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