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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
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CITY OF AUBURN FlLE N0. PLTh0010 JOB N0. 13012
SHEET 2 OF 10 VOL./PAGE
WESTRIDCE AUBURN
n POR110N OF iHE SOUTHWEST pUARTER OF TNE SOUTHEnST OUARIER,
SECTON 2, TOWNSHIP 21 NORiH, RRNGE 1 EAST, W.M.,
CITY OF AUBURN, KING COUNtt. WASHINCTON
EASEMENT PRON40N5 GTY OF �UBURN PUBLIC EASEMENT PRONSION
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CITY OF r1UBURN FILE N0. P�TIa-0010 JOB N0. iJ012
SHEET 3 Of 10 `/Ol,/pAGE
WESTRIDGE AUBURN
A PORTION OF THE SWiH'hEST OUARTER OF T1E SOUlNEFST OURRIER.
SECTION 2. TOWNSNIP YI NORM, RANCE a EAST, W.M.,
CITY OF AUBURN, NING COUNTY, WRSHINGTON
NOTES/RESTRICilONS
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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:
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Preliminary Plat p. 4 Findings, Conclusions and Decision
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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
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Preliminary Plat p. 5 Findings, Conclusions and Decision '
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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.
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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:
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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.
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Preliminary Plat p. 7 Findings, Conclusions and Decision
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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. ;
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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
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Pteliminary Plat p. 9 Findings, Conclusions and Decision �,
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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.
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Preliminary Plat p. 10 Findings, Conclusions and Decision I'
19. The modifications do not violate any Zoning Ordinance pcovisions. j
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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,
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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.
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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.
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Pre(iminary Plat p. 12 Findings,Conclusions and Decision
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Preliminary Plat p. 13 Pindings, Conclusions and Decision �