HomeMy WebLinkAbout04-16-2014 HEARING EXAMINER AGENDA PLT13-0004 Wyncrest Exhibit 1
Number of Pages 14
AGENDA BILL APPROVAL FORM
Agenda Subject: Wyncrest Division II Preliminary Plat – PLT13-0004 Date: April 1, 2014
Department: Community
Development and Public Works
Attachments: See Exhibit List at end
of report Budget Impact: N/A
Administrative Recommendation:
Hearing Examiner approve the Preliminary Plat of Wyncrest Division II
Background Summary:
OWNER/
APPLICANT: Harry Schneider, Schneider Homes, Inc., 6510 Southcenter BLVD, Ste. 1,
Kirkland, WA 98033
AGENT: Maher Joudi, PE, D.R. Strong Consulting Engineers, 620 7th AVE, Kirkland, WA
98033
REQUEST: The proposal (“Project”) is to subdivide five (5) parcels totaling 15.51 acres
(“Site”) into 41 lots for the construction of single-family residences.
LOCATION: The project site is located on the south side of South 300th Street, near the
intersection of South 300th Street and 64th Avenue South, in the SE Quarter of
Section 2-21-4. Parcels 0221049028, 0221049108, 0221049049, 0221049215,
and 0221049165.
EXISTING
LAND USE: Undeveloped
COMPREHENSIVE
PLAN
DESIGNATION: Single-Family Residential
SEPA STATUS: Determination of Non-Significance (File # SEP13-0018) issued April 2, 2014.
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: Jones
Meeting Date: April 16, 2014 Item Number:
Agenda Subject: Wyncrest Division II Preliminary Plat – PLT13-0004 Date: April 1, 2014
Page 2 of 16
The Comprehensive Plan designation, zoning designation, and current land uses of the subject property
and adjacent properties are as follows:
Comprehensive
Plan Designation Zoning Designation Current Land Use
Site
Single-Family
Residential
R5 Residential, 5 Dwelling
Units per Acre Vacant
North Single-Family
Residential
R5 Residential, 5 Dwelling
Units per Acre
Single-family residences /
vacant
South Single-Family
Residential
R5 Residential, 5 Dwelling
Units per Acre Vacant
West Single-Family
Residential
R5 Residential, 5 Dwelling
Units per Acre Vacant
East
Single-Family
Residential / Open
Space
R5 Residential, 5 Dwelling
Units per Acre / M1 Light
Industrial
Vacant / Industrial buildings
Map showing adjacent zoning designations:
SITE
R5
R1
M1
P1
R5
Agenda Subject: Wyncrest Division II Preliminary Plat – PLT13-0004 Date: April 1, 2014
Page 3 of 16
FINDINGS OF FACT:
1. Harry Schneider of Schneider Homes, Inc. (Applicant) submitted a Preliminary Plat application
(“Project”) on July 9, 2013 to subdivide five (5) parcels totaling approximately. 15.5 acres (“Site”) into
41 lots for the construction of single-family residences.
2. The Site is located on the south side of South 300th Street, near the intersection of South 300th
Street and 64th Avenue South, within the City of Auburn, and referenced by King County Tax
Assessor Parcel No’s. 0221049028, 0221049108, 0221049049, 0221049215, and 0221049165.
3. The Site is currently undeveloped.
4. The Site is zoned R5 Residential, Five (5) Dwelling Units per Acre, and the Project is vested to this
standard. The Comprehensive Land Use designation for the Property is Single-Family Residential.
5. The Project’s calculated density is 4.35 dwelling units per net acre. The base (maximum) density for
the R5 zone is 5 dwelling units per net acre. The minimum density for the R5 zone is 4 dwelling units
per net acre (ACC 18.07.030).
The following lot standards are applicable to the R5 zone:
Minimum average lot area: 8,000sf
Minimum lot area: 6,000sf
Minimum lot width: 50 feet
The following lot dimensions are proposed by the Project:
Minimum average lot area: 8,562sf
Minimum lot area: 6,000sf
Minimum lot width: 50 feet
6. Per ACC 12.64A Required Public Improvements, the following public right-of-way (ROW)
improvements are required for the subdivision:
Construction of improvements along the S 300th Street frontage to the “Residential Collector”
street standard specified in the City of Auburn Engineering Design Standards.
7. Per ACC 17.18.010, the Hearing Examiner may approve a modification of any standard or
specification established or referenced by ACC 17.14 or established or referenced in the city's design
standards or construction standards, upon making the findings of fact in ACC 17.18.030; provided,
that the Hearing Examiner shall obtain the concurrence of the City Engineer for any requests to
modify any City of Auburn design or construction standard.
8. Per the modification (also termed “deviation”) requests (“Exhibit 14”) the first dated June 27, 2013
(received on July 9, 2013), and the second dated November 26, 2013 (received January 23, 2014),
the applicant proposes the following:
Elimination of the required center turn lane and include the bike lane within the existing 30-foot
half ROW on 64th Avenue South.
Construct the required 5-foot sidewalk on only one side of private access roads on the west side
of South 62nd Street and the north side of Private Access Tract H.
Request relief from the driveway spacing standards for Lots 2 and 3, 9 and 10, 11 and 12, 23 and
24, and 32 and 33. The standard driveway spacing per Traffic-11 is a minimum of 5 feet from the
property line, thus 10 feet from the adjacent driveway.
Agenda Subject: Wyncrest Division II Preliminary Plat – PLT13-0004 Date: April 1, 2014
Page 4 of 16
Relief from the intersection spacing requirements (See Design Standard 10.04.4.1.1) for the
South 300th Street/64th Avenue South and South 300th Place/64th Avenue South intersections.
9. The request for multiple transportation-related modifications has been reviewed by the transportation
staff and the City Engineer. The City Engineer is recommending approval of all. Please see “Exhibit
14” for transportation staff analysis and reasons for support.
10. The Applicant has completed a Traffic Impact Analysis (TIA) for the Project, inclusive of the
modification proposed. The City’s Transportation Division has reviewed a nd accepted the TIA,
prepared by TraffEx, dated October 18, 2013.
11. Water service will be provided by the Lakehaven Utility District, please see “Exhibit 17” for the
certificate of water availability.
12. Sanitary sewer service will be provided by the Lakehaven Utility District, please see “Exhibit 17” for
the certificate of sewer availability.
13. The requirements of ACC 13.48 Storm Drainage Utility, ACC 15.74 Land Clearing, Filling, and
Grading, and the City’s 2009 Surface Water Management Manual (SWMM) are appl icable to the Site
and Project.
14. The majority of the Project area will drain to the proposed storm detention and water quality pond
located in Tract E (“Exhibit 11”) at the northeast portion of the Site. Stormwater outfall from the storm
pond will be released near the northernmost area of the Site, which would then flow in a northerly
direction into the ditch on the adjacent property and run continue running northward. This is
consistent with the SWMM Minimum Requirement #4 for New Development and Redevelopment,
which requires that natural drainage patterns and discharge locations be maintained.
15. In order to maintain wetland hydrology, soils, and vegetation, stormwater runoff from the balance of
the proposed lots will be required to drain to and infiltrate in the wetland and buffer contained in
proposed Tract F (“Exhibit 11”). This contribution is required to be consistent with the SWMM
Minimum Requirement #8 for New Development and Redevelopment.
16. Fire hydrants and mains capable of providing the required fire flow shall be provided per City of
Auburn Engineering Design Standards and the 2009 International Fire Code (IFC). Fire hydrant
locations shall be approved by the Fire Marshal.
17. Traffic, fire, park, and school impacts are mitigated through th e payment of impact fees in effect at the
time of Building Permit issuance for each lot or deferred per Ordinance No. 6455.
18. Critical Landslide or Erosion Hazard areas have been identified in the westernmost portion of the
project site (Tract C). However, this area is not proposed to be affected or altered as part of this
proposal.
19. The Per the Federal Emergency Management Agency (FEMA) maps, the Class III stream located in
the western portion of the project site also is a 100-year regulatory floodplain. However, no alteration
or development is proposed within the area of the floodplain.
20. There is one (1) Category III wetland, one (1) Category IV wetland, and one (1) Class III stream
existing located on the project site which consists typically of fallow pasture w ith a small area of
forested wetland and stream corridor per the field observations gathered for the Critical Areas Report
prepared by Sewall Wetland Consulting, Inc., dated May 13, 2013. Approximately 646sf of Wetland A
will be impacted by the proposed development, as well as 3,318sf of the wetland buffer with the
widening and improvements to South 300th Street; and 546sf of the wetland buffer will temporarily be
Agenda Subject: Wyncrest Division II Preliminary Plat – PLT13-0004 Date: April 1, 2014
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impacted as a construction access. No portion Wetland B will be impacted by the proposed
development. A conceptual mitigation plan has been submitted specifying buffering, enhancement,
and creation of additional wetland and wetland buffer for the remaining Category III wetland, which is
approximately 0.10 acres in size and located in proposed Tract F (“Exhibit 10”).
21. The wetland enhancement and creation proposed for the Project is generally consistent with City’s
Critical Area regulations specified in ACC 16.10.110. A Final Mitigation Plan addressing construction
details of mitigating impacts to on-site wetlands consistent with ACC 16.10.090 through 16.10.130 is
required to be approved and implemented.
22. The Site is located in Groundwater Protection Zone 4, requiring implementation of best management
practices for water resource protection per ACC 16.10.120(E)(2).
23. No state or federal candidate threatened or endangered plant and animal species has been identified
on the Site.
24. No known places or objects listed on or proposed for national, state, or local preservation registers
has been identified on the Site per the Department of Archaeology and Historic Preservation website.
25. The Site is not located within any shoreline designation.
26. A Notice of Application (NOA) was issued for the Preliminary Plat and SEPA Checklist on September
3, 2013. The City received one (1) comment letter on the project and a City response letter (email)
was sent to the concerned party on October 9, 2013 (“Exhibit 8”). This original notice identified a
public hearing was required and that a separate notice would be issued .
27. A combined Notice of Public Hearing and Determination of Non-Significance (DNS) was issued on
April 2, 2014 (“Exhibit 6”). At the writing of this report, no comment letters have been received by the
City. The combined SEPA determination and public hearing notice was issued a minimum of 14 days
prior to the public hearing as required by WAC 197-11-340(2), and ACC 2.46.130. The notice was
also posted at the Site and mailed to adjacent property owners within 300 feet of Site.
CONCLUSIONS
ACC 17.10.070, Findings of Fact, provides certain criteria for approval of a Preliminary Plat. The following
is a list of these criteria (in italics) and staff analysis of how the Project compares to the criteria:
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 Analysis
The Project includes adequate provisions for access, water and sanitary sewer service, stormwater
management, fire protection, recreation, and schools.
The proposed extension of 64th Avenue South and the proposed South 62nd Street will provide
access for the Project’s 41 lots. In its review of the Project, the City’s Transportation Division has
found the dedications and improvements to South 300th Street, to be acceptable.
Water and sewer service is available from Lakehaven Utility District and in a size and capacity
capable of serving the Site.
Agenda Subject: Wyncrest Division II Preliminary Plat – PLT13-0004 Date: April 1, 2014
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Stormwater management, drainage, and erosion control will be adequately provided consistent with
the ACC 13.48 Storm Drainage Utility, ACC 15.74 Land Clearing, Filling, and Grading, the City’s 2009
Surface Water Management Manual (SWMM), and any other applicable City standards.
Adequate provision of fire protection is made through the payment of fire impact fees at the time of
Building Permit issuance for each lot, unless deferred and consistency with the City of Auburn
Engineering Design Standards and the 2009 International Fire Code (IFC) for provision of on-site
hydrants.
Adequate provisions for schools are made through the payment of school impact fees at the time of
Building Permit issuance for each lot, unless deferred. Sidewalks do exist in the vicinity and are
located on the northern side of South 300th Street. Sidewalks will be provided along the improved
south side of South 300th Street, the extension of 64th Avenue South, as well as proposed roads
South 62nd Street, 63rd Place South, and 65th Avenue South, will provide pedestrian access.
Adequate provisions for parks are made through the payment of park impact fees at the time of
Building Permit issuance for each lot unless deferred. The proposed Project of 41 lots does not reach
the threshold of 50 units that requires the dedication of park land per ACC 17.14.100.
2. Conformance of the proposed subdivision to the general purposes of the comprehensive plan.
Staff Analysis
The Project is consistent with the general purposes of the Comprehensive Plan. Specifically, the
Project is consistent with the following Comprehensive Plan goals, objectives, and policies:
“Capital Facilities Goal 1: Planning Approach
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
provision.”
“Objective 1.4: To ensure that new development does not out-pace the City’s ability to provide
and maintain adequate public facilities and services, by allowing new development to occur only
when and where adequate facilities exist or will be provided, and by encouraging development
types and locations which can support the public services they require.”
“Policy CF-2: Development shall be allowed only when and where such development can
be adequately served by public services (police and fire) without r educing level of service
elsewhere.”
Policy CF-7: The City shall encourage and approve development only where adequate
public services including police protection, fire and emergency medical services,
education, parks and other recreational facilities, solid waste collection, and other
governmental services are available or will be made available at acceptable levels of
service prior to project occupancy or use.”
Adequate Police and Fire services will be available to serve the proposed development and wi ll
be provided by the Valley Regional Fire Authority and the City of Auburn Police Department.
“Capital Facilities Goal 13: City Utilities
Ensure that development will only occur if the urban services necessary to support the development
will be available at the time of development.”
Agenda Subject: Wyncrest Division II Preliminary Plat – PLT13-0004 Date: April 1, 2014
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“Objective 13.4: To ensure that collection, conveyance, storage and discharge of storm drainage
is provided in a sufficient and environmentally responsible manner, in order to meet the needs of
the existing community and provide for its planned growth.”
“Policy CF-37: The City shall require developers to construct storm drainage
improvements directly serving the development, including any necessary off-site
improvements.”
“Policy CF-45: The City shall promote policies which seek to maintain the existing
conveyance capacity of natural drainage courses.”
“Policy CF-53: The City shall seek to minimize the impacts to the natural river system’s
hydrology by encouraging pre-treatment of surface flows of new development and re-
introduction into the groundwater where feasible.”
Urban services will be available to serve the proposed development. Water and sewer service is
available from the Lakehaven Utility District and is capable of serving the Site.
The majority of the stormwater resulting from the Project will drain to the stormwater detention and
water quality pond constructed by the developer and located in Tract E prior to controlled release
near the northeast corner of the Site. Stormwater from several lots will drain to the wetland and
buffer contained in proposed Tract F of the Project, which achieves both infiltration and maintenance
of wetland hydrology, soils, and vegetation. Stormwater management, drainage, and erosion control
will be adequately provided consistent with the ACC 13.48 Storm Drainage Utility, ACC 15.74 Land
Clearing, Filling, and Grading, the City’s 2009 Surface Water Management Manual (SWMM), and any
other applicable City standards.
“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.”
“Parks Goal 21: Parks, Recreation, and Open Space
To provide and maintain a comprehensive system of parks and opens spaces that responds to the
recreational, cultural, environment, and aesthetic needs and desires of the City’s residents.”
“Policy PR-2: New developments shall contribute to the development of new parks at a
level commensurate with their share of new facility needs as established by the P ark and
Recreation Plan.”
The Site is 15.5 acres. The net site area used to calculate density, except those portions excluded
under ACC 18.02.065(A), Methods of Calculating Density, is 9.42 acres. With 41 lots proposed, this
Agenda Subject: Wyncrest Division II Preliminary Plat – PLT13-0004 Date: April 1, 2014
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yields a density of 4.35 dwelling units per net acre, which is consistent with the Comprehensive Plan
policy regarding density of areas designated for single -family residential uses. The proposed project
meets the density of the R5 zoning district and land use designation of Single-Family Residential and
assists the City in meeting its housing targets and growth management objectives.
Recreational needs of the residents are met through the assessment of park impact fees at the time
of Building Permit issuance for each lot unless deferred. The proposed Project of 41 lots does not
reach the threshold of 50 units that requires dedication of park land per ACC 17.14.100.
“Environment Goal 18: Environment and Natural Resources
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.”
“Objective 18.1: To continue to enhance and maintain the quality of surface water, ground water,
and shoreline resources in the City and Region.”
“Policy EN-4: The City will regulate any new storm water discharges to creeks, streams,
rivers, ponds, lakes and other water bodies with the goal of no degradation of the water
quality or habitat of the receiving waters, and where feasible seek opportunities to
enhance the water quality and habitat of receiving waters .”
“EN-13: The City shall consider the impacts of new development on water quality as part
of its environmental review process and require any appropriate mitigating measures.
Impacts on fish resources shall be a priority concern in such reviews.”
The proposal will not have significant adverse environmental impacts provided that the Project is
consistent with all applicable City standards and regulations and the proposed plat Conditions of
Approval. Consequently, a SEPA Determination of Non-Significance (“Exhibit 9”) was issued on April
2, 2014.
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 Analysis
The preceding analysis for Approval Criteria 2 demonstrates the Project’s consistency with the City of
Auburn Capital Facilities Plan; Comprehensive Water Plan; Comprehensive Sanitary Sewer Plan;
Comprehensive Drainage Plan; and the Parks, Recreation and Open Space Plan.
The Project is also consistent with general purposes of the Comprehensive Transportation Plan.
Specifically, the Project is consistent with the following Comprehensive Plan Objectives and policies:
“Street System Objective: Functional Classification
To provide an integrated street network of appropriate c lasses of streets designed to facilitate
different types of traffic flows and access needs.”
“Policy TR-75: The classification standards adopted in the Auburn Engineering Design
Standards are considered the City’s minimum standards for new streets. In cases in which
the City attempts to rebuild an existing street within an established ROW , the City Council
reserves the authority to determine if additional ROW should be obtained in order to realize
the improvement. Preservation of neighborhood continuity and cohesiveness will be
respected.”
The City’s Transportation Division has reviewed and accepted the Traffic Impact Analysis (TIA),
prepared by TraffEx, dated October 18, 2013, which is inclusive of the modifications requested and
Agenda Subject: Wyncrest Division II Preliminary Plat – PLT13-0004 Date: April 1, 2014
Page 9 of 16
has shown that the street design for the Project will facilitate the different types of traffic flows and
access needs for the development. A brief summary of the street segments and improvements
follows:
South 300th STREET
South 300th Street is designated as a Residential Collector. Dedication of 30 feet of ROW along the
South 300th Street frontage achieves the City of Auburn Engineering Design Standard for Residential
Collectors. Construction of half-street improvements to the Residential Collector standard is required
to maintain neighborhood continuity and cohesiveness by matching the frontage improvements
across from the Site on South 300th Street. A modification to the design standards requiring a center
two-way left turn lane along S 300th Street at the intersection with 64th Avenue South is sought. The
proposal is to not provide the center turn lane at this intersection.
64th AVENUE South
64th Avenue South is designated as a Residential Collector and shall be constructed to achieve the
City of Auburn Engineering Design Standard for Residential Collectors and construction of street
improvements to the Residential Collector standard to maintain neighborhood continuity and
cohesiveness. 64th Avenue South was previously designated as a Residential Collector by the City,
and other subdivisions along the 64th Avenue South frontage were constructed to Residential
Collector standards.
South 62nd STREET
South 62nd Street is a proposed public ROW providing access to Lots 37 - 41. It is to be dedicated
and constructed to the City of Auburn Engineering Design Standard of Local Residential Street. A
modification to the street design standards requiring sidewalks to be constructed on both sides of a
Local Residential Street is sought. The proposal is to only provide a sidewalk on the west side of the
street which Lots will front and not adjacent to along the portion of the street that fronts Tract F .
63rd PLACE South
63rd Place South is a proposed public ROW providing internal access to the Lots. It is to be
dedicated and constructed to the City of Auburn Engineering Design Standard of Local Residential
Street.
South 300th PLACE
South 300th Place is a proposed public ROW providing internal access to the Lots. It is to be
dedicated and constructed to the City of Auburn Engineering Design Standard of Local Residential
Street.
65th AVENUE South
65th Avenue South is a proposed public ROW providing internal access to the Lots. It is to be
dedicated and constructed to the City of Auburn Engineering Design Standard of Local Res idential
Street.
“Non-Motorized System Objective: Pedestrian Travel
To enhance and encourage pedestrian travel in Auburn.”
“Policy TR-130: Require developers to incorporate pedestrian facilities into new development
and redevelopment in conformance with the Auburn City Code.”
As part of the Project, sidewalks are required for South 62nd Street, 63rd Place South, South 300th
Place, 65th Avenue South and frontage improvements are required along the Site’s frontage.
Agenda Subject: Wyncrest Division II Preliminary Plat – PLT13-0004 Date: April 1, 2014
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Sidewalks will be constructed where sidewalks do not exist today, providing pedestrian access when
future sidewalk improvements are installed adjacent to the Site.
“Non-Motorized System Objective: Bicycle Travel
To improve Auburn’s bicycling network.”
“Policy TR-138: During the development review process, ensure projects are consistent with
the Non-Motorized chapter of the Comprehensive Transportation Plan by requiring ROW
dedications and other improvements as needed to develop the bicycle network.”
One 6-foot bicycle lane will be provided on the South 300th Street, which is designated as a future
Class 2 or 3 bicycle route in the Comprehensive Transportation Plan.
4. Conformance of the proposed subdivision to the general purposes of this title, as enumerated in ACC
17.02.030.
“17.02.030 (General) Purpose.
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:
Prevent the overcrowding of land;
Promote safe and convenient travel by the public on streets and highways;
Promote the effective use of land;
Provide for adequate light and air;
Facilitate adequate provision for water, sewerage, storm drainage, parks and recreational
areas, sites for schools and school grounds, and other public requirements;
Provide for proper ingress and egress;
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 ;
Adequately provide for the housing and commercial needs of the citizens of the state and
city;
Require uniform monumenting of land divisions and conveyance by accurate legal
description; and
Implement the goals, objectives and policies of the Auburn comprehensive plan.”
Staff Analysis
The proposed Project meets the general purposes of ACC Title 17, Land Adjustments and Divisions.
The proposed Project will meet all density and lot dimension requirements for the R5 zone as
specified in ACC 18.07, Residential Zones. The Project’s proposed lot dimensions meet the
minimum width of 50 feet, minimum lot area per dwelling unit of 6,000sf, and the minimum average lot
area per dwelling unit of 8,000sf for the R5 zone. The density of the Project remains within the
maximum density of 5 dwelling units per net acre allowed for the R5 zone, and the Project remains
consistent with general purpose of the city’s subdivision code (ACC 17.02.030) in that it does not
overcrowd the Site with development, is an effective use of land, and provides for adequate light and
air through the setback and lot coverage requirements of the R5 zoning district.
As addressed under Staff Analysis in response to Criteria No. 1 above, the proposed Project makes
adequate provisions for ingress/egress, water, sewer, storm drainage, fire protection, schools, and
parks.
Agenda Subject: Wyncrest Division II Preliminary Plat – PLT13-0004 Date: April 1, 2014
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Staff Analysis of criteria No. 2, above, addresses how the project complies with the City of Auburn
Comprehensive Plan. The proposed Project will develop 41 single-family homesites for citizens of
the State and City.
The Project is also consistent with subdivision standards of Revised Code of Washington (RCW)
58.17.
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 Analysis
The proposed Project meets the R5 zoning district development regulations specified in ACC Section
18.07.030. A comparison of the project to the city standards is as follows
Development
Standard
Standard of the R5
Zone
Standard as Proposed
by the Project
Minimum lot width 50 feet 50 feet
Minimum lot area per
dwelling unit 6,000sf 6,000sf
Minimum average lot
area per dwelling unit 8,000sf 8,562sf
The future single-family residences will be required to meet the minimum setbacks and lot coverage
specified for the R5 zone in ACC 18.07.030.
The Project meets or is capable of meeting other applicable standards. Improvements to the South
300th Street frontage, construction of South 62nd Street, 63rd Place South, South 300th Place, 65th
Avenue South, storm drainage, sewer, and water facilities are required to meet the City’s Engineering
Design and Construction Standards. These facilities will be reviewed as part of the Facility Extension
(FAC), Grading, Storm, and Building Permit applications 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 Analysis
The proposal will not have significant adverse environmental impacts. All potential environmental
impacts of the Project are capable of being mitigated through applicable regulations and the proposed
conditions of plat Approval.
7. Adequate provisions are made so the preliminary plat will prevent or abate public nuisances.
Staff Analysis
Adequate provisions are made so the proposed Project will prevent or abate public nuisances.
Agenda Subject: Wyncrest Division II Preliminary Plat – PLT13-0004 Date: April 1, 2014
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MODIFICATION OF STANDARDS –
City code provides:
“17.18.010 Formal subdivisions.
A. The hearing examiner may approve a modification of any standard or specification established or
referenced by Chapter 17.14 ACC or established or referenced in the city's design standards or
construction standards, upon making the findings of fact in ACC 17.18.030; provided, that the hearing
examiner shall obtain the concurrence of the city engineer for any requests to modify any city of
Auburn design or construction standard.
B. The request for modification shall be processed simultaneously with the preliminary plat and the
applicant shall submit the modification on forms provided by the department.”
The modification can be approved by the Hearing Examiner under the following criteria:
“ACC 17.18.030 Findings of fact.
A. Such modification is necessary because of special circumstances related to the size, shape,
topography, location or surroundings of the subject property, to provide the owner with development
rights and privileges permitted to other properties in the vicinity and in the zoning district in which the
subject property is located;
B. That, because of such special circumstances, the development of the property in strict conformity
with the provisions of this title will not allow a reasonable and harmonious use of the property;
C. That the modification, if granted, will not alter the character of the neighborhood, or be detrimental
to surrounding properties in which the property is located;
D. Such modification will not be materially detrimental to the implementation of the policies and
objectives of the comprehensive land use, transportation and utility comprehensive plans of the city;
E. Literal interpretation of the provisions of this title would deprive the applicant of rights commonly
enjoyed by other properties in the same zoning district;
F. The approval of the modification will be consistent with the purpose of this title;
G. The modification cannot lessen the requirements of the zoning ordinance. Any such modification
must be processed as a variance pursuant to ACC 18.70.010.”
The applicant has specifically requested the following modifications of standards be considered as part of
the preliminary plat approval (“Exhibit 4” and “Exhibit 9”):
Elimination of the required center turn lane and include the bike lane within the existing 30 -foot
half ROW on 64th Avenue South.
Construct the required 5-foot sidewalk on only one side of private access roads; on the west side
of South 62nd Street and the north side of Private Access Tract H.
Request relief from the driveway spacing standards for Lots 2 and 3, 9 and 10, 11 and 12, 23 and
24, and 32 and 33. The standard driveway spacing per Traffic-11 is a minimum of 5 feet from the
property line, thus 10 feet from the adjacent driveway.
Relief from the intersection spacing requirements (See Design Standard 10.04.4.1.1) for the
South 300th Street/64th Avenue South and South 300th Place/64th A venue South intersections.
Staff Analysis
Per the City’s Transportation Division, the elimination of the center turn lane at the intersection of South
300th Street and 64th Avenue South is provide acceptable traffic operations based on their analysis of
the future forecast traffic volumes along these roadways . The request is consistent with the character of
ROW within the vicinity; the modification to the City of Auburn Engineering Design Standards will not be
materially detrimental to the project, traffic operations, safety, and surrounding properties.
South 62nd Street fronts on Lots 37 – 41 on its western edge, and Tract F (Open Space Tract) on its
eastern edge while Private Access Tract H fronts Lots 18 – 20 on its northern edge and a utility easement
Agenda Subject: Wyncrest Division II Preliminary Plat – PLT13-0004 Date: April 1, 2014
Page 13 of 16
(Tract A) on its southern edge. As such, the construction of sidewalk improvements along the eastern
frontage of Tract F and the southern frontage of Tract A will not provide additional benefit to the public or
enhance pedestrian travel in the vicinity. Sidewalks constructed along the Lot frontages provide direct
benefit to the public and will enhance pedestrian walkability and connectivity in the area. The request is
consistent with the character of ROW within the vicinity; the modification to the City of Auburn
Engineering Design Standards will not be materially detrimental to the surrounding properties.
Per the City’s Transportation Division, the location of the driveways for Lots 2 and 3, 9 and 10, 11 and 12,
23 and 24, and 32 and 33 as proposed do not create an adverse safety or operation issues from the
driveway spacing requirements. The modification to the standards as detailed in Traffic-11 of the Design
Standards will not be materially detrimental to the project, traffic operations, safety, and surrounding
properties.
The intersection spacing as proposed between South 300th Street/64th Avenue South and South 300th
Place/64th Avenue South intersections does not meet the standard requirements set forth in Design
Standard 10.04.3. However, based on analysis presented in the TIA and forecast traffic volume
information, future traffic volumes are not going to create detrimental traffic operation or vehicle queuing
impacts. As such, the request is consistent with the character of ROW within the vicinity; the modification
to the City of Auburn Engineering Design Standards will not be materially detrimental to the project, traffic
operations, safety, and surrounding properties.
Lastly, the modification requests are consistent with the purpose of the ACC Title 17 Land Adjustments
and Divisions.
Please see “Exhibit 14” for a summation of the findings of the City’s Transportation Division in relation to
these modification requests.
RECOMMENDATION
Based upon the application submitted and accompanying materials and Findings of Fact and Conclusions
of the staff report, staff recommends that the Hearing Examiner approve the Preliminary Plat with the
following Conditions of Approval:
1. No permits or construction approvals shall be granted prior to the expiration of the SEPA decision
appeal period (April 30, 2014).
2. Applicant will need to vacate the ROW as it pertains to Parcel H prior to the issuance of permits
or construction approvals.
3. The proposed bike lane along South 300th Street shall be revised to show the proper striping and
signage for a dedicated bike lane and not a shared lane as currently depicted on (cite plan,
prepared and date)n.
4. A Final Wetland Mitigation Plan consistent with the requirements of ACC 16.10.090, 16.10.110,
16.10.120, and 16.10.130 shall be submitted to the City with the Public Facility Extension plans
and approved prior to issuance of permit approvals for ground-disturbing work.
5. A performance and maintenance financial security meeting the requirements of ACC
16.10.130(B) for the wetland mitigation site will be required to be provided in a form acceptable to
the City prior to issuance of permit approvals for ground-disturbing work. The amount of the
security shall equal 125% of the cost of construction, maintenance, monitoring and routine
reporting the mitigation project for the length of the monitoring period.
Agenda Subject: Wyncrest Division II Preliminary Plat – PLT13-0004 Date: April 1, 2014
Page 14 of 16
6. Prior to Final Plat approval, the Project shall be revised to show that certain proposed lots’
drainage will be conveyed to the critical areas tract, Tract F, consistent with the conceptual
mitigation plan of the Critical Areas Report, prepared by Sewall Wetland Consulting, Inc., dated
May 13, 2013. The balance of the Project shall be conveyed to the storm detention and water
quality pond located in proposed Tract E.
7. Prior to construction or clearing activities on the Site, the boundary for critical areas tracts, Tract
D and Tract F (“Exhibit 10”) shall be clearly marked with orange construction fencing or similar,
and shown on engineering plans. The fencing shall remain in place until all clearing and
construction is completed.
8. The Final Plat shall contain the following notes for critical areas Tract F:
TRACT F IS A CRITICAL AREA TRACT THAT CONTAINS A CATEGORY III WETLAND WITH
AN ASSOCIATED BUFFER.
DEDICATION OF CRITICAL AREA TRACT(S) AND BUFFER CONVEYS TO THE PUBLIC A
BENEFICIAL INTEREST IN THE LAND WITHIN THE TRACT/CRITICAL AREA AND BUFFER.
THIS INTEREST INCLUDES THE PRESERVATION OF NATIVE VEGETATION FOR ALL
PURPOSES THAT BENEFIT THE PUBLIC HEALTH, SAFETY AND WELFARE, INCLUDING
THE CONTROL OF SURFACE WATER AND EROSION, MAINTENANCE OF SLOPE
STABILITY, AND PROTECTION OF PLANT AND ANIMAL HABITAT.
THE CRITICAL AREA TRACT/CRITICAL AREA AND BUFFER IMPOSES UPON ALL PRESENT
AND FUTURE OWNERS AND OCCUPIERS OF THE LAND SUBJECT TO THE CRITICAL
AREA TRACT/CRITICAL AREA AND BUFFER THE OBLIGATION ENFORCEABLE ON BEHALF
OF THE PUBLIC BY THE CITY OF AUBURN, TO LEAVE UNDISTURBED ALL TREES AND
OTHER VEGETATION WITIN THE CRITICAL AREA TRACT/CRITICAL AREA AND BUFFER.
THE VEGETATION WITHIN THE CRITICAL AREA TRACT/CRITICAL AREA TRACT AND
BUFFER MAY NOT BE CUT, PRUNED, COVERED BY FILL, REMOVED, OR DAMAGED
WITHOUT APPROVAL IN WRITING FROM THE CITY, UNLESS OTHERWISE PROVIDED BY
LAW.
THE COMMON BOUNDARY BETWEEN THE TRACT/CRITICAL AREA AND BUFFER AND THE
AREA OF DEVELOPMENT ACTIVITY MUST BE MARKED OR OTHERWISE FLAGGED TO
THE SATISFACTION OF THE CITY PRIOR TO ANY CLEARING, GRADING, BUILDING
CONSTRUCTION, OR OTHER BUILDING ACTIVITY ON A LOT SUBJECT TO SUBJECT TO
THE CRITICAL AREA TRACT/CRITICAL AREA AND BUFFER.
9. The Final Plat shall contain the following notes for critical areas Tract D:
TRACT D IS A CRITICAL AREA TRACT THAT CONTAINS A CATEGORY IV WETLAND WITH
AN ASSOCIATED BUFFER.
DEDICATION OF CRITICAL AREA TRACT(S) AND BUFFER CONVEYS TO THE PUBLIC A
BENEFICIAL INTEREST IN THE LAND WITHIN THE TRACT/CRITICAL AREA AND BUFFER.
THIS INTEREST INCLUDES THE PRESERVATION OF NATIVE VEGETATION FOR ALL
PURPOSES THAT BENEFIT THE PUBLIC HEALTH, SAFETY AND WELFARE, INCLUDING
THE CONTROL OF SURFACE WATER AND EROSION, MAINTENANCE OF SLOPE
STABILITY, AND PROTECTION OF PLANT AND ANIMAL HABITAT.
THE CRITICAL AREA TRACT/CRITICAL AREA AND BUFFER IMPOSES UPON ALL PRESENT
AND FUTURE OWNERS AND OCCUPIERS OF THE LAND SUBJECT TO THE CRITICAL
AREA TRACT/CRITICAL AREA AND BUFFER THE OBLIGATION ENFORCEABLE ON BEHALF
Agenda Subject: Wyncrest Division II Preliminary Plat – PLT13-0004 Date: April 1, 2014
Page 15 of 16
OF THE PUBLIC BY THE CITY OF AUBURN, TO LEAVE UNDISTURBED ALL TREES AND
OTHER VEGETATION WITIN THE CRITICAL AREA TRACT/CRITICAL AREA AND BUFFER.
THE VEGETATION WITHIN THE CRITICAL AREA TRACT/CRITICAL AREA TRACT AND
BUFFER MAY NOT BE CUT, PRUNED, COVERED BY FILL, REMOVED, OR DAMAGED
WITHOUT APPROVAL IN WRITING FROM THE CITY, UNLESS OTHERWISE PROVIDED BY
LAW.
THE COMMON BOUNDARY BETWEEN THE TRACT/CRITICAL AREA AND BUFFER AND THE
AREA OF DEVELOPMENT ACTIVITY MUST BE MARKED OR OTHERWISE FLAGGED TO
THE SATISFACTION OF THE CITY PRIOR TO ANY CLEARING, GRADING, BUILDING
CONSTRUCTION, OR OTHER BUILDING ACTIVITY ON A LOT SUBJECT TO SUBJECT TO
THE CRITICAL AREA TRACT/CRITICAL AREA AND BUFFER.
10. The Final Plat shall contain language granting the City access to the on-site critical area within
any tracts created for critical area purposes for monitoring and maintenance of these areas but
shall not establish any obligation for monitoring and maintenance.
11. Prior to City approval of the Facilities Extension Agreement (FAC), the plat construction drawing
shall show the location of fire hydrants for Fire Agency operations. Final fire hydrant locations
shall be approved by the Fire Marshal.
12. The plat modification related to the request of not constructing a center two-way left turn lane
along S 300th Street and 64th Avenue South is approved
13. The plat modification related to the request of not constructing the sidewalk on the east side of
South 62nd Street and the south side of Tract H is approved.
14. The plat modification related to the request of altering the driveway spacing from the minimum
requirements as shown in Traffic-11 for Lots 2 and 3, 9 and 10, 11 and 12, 23 and 24, and 32 and
33 is approved.
15. The plat modification related to intersection spacing between the South 300th Street/64th Avenue
South and South 300th Place/64th Avenue South intersections is approved.
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
Exhibit 3…….….Completed Preliminary Plat Application and Accompanying Materials
Exhibit 4…….….Preliminary Plat Plan Set, dated January 20, 2014
Exhibit 5………..Combined Notice of Application, Affidavit of Posting
Exhibit 6………..Combined Notice of Public Hearing and SEPA Determination of Non-Significance, and
Affidavits for Publishing (Affidavit of Publishing for the Notice of Public Hearing will be
provided at the Hearing), Mailing, and Posting for both public notices
Exhibit 7………..Completed Environmental Checklist Application, (File # SEP13-0018)
Exhibit 8………..Comment Letter from Karen Walter, received September 18, 2013 and City response to
comments, sent October 9, 2013
Exhibit 9………..Determination of Non-significance on SEP13-0018
Agenda Subject: Wyncrest Division II Preliminary Plat – PLT13-0004 Date: April 1, 2014
Page 16 of 16
Exhibit 10……….Critical Areas Report, prepared by Sewall Wetland Consulting, Inc., dated May 13, 2013
Exhibit 11………Preliminary Storm Report, Prepared by D.R. Strong Consulting Engineers, dated June
27, 2013
Exhibit 12……….Geotechnical Engineering Report, prepared by Earth Solution NW, LLC, dated February
26, 2013 and Addendum dated October 2, 2013
Exhibit 13……….Traffic Impact Analysis, prepared by TraffEx, dated October 18, 2013
Exhibit 14……….Deviation Requests and Staff Analysis
Exhibit 15……….School Walkway Analysis
Exhibit 16……….Neighborhood Meeting Materials
Exhibit 17……….Water and Sewer Certificates of Availability from Lakeland Utility District
SITE
S. 300th ST
64
th
AV
E
S
58
th
PL
S
61
st
AV
E
S
S. 299th ST
Exhibit 2: Wyncrest Division II Vicinity Map
PLT13-0004 / SEP13-0018