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HomeMy WebLinkAboutItem VII.AWASHINGTON AGENDA BILL APPROVAL FORM Agenda Subiect Date: Application PLT02-0001 4/3/2003 Department: Attachments: HE Decision, Staff Budget Impact: Planning Report, Vicinity Map, D.N.S., Application Administrative Recommendation: City Council approve the preliminary plat based upon the Hearing Examiner's Findings of Fact, Conclusions and Conditions; and, to instruct the City Attorney to prepare the necessary Resolution. Background Summary: The Hearing Examiner on March 19, 2003, conducted a public hearing on the request of Lakeland Land Development LLC, the owners of the Lakeland South Planned Unit Development (PUD) in Pierce County, for preliminary plat approval for a 110 lot subdivision. The property is located within the annexed area of Pierce County, in the Lakeland South Planned Unit Development (PUD). The site is located on the west side of Evergreen Way SE, extending from 69~ Street SE along the top of slope to 64th Street SE (if extended). The subject lot is approximately 850-feet off of Evergreen Way SE at its northern terminus. Subsequent to the hearing, the Examiner recommended to the City Council approval of the preliminary plat. The City Council may now either affirm the Examiner's decision, remand to the Examiner or schedule a closed record hearing. The Council can only modify or disaffirm the Examiner's decision after conducting their own closed record hearing. HE\PLT02-1 L0407-3 03.5 PLT02-0001 Reviewed by Council & Committees: Reviewed by Departments & Divisions: [] Arts Commission COUNCIL COMt41TTEES: [] Airport [] Human Resources [] Hearing Examiner [] Finance [] Building [] H&O [] liuman Services [] Hunicipa[ Serv. [] Cemetery [] Mayor [] Library Board [] PLanning & CD [] Finance [] Parks [] Park Board [] Public 14orks [] Fire [] Planning [] PLanning Comm. [] Other [] Legal [] Police [] Public 14orks Action: Committee Approval: r']Yes ~--INo Council Approval: I-'lYes I-]No Cat[ for Public Nearing __./._../ Referred to Until / _/ Tabled Unti L _._/__/ Councilmember: Borden I Staff: Krauss Meeting Date: April 7, 2003I Item Number: VII.A AUBUtLN *MOP, E THAN YOU IMAGINED Telephone: 253.931.3000' 25 W MAIN ST * AUBURN WA * 98001-4998 FAX: 253.288.3132 Peter B. Lewis Mayor · Jeanne Barber Mayor Pro-Tem Trish Borden Council Member Stacey Brothers Council Member Gene Cerino Council Member Fred Poe Council Member Sue Singer Council Member Rich Wagner Council Member Mayor's Office 253.931.3041 Finance 253.931.3033 Parks & Recreation 253.931.3043 Public Works 253.931.3010 City Attorney 253.931.3030 City Clerk 253.931.3039 Human Resources 253.931.3040 Planning & Community Development 253.931.3090 Police 253.931.3080 Fire 253.931.3060 March 28, 2003 LAKELAND LAND DEVELOPMENT LLC ATTN: RANDALL FORSYTH 11624 SE 5TM STREET/t200 BELLEVUE WA 98005 ' RE: APPLICATION NO. PLT02-0001 Dear Mr. Forsyth: Attached is the Hearing Examiner's official recommendation regarding your request that was considered by the Hearing Examiner on March 18, 2003. The City CoUncil will consider your request on April 7, 2003 in the City Council Chambers at 7:30 p.m. You or a representative are requested to be at that meeting to answer any questions the City Councilmembers might have regarding your proposal. · If you have any questions regarding the attached, please give us a call. Paul Krauss, AICP Director PK:pz Attachment cc.' Building Department Public Works Department City Clerk ~';~ WASHINGTON FINDINGS AND DECISION OF THE HEARING EXAMINER FOR THE CITY OF AUBURN APPLICATION: APPLICANT: REQUEST: LOCATION: APPLICATION FILED: SEPA STATUS: DATE OF PUBLIC HEARING: DECISION ISSUED: DECISION: STAFF REPRESENTATIVES: PUBLIC TESTIMONY: WRITTEN TESTIMONY: PLT02-0001 Lakeland Land Development LLC Preliminary plat approval for 110 lots The west side of Evergreen Way SE, extending from 69th Street SE along the top of slope to 64th Street SE (if extended). The subject lot is approximately 850-feet offof Evergreen Way SE at its northern terminus. December 23, 2003 EIS issued in 1992 March 18, 2003 March 28, 2003 Recommend approval Sean Martin. Planner Randy Forsyth, Polygon Northwest Exhibit gl: Case file and environmental file INTRODUCTION After due consideration of the evidence Presented by the applicant, all evidence elicited during the public hearing, and as a result of the persOnal inspection of the subject property and surrounding area by the Hearing Examiner, the following Findings of Fact and conclusions shall constitute the decision of the Hearing Examiner on this application. FINDINGS OF FACT Lakeland Land Development LLC, the owners of the Lakeland South Planned Unit Development (PUD) in Pierce County, have requested preliminary plat approval for a 110 lot subdivision. The property is located within the annexed area of Pierce County, in the Lakeland South Planned Unit DeveloPment (PUD). Chapter 18.76 of the Auburn Zoning Code governs the land uses allowed within the PUD. Auburn City Code (ACC) HE~DEC\PLT02-1 Page 2 Findings and Decision Application No. PLT02-0001 Section 18.76.060 allows for the single-family plat and will be governed by the "SFD-5" regulations. The "SFD-5" regulations require a minimum lot size of 2,730 square feet and a minimum lot width of 40 feet. A final development plan (map) was also adopted as part of the approved PUD. The plan illustrates the area of the preliminary plat to be appropriate for residential uses at a density of two to fourteen units per acre and 600 maximum dwelling units. Other approvals in this planning area combined with the proposed lots bring the cumulative total dwelling count to 322 units to date. As part of a preannexation agreement between the City of Auburn and the owners of the Lakeland South PUD, it has been agreed that the City will issue building permits up to a point that development within the Lakeland South PUD generates 800 PM vehicle trips. In order to exceed 800 PM vehicle trips, the pre-annexation agreement required that the Parkway must be open between Lakeland Hills Way and the East Valley Highway. This provision has been satisfied. 4. The City of Auburn will provide police protection, fire protection, sanitary sewer and storm drainage services. The plat is within the Auburn School District and the City collects impact fees for the school district. The City of Bonney Lake, pursuant to a previously executed agreement between the City of Auburn and the City of Bonney Lake, will provide water. A water availability certificate has been provided to the City of Auburn but indicates that an off-site waterline extension is required before water is available. The waterline construction is necessary to provide water flow to serve the development. Until the subject line is put int° service, the water utility will not be capable of meeting water demand for fire flow or drinking water to serve the proposed subdivision. The configuration of the underlying original lot has resulted in plat that is linear in nature. As such, the principal street circulation pattern relies on a single private street corridor with two points of access to the public street and internal access to the adjoining development. Access limitations to these access corridors to the public street are needed toensure that they remain open and unobstructed to allow for adequate public safety response and overall site circulation. 7. In accordance with Auburn City Code Section 10.36.175, the private street shall be posted as a Fire Lane with parking on one side only, to the satisfaction of the Fire Marshal. The Final Environmental Impact Statement "Proposed Lakeland Hills South Mining 7 Reclamation Plan & Planned Unit Development" issued by Pierce County July 21, 1992, identified that a 25-foot building setback to the top of slopes equal to or greater than 40% should be observed to prevent landslides and buffer to landslide hazard areas. The requirement was made based of the "Soils, Geology, Geologic hazards and Geohydrology report, dated May 1991, prepared by Associated Earth Sciences and incorporated as a referenced technical report for the subject EIS. Auburn City 'Code sections 18.48.130 and 18.48.140 define the provisions related to access tracts and gated subdivisions, respectfully. The applicant shall be required to demonstrate that the subject plat meets all Code requirements related to those provisions during the civil review processing phase of the project's development. Nothing in the preliminary plat approval is intended to relieve the applicant from those requirements. 10. The plat illustrates a number of"tracts". Most of the tracts are for landscaping and signage that will be owned and maintained by the homeowners association. Proposed tract G will not be permitted as a "future development tract", as proposed. While it is understood the intent may be to incorporate the tract into a future preliminary plat application to the north, under a separate application, that would affect the external boundary of the existing plat. Disposition of proposed tract G shall be addressed prior to the issuance of Final Plat approval. HE\DEC\PLT02-1 Page 3 Findings and Decision Application No. PLT02-0001 11. 12. At the time of the public hearing, there was no public testimony or input. All of the testimony was provided by the City of Auburn and the applicant. The contents of the case file, PLT02-0001, of this project are hereby incorporated by reference and made part of the record of this hearing. CONCLUSIONS OF LAW Staffhas recommended to the undersigned Hearing Examiner that the preliminary plat may be approved in that it is consistent with the following criteria necessary to approve a preliminary plat as outlined in Section 17.06.070 of the Land Division Ordinance. 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 sites for schools and school grounds. The PUD ordinance, the preannexation agreement, and compliance with the city's regulations have ensured that adequate provisions have been made regarding the above items. 2. Conformance of the Proposed subdivision to the general purposes of the Comprehensive Plan. The density of the plat is less than 14 dwelling units per acre and is consistent with the "Moderate Density Residential" designation on the Comprehensive Plan Map. Conformance of the proposed subdivision to the general purposes of any other applicable policies or plans that have been adopted by the City Council. The plat is consistent with the Lakeland PUD Ordinance, the preannexation agreement, and the specific utility studies that have been done for the Lakeland project. 4. Conformance of the proposed subdivision to the general purposes of the Land Division Ordinance as enumerated in ACC Section 17.02.030. The plat is not inconsistent with the purpose of the Land Division Ordinance. 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. The plat has been or is capable of being designed in accordance with all applicable engineering requirements including the City's Design and Construction Manual and all development standards of the Auburn Zoning Ordinance. 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. An Environmental Impact Statement (EIS) was prepared for the PUD in 1992. The proposal, as conditiOned, is consistent with the EIS. HE\DEC\PLT02-1 Page 4 Findings and Decision Application No. PLT02-0001 DECISION Based on the Facts and Findings and Conclusions of the staff report and the testimony elicited at the public hearing from the Staffand the applicant, the Hearing Examiner recommends to the City Council approval of the preliminary plat subject to the following conditions: Prior to the issuance of vertical construction permits or the authorization to stockpile combustible construction · material anywhere on-site, the applicant must provide documentation from the City of Bonney Lake that the waterline extension referenced in the water availability certificate has been approved, completed and placed in service. The current water availability certificate (dated January 16, 2003 from the City of Bonney Lake) indicates water availability is contingent of the off-site extension of a 12-inch water line. Prior to the issuance of vertical construction permits or authorization to stockpile combustible material more than 150-feet from Evergreen Way SE, but after condition 1 has been satisfied, the through connection between the stub at 69th Street SE and the northern access corridor shall be constructed to maintain adequate circulation and public safety response in order to provide two access points to the plat. 3. No lots within the plat shall directly access the extension of 69th Street SE or the northern access corridor that serves as the northern limit of the plat. Prior to the application for Final Plat, the applicant shall document that sight distance triangles at all intersections have been met. This may result 'in minor changes to be made to provide for the proper curb radius dimensions to ensure that the requirements are achieved. The applicant shall prepare a Final Landscaping Plan that demonstrates in addition to the landscaping within the proposed tracts, at least one street tree Shall be provided within the width of each lot, except for proposed lot 44. Based upon the suggested street tree planting requirements for a 5-foot planter width, as defined by the City's Design and Construction Standards, lots proposed at a width greater than 50-feet may capable of supporting two or more street trees. Care sh6uld be given by the applicant to account for individual lot ingress/egress when defining the location of proposed street trees. The applicant shall provide root deflection devices or similar mechanism for all trees planted within the 5-foot width of street landscaping to ensure that mature tre6s do not contribute to sidewalk or pavement deterioration. These devices shall be shown on the landscaping plan to be approved concurrent with the applicant's street construction plans. The turn around shown proximate to proposed lots 42-45 shall provide through access to the north to facilitate adequate public safety'circulation through both affected developments. 8. A 25-foot building setback shall be provided to the top of the slope for proposed lots 64-110. The restriction shall be shown on the face of the Final Plat. 9. Tract G is not approved. Prior to the City accepting an application for Final Plat for the subject subdivision the applicant shall dispose of proposed tract G in one of the following manners: The applicant shall prepare and submit a lot line adjustment in accordance with Auburn City Code requirements to adjust the external boundary of the subject plat to conform to the proposed northern limits of proposed lot 110. HE\DEC\PLT02-1 Page 5 Findings and Decision Application No. PLT02-0001 b. The applicant shall revise the proposed lot lines of lots proximate to and south of proposed tract G to assume the area otherwise designated as the subject tract. Dated this 28th day of March, 2003, pursuant to the authority granted under Chapter 18.66, Zoning Ordinance, City of Auburn. Diane L. VanDerbeek, Hearing Examiner REQUEST FOR RECONSIDERATION Any party of record who feels the decision of the Examiner is based on error of procedure, fact or judgment, or the discovery of new evidence may file a written request for reconsideration with the Hearing Examiner no later than seven days from the date of mailing of the decision. Reconsideration requests should be addressed to: Hearing Examiner, 25 West Main Street, Auburn, WA. 98001-4998. CITY COUNCIL ACTION This decision of the Hearing Examiner is a recommendation to the City Council and will be considered by the Council at their April 7, 2003, meeting. At the April 7, 2003, meeting the Council may either affirm the Examiner's recommendation, remand the decision back to the Examiner, or schedule a closed record public hearing. HE\DEC\PLT02- ! Page 6 CITY OF AUBURN AGENDA BILL APPROVAL FORM A.qenda Subiect! Public Hearing - Application No. PLT02-O001 Department: Planning I Attachments: Vicinity Map' Pl°t Plan' IBudget Impact:Application Administrative Recommendation: IDate: March 11, 2003 Headng Examiner to recommend to the City Council approval of the preliminary plat based upon the · Findings of Fact,. Conclusions and Conditions as outlined. REPORT OF FACTS: OWNER/APPLICANT: Lakeland Land Development LLC AGENT: Randy Forsyth REQUEST: Preliminary plat approval for 110 lots SIZE: 21.73-acres '~ LOCATION: The west side of Evergreen Way SE, extending from 69~ Street SE along the top of slope to 64~ Street SE (if extended). The subject lot is approximately 850-feet off of Evergreen Way SE at its northern terminus. EXISTINGZONING: Planned Unit Development (PUD) EXISTING LAND USE Vacant COMPREHENSIVE PLAN DESIGNATION: Moderate Density Residential SEPA STATUS: ElS issued in 1992 ZONING AND LAND USE DATA IN THE VICINITY: Existinq Z0nin.q Existinq Land Use North PUD Vacant South PUD Vacant East PUD Vacant West PUD Vacant Comprehensive Land Use' Plan Designation Moderate Density Residential Moderate Density Residential/Open Space Moderate Density-Residential Moderate Density Residential/Open Space Reviewed by Council Committees & Commissions: Arts Commission Council Committees: Hearing Examiner Finance Human Resources ~ Municipal Sewices Library Board ~ Planning & CD Park Board Public Works Planning Commission. Other Appmved: Call for Hearin~l: Committee Approval: Yes No Reviewed by' Departments & Divisions: Airport x M&O Building ~ Mayor Cemetery Parks Finance Personnel Fire x Planning Legal X Police Library X Public Works Tabled Referred to: Until: Until: JStaff: Martin Meeting Date: March 18, 2003 IPage: I CITY OF AUBURN AGENDA BILL APPROVAL FORM IAgenda Subiect: Public Hearing - Application No. PLT02-0001 I Date: March 12, 2003 Background Summary (cont'd): FINDINGS OF FACT: Lakeland Land Development LLC, the ownem of the Lakeland South Planned Unit. Development (PUD) in Pierce County, have requested preliminary plat approval for a 110 lot subdivision. The property is located within the annexed area of Pierce County, in the Lakeland South Planned Unit Development (PUD). Chapter 18.76 of the Auburn Zoning Code governs the land uses allowed within the PUD. Auburn City Cede (ACC) Section 18.76.060 allows for the single-family plat and will be governed by the "SFD-5" regUlations. The "SFD-5' regulations require a minimum lot size of 2,730 square feet and a minimum lot width of 40 feet. o A final develoPment plan (map) was also adopted as part of the approved PUD. The plan illustrates the area of the preliminary plat to be appropriate for residential uses at a density of two to fourteen" units per acre and 600 maximum dwellin~ units. Other approvals in this planning area combined with the proposed lots bdng the cumulative total dwelling count to 322 units to date. As part of a preannexation agreement between the City of Auburn and the owners of the Lakeland South PUD, it has been agreed that the City will issue building, permits up to a point that .development within the Lakeland South PUD generates 800-PM vehicle trips. In order to exceed 800 PM vehicle trips, the pre-annexation agreement required that the Parkway must be open between Lakeland Hills Way and the East Valley Highway. This provision has been satisfied. The City of Aubum will provide police p~'otection, fire protection, sanitary sewer and storm drainage services. The plat is within the Aubum School Distdct and the City collects impact fees for the school district. The City of Bonney Lake, pursuant to a previously executed agreement between the City of Auburn and the City of Bonney Lake, will provide water. A water availability certificate has been provided to the City of Auburn but indicates that an off-site waterline extension is required before water is available. The waterline construction is necessary to provide water flow to serve the development. Until the subject line is put into service, the water utility will not be capable of meeting water demand for fire flow or ddnking water to serve the proposed subdivision. The configuration of the underlying original lot has resulted in plat that is linear in nature. As such, the principal street circulation pattern relies on a single private street corridor with two points of access to the public street and internal access to the adjoining development. Access limitations to these access corridors to the public street are needed to ensure that they remain open and · unobstructed to allow for adequate public safety response and overall site circulation. 7. In accordance with Auburn City Code Section 10.36.175, the private street shall be posted as a Fire · Lane with parking on one side only, to the satisfaction of the Fire Marshal. The Final Environmental Impact Statement"Proposed Lakeland Hills South Mining 7 Reclamation Plan & Planned Unit Development" issued by Pierce County July 21, 1992, identified that a 25-foot building setback to the top of slopes equal to or greater than 40% ~should be observed to prevent landslides and buffer to landslide hazard areas. The requirement was made based of the "Soils, Geology, Geologic hazards and Geohydrology report, dated May 1991, prepared by Associated Earth Sciences and incorporated as a referenced technical report for the subject ElS. Staff: Martin Meeting Date: March 18, 2003 IPage: 2 CITY OF AUBURN AGENDA BILL APPROVAL FORM JA.qenda Subject: Public Hearing - Application No. PLT02-0001 IDate: March 12, 2003 Auburn City Code sections 18.48.130 and 18.48.140 define the provisions related to access, tracts and gated subdivisions, respectfully. The applicant shall be required to demonstrate that the subject plat meets all Code requirements related to those provisions during the civil review processing phase of the project's development. Nothing in the preliminary plat approval is intended to relieve the applicant from those requirements. ·10. The plat illustrates a number of "tracts". Most of the tracts are for landscaping and signage that will be owned and maintained by the homeowners association. Proposed tract G will not be permitted as a "future development tract", as proposed. While it is understood the intent may be to incorpOrate the tract into a future preliminary plat application to the north, under a separate application, that would affect the external boundary of the existing plat. Disposition of proposed tract G shall be addressed prior to the issuance of Final Plat approval. 11. The contents of the case file, PLT0270001, of this project are hereby incorporated by reference and made part of the record of this headng. CONCLUSIONS: Staff has concluded that the preliminary plat may be approved in that it is consistent with the following criteria necessary to approve a preliminary plat as outlined in Section 17.06.070 of the Land Division Ordinance. 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 sites for schools and school grounds. The PUD ordinance, the preannexation agreement, and compliance with the City's regulations have ensured that ·adequate provisions have been made regarding the above items. Conformance of the proposed subdivision to the general purposes of the Comprehensive Plan. The density of the plat is less than 14 dwelling units per acre and is consistent with the "MOderate Density Residential" designation on the Comprehensive Plan Map. 3. Conformance of the proposed subdivision to the general purposes of any other applicable policies or 'plans that have been adopted by the City Council. The plat is consistent with the Lakeland PUD Ordinance, the preannexation agreement, and the specific utility studies that have been done for the Lakeland project. 4. 'Conformance of the proposed subdivision to the general purposes of the Land Division Ordinance as enumerated in ACC Section 17.02.030. ' The plat is not inconsistent with the purpose of the Land Division Ordinance. Gonformance of ihe proposed subdivision to the Auburn Zoning Ordinance and any other applicable planning or engineering standards and specifications as adopted by the City. Staff: Martin Meeting Date: March 18, 2003 IPage: 3 CITY OF AUBURN AGENDA BILL APPROVAL FORM IAgenda Subiect: Public Hearing - Application No. PLT02-0001 IDate: March 12, 2003 The plat has been or is capable of being designed in accordance with all applicable engineering requirements including the City's Design and Construction Manual and all development'standards of the Auburn Zoning Ordinance. 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. An Environmental Impact Statement (EIS) was prepared for the pUD in 1992. The proposal, as conditioned, is consistent with the ElS. RECOMMENDATION: Based on the Facts and Findings and Conclusions of the staff report, staff recommends that the Headng Examiner recommend to the City Council aPProval of the preliminary plat subject to the following conditions: ~ Prior to the issuance of vertical construction permits or the authorization to stockpile combustible construction matedal anywhere on-site, the applicant must provide documentation from the City of - Bonney Lake that the waterline extension referenced in the water availability certificate has been approved, completed and placed in service. The current water availability certificate (dated January 16, 2003 from the City of Bonney Lake) indicates water availability is contingent of the off-site extension of a 12-inch water line. Pdor to the issuance of vertical construction permits or authorizatiOn to stockpile combustible matedal more than 150-feet from Evergreen Way SE, but after condition 1 has been satisfied, the through connection between the stub at 69~ Street SE and the northern access corridor shall be constructed to maintain adequate circulation and public safety response in order to provide two access points to the plat. 3. No lots within the plat shall directly access the extension of 69~ Street SE or the northern access corddor that serves as the northern limit of the plat. · ¸4. Prior to the application for Final Plat, the applicant shall document that sight distance triangles at all intersections have been met. This may result in minor changes .to be made to provide for the proper curb radius dimensions to ensure that the requirements are achieved. The applicant shall prepare a Final Landscaping Plan that demonstrates in addition to the.landscaping within the proposed tracts, at least one street tree shall be provided within the width of each lot, except for proposed lot 44, Based upon the suggested street tree planting requirements for a 5-foot planter width, as defined by the City's Design and Construction Standards, lots ~proposed at a width' greater than 50-feet may capable of supporting two or more street trees. Care should be given by the applicant to account for individual lot ingress/egress when defining-the location of proposed street trees. The applicant shall provide root deflection devices or similar mechanism for all trees planted within the 5-foot width of street landscaping to ensure that mature trees do not contribute to sidewalk or pavement deterioration. These devices shall be shown on the landscaping plan to be approved concurrent with the applicant's street construction plans. IStaff:. - Martin Meeting Date: March 18, 2003 Page: 4 CITY OF AUBURN AGENDA BILL APPROVAL FORM Agenda Subiect: Public Hearing - Application No. PLT02-0001 Date: March 12, 2003 The turn around shown proximate to proposed lots 42-45 shall provide through access to the .north to facilitate adequate public safety circulation through both affected developments. A 25-foot building setback shall be provided to the top of the slope for proposed lots 64-110. The restriction shall be shown on the face of the Final Plat. Tract G is nOt approved. Pdor to the City accepting an apPlicatiOn for Final Plat for the subject subdivision the applicant shall dispose of proposed tract G in one of the following manners: The applicant shall prepare and submit a lot line adjustment in accordance with Auburn City Code requirements to adjust the external boundary of the subject plat to conform to the proposed northem limits of proposed lot 110. b. The applicant shall revise the proposed lot lines of lots proximate to and south of proposed tract G to assume the area otherwise designated as the subject tract. HEV~DP~STRP02-1 Staff: Martin Meeting Date: March 18, 2003 Page: 5 TION APPLICATION NO.: APPLICANT: REQUEST: LOCATION: PLT02-0001 DATE RECVD: 12-23-02 Lakeland Land Development, LLC ~_ Request for preliminary plat approval of 114 single family lots and 6 tracts Lakeland Hills Area 5 - along Hillcrest Drive (proposed) and 69th Street SE Prelimin .a~y Plat - Page 5 PRELIMINARY PLAT APPLICATION Lakeland Land Development, L.L.C. PROPERTY OWNER'S NAME APPLICATION NUMBER. Sec. Twp. Rng. --" Area Code '" Zone Existing A Scheduled Hearing · A ' I ,, Date Received StaffProject Coordinator: APPLICANT: COMPLETE THIS FORM WITH ALL ENTRIES BEING TYPED (except signatures) OR NEATLY PRINTED IN INK. IF ADDED SPACE IS NEEDED, ATTACH THE ADDITIONAL REQUIRED PAGES TO THIS APPLICATION. NAME OF SUBDMSION: Lakeland Hills Area 5 Total area of subdivision: Acres: 21.79' Toial number of lots: 1t-4 lots. + 6 -tract~ Sq. Ft.: 949,230 Total number of dwelling units: Proposed zoning: SleD - 5 Existing zoning: Sled - 5 114 .Proposed land use:. Single Family Detached Homes Minimum size of lot as shown on plat: 3,644 MinLmum lot width as shown on plat: 40 at setback line Minimum lot depth as shown on plat: 80 at~ setback, line Proposed source of domestic water supply: sq. fl.. feet feet Public - City of Bonney Lake water syst.em Proposedsewagedisposalsystem: Public - City of Auburn system APPL~PRELLMPLT ~V. In~tno Prelimina.m/Plat - Page 6 ALL PROPERTY OWNERS INCLUDED IN THIS APPLICATION MUST BE LISTED BELOW OPPOSITE A "PARCEL NUMBER" WHICH IS ALSO SHOWN ON THE LEGAL DESCRIPTION .AND INDICATES THE PROPERTY OWNED BY EACH APPLICANT. YOUR'SIGNATURE ALSO INDICATES YOU HAVE READ AND UNDERSTOOD THE 'CONTENTS OF THIS APPLICATION 'AND ITS ATTACHMENTS. PARCEL NUMBER 05 05 2O06 2-027 NAME, ADDRESS & PHONE NUMBER (Please erin0 Lakeland .Land Development, L.L.C. 11624 SE 5th St., ~200 Bellevue, W~ 98005 -SiONATURB ;' DESIGNATED CONTACT PERSON: Name: Address: City: Phone: Randall Forsyth 11624 SE 5th St., #200 Bellevue, WA98005 (425) 586-7700 :1 Preliminary Plat - Page 7 LEGAL DESCRIPTION OF PROPERTY Lot #2, City of. Auburn short plat, as recorded under recording No. 200211145001 records of Pierce County, Washington FEE pAyMENT: $500.00 and $50.00 per lot plus $350.00 for Environmental Checklist T.1L #: DATE RECEIVED: CASHieR'S ]]qlTIALS: P~v. 19.'2.7/98 POLYGON NORTHWEST COMPANY December20, 2002 Mr. Scan Martin, AICP, Planner II City of Auburn Department of Planning and community Development 25 West Main · Auburn, Washington 98001 Lakeland Hills Area 5 Division lA Request for Modification of BlOck Requirements (ACC 17.12.070) This letter is to request modification from ACC 17.12.070(B) Block Requirements which reads: Where the average area of lots does not 'exceed two am'es, the distance between intersections along a street or arterial shall not exceed 1,320 feet. The preliminary plat for Lakeland Hills Area 5 Division IA, as currently laid out, has a block length of 2,203 feet. To establish the need for this modification the proof will be established through ACC 17.18.030 Findings of Fact SUch modification is necessary because o~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. . The requested modification is necessary because of topographic constraints' and the surroundings of the project. The Preliminary Plat adjoins a steep sloping open space tract tothe south and a 15' foot high roekery that separates it from the parcel toits north. The attached copy of the Short Plat shows that ther~ is no opportunity to shorten the length of the block without impacting the fights of the parcel to the north,, which is to be developed and marketed as a separate condominium neighborhood with private roads. 11624 S.E. 5th Street, Suite 200, Bellevue, Washington 98005 (425),7,86-7700 Fax (425) 6884)~ -- Mr. Sean Martin. AICP -2- December 19. 2002 De 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. As was previously mentioned the layout of the preliminary plat is severely restricted by the condominium development to the north and the slopes to the south. The site is also constrained by the topography of the project, it would be very difficult to connect the two projects with a thru street due to the 15' grade separation. 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. The modification if granted will not alter the character of the neighborhood or be detrimental to surrounding properties, which was created to promote individual communities within the PUD. If the modification is granted there will be no change in the ~verall appearance of the PUD, internal or external, but rather an enhancement °fthe individual sense of community for each adjoining parcel. Such modification will not be materially detrimental to the implementation of the policies and objectives of the comprehensive land use, circulation and utility Plans of the City. The modification, as proposed, will not be materially detrimental to the implementation of the policies and objectives of the comprehensive land use, . circulation, and utility plans of the City of Auburn. There will be no chang'in~ the route of access for homeowners. With or without the modification homeowners would most likely have the same egress/ingress routes since the north parcel roads are private and. narrow,fi-oTb, preliminary utility plans have been submitted for review for both the preliminary plat and the condominium project. Since no utilities would be required to connect the parcels at an intermediate point approval of the modification will not effect the utility layout for these parcels. The land use is consistent with the zoning and comprehensive plan designation of the parcel. Literal interpretation of the provisions of. this rifle would deprive the applicant of rights commonly enjoyed by other properties in the same zoning district. Other properties within the zoning district have.the ability to provide a separate sense of community based on price, size of home and lot, and amenities. This request for modification will allow applicant the right to protect owner 'land values by not allowing access to or fi.om a lower valued condominium project of smaller homes. Mr. Scan Martin, AICP -3- December 19. 2002 The apprOVal of the modification will be consistent with the purpose of this rifle. The purpose .of the block length requirement is to provide ample access. The location of this project, at the edge of Lakeland, reduces the need for additional connections. The only baffle that will use the streets in the plat will be for local access,-not thru access.. G. The modifiCation cannot lessen the requirement of the zoning ordinance. Any such modfficarion must be processed as a variance pursuant to ACC 18.70.010 (Ord. 4296 2, 1998) The preliminary plat, as prop~ed, still meets the zoning requirements. Please feel free to contact us if you need any additional information or if any questions arise. Thank.you. Senior Develo >ment Project Manager