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.