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HomeMy WebLinkAbout6566 . , � ����� �.i��������� � ����� � II IIIIIIIIIIIIII��I�IIIIIIIIIIIIIII I�IIII II�II�III IIIII�IIII ulll I�u II I II Return Address: 2015��3�000801 FIRST RMERICAN ORD 75.00 � � Aubum City Clerk vace-eei oF eea CI�/ Of AUbURI � KI,N3G CZOUNTYI3'.�52 , . 25 West Main St. Auburn, WA 98001 RECORDER'S COVER SHEET Document Title(s) (or transactions contained therein): 1. Final Plat (Ordinance No. 6566) Westridge Auburn Reference Number(s) of Documents assigned or released: �Additionai reference#'s on page_of document Grantor(§) (Last name first, 4hen first name and initials) . 1. Auburn, City of Gran4ee: (Last name first) ,;��.,;� :_,,,:�,_,�.a��,�,��,� 1. Westridge Aubum �r►ia�.},azsryiaa�ya;�z�°ramtar,�n, SY FI�t'i`ALt�'z:;' � �?'��;;�:,`�"R$�4h4:�n' -.- . . .. __ . . - _. - Legal Description (abbreviated: i.e. lot; block, plat or§ection, township, range) Tlie west haif of the SVV quarter of theSE Quarer of Sectior 2, Tov+nship 21 �orth, Range 4 East, W.M. �Additional legal.is on page 3 of 4he document. ________ , _ — Assessor's Property Tax Parcel/Account Numbec: 0221049027 �Assessor Tax#not yet assigned . � .. .;.,-_ ,. . . . , . .. ,. . . . . . . . ' . � ' . . . _... . � ' . . . , � � ... -. . ORDINANCE NO. 6 5 6 6 AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF AUBURN, WASHINGTON, APPROVING THE FINAL PLAT OF WESTRIDGE AUBURN WHEREAS, the City of Auburn received a final plat application for the Plat of Westridge Auburn, Application No. PLT14-0010, fhe final approval of which is appropriate for City Council Action; and WHEREAS, based on the review given this Plat by the City, the City Council hereby makes and enters the following: FINDINGS OF FACT 1. Westridge Auburn, LLC has made application for the Final Plat of "Westridge Auburn". 2. �The Preliminary Plat of "Westridge Auburn" (PLT13-0001) [originally known as "Westridge"] was approved by 4he City's Hearing Examiner on November 27, 2013, as a single phase. 3. The Plat of"Westridge Auburn" has been developed in accordance with all applicable conditions of the Preliminary Plat. 4. A Certificate of improvements has been issued by the City Engineer. The applicant has provided a security in lieu of completion for the outstanding improvements which includes the final lift of asphalt, and sod installation and Roundup application. CONCLUSIONS OF LAW 1. The Final Plat is in compliance and in conformity with applicable Zoning and Land Division Ordinances and other applicable land use controls. 2. The Final Plat of "Westridge Auburn" is consistent with the Comprehensive Plan. 3. The Plat meets the requirements of Chapter 58.17 RCW. ---------------- Ordinance No. 6566 June 29, 2015 Page 1 of 1 NOW THEREFORE, THE CITY COUNCIL OF THE CITY OF AUBURN, WASHINGTON, HEREBY RESOLVES AS FOLLOWS: Section 1. Aaaroval. Westridge Auburn, a subdivision involving property located within the City of Auburn, Washington, which plat is legally described on Sheet 1 of 10 of the Final Plat and set forth below: THE WEST HALF OF THE SOUTHWEST QUARTER OF THE. SOUTHEAST QUARTER OF SECTION 2, TOWNSHIP 21 NORTH, RANGE 4 EAST, W.M. IN I<ING COUNTY, WASHINGTON. EXCEPT THAT PORTION CONVEYED TO KING COUNTY BY DEED RECORDED UNDER RECORDING NO. 8711020577. [King County Tax Parcel No. 022104-9027] is hereby approved, and deemed to conform to the requirements for Plat approval pursuant to State and local law and Chapter 58.17 of the Revised Code of Washington and Section 58.17.140 thereof. Section 2. Constitutionalitv or Invalidity. If any section, subsection clause or phase of this Ordinance is for any reason held to be invalid or unconstitutional such invalidity or unconstitutionality shall not affect the validity or constitutionality of the remaining portions of this Ordinance, as it is being hereby expressly declared that this Ordinance and each section, subsection, sentence, clause and phrase hereof would have been prepared, proposed, adopted and approved and ratified irrespective of the fact that any one or more section, subsection, sentence, clause or phrase be declared invalid or unconstitutional. Section 3. Recordation. Upon the passage, approval and publication of this Ordinance as provided by law, the City Clerk of the City of Auburn shall ---------------- Ordinance No. 6566 June 29, 2015 Page 2 of 2 cause 4his Ordinance to be recorded in the office of the King County Auditor's Division. Section 4. Implementation. The Mayor is hereby authorized to implement such administrative procedures as may be necessary to carry out the directions of this legislation. Section 5. Effective Date. This ordinance shall take effect and be in force five (5) days from and after its passage, approval and publication, as provided by law. FIRST READING: �UL - 6 2015 SECOND READING: ��UL 2 O 2015 PASSED: �UL 2 2015 APPROVED: JUL 202D15 CITY OF AUBURN N NCY B , MAYOR ATTEST: "� Danielle E. Daskam, City Clerk APPR ED A F R� � Da ' . id, ' Attorney Published: �]�, �n/S���T'�'"J Ordinance No 6566 June 29, 2015 Page 3 of 3 SMEET 1 0� 10 � VOL/PnGE WESTRIDGE AUBURN N PORTION OF 11iE SWiHWEST OUnRTER OF THE SOUTHEAST OUARIER, SECl10N 2, TOKTISHIP 21 NORTH, RANGE a EASt, W.u., GTY OF RUBURN, NMG COUNiY, WNSHINGTON LEGAL DESCRIP110N RPPROVALS TM[xcsi rvw w�xe cauixYSr a.wim e rnc swra.�s*a.ma s¢rnw q mwvn a xwm. iwuv[v¢ciw�a mimurt xrxa�us�,nw.,x wxo wwn,rumxmw. i nwra�oxnrr mnr mw[u¢xo omxw�w vmu ussmars ra wiw ra rnwun vacn n¢v.m�r rana m�nnxv m x�a muxn n o¢n acwmm�noa emauno Ha.m��owv�. ro ms wadMSax wr az u.me ro�on,uu m��ru�cari 4rnmmirs w un monun ro x�ncm mr�rnxm omurto�e eums w[n m ra xn oma wwc us�.�c�wi.vuo, vnsnm on wsw�n¢o. �ns_o�v o w_. DEDICATON flLVH P LMiO IMCtl� 91mINKY.II�Y RGME M9 PV�f N B[1M[QNMIC I�PESN��IXN 6�IIE NMN90Y��➢[IKIImY. 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TOWNSNIP YI NORM, RANCE a EAST, W.M., CITY OF AUBURN, NING COUNTY, WRSHINGTON NOTES/RESTRICilONS i.ra no.w.no smw owx.rs mins s..LL e�cws�xucrto..:cmonc ro ra vrno.m wH.xo mm�. 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PLT14-0010 JOB N0. 7l072 SHEET a OF 10 VOL/PnGE WESTRIDCE AUBURN A PORPON OF THE SOUTHWESi OVARTER OF 1NE SOUTHEPST OUARTER, SECTION 2, TOVMSHIP 21 NORiN, RANCE a EAST, W.M., CITY OF hl1BURN, KING COUNTY, WASHINGTON ]5 � 1 gn uw.ar xo* s.na�o ra+an �d: w�ra�.� 6^ udJY[Ni x01 4M�m fU iUO wc.na aw�.a A xeub'w'w xeurs�w•w _ � 37�mm.aS � - - rzoe.u' — 4^uw;vT 3 I SURVEY NOTES . �IN �o.�uwiwTM°cainnui� v�+�r�oi m���x nu�u"¢m�wr�. � sarm�r � a�xsw au�x�¢oma r1a amiav-vmv.on�m p P.TII] VI�YOIG TRS YI➢.M 61Rd0 I I �'I 19961qG p1m�6�IC N.�S ONCIm IM MOq�f XL�\.1R S MY6TTL Im16`LLRSTNE M AM�fIID pp6p�rv pMn mw n�9VM p M Y.v uO I I I M1��T�IQD fMSf.W�EVF TII[n9M/.n6 miu1�OlM.1X16 DJL SIRWL m9LiME 010�15 L ` C�u5 IRm wq1T U iN5!u10.CM mIL O�aW� C T Mm�1iI.TMS V M TIICS tpY110�10 YIpYS 11% w I I 91Mf1 NO MIpQ U�R SIIIV'G 4RAM11M]dOlm15 NC WNR[S IM YM'S JI1M Y.O WASiCP3S N ix�r vmn. z nm�u xo�m oMw�esc.0 sm.r.r mnma xwc��m ac saw'vws amwrco ren iu�.s oxaccr iu o�cimrn.xae.. >mawn wu-ew,�ax swuc rzn pv.�oiea � •°�, �� _ N,o,]%�_ _ _�_ XBB3,'OI.E I � �ru psivas u¢m rtci ew.:i e�e.�r I vve..r '� — I a �TMs is.wn m..v¢wn�. �incn nr¢coio I \ Y mi�m¢[cmwm iotx sutw�M�s um m uuwx[ ns.www.„o om.wa ie.nnorvims a.rm:� I ravm.�mrmart ua�rrtrn w�u rnxmwm uawar.�.s vmri aoavc a.noz r mws am�no so�'r x a M m��w�a�['r w u�m TMo.¢��m w.�c J I I mwum�c�¢.n[wKim�wri m-iawn w ev.vwwc wsmxo�rs um[a�w�n uam,am. .0..rrulm ix wusuo.r�cav�a ro _ —, .v.rnms vcmunws REFERENCES i imm raxn�mi w.r.uew eevn.aromm I I woo�irtmroxc xuau e�mmxa i vurc eoz wo ruR xioa v�rs e nmmom w : .nw���e o wn.n.as�-a u.om awmwc I ' I I x�ew enmoowi. x �.ra our v amsm��wrz ncanom w w.�u�i.e „� I � ^ �A �S o vun.vnm..�ww u, ur.m i¢m�onc y� §, wwea eewno�U. 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PLT14-0010 JOB N0. 1l012 SHEET 5 OF 10 �OL/PPGE WESTRlDGE AUBURN A PORTION OF THE SOUTHWEST OUARTER OF THE SOUTMEPST OUARTER, SECTION 2, TOWNSHIP 21 NORTH, RANGE 4 EAST, W.M., Cltt pF AUBURN, kING COUNTY, WNSHINGTON I I iWxO uMVUdi In c�Y, p I I BWSttI MCIW3 x n x'an.a ovi w�rv wxu� g. va i�eNec'v w-w I I ze I ve m 'v.'caorcrz.omx I y � x. rw.�o uwuuo��e"� a���ao.r s u.n a.t[ r an.,n au� o.a .im� �y • cm�rt.COm e'ILq11Gnl NiEHI Of W�Y �@.901�/ < 0.i'S �0.^'r�.N 1�1 Y�P�,�301]4V IXUBVPX!�qlftlL fl0a0 N _.` � P.f01• ' I VPPOHS VGM wFTMC0.i�pi.? � S. 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PLT/4-0010 JOB N0. 1J012 SHEET 6 OF 10 �OL./PAGE WESTRIDGE AUBURN A PORTION OF iHE SWTHWEST OUARTER OF iHE SOUTHEAST WARiER, SEC110rv 2, TpWNSHIP 21 NORTI, RnnCE s EAST, W.M., Cltt OF AUBURN, KING COUNTY, WASHINGTON SEE SHEET 5 FOR CONTINUATON � � 52 � i 34 I aI I I II N�]I'MT �IF I 4} I ' I I I xEVliYt I n g d� I � � ]LOQ fl ]Y.N o N I ]]' }f' . I net�.'�e2 0 ]f' 9' � I x _ �-i I6I ��� 51 � i.o I �xeo� I � � � n.a.m`��e�\� M I $ s.¢r z s eoeoa sr, $ o�rm� xi���� I �m o-»w'zi-\ I I � v�i�.e�� ���n��;ai i�' m i I B X�Y'y I TRACT%C s�• � = w.an*rzo xeue.ea' yme s.r, a � I I 1S �.� 44 �e � � I aiin�ci xort o �' Fg �v unun k g �2 u �. I .z aar� S� I ��i � � ui�v.���sroi�r � � �I we�v�e[ ���oo.xo I :(n d� ��v .a m� I I ' a I I v o +u m sc e.� ^w.et I � �M I—m'umirv TRACT B 9 � ��mrv.n.w � I us��(rw.) ���r:v. � �"i a"-0 \��Nr.¢� yl � w[[i a-e io. ��c urt.. � I? ea �!D � us�.�m sa ca. �� I I •�c g,i�aii?i � � ��d%� � vs.w�v v "'im'�irm� b'w � O1 I o-ao+.v S�� 45 I � � I -xiw. 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Y � �� �a y_� � ' / ��. � ��. v?�'s. /� �i ..,��., a� �^ �' I � ♦ / �' I p� rq¢n W �. / 0'oSpL ��. / �^I F pp]'w.fl �7i T�� / ui�v o 6 I ��I Ig a.uxc �i x^` / i�PN/ tCr z :�.ezw�sr, � �'� ��v e6 5Z. / / w,[-y I�II—li. � ' '��3���a�� � m.y9v. $� y� i � i ��I i I� ' �� yV� i i i b /'j�P� [9085�� ♦ / / I I I � g� �� / m'rso[4[ / � / �ad� / c P.ie.va*r i�j� � emu�:r. y� / i Ssi�[[i][v, �4'� � � / 26 7 i �'d� sxao.... � � / �r � 25 $'� � "^m � TRACT D � mrn v. d � x� OeK ws...a °� �/ so�.i:i 24 �a}i � /��/ p i ` / � SEE SXEET l FOR CONI1NURlION .,� / � � ..ci �. � e000 i�e vn�� // I �i b000 �nioe o�� / I w u000 . �u / n o.ese / / / / / i IEGEND: � � raxo�oxmcxr.0 xorzo � Yi SLaYpMp pry R�YBL1M aww*r�m en�a nsi s.wrm 'ons mar w uw.�uw�c.�a. o: o .������ � : `� : :;� �� NORTH � . �e • s*eie'.v:�.w wm rt.snc ows�Kerxe y' ru srumm vn nsv o`� m ev � O.R.STRONC °� ^X°•n n°"°11"a�'°'r �— CONSUL7/NG ENGINEERS ra om.�rz..rzn um�on �ir»�.w n. .•�,It� or+�¢.s nwwr.s ew.rmv m co. ���wr rnoHSa BA515 OF BEARINGS: ������y xaev'm'�azrnvn mc www�xrs .yuuu.r w.e w�rtn vrt c�vrzxr m urcw.wr rwr10 x auq�r rw�swmus. ° ' unun asm�c. w comu uio me wr w.niu wmun a zrnw�-zi-• GTY OF AUBURN FlLE N0. PLT1h0010 JOB N0. 1J013 SHEET 7 OF 10 VOL./PFCE WESTRIDGE AUBURN R PORTION OF ME SOUTH'bE4 OUARIER OF lHE SOUTHEAST OUARiEP, SECTION 2, TOWNSHIP Pl NORTH, RRNCE / ERST, W.M-, /- CITY OF AUBURN, KING COUNtt, WASHINGTON i � I / M1 / TRACT C � � 33 i L i � '� I racc is o�.a�w v 32 / / I � I � .uru / SEE SNEET 6 FOR CON➢NVA710N 3� �/ � I � I � I � I I / I 30 // I � I ���� � � I M / ^�y� I � I 29 � no.in sMCi v � � I D i I � i � / � i � i � 2B ` i i i � I � I �^ L0�� +'� / I I I nxc m,�r ru� 27 �+'m/ � �.�� '- ' nm w wii�mzm /, / - oa' � �s�nc—I �y�1—I^ � // 2fi ��•/�' y I � IM1 W // / I Q'R�^ TftACT D i Lci Ip /i� / o.m>.:v. � �ci // 25 / � I v�° y�a ���"°rz i §i �� � 2a � � � �c���"q i I ��� g /� I � , /�� I � i I '�:tt:�::`a�€ ii� i i � / o.viemi // I ��f � ` �/ /�I � � � ^ 4 � /i// /� � i I i I ra¢i s / / � / � ��z�w� / � 4� "4. 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E I �iuS LLi1 1N0.E MC LENLM LEGEND: � os m�.e e iaev � rawo uaumlr�s xorte s sniowo an n.uovnn � uwu�n+r wn aua oia snuwv tns nw'ix�wuuurt uu. p.. o ����.,,._ �� � D' �: �� N O RT H • x1 ero'+z�•ranrw wm vsnc cnnrnit su� nn r.rm'ws sisv' o� �v m D.R.STRONG oa am..n zmn onrm.a rwm1w+ �-- ,�� CONSULT/NG ENG/NEERS a.c rm.n..ra ummn �u�cH-�on. Ew.EZ�o n,.�n un�erw� erw cr. �wmpi wwso� BA515 OF BEARINGS XOOSPWY Rllml M��WO�R �O�Liim IaL�WI .ii .n�w urt cwvm+*ro i.mu.a x rua.*ra mu�m ��ar aman rnw meen um ra usr ' aiartn meu s scnw�-n-. Lltt OF AUBURN FlLE N0. PLT1�-U010 J08 N0. 13012 SHEET B OF 10 ��L./f'AGE WESTRIDGE AUBURN F PORTION OF THE SOUTHWEST,WARTER OP THE SOUTHEPST OUARTER, SECTON 2, TOVMSHIP 21 NORIFI, RnNGE � EnST. W.M., CITY OF AUBURN, KING COUNTY,�WASHINGTON 29 20 � / i SEE SHEET 9 FOR CONTINUATION 27 � / I / � � 26 -�' � j i I `a?r�'� z 25 , � I .�'o'o�qf z � I �?°;,g'�F� � 24 �.e?° �� . ' �y.� � i � 23 � � � .n`°''r�� � zz � � � �I i � � / I i � �^� I ii/ ���. � R ii �� �>°,��€,� ,��, I �� . I � TRAC7 D �� � /� i � a / aci�m:`a� I /%/ / / xo.>sim f I /j f / / � �/%/ �� � 4 ID'Gn5 wp[UxC �%/ / �!�� ,$ C�40�]1�]�Ci� � � / iY'd1�� IMAiIm • � /�/ / �ajP y�y y � _ � - �i1 n � �� / � ; � / b /% / /\ y=^� �/ \ / � tl� j � / � £�o' / j /! / �/ �nv�/ r / / � S�v� / / / 65Y" / / / / I �\ /'���3.. rea�ac e... mam— \ s iaa sc,/.ac� a� . I `.ouxo:caacrz a'�s' n°�s w�wm�r�m i?�•w \ � � \ mar.uc I wc ross ia nn n.rs n�osa u °0 �qNa4w6i I � \ \ -f LEGEND: � ro�.o.aa�mn u inim � �gav�o�i�wm�is o.z�numm vn nxv'.w.vua�ug � o mwo ram uwwwr a�s ��. • sr e/e'�x.'�.w wm rusnc �...,w.m•�,,,v D o� �mn smd m�x�a c�.xYC+r N O RT H �?� p ;D: ' ''��' PYL IRIV�1[W�ILp LaQYqI onnrHKacue . " co �emmrt enoxaa e�� m ea � u .+rtn urvc uviwr m�xwn.v� �-- ,.,� �.R.STRONG umin wsmcr ���H,�R CONSUL71NG ENG/NEERS r ""�1e'a BFSIS OF BEARINGS: �/ �� m r.1O°°'v6iaciw cv x0011'OST�IOQX M�a11YdR O�]!N ND •0.w9 N VL�Q�I IK SWfKASi YCMN f0lU uD 1NC V51 YINIq(peml�4CTM]-]I-• CIT' OF AUBURN FllE N0. PLTIh0010 JOB N0. 1J01P SHEET 9 OF 10 VpL./pqCE WESTRIDCE AUBURN q PORTION OF iHE SOUIHWEST�OUARiER OF iHE SOUIHEPST OUPRTER. SECTION 2, TOVMSHIP 21 NORTH, R�NGE � EAST, W.M., Cltt OF AUBURN, KING COUNtt, WASHWGTON SEE SHEET 10 FOR CON7INUATION �4 I ' i I xCn�'�eT ]]' I 3]' I NYf Ha5 x0.� .f]' � w�in,ec r.-n io'umin— I I E�41O:iITP.) IlJ +�I lBOt3 L. 3 6 IO�MEr I Q� I g I � .wv�.e< I I ^'g I � Iivsr i..a«... eeahfisr. � , I � '��:o srw�on.w.¢ I 8� I 50 i�"s�¢i��., I .eeerwt � � I \ � usx' q I �o'rmo � _� s I eross7 s�s��iii s I&I � I A I sr, � aC s039�'� m � xeiv.m't o-e.u• f� � o-ora'u'I la I I �B �-oi.�r 1 ea �sr. i , � � d.a� �a S. a�y, \ � 49 g ' .e°„ �\ \,� �\ � �`.Opd ��.\ � \ a �Y\ \�\ / � i q .>°' y, 19 \ k �� �� i � � �4.n�i:ss. � 4.� 'L`�� � qT'4i +� S \p� �i\�• r vww� � �Y.ezm�ss_g j x_em' � \ ti �'6•:3 // g >eom�r d 'q.S� i � � 2t i �� � • �,.v u. •, 5�'Y�� � � �o � i o'�ov'°. w x�cv e. / � \ ¢.:/ �P� � c �+' / / `�o'un�� � �/ �vu�cx. / _ \// /"" es� /\ s[�[a.�?ai� rtwwu. \ �.;�%�w�—s.� ,;�-� �g� �. - � �,,,�,�„ , , - , ;�� i" ��, u��o � i" - - , ��E,a y�� 25 i ��j e ' g" �Pp � ez�n4sr. 1 / _ — / 23 &i �wur�m A �ena:sv. M �6.`��1 / � 22 w`� / ioeoi:sr. / � � / TRAC7 D � A, yW +'° / 7 � / - d� / . / / / �M1M1„ // SEE SHEET B FOH CONIINUATON / / IS'PYf Y[ � EV .9�R1 S / / LEGEND: � � rwrm.wwcxr u xoim 4'i TulOMO OfY s u�OYN � 0.�WIf wM BRI.4 qII SIWVm ' AS TL'Y w WWYpi C.t� o Xaw�v�m w�wwr u u µ�,, D: o�. °' N O RTH �a� !D.? : 'f�:i • sr eie'�z.-uew wn nuM cwanz scue " f°^"��'�� �� �o� m D.R.STRONG e� mv�rt smw nuua uvmr � ,�� CONSULT/NG ENG/NEERS nc rwr.n.��w uvd� t wu�.w vr. • umer�o na.w�e mw.emw 6A515 OF BEAFINCS: a'•♦ r.e. umu�wo.�aw w.E nm..w w mr XWy'fhT HIY��M YIynXNR 011emm IumyL l{ ulp 1➢([Aq101f 1p IA�D4�p �OMO N F4C�i M 4VlIQ�Si VRII�OSIIM! 4LTM mlld IMY lMC F/S! GI.WId OINP 6 YCIKM]-51-� OTY OF FUBURN FlLE N0. PL111-0010 JOB N0. 13012 VOL/PnGE SNEET 10 OF 10 WESTRIDGE AUBURN q PORTION OF THE SOUTHWEST OUnRiEF OF ME SOUlHEAST OURRiER, SEC➢ON 2, i0WN5HIP 21 NORTH, RANGE � EAST, W.M., CITV OF NU9lIHN, HING COUNTY, WASMINGTON I :v I j° n oom�wu niw.ar wn� nw�mo¢�rl o�oicpRO ra �m.w ouv+ ����� euc nono eonrosss uPa P I � M NCCPIPxE Of i 5 v��� �2 IJ4.Y.'91-� � � /� _..�,:At _ F _� . �� , � - --� - �„� / !g s. won� sT. a �,' _ - -,,-o�- _» - - _ _ � eTr � 1 _I xI9�]�'�f'E i � 'I . ��. �.eoerv:e � � .ene�'g� \ / I r vmo yseai.i' I v m ar. I � I I I I —1 '��s'�[ � \ I L�. \ I I in.n e I il� 7 IN�I 6 g �mrn s.r. GI ' rexoi ar. �9'�� �a'xm.e'om� I -I G � �I u��>. I a*i �I � . � iRACT E I i i o,.I I N�>�.. � � >,�' r�a, Iwv.rt.cas p N�gt. 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I�I_ � I �I I _ _ � � � � xeenr.e•� � �j I I �aa.r � I I / I \ n. , ra I . 53 p A i e.i:sr. ssi°a�e�` I fl� ` � L�I � xeaer.et � � i � I � 1 I � , ,nb , , � -I i�� � ss — � ia �_ � A eem xr. a� I I xen�u2 ve I ze � ReP � / I EnYpCxlutlr�i,� I &I SI � �u � 15 Y ..�o � I � �� i � � I � I I 50 SEE 9iEET 9 POR CONTNUA➢ON LEGEND: � � rwxe uarrvu[xi��xarto 2r sruaum an rc u.ann � wuuw�wn ax�ss asf sn�nm -���� TRS]]SV N�qlVYqt U2 o �aro cm�a�ou�w�.s.� N O RT H � � � s oim 'jD' • s.fA'�z.'�law�m rtwmc carnxiCBWE ": w sr.�mm vrs env' o m w m D.R.STRONG ra mnnrz smv w.we¢c.mmn � ,�� CONSUL ANG ENGMEERS cx rmwrt...w usnai —•�vrc.H•�on. e.w+rera n..xn srmva+ �.r. vma�nowaw BA9S Of BEARINCS: n,��,�p�� xaonrw2 acrv.sx mc uwwwrs o.zcn..m.mar.w� � wn�w urrc uuuw.ro wrz��w� rwro w vu¢.r m[wmua. �nurv wmncr urnw cwKn.w ra un WMId COdG V YCIIM]-T-� diY OF RUBURN FlLE N0. Plfl1-0010 JOB N0. 1]012 w3wNan nv o n�ii��.. ._ EtOZ 9 �7� 1 BCrORC TFI�H�ARING �XAMIN�R FOR TII� CITY OF AUBUItl+��! aM� ���'� I 2 Phil Olbrechts, Hearing Examiner 3 RE: Westridge Preliminary Plat 4 FINDINGS OF FACT,CONCLUSIONS 5 PLT13-0001 OF LAW AND rINAL D�CISION. I i 6 I IlVTRODUCTION � 7 ' 8 The applicant requests approval of a preliminary plat for a 56 lot single-family ' subdivision of a 1930 acre parcel. The applicant also requests two road standazd y deviations and a deviotion from driveway spacing stfmdards. The preliminary plat and two roadway deviations are approved with conditions. The driveway spacing 10 deviation request is denied. >> ORAL TESTIlVIONY 12 Staff Testimony 13 Elizabeth Chamberlain stated that the proposa] is to subdivide a 1930 acre pazcel. �4 The subdivision will include 56 single-family lots, a storm drainage tract, open space, 15 new public roads, ond Iandscaping. The parcel is in the Westhill portion of Auburn. It is adjacent to Wyucrest division II which is a 41-lot prelimin¢ry plat under review 16 �d Wyacrest division I which is a preliminary plat that was previously approved. The staff report outlines the findings of fact. The pl¢t is in Lakehaven's utility 17 district. Thc project meets the density requirements of the R-5 residential zone. The application is consistent with Aubum's Comprehensive Plan and meets the density 18 for fhe single-family land use designation. 19 According to Ms. Chamberlain, the applicant is requesting three deviations from the Zp design standards. First, the applicant is requesting not to conshuct a center turn lane on South 300"' Street; instead, the proposal includes a six-foot bike lane. The bike 21 lane meets more of the Comprehensive Plazi's goals, and the center turn lane is not wazranted for the expected number of tums created by the project. Second, the 22 applicant proposes to construct the intemal plat roads with a horizontal curve radius z3 of SSft rather than the standard of 333ft. Transportadon is supportive of this deviadon request, as well. Finally, the applicant requests that review of driveway 24 spacing be done later in the review process. Staff supports tlils deviation as well. Staff recommends approval of the preliminary plat with fourteen conditions of 25 approval. In regazd to strcet improvements, there aze sidewalks on both sides of South 300�' Street. There are sidewalks to the west of the plat, and, when Wyncrest division II begins construction, there will be sidewalks to the east. There is an I i I i Preliminary Plat p. 1 Findings, Conclusions and Decision t elementary school that is within walking distance of the plat, and sidewalks connect ! I the plat to the school. The plaY is in a Federal Way schoo]district. j Z In regard to the curve radius deviation, Ms. Chamberlain noted that mauy predious i 3 applications have requested tlus type of deviation. V✓ider radiuses cause smaller lots and make it more difficulty to meet density requirements. This is not a unique , 4 problem for this plat. The required curve radius would create a sweeping curve and infringe on lot sizes. The 333ft requirement would not allow a looped roadway. In 5 regard to the driveway deviation, it allows more flexibiliry wlien determining the lot i 6 layout and grading. It also helps for placement of utilities. There is a provision in the � design stf►ridards that allows the city engineer to approve these devialions as well � during the building permit process. 8 Applicant Testimony 9 Msiher Joudi, civil engineer for the project, testiSed tkiat, in subdivisions with SOft 10 �ots, homes are normally 40ft wide. The city's lOft driveway spacing requires lOft between driveway aprons. Driveway aprons are Sft on either side, resufting in 1� driveways in the middle of lots. These lots are not large enough for these driveway requirements,thus the applicant has made the deviation reques�t. 12 ]3 EXHIBTTS 14 The exlubits identified at p. 14 of the November 1,2013 staff report aze admitted into the record. 15 1G FINDINGS OF FACT 17 Procedural: 18 1. Applicant. PNW Holdings,LLC. 19 2 Hearine A hearing was held on the application at City Council 20 Chaznbers of Auburn City Hail on November 12,2013, at 6:00 p.m. 21 Substantive: Zz 3. Site/Proposal Descrintion. The proposed project is to subdivide 2g approximately 19.30 acres into 56 single family lots with four tracts, associated storm drainage facilities, new public roads, open space tracts, landscaping, and right-of-way i 24 dedication on South 300th Street. The proposed subdivision is located at 6033 South � 300th Street. 25 i I I Preliminary Plat p. 2 Findings, Conclusions and Decision 1 The subject site is vacant and used to accommodate a single-family home that was i 2 demolished in 2008. The average lot area for the proposed lots is 8,227 square feet with the smallest lot having an azea of 6,240 square feet. The minimum proposed lot j 3 width is 50 feet. � 4 The nel site srea used to calculate density, which excludes the site area specifed in � ACC 18.02.065(A) Methods of Calculadng Density, is 11.19 acres. With 56 lots � 5 proposed,tlus yields a density oF 5.09 dwe(ling units per net acre. � i 6 The applicant has specifically requested the following modifications of s)andazds be � � considered as part of the preliminary plat approval (Exhibit 9): � 8 1) South 300th Street, not construct the center turn but accommodate the six-foot bike lane as required by the City's Comprehensive Traasportation Plan,Figure 3- 9 q �� 2) Construction of internal plat roads with a horizontsl curve radius of 55 ft, rather �� than the I.ocal Residential staudazd of 333 ft as required by City of Auburn Design Standards Table 10-1.. 12 3) Driveway spacing for lots. 13 14 The City Engineer concurs in all deviation requests. 15 The deviation to the width of Uie residential collector is supported by staff, as the applicant does not propose to reduce the width of the residential collector, but 16 proposes to eliminate tlie required center two-way left tum lane, in order to �� accommodate a six-foot bike lane. The applicant's traffic engineer provided documentation that the queue lengths for the intersection of South 300th Strect az�d 18 61st Avenue South are negligible and does not warrant the two-way le8 center turn lane. A similaz deviation request was granted for an adjacent subdivision, Wyncrest �9 Division I, based on the same analysis, The tiuning movements into Wyncrest Division I are also low (based on the traffic enalysis for that subdivision) and do not 2� create an adverse impact. Staff notes tliat a six-footi bike lane is a lughcr priority for 21 the CiTy in accomplishing our non-motorized network. Also, not widening South 300th Street to 'viclude a two-way left center turn lane is cansistent with the existing 22 road fiuther west and with 64th Avenue South to the north. . 23 The second deviation request is for the horizontal curvature minimum of 333 feet for � a local �esidential street. Construction of the intettial plat roads with a horizontal i z4 curve radius of 55 tt. is consistent with King County stAndazds to which nei�hboring 25 subdivisions were approved. The request is consistent with the chazacter of right-of- way wiUun the vicinity. i I Preliminary Plat p. 3 Pindings, Conclusions and Dccision The record does not identify what design standazd is subject to the driveway deviation I � request. It appeazs that the standard at issue is Secrion 10.04.4.2 of the City of I 2 Aubum Design Standards. This standard requ'ves residential drivewoys to be spaced at least ten feet apart as measured from the edge of the driveway aprons. The staff 3 report and deviation request (Ex. 9) provide no justification for the driveway , devistion request. The project engineer, Nfaher Joudi, testified that the fifry foot 4 width of the subdivision lots is not wide enough to aocommodate ten foot wide driveways, ten foot wide aprons (five feet on either side) and the ten foot separation 5 requirement. However, there is nothing in the record to suggest that the 50 foot � 6 widths of the lots proposed for the projeot are unusual in the R-5 zone or in any way constitute special circumstances for that zone. Given tl�e minimum densities required 7 for the R-5 zone, it appears likely that 50 foot lot widths probably aze not that unusual. Consequently, there aze no special circumstances that justify We deviation 8 request. Further, there does not appetir to be any si�ificant hazdship associated with the ten foot spacing requirement since 10.04.42 specifically authorizes adjoining 9 driveways to be merged if the spacing requirement is not feasible. 10 4. Characteristics of the Area. The subdivision is surrounded by detached 11 single-family homes ou the north, south and east and high scl�ool ball fields to the west. 12 5. Advers� As conditioned, there are no significant adverse impacts 13 �sociated with the proposal. There aze only two critical areas on the site. One 14 critical area is a portion of a Category 3 wetland and its associated buffer, which is fully contained and in Tract B. A weUund report, Ex. 12, concludes that the proposed 15 subdivision will not edveisely affect this wetland. The second critical area is groundwater, as the site is located in Groundwater Protection Zone 4. The City's 16 critical area regularions provide adequate protec4on for the groundwater and this rype 17 of critical area resource. In Ex. 6, Sally Cowan wrote a comment letter expressing concem over lvgh densiry development and the proposed stormwater facility. The 18 high density of the proposal is required for the R-5 zone and encouraged by the Growth Management Act, Chapter 36.70A RCW. Stormwater facility design is �9 extensively regulated by the City's stormwater manual and there is nothing in the record to suggest that the stormwater manual will fail to adequately govem design for z� this proposal. 21 6. Adeouacv of Infrestructure and Public SerJices. T'he proposal will be adequately Zz served hy public infrastructure. In general, the streets, sidewalks, storm drainage facilities, and sewer mains will be required to meet the City's development standazds 23 dnring engineering review and shall be required to meet end implement those standards prior to final plat approval. These facilities will be reviewed as part of the 24 facility extension, grading, and civil plans to be submitted by the applicant. Z5 Compliance with City development standards presumpUvely provides for adequate design of public facilities. The following more specifically addresses other infrastructure and public service issues: i Preliminary Plat p. 4 Findings, Conclusions and Decision i A. Water rmd Sewer. The subject propeiKy is within the Lakehav8n Utility Dishict. � 1 Water and Sewer service is provided by Lakehaven. Water and Sewer availability I Z certificates have been submitted as p+ut of the preliminary plat application(Exhibit � 16). ; 3 B. Transportntion. The level of service (LOS) for the intersections in the vicini_ty of � 4 the project are within the LOS standards for the City of Aubum. Frontage � improvements and internal toads ere designed to meet City design standards and 5 accommodate the transportation needs created by the proposal. 6 The applicant has completed a Tra�c Impact Analysis (TIA) for the proposed � project. The TIA was prepared by TruftEx dated April 17, 2013 with revisions dated July 18, 2013. The City's h�affic division has reviewed and accepted the 8 TTA. The proposed project will add 42 am peak hour trips, 57 pm peak hour trips, ` and 536 avera�e weekday trips. (Exhibit 11) 9 10 Tbe proposal fronts one road, South 300°i Sireet. South 300th Street is designated as a Residential Collector, Type 1. Dedicallon along the South 300th Sh�eet varies 11 �s the road curves and the north property line of the subject property is not straight. The right-of-way dedic¢tion varies from 4 feet to 30 feet and achieves the 12 City of Auburn Engineering Design Standazd for Reside�tial Collectors, Type 1. Construction of half-street improvements to the Residential Collector standard is 13 required to maintain neighborhood contimuty and cohesiveness by matching the 14 frontage improvements across from the site on South 300th SVeet. The existing 60 foot right-of-way is sufficient to accommodate the 6nlf-street improvements, curb, 15 gutter, landscape strip, and sidewalk per the Ciry's stendazds. Pursuant to the City's Comprehensive Trnnsportarion Plan, a six-foot bike lane is required. In 16 order to ucconunodate the bike lane, the applicant is seeldng a deviation to eliminate the center hun lane from South 300th. The bike lane will be located on �� the South 300�' Street frontage, which is designated as part of a fiature Class 2 or �8 Class 3 bicycle route in the Comprehensive Transportation Plan. 19 The internal plat roads are proposed to be public rights-of-way providing access to the projecYs lots. It is to be dedicated end constructed to the City of Auburn 2� Engineering Design Standazd for Local Residential Streets. A deviation to the 21 minimum horizontal curve redius of 333 feet is sought and proposed to be 55 feet. 22 C. Sidewalks. All new internal roads and all street frontuges will be developed with sidewalks on both sides of the street. As nofed below, the sidewalks of tlie project 23 wiil connect to existing sidewalks that provide for safe walking condiHons to and from the Meredith Hills Elementary School. 24 ZS D. Schools. Adequate provisions are made for schools t}uough the payment of sbhool impaot fees at the time of building permit issuance. The project is served by the Federal Way School Dislrict. Meredith Hills Elementary School is located about 500 feet from the project site. Enrollment has been declining for this i i Preliminary Plat p. 5 Findings, Conclusions and Decision ' i schooL A proposed sidewalk on the souch side of Soulh 300�h St. will connect the i � project site into an existing sidewalk that leads to a crosswallc that connects 2 direcfly into MerediUi Elementary SchooL Childi�en will apparenlly be bussed to ' all other schools that serve the project site. ' 3 : E. Parks. Adequate provisions for pazks are made through the payment of pazk 4 impact fees at lhe time of building permit issuance for each lot or deferred per Ordinance No. 6455. In addition, the applictint has elected to pay a fee in lieu of 5 park land dedicafion in lhe amount of$L58,311. A dedica6on of pazk land would : 6 othenvise be mquired because ACC 17.14.100 requires dedication of park land for subdivisions with 50 or more lots. The amount oF pazk space required for lhe � proposal is based upon level of service standazds set out in the Aubura Pazk and Recreation Plan and applied as detailed in Ex. 18. The applicant is providing 8 some open space within the project,Tract C,however,the square footage does not meet the minimums required for ACC 17.14.100. As authorized by PR-2 of the 9 Auburn Comprehensive Plan, the applicant has elected to provide a fee in-lieu of 10 P�'k space within the subdivision. Ex. 18 suggests that a credit for any pazkland provided in the subdivision should be provided. Thc conditions of approval 1� recommended by staff have been modified to accommodate Uils right to a credit, given that Tract C may qualify as pazk property. 12 F. Drainaae. Stormwater management, drainage, and erosion control will be 13 adequately provided consistent with the ACC 13.48 Storm Draii�e Utility, ACC 14 15.74 Land Clearing, Filling, and Grading, the City's 2009 SurFace Water Management Manual (SWMM), and any other applicable City standards. At the IS facility extension review stage (civil plan review), additional detail wil( be required to show tUat ihe storm drainage facilities meet the City's design 16 standards. The project will drain to the storm detention and water quality pond 17 located in proposed Tract A (Exhibit 4) at the northeast pordon and lowest point of the Site. Stormwater outfall from the storm pond will be released near the 18 northeast comer of the project site,which would flow eastwazd. This is consistent with the SWMM Minimum Requirement #4 for New Development and 19 Redevelopment,which requires that natural drainage patterns be maintained. 2� G. Pire. Adequate provision of fire proteclion is made tluough the payment of fire 21 impact fees at the time of Building Permit issuance for each lot or deferred per Ordinance No. 6455 and consistency with the City of Aubum En�ineering Design Zz Standards and the 2012 Internarional Fue Code(IFC) for fire hydrant placement. 23 24 25 � I Preliminary Plat p. 6 Findings, Conclusions and Decision � CONCLUSIONS OF LAW I 1 ' 2 Procedural: 3 1. Authoritv of Hearing Examioec ACC 17.10.050 grants the Heariug Examiner with the authoriry to review and make a final decision on an application for 4 preliminazy plat. ACC 17.18A10(A) grants the Hearing �xaminer with the authority 5 to approve modifications to the City's Design Standards with the wncurrence of tHe City�ngineer. 6 Substantive: � 2. Zonin�Desi¢nation. R-SResidential. 8 9 3. Review Criteria and Aprolication. ACC 17.0G.070 governs the criteria for preliminary plat approvel. ACC 17.18.030 governs the criteria for Design Standazd 10 deviations. Relevant criteria aze quoted below with corresponding conclusions of law. 11 Preliminnrv Plat Standards: 12 13 ACC 17.07.070(A): Adequate provisions are made for the public health, safety and 14 general welrare and for open spaces, drainage ways, streets, alleys, other public ways, warer supplies, sgnitary wastes, parks, plpygrounds and sites for schools and 15 school grounds. 16 4. As identified in Finding of Fact No. 6, the proposal is adequately served by all 17 public services and utilities required in the criterion above. As further determined in Finding of Fact No. 5 there aze no adverse impacis associated with the proposal. lg Given the aBsence of any adverse impacts in conjunction with adequate public PaciliGes, it is concluded that adequate provision is made for the public health, safety 19 and welfare. 20 ACC 17.07.070(B): Conformance of the proposed subdivision to the general 21 purposes of!he Comprehensive Plan. z2 5. T'he staff's analysis of consistency with t}ie comprehensive plan at pages 6-8 of the staff report is adopted and incorporated by this reference as if set forth in full. 23 24 ACC 17.07.070(C): Conformance of lhe proposed subdivision�o (he general purposes of any other applicable policies or plaru that have been adopleJ 6y the Ctty � zs Council. I Preliminary Plat p. 7 Findings, Conclusions and Decision i � � 6. The staff's analysis of consistency with ¢ny other applicable plans or policies at �� 1 pages 8-9 of the staff report is adopted and incorporated by this reference as if set 2 forth in fiill. 3 ACC 17.07.070(D): Conformance of the proposed subdivision to the general � purposes of the Land Division Ordinarsce as enumerdted rn ACC Sec(ian 17.02.030. i 4 ACC 17.02.030: The purpose af this title is to regulate the di9ision of land lying 5 within 1he corporate limzts of!he city, and to promote the public health, safety and 6 general welfare and prevent or abate public nuisances in accordance with staitdards , eslablished by the state and the city, pnd to: , 7 A. Prevent the overcrowding of land,• 8 B. Lessen congestion and promote safe and convenient lravel by the public on streets and highrvays; 9 C. Promote the eJfective use of land; 10 D. Provide for adequate lighl and air; E. Facilita[e udequale provision for waler, sewerage, drqinage, purks and 1� recreational areas, sites for schools and school grounds, and other public requirements; 12 l. Provide for proper ingress and egress; 13 G. Provide for the expeditious review and appro9al of proposed land divisions which comply wrth this title, the Auburn zonrng urdinance, other ciry plans, policies �4 and land use con[rols, and Chapter 58.17 RCW,• H. Adequately provide for the housing and commercra!needs of the citizens of the 15 s�ate and cily; 1. Require uniform monumenting of land divisions and conveyance by accurcrte 16 legal description; 17 J. Implement Ihe goals, objectives ond policies of the Auburn cqmprehensive plan; I$ K. Prevent or abate public nuisances. 19 7. The proposal is consistent with the purposes of the Land Division Ordinance as enumerated above. T`he roads designed for the proposal are safely designed to meet 2� trafFic demand and sidewalks on both sides of the subdivision street promote 21 pedestrian safety. Applicable zoning setbacks provide for adequate light and air. The proposal does not result in overcrowding as it proposes a density within the 22 range required by the underlying zone. As previously discussed, the proposal is consistent with and implements the Aubum Comprehensive Plan. As previously 23 determined the proposal is adequately served by all essential pi�blic facilities and it is consistent with the comprehensive plan. As conditioned the final plat dcvelopmcnt 24 will require uniform monumenting of new lols and conveyance by accurate legal ' 25 description. ; i I � Preliminary Plat p. 8 Findings, Conclusions and Decision ACC 17.07.070(�): Conformance of the proposed subdivision to �he Auburn I 1 Zoning Ordrnance and aay other applicable plannrng or engrneering standards and i 2 specificatlons as adopted by the City. � 3 8. The proposed proposal meets ihe bulk and dimensional standords of the RS district ! as outlined at p. 11 of the staff report, adopted by this reference as ifset forth in full, 4 excluding the staff conclusion that the proposal doesdt meet minimum average lot size. The 8,227 square feet average lot size of the proposal meets the 8,000 minimum 5 average lot size required for the R5 zone. 6 ACC 17.07.070(T): The potenlial environmental impacls of !he proposed � subdivisian are mitigated such fhat the preliminary plat will nat hqve nn unacceptnble adverse effect upon the guality of the environmenr. 8 9. As determined in Finding of Fact No. 5 there aze no signi&cant adverse impacts 9 associated with the proposal. 10 ACC 17.07.070(G): Adequate provisions are made so the preliminary plat will 1 l prevent or aba[e public nuisances. 12 10. As determined in Finding of F¢ct No. 5, there are no significant adverse irripacts associated with the proposal. Consequently, no public nuisance is anticipated. 13 14 DEVIATIONS (Conclusioos include findings of fact) 15 ACC 17.18.030(A):Such modifcafion is necessary fiecause of special circumstances related to the size shape topography locatron or surroundings of the 16 subject property to provide Ihe owner with developmenl rights and privileges 1,� permitted to o[her properlies in the vicrnity and in the zoning district in whrch fhe subjeci property is I�cnted. 18 11. Special circumstances support the center lane deviation because of 1g the moderately unique aeed for a bicycle lane coupled with the absence of any need (as confirmed by the traffic report) for a center tum lane. Special cuoumstances 2� support the curve radius deviafion because the shape of the subdivision parcel could 21 not accommodate a looped madway system with the required curve radius, thus making it impossible to provide road access to all the lots that are required by the 22 minituum densities applicable to the project. As discussed in FOF No. 3, there are no special circumstances that justify the driveway spacing deviation. 23 ACC 17.18.030(B): That because ofsuch special c3rcwnstances rhe developmen� of 24 the property in strict conformrty wilh the pravision of this fille will not allow a 25 reasonable and harmonious use of the property. 12. Without the center lene deviation, the applicant would have to provide for right of way that is wider than required by City code in order co accommodate a I I � Pteliminary Plat p. 9 Findings, Conclusions and Decision �, i i i I I center turn lane that is unnecessary for the project area. Such a requirement is not 1 reasonable. Without the curve radius deviarion, the applicant would not be able to z provide internal road access thut serves all ihe lots required by the minimum density ' of the RS dish�ict. Such a requirement is not harmonious or reasonable. There is 3 nothing in lhe record to suggest that deeual of the driveway spacing deviation would � prevent rensonable and harmonious development of the property for the reasons , 4 discussed in FOP No. 3. � 5 ACC 17J 8.030(C): That !he rhodi,fication rf granted wil! not alter (he character of 6 the neighborhood or be detrimenlal to surrounding properlies in which the property is located 7 13. Staff testified and wrote in the stafF report that the deviation requests 8 would be consistent with surrounding development, much of which was done under King Counry regutations that differ from those of Aubtun. There is no information 9 in the record on the spacing of driveways in neighboring projects. Since staff 10 supports the deviation requests, it is presumed that the proposed deviations would not be detrimental to surrounding properties. Further, staff have determined that a 11 center lane is not necessary to safely and efficiently accommodate traffic. l2 ACC 17.18.030(D): Such modification will not be materially detrimenral to the implementation of fhe pnlicies and obJectives of the comprehensive land use 13 circulation and utility plans ofthe city 14 14. The devistions approved by this decision aze safe and necessary for the 15 reasonable use of property. There is no comprehensive plan policy that is inconsistent with the proposed deviations. 16 ACC 17.18.030(E): Literul interpretation of the provisions of lhis title would �� deprive the applicant of righfs commonly enjoyed by other properties in fhe same �8 zoning dislrict. 19 15. As previously noted, the deviations approved by this decision aze consistent with surrounding development pattems and their denia] would prevent 2� reasonable use of the project property. 21 ACC 17.18.030(F): The approval of the modification will be consisten( with the z2 purpose ofthis ti(le z3 18. The approvals of the modificarions aze consistent with the piupose of the subdivision code as detniled in ACC 17.02.030 because they maintain safety in z4 access and continuity in street improvements. ' 25 ACC 17.18.030(G): The modificatinn cannot lessen the requirements of the zoning ordinance. i Preliminary Plat p. 10 Findings, Conclusions and Decision I' 19. The modifications do not violate any Zoning Ordinance pcovisions. j 1 I DECISION 2 3 The proposed preliminary plat, as described in this decision and in Ex. 1, 3 and 4, is approved subject to the following conditions below. The requested deviations to curve 4 radius and centerline requirements are also approved. The requested deviation to driveway spacing is denied. 5 6 1. A financial perPormance security meeting the requirements of ACC 16.10.130H � for the wetland buffer mitigafion site vnll be required to be in place prior to issuance of permit approvals for ground disturbing work. The amount of the g performance securiTy shall equal 125 percent of the cost of conshuction, mainlenance, and monitoring the mitigadon project for the length of ihe 9 monitoring period: 10 z' Pursuent to ACC 16.10.090E.1(fl, Long-term protection of a regulated wetland and its associated buffer shall be provided by the desi�ation of a sepazate tract 11 on which development is prohibited, and protected by execution of an easement dedicated to the City. The easement shall grant the City access to on-site 12 mitigation areas Por the purposes of monitoring, maintairung, preserving, end enhancing the on-site weUand and associated buffer azeas. The location and 13 �itaHons associated witb the wetland and its buffer shall be shown on the face of the fmal plat and shall be recorded rvith the appropriate county jurisdiction. 14 3. Roads twenty eight feet(28'� in vaidth must be posted no-parking on one side of 15 �e street only to provide muumum fire apparatus access. T'his must be shown on the civil plans,review,aud apprbved prior to issuence of a facility extension. 16 4. The temporary cul-de-sac must be posted no-parldng around its entire perimeter 17 to provide fire apparatus turnaround. Tlus must be shown on the civil plans, review, and approved prior to issuance of a facility extension. 18 5. The emergeacy access road will need to have a sepazate easement granted to the 19 Valley Regional Fire Authority sitice the road crosses Tracts C and D that wili most likely be owned and maintained by the future Homeowner's Association. Zp The easement documents will need to be completed and reviewed by the City prior to final plat approval but can be recorded with the final plat document. If 21 the emergency access road will have a gate then a Knox system must be utilized. 22 6. Lots 7 and 8 must be within 450 fcet of a fire hydrant or have fire sprinklers 'vistalled to maintain the 20 foot width of the access tract. This sha(I be shown z3 and addressed as part of the civil plan review process and approval. 24 7. As part of the frontage improvements required along South 300�' Street, 3 inch conduit is required to be installed as well and must be shown on the civii plans. zs 8. Whenever any right of way laridscaping in the City of Auburn hes been unproved, including but not limited to the planting of sluvbs, plants, grass, or other landscaping improvements, the duty, burden, and expense of maintenance, i Preliminary Plat p. 11 Findings, Conclusions and Decision � watering, and general upkeep of such landscaping shall devolve upon to the I 1 owner of the private property direcUy abutting the sidewalk adjacent to the ! 2 landscaped area or abutting the landscaped area. , 3 9. The storm pond design will need to be revised in order to remove the �', uninterrupted, lineaz configuration along the east side. The applicenYs engineer 4 will revise the footprint to add curvature aloug said side to nvoid the long, lineaz design as currently proposed. 5 10.A forest practice permit for the project mi�st be obtained from the Department of 6 Natural Resources prior to the issuance of any ground disturbing related permits, if required. � 11. In lieu of providing dedicated pazk land within the subdivision to meet ACC g 17.14.100, the applicant is responsible for a fee in-lieu atnount of$158,31 I to be paid prior to final plat approval. Staff may off-set this fee to the extent that any 9 property on the preluninary plat is dedicated for parklrecreational purposes and such an oTf-set is authorized by City policies and standards. 10 12. The plat modification relatcd to South 300'� Street and not requiring a center 11 h'�'o-way]e8 tum is approved. 12 13. The plat modification related to the conshvclion of internal plat ronds with a horizontal curve radins of 55 ft. is ap}iroveii subject to meeting all other �3 standazds for local residential streets in the Aubnrn Design Standazds. 14 14.The plat modificadon related to driveway spacing as proposed on the site plans received on August 6, 2013 (Exlribit X) is conditionally approved. 15 Modifications to driveway spacing may be needed as the road design and grading is more refined during civil review. 16 15.Prior to the issuance of the fmal plat the applicant shall show evidence of 1� uniform monumenting of lots end conveyance by accurate legal description. 18 Dated this 27"'day of November, 2013. 19 20 c" _c' ���_ 21 �_._....._.. ___.__..__. `ri� n.iiibrcein� 22 City of Aubum I Iearing Examiner 23 24 Appeal Right and Valuation Notices zs This decision is final subject to appeal to superior court as govemed by Chapter 36.70C RCW. I Pre(iminary Plat p. 12 Findings,Conclusions and Decision - - I i I Affected property owners may request a change in valuation for property tax purposes I 1 uotv✓ithstanding any program of revaluntion. 2 i 3 4 f I 5 i 6 I 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 I Preliminary Plat p. 13 Pindings, Conclusions and Decision �