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HomeMy WebLinkAboutItem VIII-B-7WASHINGTON AGENDA BILL APPROVAL FORM Agenda Subiect Resolution No. 3669 Date: December 9, 2003 Department: Attachments: Budget Impact: Planning Resolution No. 3669 Administrative Recommendation: City Council adopt Resolution No. 3669. Back.qround Summary: Resolution No. 3669 authorizes the preliminary plat of a 64 lot subdivision located on the west side of Evergreen Way SE, extending from its intersection with Elizabeth Avenue SE approximately 1,380-feet south and to the top of slope The subject lot extends approximately 1,200-feet west of Evergreen Way SE at its southern terminus 03.5 PLT03-0001 Reviewed by Council & Committees: Reviewed by Departments & Divisions: [] Arts Commission COUNCIL COMMITTEES: [] Building [] M&O [] Airport [] Finance [] Cemetery [] Mayor [] Hearing Examiner [] Municipal Serv. [] Finance [] Parks [] Human Services [] Planning & CD [] Fire [] Planning [] Park Board []Public Works [] Legal [] Police [] Planning Comm. [] Other [] Public Works [] Human Resources Action: Committee Approval: []Yes []No Council Approval: []Yes []No Call for Public Hearing / /__ Referred to Until / / Tabled Until / / Councilmember: Borden Staff: Krauss Meeting Date: December 15, 2003 Item Number: VIII.B.7 AUBURN * THAN YOU IMAGINED RESOLUTION NO. 3 6 6 9 A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF AUBURN, WASHINGTON, APPROVING THE PRELIMINARY PLAT OF THE 64-LOT SUBDIVISION LOCATED ON THE WFST SIDE OF EVERGREEN WAY SE, WITHIN THE CITY OF AUBURN, WASHINGTON, IDENTIFIED AS LAKELAND AREA 5, DIVISION 2A WHEREAS, Application No. PLT03-0001, dated October 2, 2003, has been submitted to the City of Auburn, Washington, by Lakeland Land Development LLC, requesting approval of a Preliminary Plat for 64 lot subdivision located on the west side of Evergreen Way SE, extending from its intersection with Elizabeth Avenue SE approximately 1,380-feet south and to the top of slope. The subject lot extends approximately 1,200-feet west of Evergreen Way SE at its southern terminus and within the City of Auburn; and WHEREAS, said request above referred to was referred to the Hearing Examiner for study and public hearing thereon; and WHEREAS, pursuant to staff review, the Hearing Examiner conducted a public hearing to consider said petition in the Council Chambers of th(; Auburn City Hall on November 18, 2003, of which the Hearing Examiner recommended approval of the Preliminary Plat on November 25, 2003; and WHEREAS, the City Council, on December 1, 2003 considered said request and affirmed the Hearing Examiner's recommendation for preliminary plat based upon the following Findings of Fact and Conclusions, to-wit: Resolution 3669 December 9, 2003 Page 1 FINDINGS OF FACT Lakeland Land Development LLC, the owners of the subject lot within the Lakeland South Planned Unit Development (PUD) in Pierce County, have requested preliminary plat approval for a 64-1ot 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).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 386 units to date. The proposed "Tract F" identified for future development (to be reviewed under a separate process) is considered "lot 64" of this plat. 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 for the construction of the 63 single-family homes. The development of proposed lot 65 (Tract F) will be subject to future review and another certificate will be sought at the time the future development permits are considered. The configuration of the underlying original lot has resulted in pi.at that is linear in nature. As such, the principal street circulation pattern relies on a single private street corridor with three points of access leading to the public street, two relying on internal access to the adjoining development. Access limitations and design requirements 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. Resolution 3669 December 9, 2003 Page 2 The city limits the length of dead-end streets or single access ro~'mds to 600 linear feet and serving not more than 25 units. The issuance of building permits for individual lots shall be commensurate with the completion of the road network. 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 2!, 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 Geo,hydrology report", dated May 1991, prepared by Associated Earth Sciences and incorporated as a referenced technical report for the subject ElS. 10. The topography and proposed lot configuration require additional provisions to ensure the placement of the proposed structure meets the applicable setback requirements of City Code. 11. 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. 12. 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. 13. The contents of the case file, PLT03-0001, of this project are hereby incorporated by reference and made part of the record of this hearing. CONCLUSIONS OF LAW The preliminary plat may be approved in that it is consistent with the ~'ollowing criteria necessary to approve a preliminary plat as outlined in Section 1'7.06.070 of the Land Division Ordinance. 1. Adequate provisions are made for the public health, safety and general welfare and for open spaces, drainage ways, streets, alleys, other public Resolution 3669 December 9, 2003 Page 3 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 and consistent with the final development plan of the PUD. 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. 5. Conformance of the proposed subdivision to the Auburn Zoning Ordinance and any other applicable planning or engineering standards and specifications as adopted by the City. 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, 6. The potential environmental impacts of the proposed subdiviision are mitigated such that the preliminary plat will not have an unacceptable adverse effect upon the quality of the environment. An Environmental Impact Statement (ELS) was prepared for the PUD in 1992. The proposal, as conditioned, is consistent with the ElS. DECISION: Resolution 3669 December 9, 2003 Page 4 For each of the above reasons, the recommendation of the Hearing Examiner to the Auburn City Council on this preliminary plat application is approval subject to the following conditions: 1. Except for proposed lots 64 (Tract F), all lots within the plat shall access to Montevista Drive SE. 2. Prior to the application for Final Plat, the applicant shall document that sight distance triangles at all intersections have been met and that the standards for gated communities have been implemented. This may result in minor changes to the design to provide proper curb radius dimensions to ensure that all applicable requirements are satisfied. 3. 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. Based upon the suggested street tree planting requirements for a 5-foot planter width, as defined by the City's Desi,qn 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. 5. A 25-foot building setback shall be provided to the top of slopes equal to or greater than forty percent (40%) for proposed lots 33-63, as applicable. The restriction shall be shown on the face of the Final Plat. 6. In order to ensure the accurate siting of the home/structure(s) in relationship to the setbacks required from property lines, easements or other similar features associated with a lot, the City's Building Official may requh'e that all applicable corners of the structure be surveyed and staked prior to the pouring of footings or foundations. NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF AUBURN, WASHINGTON, HEREBY RESOLVES as follows: Resolution 3669 December 9, 2003 Page 5 Section 1. The above-cited Hearing Examiner's Conclusions and Decision are herewith approved and incorporated in this Resolution. Section 2. The Preliminary Plat for a 64-1ot single-family subdivision, within the City of Auburn, legally described in Exhibit "A" attached hereto and incorporated herein by this reference, is hereby approved. Section 3. The Mayor is authorized to implement such administrative procedures as may be necessary to carry out the directives of this legislation. Section 4. This Resolution shall take effect and be in full force upon passage and signatures hereon. DATED and SIGNED this __ day of December, 2003. CITY OF AUBURN ATTEST: PETER B. LEWIS MAYOR Danielle E. Daskam, City Clerk City Attorney Resolution 3669 December 9, 2003 Page 6 RESOLUTION NO. 3669 EXHIBIT A Lot 3, City of Auburn Lot Line Adjustment No. LLA03-0014 recorded under Pierce County Recording No. 200310291143 being a portion of Lots 1 and 3, City of Auburn Short Plat No. SPL02-0007 recorded under Pierce County Recording No. 200211145001.