking route, but that the neighborhood
children would be served by school bus routes. The site is surrounded by streets developed with
sidewalks and the proposed plat will be developed with sidewalks. Traffic impact fees are required at
Agenda Subject: Lakeland Villas Plat; PLT12-0001 Date: June 28, 2012
Page 13 of 21
the current Lakeland residential fee rate of $ 1088.65 per Single family residence. The traffic impact
fees are subject to change.
CONCLUSIONS:
ACC Chapter 17.10.070 provides certain criteria for approval of a Preliminary Plat:
1. Adequate provisions are made for the public health, safety and general welfare and for open
spaces, drainage ways, streets, alleys, other public ways, water supplies, sanitary wastes,
parks, playgrounds and schools.
Staff Comment
The proposed 81 lot preliminary plat includes provisions for storm water detention, water, and sewer
utilities. Water will be provided to the project through Bonney Lake Water Service District. In an
email dated March 15, 2012 the applicant stated that “Bonney Lake is asking for an approved
Developer’s Extension Agreement prior to issuing a preliminary certificate of water availability.” Staff
verified this information with Bonney Lake in a phone call with Laura Hines, of Bonney Lake. As
conditioned the applicant shall provide a water availability certificate as part of the final plat
application to show adequate water supply exists for the project. Sewer is provided by the City of
Auburn Public Works Department. Adequate provisions are made for schools through the payment of
school impact fees at the time of building permit issuance. The proposed site is surrounded by an
existing road network and associated sidewalks. Sidewalks will be provided internally to the
subdivision along all of the proposed new streets. This proposed subdivision is subject to the
provision of the Auburn City Code (ACC) and the provisions of the Lakeland Hills South Planned Unit
Development (PUD). As stated in ACC 17.14.100 subdivisions of 50 units or more require a
dedicated park space. Subject to the provisions of the PUD (as interpreted by the Lakeland East Plat
conditions) the proposed subdivision is also required to provide a minimum play area of 15,000
square feet with a combination of play structures to service at least 90 children, featuring 18 or more
play events designed for children of ages 2 to 12 years old. The play area is also required to provide
commensurate number of park benches, picnic tables, and garbage receptacles. The requirements
of the PUD are here more stringent than the requirements of the ACC. As submitted the preliminary
plat satisfies these requirements. On sheet 7 of the submitted preliminary plat drawings the applicant
proposes a pocket park in the neighborhood to include two play structures. The first play structure is
designed for children ages 2-5 and has 5 play events. The second play structure is designed for
children 5-12 and has 8 play events. 13 play events are proposed by the applicant, 18 play events
are required by the original condition of the Lakeland East Plat. Staff finds that the provision of
outdoor space, benches, and landscaping will account for an additional 5 play events for children. An
unprogrammed open space in a neighborhood allows for running, skipping, jumping, and outdoor
parties and picnics that will serve as an open space for adults as well as children.
2. Conformance of the proposed subdivision to the general purposes of the comprehensive plan.
Staff Comment
Comprehensive Plan Elements: The following section provides the text from the Comprehensive
Plan and how the proposed Lakeland Villas Preliminary Plat is in conformance with the plan policies:
Chapter 2: General Planning Approach
Goal 1: To manage growth in a manner which enhances, rather than detracts from community quality
and values by actively coordinating land use type and intensity with City facility and service provision
and development.
Complies. The proposed subdivision will be required to comply with all applicable standards in the
Auburn City Code and Design Construction Standards, although deviations to these standards are
Agenda Subject: Lakeland Villas Plat; PLT12-0001 Date: June 28, 2012
Page 14 of 21
possible. The proposed development is consistent with the approved Lakeland Hills PUD District
Master Plan which identified this area for single family residential development.
Chapter 3: Land Use
Goal 7- Residential Development: To emphasize housing development at single family densities, in
order to reestablish a mix of housing types appropriate for a family oriented community, while
recognizing the need and desire for both lower density and higher density housing appropriately
located to meet the housing needs of all members of the community.
Policy LU-17: Residential densities in areas designated for single family residential uses should
be no greater than 7 units per acre.
Objective 7.2: To designate land for the development of new single family homes.
Objective 7.3: To promote the development of quality single family neighborhoods which relate
the design and types of residential areas to important natural and manmade features.
Policy LU-26: Emphasis shall be placed upon the manner in which the recreational needs of the
residents shall be met in the approval of any residential development.
Complies. The project site is 10.8 acres. The net site area of the proposal is approximately 6
acres, after the deduction of areas dedicated to public right-of-way (approximately 171,772
square feet), vehicle access easements (702 square feet), and on-site homeowners’ association
maintained recreation space (15,791 square feet), tracts dedicated to landscaping (32,828 square
feet). With 81 lots proposed over 6 acres, the density of the proposed subdivision is 13.5
dwelling units per net acre. This proposed density is supported by the Lakeland Hills Planned
Unit Development District Master Plan which designates this area for density of 2-14 dwelling
units per acre. Recreational needs of the residents are met through the provision of a
neighborhood park and the surrounding sidewalks and pathways. The proposed project meets
the density of the SFD-5 zoning district and land use designation of Single Family Residential and
assists the City meeting its housing targets and growth management objectives.
Chapter 4: Housing
Goal 4: To maintain and enhance Auburn’s character as a family –oriented community while
managing potential economic opportunities in a manner that provides necessary employment and
fiscal support for needed services and while recognizing the need to provide human services and
opportunities for housing to a wide array of housing types and sizes.
Complies. The proposed development of 81 single family homes on this 10.8 acre parcel will provide
added housing for middle income families, one of the stated goals of the comprehensive plan.
Chapter 5: Capital Facilities
Goal 1: To manage growth in a manner which enhances, rather than detracts from community quality
and values by actively coordinating land use type and intensity with City facility and service
development and provision.
Complies. The proposed preliminary plat is conditioned to require adequate provision of facilities
and services. The proposed area is served by existing water and sewer facilities, and utilities. The
area was approved for development as part of the Lakeland Hills PUD District Master Plan. The
approval of this preliminary plat is consistent with the master plan to develop the Lakeland Hills area
in a manner that enhances the approximately 750 acre master planned area.
Chapter 6: Private Utilities
Goal 15: To ensure safe, efficient provision of private utilities to serve all segments and activities of
the community.
Complies. The proposed preliminary plat area is located in an area already served by utilities, the
development of this parcel to 81 single family homes will support and assist in paying for the
Agenda Subject: Lakeland Villas Plat; PLT12-0001 Date: June 28, 2012
Page 15 of 21
development of the existing infrastructure, and new infrastructure that will be required. Each new
single family home will be charged $1,353.14 at the time of building permit issuance to pay back the
infrastructure development of the North Tapps Sewer Pump Station.
Chapter 7: Transportation
The proposed application complies with the City of Auburn Comprehensive Transportation Plan.
Chapter 8: Economic Development
Goal 17: To ensure the long-term economic health of the City and the region through a diversified
economic base that supports a wide range of employment opportunities for Auburn’s residents and
those of the region and through the promotion of quality industrial and commercial development
which matches the aspirations of the community.
Complies. The proposed development of a new 81 lot subdivision has a direct economic
development impact for the community in the creation of new jobs associated with the construction of
the new homes, and the attraction and housing of new residents to the neighborhood that will then
shop and earn and spend wages in the community supporting a wide range of employment
opportunities in the City.
Chapter 9: The Environment
Goal 18: To maintain and promote a safe and healthy environment and preserve the quality of life,
and to protect the area’s most unique, sensitive and productive natural resources. To encourage
natural resource industries within the City to operate in a manner which enhances, (rather than
detracts from), the orderly development of the City.
Complies. As conditioned the proposed preliminary plat will comply with storm water management
requirements, landscaping requirements, and best management practices associated with
construction. The proposed plat is part of an area that was previously platted, the Lakeland East Plat,
which identified and preserved a large 5.86 acre wetland located just south of Lake Tapps Parkway
from this proposed subdivision (Tract B).
Chapter 10: Historic Preservation
Goal 20: To maintain, preserve and enhance the City’s historic, cultural and archaeological
resources to provide a sense of local identity and history to the visitors and residents of the
community.
Not applicable. There are no known historical or archaeological resources in this area.
Chapter 11: Parks, Recreation and Open Space
Goal 21: To provide and maintain a comprehensive system of parks and open spaces that responds
to the recreational, cultural, environmental and aesthetic needs and desires of the City’s residents.
Complies. The proposed preliminary plat is part of the Lakeland Hills PUD District Master Plan
which requires a provision of 196 acres of open spaces and parks. This proposed plat includes a
required 15,000 square foot neighborhood park. As conditioned this neighborhood park will be
maintained by the future HOA.
Chapter 12: Urban Design
Goal 22: To ensure a high quality visual environment through appropriate design standards and
procedures which encourage high quality architectural and landscape design in all development and
through the placement of artwork in public places. The City recongnizes the linkages between
transporation, land use and site design and encourages development which eases access by
pedestrians, bicyclists and transit uses.
Complies. The proposed preliminary plat contains plans for high quality landscape design. As
conditioned future individual single family house design shall reduce impacts from outdoor noise such
as insulation, airtight exteriors, and thicker walls, windows, glass, and ceilings shall be incorporated
into building designs of strutures located within 250 feet of the east-west corridor road right of way.
Also as conditioned to decrease the impact of single occupancy vehicle trips added to the City road
Agenda Subject: Lakeland Villas Plat; PLT12-0001 Date: June 28, 2012
Page 16 of 21
systems and State highway, property owners shall institute a ride-sharing program though its
homeowner’s association established pursuant to recorded CCRs on the property. The ride-sharing
program shall include at least one information system for each plat and multi-family project such as a
commuter board or telephone answering service to facilitate matching riders with vehicles.
Participation in the ride-sharing program among residents shall be voluntary. The homeowner’s
association will provide an annual report to the City as to the effectiveness of the ride-sharing
program.
Chapter 13: Unincorporated Areas and Annexations
Goal 5: To ensure the orderly development of the City’s potential annexation area, in a manner that
ensures adequate and cost-effective provision of required urban services and facilities, ensures that
development is built to City standards, reduces sprawl, implements the goals , objectives and policies
of the Auburn Comprehensive Plan, and protects designated rural areas.
Not applicable.
3. Conformance of the proposed subdivision to the general purposes of any other applicable
policies or plans which have been adopted by the City Council.
Staff Comment
The proposed development is in compliance with the Lakeland Hills Planned Unit Development
District Master Plan. Please see the analysis of the 40 conditions associated with the adoption
ordinance for the Lakeland Hills PUD found earlier in this staff report.
The proposed application complies with the adopted Vision 2040 of the Puget Sound Regional
Council which supports the State adopted Growth Management Act which emphasizes infill
development in cities over development of rural properties outside of city limits. The subject
properties are part of the Lakeland Hills PUD, which was annexed into the City of Auburn city limits in
1998. The proposed subdivision will be located directly across the street from an existing subdivision
in an area that is already served by water and sewer utilities and is located within close proximity to
improved non-residential roads and commercial services.
4. Conformance of the proposed subdivision to the general purposes of this title, as enumerated
in ACC 17.02.030.
The purpose of this title is to regulate the division of land lying within the corporate limits of the City,
and to promote the public health, safety and general welfare and prevent or abate public nuisances in
accordance with standards established by the state and the City, and to:
o Prevent the overcrowding of land;
o Promote safe and convenient travel by the public on streets and highways;
o Promote the effective use of land;
o Provide for adequate light and air;
o Facilitate adequate provision for water, sewerage, storm drainage, parks and recreational
areas, sites for schools and school grounds, and other public requirements;
o Provide for proper ingress and egress;
o Provide for the expeditious review and approval of proposed land divisions which comply with
this title, the Auburn zoning ordinance, other city plans, policies and land use controls, and
Chapter 58.17 RCW;
o Adequately provide for the housing and commercial needs of the citizens of the state and
city;
o Require uniform monumenting of land divisions and conveyance by accurate legal
description;
o Implement the goals, objectives and policies of the Auburn comprehensive plan.
Staff Comment
Agenda Subject: Lakeland Villas Plat; PLT12-0001 Date: June 28, 2012
Page 17 of 21
The proposed preliminary plat meets the general purposes of the Land Adjustment and Divisions
Chapter of the Auburn City Code. The proposed lot size meets the SFD-5 zone regulations of a
minimum of 2,370 square feet per lot and an average lot size of 3,081 square feet. The lots within the
proposed plat vary in lot size from 3,083 square feet to 6,056 square feet. As mentioned under
Comment 1, the proposed plat makes adequate provisions for water, sewer, storm drainage, fire
access, and ingress/egress. Addressed under Comment 2 is how the project complies with the
Auburn Comprehensive Plan. The proposed preliminary plat will develop 81 single family residential
lots providing housing for citizens of the State and City. As conditioned the final plat development will
require uniform monumenting of new lots and conveyance by accurate legal description.
5. Conformance of the proposed subdivision to the Auburn zoning ordinance and any other
applicable planning or engineering standards and specifications as adopted by the city, or as
modified and approved as part of a previously approved PUD.
Staff Comment
The proposed project meets the regulations outlined in ACC Section 18.76 ‘Lakeland Hills PUD
District’. The lots are designed to meeting the following requirements:
• Minimum lot width of 40 feet
• Minimum lot size of 2,370 square feet . The smallest lot is 3,083 square feet, the largest lot is
6,056 square feet, and the average of all the lots is 3,081 square feet.
• The future single family residences will be required to meet the minimum setbacks and lot
coverage for SFD-5 as outlined in ACC 18.76 Planned Unit Development District (PUD) –
Lakeland Hills South.
The streets, sidewalks, storm drainage facilities, and sewer mains will be required to meet the City’s
Design and Construction Standards. These facilities will be reviewed as part of the facility extension,
grading, and civil plans to be submitted by the applicant.
6. The potential environmental impacts of the proposed subdivision are mitigated such that the
preliminary plat will not have an unacceptable adverse effect upon the quality of the
environment.
Staff Comment
The preliminary plat contains conditions to reduce impacts of the associated development. These
conditions include regulations to reduce potential damage from erosion, and slope destabilization.
The preliminary plat is conditioned to mitigate potential impacts associated with construction including
construction noise and machine use and truck trips. The preliminary plat is conditioned to regulate
the future development of the property to shield exterior lighting and ensure adequate water and
sewer connections. This infill development allows for smart growth in an area already served by
infrastructure consistent with the State of Washington Growth Management Act.
7. Adequate provisions are made so the preliminary plat will prevent or abate public nuisances.
Staff Comment
Adequate provisions are made so the preliminary plat will prevent or abate public nuisances. The
applicant has laid out the preliminary plat so that the proposed plat is congruous with the existing
neighborhoods in the immediate surroundings. The established neighborhoods across the streets are
generally subdivision developments of lots under a quarter of an acre.
MODIFICATION OF STANDARDS – ACC CHAPTER 17.18
Pursuant to this chapter, modifications can be made to standards or specifications if the modification
meets the requirements of ACC 17.18.030.
Not applicable. The applicant has not requested any modifications to any standards or specifications.
Agenda Subject: Lakeland Villas Plat; PLT12-0001 Date: June 28, 2012
Page 18 of 21
RECOMMENDATION
Based upon the application, the Findings of Fact, and Conclusions of the staff report, staff recommends
that the Hearing Examiner APPROVE the Preliminary Plat with the following thirty one (31) conditions of
approval:
1. Prior to the execution of a public facilities extension agreement and as part of the final plat
application the applicant shall provide a water availability certificate to show adequate water
supply exists for the project.
2. Prior to the execution of a public facilities extension agreement the applicant shall show evidence
that water system improvements shall be designed, located, and constructed to avoid significant
adverse environmental impacts. Commercial and residential developments shall be required to
utilize the most up-to-date ‘methods of water conservation’ in place at the time the preliminary
plat is approved.
3. Prior to the execution of a public facilities extension agreement the applicant shall show
construction plans for sewer stubs to the parcels adjacent to all sewer main extensions.
4. Prior to the execution of a public facilities extension agreement the applicant shall work with staff
to document with the Covenants, Conditions, and Restrictions the future Home Owners’s
Association (HOA) maintenance responsibility for the landscaping, park and pedestrian access
tracts. All tracts not dedicated to the City of Auburn shall be maintained by the future
Homeowners’ Association.
5. Prior to the execution of a public facilities extension agreement the applicant shall demonstrate to
the satisfaction of the City Engineer that the sight distance design meets the City’s horizontal and
vertical sight distance standards at the intersection of Road A and Thomas Avenue SE.
6. Prior to the execution of a public facilities extension agreement the applicant shall show evidence
of site development plans for the development that shall be consistent with the most current
version of the Auburn City Code and Comprehensive Plan in place at the time the preliminary plat
was deemed complete, and shall maximize the use of retention systems and low impact
development technology in the HOA recreation and landscaping tracts whenever feasible. The
plans shall be consistent with the Final Storm Drainage Master Plan.
7. Prior to the execution of a public facilities extension agreement the applicant shall show evidence
of location of storm drainage facilities that shall follow the most current requirements of the
Auburn City Code in place at the time the preliminary plat was deemed complete, and other
applicable ordinances.
8. Prior to the execution of a public facilities extension agreement the applicant shall show evidence
of storm drainage conveyance systems that shall provide means for water quality and quantity
control including but not limited to catch basins, and /or grass lined swales, prior to discharge.
9. Prior to the execution of a public facilities extension agreement the applicant shall show evidence
of a temporary erosion and sedimentation control plan. The temporary erosion control plan must
include erosion control measures for development of any project up through completion of all
structures. Erosion control facilities must be installed, and subsequently, inspected and approved
by the City prior to site clearing. All necessary erosion control facilities must be properly
maintained during all phases of site development to prevent debris, dust, and mud from
accumulating on the City right-of-way and/or adjacent property. The applicant shall show
evidence that all work associated with stabilizing slopes and other disturbed areas shall be in
Agenda Subject: Lakeland Villas Plat; PLT12-0001 Date: June 28, 2012
Page 19 of 21
accordance with Section 8-01 of the 2009 City of Auburn Energy Construction Standards, and the
2008 Standard Specifications for Road, Bridge, and Municipal Construction, or the latest version
thereof in place at the time the preliminary plat is approved, unless approved otherwise by the
City.
10. Prior to the execution of a public facilities extension agreement the applicant shall show evidence
that emissions from construction equipment and trucks shall be kept to a minimum by using
relatively well maintained equipment, and by avoiding prolonged periods of vehicle idling and use
of engine powered equipment.
11. Prior to the execution of a public facilities extension agreement the applicant shall show evidence
that all construction materials trucked to the site shall be scheduled to minimize congestion during
peak travel times. This will minimize secondary air pollution caused by traffic having to travel at
reduced speeds.
12. Prior to the execution of a public facilities extension agreement the applicant shall show evidence
that particulate matter (dust) produced during construction phases shall be controlled by watering
roads, and paving or graveling high use construction roads.
13. Prior to the execution of a public facilities extension agreement the applicant shall show evidence
that all construction noise shall be kept to a minimum by the utilization of mufflers, engine intake
silencers, engine enclosures, turing off idle equipment, and restricting hours of construction
activities from 7:30 a.m. to 5:00 p.m., Monday though Saturday.
14. Prior to the execution of a public facilities extension agreement the applicant shall show evidence
that stationary equipment shall be placed at the southern portion of the site. Where this is
infeasible, or where noise levels are expected to exceed ‘EDNA Class A’ Classification portable
noise barriers shall be placed around the equipment with the opening pointed away from the
northern portion of the property.
15. Prior to the execution of a public facilities extension agreement the applicant shall show evidence
that construction vehicles shall not travel through Lakeland Hills North nor other residential areas
unless no other access is available. In no case shall construction vehicles travel through
Lakeland Hills North once direct access is available from the site from East Valley Highway.
16. Prior to the execution of a public facilities extension agreement the applicant shall show evidence
that significant measures shall be taken during construction activities to provide on-site security.
Street lighting should be provided for residential and commercial developments and building and
site designs should be considered that will reduce opportunities for crime to occur.
17. Prior to the execution of a public facilities extension agreement the applicant shall show evidence
that during construction of residential development disturbed areas shall be revegetated during
the next growing season.
18. Prior to the execution of a public facilities extension agreement a fire prevention plan shall be
developed for the construction activites, particularly for areas storing flammable materials, and
submitted to the City or review and approval prior to beginning operations.
19. Prior to the execution of a public facilities extension agreement the applicant shall show evidence
that the quasi-public spaces have been designed to accommodate recycling. Space should be
provided to accommodate recycling receptacles where trash receptacles are provided in
centralized locations.
Agenda Subject: Lakeland Villas Plat; PLT12-0001 Date: June 28, 2012
Page 20 of 21
20. Prior to the execution of civil plans the applicant shall show evidence that half street
improvements shall be implemented for 65th Street South in accordance with City Design and
Construction Standards.
21. Prior to the execution of civil plans that include streetscape plans, the plans must reflect a ratio of
0.67 street trees in the right of way per dwelling unit, evenly spaced throughout the plat.
22. Prior to the execution of civil plans the applicant shall demonstrate to the satisfaction of the City
Engineer that the sight distance design meets the City’s horizontal and vertical sight distance
standards with the existing sight distance easement along Lake Tapps Parkway established as
part of the Lakeland East Plat recording number 200901095001.
23. Prior to the execution of civil plans the applicant shall provide a final landscape plan that meets
the standards of ACC 17.12.020 and the standards set forth in the “Master Landscape Plan for
Lakeland South”.
24. Prior to the execution of civil plans the applicant shall show on the plans the construction of offsite
improvements to Thomas Avenue SE including the reconstruction of the median, any changes to
street lighting, channelization, pavement markings and the creation of a new thermoplastic
crosswalk at the north leg of the intersection of Thomas Avenue SE and Lake Tapps Parkway if
one does not already exist.
25. Prior to the issuance of a permit for any site work the applicant must show evidence of a
Department of Ecology Construction Stormwater General Permit.
26. Prior to the issuance of the final plat the applicant shall show evidence of uniform monumenting
of lots and conveyance by accurate legal description.
27. Prior to approval of final plat a condition establishing a parking ratio of 0.3 legal on -street parking
spaces per dwelling unit, evenly spaced throughout the plat, shall be shown on the face of the
final plat.
28. At the time of submittal for individual building permits design professionals shall use known
methods to significantly reduce impacts from outdoor noise such as insulation, airtight exteriors,
and thicker walls, windows, glass, and ceilings shall be incorporated into building designs of
strutures located within 250 feet of the east-west corridor road right of way.
29. At the time of submittal for individual building permits design professionals shall use known
measures to reduce noise impacts shall be incorporated into site and building designs located
within 250 feet of the right of way including, but not limited to, larger setbacks from arterial roads,
orienting courtyards or public areas behind buildings as far as feasible from traffic and limiting
areas where heavy truck traffic is permitted.
30. At the time of submittal for individual building permits design professionals shall use known
measures to facilitate fire prevention (excluding sprinkler systems). Single and multi-family
homes shall be built with rated roofs.
31. To decrease the impact of single occupancy vehicle trips added to the City road systems and
State highway, property owners shall institute a ride-sharing program though its homeowner’s
association established pursuant to recorded CCRs on the property. The ride-sharing program
shall include at least one information system for each plat and multi-family project such as a
commuter board or telephone answering service to facilitate matching riders with vehicles.
Participation in the ride-sharing program among residents shall be voluntary. The homeowner’s
Agenda Subject: Lakeland Villas Plat; PLT12-0001 Date: June 28, 2012
Page 21 of 21
association will provide an annual report to the City as to the effectiveness of the ride-sharing
program.
Staff reserves the right to supplement the record of the case to respond to matters and information raised
subsequent to the writing of this report
EXHIBIT LIST
Exhibit 1 Staff Report
Exhibit 2 Vicinity Map and Zoning Map
Exhibit 3 Preliminary Plat Application Materials
Legal description
Title report
Draft CCRs received on June 27, 2012
Exhibit 4 ‘Lakeland Villas Preliminary Plat’ Site Plan by ESM Consulting Engineers, LLC dated
February 16, 2012
Exhibit 5 Combined Notice of Application and Determination of Non-significance, affadavit of
publication and publication notice (to be distributed at the hearing)
Exhibit 6 SEP12-0004 Environmental Checklist and Final Staff Evaluation
Exhibit 7 Notice of Public Hearing Notice, affadavit of publication and publication notice
(to be distributed at the hearing)