HomeMy WebLinkAbout05-11-2006 ITEM VIII-B-4CITY OF_ * *,
WASHINGTON
AGENDA BILL APPROVAL FORM
Agenda Subject
Date:
Resolution No. 4025 to approve the Preliminary Plat of Lawson Place —
May 2, 2006
PLT05-0005
Department: Planning,
Attachments: Please refer to Exhibit
Budget Impact: None
Building and Community
List
Administrative Recommendation:
City Council to introduce and adopt Resolution No. 4025.
Background Summary:
OWNER/APPLICANT: Paul Hunt
REQUEST: Application for a Preliminary Plat Approval for a 14 -lot subdivision of an
approx. 2.87 acre site located within a R3 Duplex Residential zone district.
SIZE: Approx. 2.87 acres.
LOCATION: 3815 Auburn Way South (south side of street, approx. 0.4 miles east of
Poplar St.)
EXISTING ZONING: R3 Duplex Residential zone district.
EXISTING LAND USE Two existing single family homes (both to be removed)
COMPREHENSIVE PLAN
DESIGNATION: Moderate Density Residential
SEPA STATUS: A Final Determination of Nonsignificance was issued on April 4, 2006.
L0511-4
03.5. PLT05-0005
Reviewed by Council & Committees:
Reviewed by Departments & Divisions:
❑ Arts Commission COUNCIL COMMITTEES:
E Building E M&O
❑ Airport ❑ Finance
❑ Cemetery ❑ Mayor
E Hearing Examiner ❑ Municipal Serv.
❑ Finance E Parks
❑ Human Services ❑ Planning & CD
E Fire E Planning
❑ Park Board ❑Public Works
❑ Legal E Police
❑ Planning Comm. ❑ Other
E Public Works ❑ Human Resources
Action:
Committee Approval: ❑Yes ❑No
Council Approval: ❑Yes []No Call for Public Hearing
Referred to Until
_/_/_
Tabled Until I I
Councilmember: Norman Staff: Krauss
Meeting Date: May 11, 2006 Item Number: VIII.B.4
AUBURN *MORE THAN YOU IMAGINED
Agenda Subject: Resolution No.4025 Date:
May 2, 2006
The Comprehensive Plan designation, zoning designation and land uses of the site and
surrounding properties are:
List of Exhibits
Exhibit 1 Staff Report
Exhibit 2 Vicinity Map
Exhibit 3 Completed Preliminary Plat Application Form
Exhibit 4 Preliminary Plat map, Pac West Engineering, dated February 27, 2006
Exhibit 10 SEPA Determination, SEP05-0040
Exhibit 11 Final Staff Evaluation for Environmental Checklist SEP05-0040 dated March 14, 2006
Exhibit 12 Hearing Examiner's decision dated May 1, 2006
FINDINGS OF FACT
1. The applicant has applied for approval of a 14 lot subdivision of an approx. 2.87 acre; site to allow
for future development of potentially one duplex lot and 13 single family residential lots. Lot 9 of
the proposed preliminary plat contains sufficient area to qualify as a duplex lot in the R3 zone.
2. The site is located on the south side of Auburn Way South, approx. 0.5 miles east of its
intersection with Poplar St. It lies directly adjacent (at its southeast corner) to a site recently
considered by the Hearing Examiner for development with a triplex (CUP05-0004, Jeneva
Benson).
3. The site consists of two parcels, each occupied by a single family home with associated
outbuildings and parking areas. The applicant intends to remove both residences in order to
accommodate development of the subdivision. The site also features some native trees,
ornamental trees, and both landscaped and natural growth areas.
4. The applicant submitted a "Wetland and Drainage Corridor Site Assessment" as part of the SEPA
application for this project. The report, prepared by Habitat Technologies (dated September 2,
Page 2 of 5
_d
�,�;; Qnin
t.nd Use
Pilau
Site
Moderate Density
R3 Duplex
Two existing single
Residential
Residential Zone
family residences
one on eachparcel)
North
Moderate Density
R3 Duplex
Single family home;
Residential
Residential Zone;
manufactured home park
RMHP Residential
Manufactured Home
Park
South
Moderate Density
R3 Duplex
Vacant land
Residential
Residential Zone
East
Moderate Density
R3 Duplex
Existing single family
Residential
Residential Zone
home; site of
proposed triplex
(C U P05--0004,
Jeneva Benson
West
High Density
R4 High Density
Vacant land
Residential
Residential Zone
List of Exhibits
Exhibit 1 Staff Report
Exhibit 2 Vicinity Map
Exhibit 3 Completed Preliminary Plat Application Form
Exhibit 4 Preliminary Plat map, Pac West Engineering, dated February 27, 2006
Exhibit 10 SEPA Determination, SEP05-0040
Exhibit 11 Final Staff Evaluation for Environmental Checklist SEP05-0040 dated March 14, 2006
Exhibit 12 Hearing Examiner's decision dated May 1, 2006
FINDINGS OF FACT
1. The applicant has applied for approval of a 14 lot subdivision of an approx. 2.87 acre; site to allow
for future development of potentially one duplex lot and 13 single family residential lots. Lot 9 of
the proposed preliminary plat contains sufficient area to qualify as a duplex lot in the R3 zone.
2. The site is located on the south side of Auburn Way South, approx. 0.5 miles east of its
intersection with Poplar St. It lies directly adjacent (at its southeast corner) to a site recently
considered by the Hearing Examiner for development with a triplex (CUP05-0004, Jeneva
Benson).
3. The site consists of two parcels, each occupied by a single family home with associated
outbuildings and parking areas. The applicant intends to remove both residences in order to
accommodate development of the subdivision. The site also features some native trees,
ornamental trees, and both landscaped and natural growth areas.
4. The applicant submitted a "Wetland and Drainage Corridor Site Assessment" as part of the SEPA
application for this project. The report, prepared by Habitat Technologies (dated September 2,
Page 2 of 5
Agenda Subject: Resolution No.4025
Date:
May 2, 2006
2005), concluded there is no area within or immediately adjacent to the project site that would
qualify as either a wetland or stream.
5. Other than a modest downhill slope along the eastern portion of the site, the site undulates mildly,
with approx. 2-4 feet of elevation difference.
6. The site will be served by a public street accessing onto Auburn Way South at approx. the
midpoint of its frontage. The street will terminate in a cul—de—sac, with three lots at the southeast
portion of the property accessing off a private access road.
7. The City's Traffic Engineer is requesting the Hearing Examiner require the applicant to design
and construct a left turn facility along Auburn Way South in conjunction with the triplex project
located to the east (CUP05-0004, Jeneva Benson). This left turn lane will allow for safe turning
movements both into and out of the site. Since Auburn Way South is a State highway, final
design of the left turn facility will require both City and Washington State Department of
Transportation review and approval. The applicant is also proposing to dedicate an additional 11
feet of right-of-way along Auburn Way South.
8. The City of Auburn will be replacing the sanitary sewer system along Auburn Way South this
summer and will place a manhole to support this project, provided the developer contributes to
the cost of this improvement. Sewer will then be extended by the applicant through the site to
serve all lots.
9. An existing 10 inch water main is located in Auburn Way South. The applicant will be required to
loop an eight -inch main through the property and connect it to an existing 6 inch line located in
the vicinity of the southwest corner of the property. The Public Works department has asked that
access to this line be ensured by placing it within a tract (as opposed to an easement) and paving
the tract as a pedestrian facility.
10. Stormwaters will be collected on—site and then directed to a storm pond to be constructed along
the eastern boundary of the project. The storm pond will become a public facility and will be
designed and landscaped to city standards.
11. This site is located within the Auburn School District, for which the city collects school impact
fees. Impact fees are due at the time of building permit issuance. The interior plat street will
include sidewalks that will provide a safe walking path to Auburn Way South, where school
children will be picked up by district buses. At the time of writing this report, staff is not aware of
the potential location of any school bus stops but the City is requiring a widened shoulder to be
constructed adjacent to the plat along Auburn Way South.
12. Due to the small size of the project, City standards for providing park lands do not apply.
CONCLUSIONS
In order for the Hearing Examiner to recommend approval of a proposed preliminary plat, he/she must
find that the following criteria have been met:
1. 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.
Adequate provisions can be provided to serve the plat, which will be served by City water and
sanitary sewer service. Stormwaters will be directed to a storm pond built to City standards and then
dedicated to the City for on—going maintenance. The project will include both public and private
Page 3 of 5
Agenda Subject: Resolution No.4025
Date:
May 2, 2006
streets built to city standards. Payment of school impact fees will be required at the time of building
permit applications.
2. Conformance of the proposed subdivision to the general purposes of the Comprehensive
Plan.
Policy LU -25 of the Comprehensive Plan notes that "areas abutting major arterials should be
carefully planned to avoid potential conflict between the development of the arterial and single family
uses. Single family uses in such areas should be platted in a manner which orients the units away
from the arterial, however, non—motorized access between the residential area and the arterial should
be provided." The proposed plat will prohibit direct lot access onto Auburn Way South and has only
two lots directly abutting that Principal Arterial street. Both lots are platted with sufficient width to allow
for adequate setback from the street and so that the homes can be oriented to the interior plat street.
Given the small size of the this project, a specific pedestrian access to Auburn Way South is not
needed.
Staff is recommending that the developer provide a solid wood fence along these two lot's frontages,
five feet from their Auburn Way property lines and provide evergreen landscaping such as arborvitae
to provide for greater noise attenuation.
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 proposal can be considered to be consistent with the City's Sanitary Sewer and Water Utilities
Plans.
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 consistent with the broad purpose statements of the Land Division Ordinance as
enumerated in ACC Section 17.02.030.
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 applicable City standards
including the City's Design and Construction Standards Manuals.
6. 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.
Assuming the recommended conditions of approval are imposed, the potential impacts of the plat can
be adequately mitigated.
RECOMMENDATION:
Based on the Facts, Findings and Conclusions of the staff report, staff recommended that the; Hearing
Examiner recommend to the City Council approval of the Preliminary Plat, with the following conditions:
1. The proposed public street within the plat shall be designed to local residential street standard
and dedicated to the public. The private access road shall be developed to City standards for that
type of facility.
Page 4 of 5
Agenda Subject: Resolution No.4025
Date:
Mav 2. 2006
2. The storm drainage tract shall be designed and constructed to city standards and dedicated to
the City as part of the final plat approval process.
3. The applicant shall dedicate eleven (11) feet of right-of-way along Auburn Way South to provide
for future roadway expansion as part of the final plat approval process. The applicant shall also
enter into a Street Delay agreement with the City for the deferral of the required frontage
improvements along Auburn Way South.
4. The applicant shall design and construct a left turn facility and a widened shoulder in Auburn Way
South to City of Auburn and Washington State Department of Transportation standards, prior to
final plat approval.
5. Curb return radii at the intersection of the interior plat street and Auburn Way South shall be 50
feet.
6. The applicant shall provide a solid wood fence setback five (5) feet from the northern (Auburn
Way South) property lines of proposed Lots 1 and 14. Evergreen shrubs that will attain the same
height shall be planted between the fence and the edge of the right-of-way. This requirement
shall be completed consistent with city design and construction standards.
7. Access to the southwesterly water line shall be provided within a 20 foot wide tract to be
dedicated to the City of Auburn. The tract shall be paved per the requirements of the: City
Engineer.
8. The final plat drawing shall contain the address of all lots as assigned by the City of Auburn.
Page 5 of 5
RESOLUTION NO. 4025
A RESOLUTION OF THE CITY COUNCIL OF THE
CITY OF AUBURN, WASHINGTON, APPROVING A
PRELIMINARY PLAT APPLICATION TO SUBDIVIDE
3.03 ACRES INTO 14 LOTS AND VARIOUS TRACTS
FOR FUTURE RESIDENTIAL DEVELOPMENT,
WITHIN THE CITY OF AUBURN, WASHINGTON
WHEREAS, Application No. PLT05-0005, dated December 14, 2005, has
been submitted to the City of Auburn, Washington, by Paul Hunt, requesting
approval of a preliminary plat application to subdivide 3.03 acres into 14 lots for
future single family residential development, and street and utility tracts within
the City of Auburn, Washington; and
WHEREAS, said request above was referred to the Hearing Examiner
for study and public hearing thereon; and
WHEREAS, following staff review, the Hearing Examiner conducted a
public hearing to consider said petition in the Council Chambers of the Auburn
City Hall on April 11, 2006, of which the Hearing Examiner recommended
approval of the preliminary plat subject to conditions on May 1, 2006; and
WHEREAS, the City Council, at its meeting of May 11, 2006, considered
and affirmed the Hearing Examiner's recommendation for preliminary plat based
upon the Findings of Fact, Conclusions and Recommendation which is attached
hereto as Exhibit "A".
Section 1. The Hearing Examiner's Findings, Conclusions and
Recommendation attached hereto as Exhibit "A" are herewith approved and
incorporated in this Resolution.
Resolution 4025
May 11, 2006
Page 1 of 4
Section 2. The request for preliminary plat approval to subdivide 3.03
acres into 14 lots for future single family residential development, and street and
utility tracts within the City of Auburn, legally described in Exhibit "D" attached
hereto and incorporated herein by this reference, is hereby approved subject to
the following conditions:
1. The proposed public street within the plat shall be designed to Local
Residential Street standards and dedicated to the public. The private
access road shall be developed to Private Access Roads standards, as
provided by the City.
2. The storm drainage tract shall be designed and constructed to City
standards and dedicated to the City as part of the final plat approval
process.
3. The Applicant shall dedicate eleven feet of right-of-way along the plat's
northern border with Auburn Way South. This dedication shall be to
provide for future roadway expansion and shall be part of the final plat
approval process.
4. The Applicant shall enter into a Street Delay Agreement with the City
for deferral of the required frontage improvements along Auburn Way
South.
5. Prior to final plat approval, the Applicant shall design and construct a
left turn facility and a widened shoulder in Auburn Way South. The left
turn facility and widened shoulder shall be designed and constructed to
City of Auburn and Washington State Department of Transportation
standards.
6. The Applicant shall provide a 40 foot curb return radii at the
intersection of the interior plat street (Lawson Place) and Auburn Way
South.
7. The Applicant shall provide a solid wood fence setback five feet from
the northern property lines of Lot 1 and Lot 14 where these lots are
adjacent to Auburn Way South. The Applicant shall plant evergreen
shrubs of a uniform growth height between the fence and the edge of
Resolution 4025
May 11, 2006
Page 2 of 4
the right-of-way. Design and construction of the fence and vegetation
shall be completed to City design and construction standards.
8. The waterline connection at the southwesterly property line (Lot 6)
shall be within a 15 -foot easement, as shown on Exhibit 4 —
Preliminary Plat. The angle point at the southeast corner of Lot 6 shall
be filleted to provide adequate access width for City maintenance.
9. As required by ACC 19.02, payment of school impact fees to the
Auburn School District is required at the time of building permit
application. Impact fee calculation and schedule for the Auburn School
District is provided in ACC 19.02.120.
10.As required by ACC 19.04, the Applicant shall pay traffic impact fees.
The amount of impact fee shall be determined at the time the Applicant
submits a complete application for a building permit, using the impact
fee schedules then in effect, or pursuant to an independent fee
calculation accepted by the director pursuant to ACC 19.04.050, and
adjusted for any credits pursuant to ACC 19.04.060.
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 , 2006.
CITY OF AUBURN
PETER B. LEWIS,
MAYOR
Resolution 4025
May 11, 2006
Page 3 of 4
ATTEST:
Danielle E. Daskam,
City Clerk
Resolution 4025
May 11, 2006
Page 4 of 4
10(/1-7-C) 57-- 000-s
LEGAL DESCRIPTION PER SP -5-77
TOTAL PARCEL
BEGINNING AT THE SE CORNER OF THE SE 1/4 OF THE SW 1/4
OF SECTION 21, TWP 21 N, RANGE 5E, W.M., COUNTY OF KING,
STATE OF WASHINGTON; ALSO THE TRUE POINT OF BEGINNING;
THENCE COMMENCING N 90°00'00' W ALONG THE SOUTH LINE
OF SAID SUBDIVISION A DISTANCE OF 406.17 FEET; THENCE N
12°53'00' E A DISTANCE OF 222.60 FEET; THENCE N 34025'22"
E A DISTANCE OF 270.69 FEET TO THE SOUTHWESTERLY
MARGIN OF P.S. HWY NO. 5; THENCE S 47058'50" E ALONG SAID
MARGIN A DISTANCE OF 268 FEET MORE OR LESS TO THE EAST
LINE OF SAID SUBDIVISION; THENCE SOUTHERLY ALONG .SAID
EAST LINE S 1016'00" E A DISTANCE OF 260.0 FEET TO THE
TRUE POINT OF BEGINNING; ALL SITUATED IN THE CITY OF
AUBURN, COUNTY OF KING, STATE OF WASHINGTON.
LOT is
BEGINNING AT THE SE CORNER OF THE SE 1/4 OF THE SW 1/4
OF SECTION 21, TWP 21 N. RANGE 5E, W.M., COUNTY OF KING,
STATE OF WASHINGTON; ALSO THE TRUE POINT OF BEGINNING;
THENCE COMMENCING N 90000'00' W ALONG THE SOUTH LINE
OF SAID SUBDIVISION A DISTANCE OF 406.17 FEET; THENCE N
12053'00" E A DISTANCE OF 222.60 FEET; THENCE S 47058'50-
E A DISTANCE OF 100.0 FEET; THENCE N 34025'22" E A
DISTANCE OF 270.69' TO THE SOUTHWESTERLY MARGIN OF P.S.
HWY NO. 5; THENCE S 47°58'50" E ALONG SAID MARGIN A
DISTANCE OF 168 FEET MORE OR LESS TO THE EAST LINE OF
SAID SUBDIVISION; THENCE S 1°16'00' E ALONG SAID EAST LINE
A DISTANCE OF 260.00 FEET TO THE TRUE POINT OF
BEGINNING, ALL SITUATED IN CITY OF AUBURN, COUNTY OF
KING, STATE OF WASHINGTON.
LOT 2:
BEGINNING AT THE SE CORNER OF THE SE 1/4 OF THE SW 1/4
OF SECTION 21, TWP 21 N, RANGE 5E, W.M., COUNTY OF KING,
STATE OF WASHINGTON; THENCE N 90°00'00" W ALONG THE
SOUTH LINE OF SAID SUBDIVISION A DISTANCE OF 406.17';
THENCE N 12053'00' E A DISTANCE OF 222.60 FEET TO THE
TRUE POINT OF BEGINNING OF LOT 2; THENCE N 34025'22" E A
DISTANCE OF 270.69 FEET TO THE SOUTHWESTERLY MARGIN
OF P.S. HWY NO. 5; THENCE S 47058'50" E ALONG SAID MARGIN
A DISTANCE OF 100.00 FEET; THENCE S 34025'22" W A
DISTANCE OF 270.69 FEET; THENCE N 47058'50" W A DISTANCE
OF 100.00 FEET TO THE TRUE POINT OF BEGINNING; ALL
SITUATED IN THE COUNTY OF KING, STATE OF WASHINGTON.
VICINff A AP
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PRELIMINARY PLAT APPLICATION
Ddyl, _S;
PROPERTY OWNER'S NAME
Sec. Twp. Rng.
Zone Existing
APPLICATION NUMBER
Area Code
Scheduled Hearing
Date Received .� 14L- S� r
Staff Project Coordinator.
.................................................................................................................
DO NOT WRITE ABOVE THIS LINE.
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 SUBDIVISION:
Total area of subdivision: Acres: �, 7
Total number of lots: Iq �1• FL.
Total number of dwelling units: LIS
Proposed zoning: QA
Existing zoning: 1Z q
Proposed land use:
Minimum size of lot as shown on plat:
Minimum lot width .as shown on plat: to. `�, � sq. ft
Minimum lot depth as shown onat: feet
� �� 9o -Y4'
Proposed source of domestic water supply feet
Proposed sewage'disposai system:
Preliminary Plat
a
Page 4 of 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 NAME, ADDRESS & PHONE NUMBER
NUMBER (Please Print) IGNATURE
at�lb59t3� ����T -
P0, tX 738St
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P�vALi_t)P, w� �7
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DESIGNATED CONTACT PERSON:
Name: 9
Address:
City: Ptrr � 1�A-�_�S_�'i
Phone: _i�53 926-�4hn
Preliminary Plat
Rg"sQ" rMM Page 5 of 6
LEGAL DESCRIPTION OF PROPERTY
LOT i AN b i v F SP- 5 -717
6F—E atTh'tCHEO.
FEE PAYMENT:
T.R. #: $1,038.00 and $53.00
per lot plus $727.00 for Environmental Checklist
DATE RECEIVED:
CASHIER'S INITIALS:
Preliminary Plat
Revised 'Ar0°5 Page 6 of 6
LEGAL DESCRIPTION PER SP -5-77
TOTAL PARCEL
BEGINNING AT THE SE CORNER OF THE SE 1/4 OF THE SW 1/4
OF SECTION 21, TWP 21 N, RANGE 5E, W.M., COUNTY OF KING,
STATE OF WASHINGTON; ALSO THE TRUE POINT OF BEGINNING;
THENCE COMMENCING N 90000'00" W ALONG THE SOUTH LINE
OF SAID SUBDIVISION A DISTANCE OF 406.17 FEET; THENCE N
12053'00" E A DISTANCE OF 222.60 FEET; THENCE N 34025'22"
E A DISTANCE OF 270.69 FEET TO THE SOUTHWESTERLY
MARGIN OF P.S. HWY NO. 5; THENCE S 47058'50" E ALONG SAID
MARGIN A DISTANCE OF 268 FEET MORE OR LESS TO THE EAST
LINE OF SAID SUBDIVISION; THENCE SOUTHERLY ALONG SAID
EAST LINE S 1016'00" E A DISTANCE OF 260.0 FEET TO THE
TRUE POINT OF BEGINNING; ALL SITUATED IN THE CITY OF
AUBURN, COUNTY OF KING, STATE OF WASHINGTON.
LOT 1:
BEGINNING AT THE SE CORNER OF THE SE 1/4 OF THE SW 1/4
OF SECTION 21, TWP 21 N, RANGE 5E, W.M., COUNTY OF KING,
STATE OF WASHINGTON; ALSO THE TRUE POINT OF BEGINNING;
THENCE COMMENCING N 90°00'00" W ALONG THE SOUTH LINE
OF SAID SUBDIVISION A DISTANCE OF 406.17 FEET; THENCE N
12053'00' E A DISTANCE OF 222.60 FEET; THENCE S 47°58'50'
E A DISTANCE OF 100.0 FEET; THENCE N 34'25'22"E A
DISTANCE OF 270.69' TO THE SOUTHWESTERLY MARGIN OF P.S.
HWY NO. 5; THENCE S 47°58'50" E ALONG SAID MARGIN A
DISTANCE OF 168 FEET MORE OR LESS TO THE EAST LINE OF
SAID SUBDIVISION; THENCE S 1016'00'E ALONG SAID EAST LINE
A DISTANCE OF 260.00 FEET TO THE TRUE POINT OF
BEGINNING, ALL SITUATED IN CITY OF AUBURN, COUNTY OF
KING, STATE OF WASHINGTON.
LOT 2:
BEGINNING AT THE SE CORNER OF THE SE 1/4 OF THE SW 1/4
OF SECTION 21, TWP 21 N, RANGE 5E, W.M., COUNTY OF KING,
STATE OF WASHINGTON; THENCE N 90000'00" W ALONG THE
SOUTH LINE OF SAID SUBDIVISION A DISTANCE OF 406.17';
THENCE N 12053'00' E A DISTANCE OF 222.60 FEET TO THE
TRUE POINT OF BEGINNING OF LOT 2; THENCE N 34°25'22" E A
DISTANCE OF 270.69 FEET TO THE SOUTHWESTERLY MARGIN
OF P.S. HWY NO. 5; THENCE S 47058'50' E ALONG SAID MARGIN
A DISTANCE OF 100.00 FEET; THENCE S 34°25'22" W A
DISTANCE OF 270.69 FEET; THENCE N 47058'50" W A DISTANCE
OF 100.00 FEET TO THE TRUE POINT OF BEGINNING; ALL
SITUATED IN THE COUNTY OF KING, STATE OF WASHINGTON.
PWE
OWNER'S LETTER OF -Au rHORV-ATION
November 21, 2005
City of Auburn
25 West Main Street
Auburn, WA 98001-4998
RE. Lawson Place Preliminary Plat, Located in a portion of the S.E. 114 OF THE
S.W. 114 of Section 21, T21N, R5E, WM. WA., for Project Parcel Numbers
2121059131 & 21241059059.
To Whom It May Concern:
..,<,
As owner of the property referenced above, I here by authorize PacWest Engineering
and/or Paul Hunt to act as m
project. y agent in seeking approvals of the above -referenced
Sincerely,
Lza-ol/
Name
•-Owner)
Uzi
City, State, •
r-72 Y2
L
��y� �uiure (Date)
R
4t
5009 Pacific Highway E, Unit 9-0
PACWEST ENGINEERING, PC Fife,) 9 9-540
24
(253) 926-3.400
(253) 926-3402 fax
CITY OF
�(� Peter B. Lewi
V � �� s
���-1 �I , Mayor
-'' WASHINGTON 25 West Main Street * Aubum WA 98001-4998 * www.aubumwa.
goy * 253-931-3000
FINAL
DETERMINATION OF NON-SIGNFICANCE
SEP05-0040
DESCRIPTION OF PROPOSAL: Lawson Place Preliminary Plat: a 14 -lot residential
subdivision of an approx. 2.93 acre site in a R3 duplex residential zone. The smallest lot
size Will be 5520 sq. ft. Intemal plat streets will be public. The plat also includes one
storm drainage tract which will be dedicated to the City.
PROPONENT: Paul Hunt
LOCATION: The site is located at 3815 Auburn Way South in the SE % of the Sv%f Y4 of
Section 21, Township 21 North, Range 5 East of the Willamette Meridian.
LEAD AGENCY: City of Auburn
The lead agency for this proposal has determined that it does not have a probable
significant adverse impact on the environment. An environmental impact statement (EIS)
is not required under RCW 43.21C.030(2)(c). This decision was made after review of a
completed environmental checklist and other information on file with the lead agency.
This information is available on the public on request.
RESPONSIBLE OFFICIAL:
POSITIONITITLE:
ADDRESS:
DATE ISSUED: April 4, 2006
Paul Krauss, AICP
Director of Planning, Building and
Community
25 West Main Street
Auburn, WA 98001
(253) 931-3090
SIGNATURE:
Note: This determination does not constitute approval of the proposal. Approval
of the proposal can only be made by the legislative or administrative body vested
with that authority. The proposal is required to meet all applicable regulations.
Any person aggrieved of this final determination may file an appeal with the Auburn City
Clerk within 21 days of the date of issuance of this notice. All appeals of the above
determination must be filed by 5:00 P.M. on April 25, 2006 with required fee.
EXHIBITl61
AUBURN * MORE THAN YOU IMAGINED
CITY OF
RN
]Peter B. Lewis, Mayor
-
WASHINGTON 25 West Main Street * Auburn WA 98001-4998 * www.autwmwa.gov * 253-931-3000
FINAL STAFF EVALUATION FOR ENVIRONMENTAL CHECKLIST SEP05-0040
Date: March 14, 2006
Project: Lawson Place Preliminary Plat
Applicant: Paul Hunt
P.O. Box 73881
.Puyallup, WA 98371
Location: 3815 Auburn Way South
S -T -R: Section 21, Township 21 North, Range 5 East, W.M.
Parcel Size: Approximately 2.93 acres.
Parcel Numbers: 2121059131, 2121059059
Proposal: Subdivision of a 2.93 acre parcel into 14 residential lots.
Existing Zoning: R3 Duplex Residential
Existing Comprehensive Plan Designation: Moderate Density Residential
A. Background:
S. Environmental Information: In addition to the environmental checklist, the applicant submitted the
following information:
1. Preliminary Storm Drainage Report, Pac West Engineering, Inc., February 2006.
2. Wetland and Drainage Corridor Site Assessment, Habitat Technologies, September 2, 2005.
3. Geotechnical Report, Jason Engineering & Consulting Business, Inc., July 27, 2005.
4. Traffic Impact Analysis, Pac West Engineering Inc., January 2006.
9. Other applications: The City of Auburn will be undertaking sanitary sewer main replacement within
Auburn Way South adjacent to the site, beginning summer 2006.
10. Other Government Approvals: The project requires preliminary plat approval, final plat approval,
and facility extension approval from the City of Auburn.
B. Environmental Elements:
1. Earth: Concur with checklist.
2. Air: Concur with checklist.
AUBURN * MORE THAN YOU IMAGINED
Final Staff Evaluation for Environmental Checklist SEP05-0036 - Page 2
3. Water: Concur with checklist; the wetland and drainage report prepared by Habitat Technologies did
not find any evidence of either wetlands or surface water systems.
4. Plants: Concur with checklist.
5. Animals: Concur with checklist.
6. Energy and Natural Resources: Concur with checklist.
7. Environmental Health: Concur with checklist.
8. Land and Shoreline Use: Concur with checklist.
9. Housing: Concur with checklist.
10. Aesthetics: Concur with checklist.
11. Light and Glare: Concur with checklist.
12. Recreation: The nearest recreational facilities are found at local schools located to the west of the
project site.
13. Historic and Cultural Preservation: Concur with checklist.
14. Transportation: Final design of left turn facilities to serve the site will require approval of the City
of Auburn and WSDOT. Traffic impact fees are due at the time of building permits for individual homes.
A traffic impact fee analysis is required from the applicant prior to approval of building permits.
15. Public Services: The City of Auburn now collects a fire impact fee, in addition to school :impact
fees benefiting the Auburn School District.
16. Utilities: The project will require the looping of an eight -inch water main through the site.
C. Conclusion: The proposal can be found to not have a probable significant adverse impact con the
environment. The City reserves the right to review any future revisions or alterations to the site or to the
proposal in order to determine the environmental significance or non -significance of the project at that
point in time. _
Prepared by: Steve Pilcher, Development Services Coordinator
BEFORE THE HEARING EXAMINER
FOR THE CITY OF AUBURN
In the Matter of the Application of )
PAUL HUNT )
For Approval of a Preliminary Plat
NO. PLT05-0005
FINDINGS, CONCLUSIONS
AND RECOMMENDATION
LAWSON PLACE PLAT
SUMMARY OF RECOMMENDATION
The Hearing Examiner for the City of Auburn recommends to the Auburn City Council that a
request for approval of a preliminary plat to subdivide two parcels of land, totaling
approximately 3.03 acres, into 14 lots for future residential development and two tracts to
provide for shared access and stormwater drainage be APPROVED, subject to conditions.
SUMMARY OF RECORD
Request:
Paul Hunt, represented by Leonard Smith of PacWest Engineering (Applicant), requests approval
of a preliminary plat application to subdivide two parcels of land, totaling approximately 3.03
acres, into 14 lots for future residential development and two tracts to provide for shared access
and stormwater drainage. Potential residential development would include 13 single family
residential lots and one duplex lot. The subject property is located at 3815 Auburn Way South,
Auburn, Washington.
Hearin
The Hearing Examiner for the City of Auburn held an open record hearing on the request on
April 18, 2006.
Testimony:
The following individuals presented testimony under oath at the open record hearing:
1. Steve Pilcher, City of Auburn Planning Department
2. Leonard Smith, PacWest Engineering., representing the Applicant
Exhibits:
The following exhibits were admitted into the record:
1. Staff Report dated April 11, 2006
2. Vicinity Map
3. Preliminary Plat Application, received December 14, 2005
4. Lawson Place — Plat Drawings
a. Preliminary Plat
b. Street and Utility Plan
c. Grading Plan
5. Notice of Application
6. Notice of Public Hearing
7. Affidavit of Posting of Legal Notice
8. Affidavit of Mailing of Legal Notice
9. Confirmation of Publication of Legal Notice
10. Final Determination of Non -Significance, issued April 4, 2006
11. Final Staff Evaluation for Environmental Checklist, dated March 14, 2006
12. Aerial Photograph of Vicinity
13. E-mail correspondence from Dennis Selle, City Engineer, Auburn Public Works, dated
April 18, 2006
Upon consideration of the testimony and exhibits admitted at the open record hearing, the
Hearing Examiner enters the following Findings and Conclusions:
FINDINGS
1. The Applicant requested approval of a preliminary plat to subdivide two parcels of land,
totaling approximately 3.03 acres', into 14 residential lots and two tracts to provide for
shared access and stormwater drainage. The subject property is located at 3815 Auburn
Way South in Auburn, Washington. Parcel 1, identified by King County Tax Parcel
number 2121059131, is approximately 0.66 acres. Parcel 2, identified by King County
Tax Parcel number 2121059059, is approximately 2.37 acres. Exhibit 1, Staff Report,
Pages 1-2; Exhibit 3, Preliminary Plat Application; Exhibit 12, Aerial Photograph;
Testimony of Pilcher.
2. Pursuant to Washington's State Environmental Policy Act (SEPA), RCW 43.21C, the
City of Auburn acted as lead agency for the identification and review of environmental
impacts caused by the proposal. In addition to the SEPA Environmental Checklist, the
Applicant submitted a Preliminary Stone Drainage, a Wetland and Drainage Corridor
Site Assessment, a Geotechnical Report, and a Traffic Impact Analysis to the City for
review. The City issued a Determination of Nonsignificance (DNS) on April 4, 2006.
There were no appeals. Exhibit 1, Staff Report, Page 1; Exhibit 10, DNS; Exhibit 11,
Final Staff Evaluation of Environmental Checklist; Testimony of Pilcher.
3. Except for the eastern portion of the site which has a modest downhill slope, the site
undulates slightly, with a two to four foot elevation difference. The Applicant retained
Habitat Technologies to prepare a Wetland and Drainage Corridor Site Assessment. The
Total acreage is based on King County Tax Assessor records. The record has conflicting information on total
acreage, noting acreage ranging from 2.87 acres to 2.93 acres.
Findings, Conclusions, and Recommendation
Hearings Examiner for the City of Auburn
Paul Hunt (Lawson Place) PLT05-0005
Page 2 of 9
Assessment was utilized by the City during environment review but was :not submitted
into the record. The Assessment concluded that there were no qualifying wetlands or
streams within or immediately adjacent to the site. Exhibit 1, Staff Report, Page 3;
Exhibit 11, Final Staff Evaluation for Environmental Checklist; Testimony o f Pilcher.
4. The subject property is zoned R-3 Two Family (Duplex) Residential (R-3) and, pursuant
to Auburn's Comprehensive Plan, is designated as Moderate Density Residential.
Exhibit 1, Staff Report, Pages 1-2; Testimony of Pilcher.
5. The R-3 zone is intended to "permit a limited increase in population density in those
areas to which the (R-3 classification) applies... while at the same time ...:maintaining a
desirable family living environment." ACC 18.16.010. The R-3 zone also seeks to
provide a transition between single-family areas and other intensive designations or
activities which reduce the suitability of land for single-family uses. Id. The R-3 zone
permits detached single family dwellings and two family (duplex) dwellings. ACC
18.16.020(A) -(B).
6. Development standards within the R-3 zone include: minimum lot size for single family
dwellings — 5,000 square feet; minimum lot size for duplexes — 7,200 square feet;
minimum lot area per dwelling unit — 3,600 square feet; minimum lot width — 60 feet;
minimum lot depth - 80 feet. Required setbacks include: front yard — 20 feet; side yard
— 5 feet (interior), 10 feet (street); rear yard — 25 feet. The Applicant proposed 13 single-
family residential lots (Lots 1-5 and 7-14) and one duplex lot (Lot 6). The single-family
lots range in size from 5,520 square feet to 7,175 square feet. The duplex lot is 9, 486
square feet. As proposed, the plat is consistent with the development standards for the R-
3 zone. ACC 18.16.040; Exhibit 3, Preliminary Plat Application; Exhibit 4 -- Preliminary
Plat; Testimony of Pilcher.
7. The subject property is located on the south side of Auburn Way South., a Principal
Arterial. Surrounding properties are similarly zoned, with limited development. Property
to the south and east are zoned R-3. Property to the north maintains two zoning districts
- R-3 and Residential Manufactured Home Park (RMHP). Property to the west is zoned
R-4 High Density Residential. Properties to the south and west are vacant. Property to
the east is currently developed with a single-family residence, however, the site is the
location of a proposed triplex (CUP05-0004 Benson). Property to the north has been
developed with a single-family residence and a mobile home park. Exhibit 1, Staff
Report, Page 2; Exhibit 2, Vicinity Map; Exhibit 12, Aerial Photograph.
8. Each of the parcels involved in this preliminary plat application currently maintain a
single-family residence and associated outbuildings. The Applicant intends to remove
all structures in order to accommodate development of the plat. Exhibit 1, Staff Report,
page 2; Exhibit 12, Aerial Photograph.
Findings, Conclusions, and Recommendation
Hearings Examiner for the City of Auburn
Paul Hunt (Lawson Place) PLT05-0005
Page 3 of 9
9. The Applicant proposes to connect to City of Auburn sanitary sewer and water. Neither
a Certificate of Availability for Sanitary Sewer nor a Certificate of Availability for Water
was submitted into the record. However, the City testified that adequate capacity would
be available. Exhibit 3, Preliminary Plat Application; Testimony of Steve Pilcher.
10. A 10 -inch water main is located within Auburn Way South. The Applicant would be
required to loop an eight -inch main through the Plat and connect to an existing six-inch
line located in the vicinity of the southwest corner of the property. City of Auburn Public
Works initially recommended that the Applicant provide a 20 -foot wide; paved tract,
dedicated to the City, to provide maintenance access to the water line. The Applicant
objected to this recommendation. The City Engineer revised the recommendation,
requiring a 15 -foot wide utility easement within Lot 6 of the plat to provide for
maintenance access. Exhibit 1, Staff Report, Page 3; Exhibit 4 — Street and Utility Plan;
Exhibit 13; Testimony of Pilcher; Testimony of Smith.
11. The City of Auburn is scheduled to replace the sanitary sewer system located within
Auburn Way South along the Plat's frontage. As part of this replacement project, the
City would place a manhole to support the Plat. The Applicant would be required to
contribute to this improvement cost and then to extend the sewer line through the site,
providing service to all lots. Exhibit 1, Staff Report, Page 3; Exhibit 4 — Street and
Utility Plan; Testimony of Pilcher.
12. The proposal is within the Auburn School District. In Washington State, ample provision
for the education of children is a paramount duty of the state.2 This requirement is
further stated in the laws of the State and the City of Auburn. RCW 58.17.110 requires
that subdivisions make appropriate provisions for the general welfare of the; community,
including provisions for schools and for safe walking conditions for students. RCW
36.70A.020(12) states that when a City is plans for growth, it is to ensure that public
services, such as schools, that are necessary to support development are adequate to serve
the development. ACC 17.060.070(A) states that a subdivision must make adequate
provisions for the general welfare of the community, including schools. Recommended
conditions of approval would include the payment of school impact fees, as provided by
ACC 19.02. The Applicant conceded that no communication has occurred between the
Auburn School District and themselves but that the internal road network includes
sidewalks, satisfying the requirement for safe walking conditions for school -aged
residents. The City is recommending that the Applicant provide a widened shoulder
along the Plat's border with Auburn Way South to provide for a safe waiting area for
children requiring school bus transportation. Exhibit 1, Staff Report, Pages 3 and 5;
Testimony of Pilcher; Testimony of Smith.
13. Access to the proposed plat would be via a single exit/entrance to Auburn Way South, a
Principal Arterial that is also part of the State's highway system. All lots would be
2 Washington State Constitution, Art. 9, §1
Findings, Conclusions, and Recommendation
Hearings Examiner for the City of Auburn
Paul Hunt (Lawson Place) PLT05-0005
Page 4 of 9
accessed via the new internal road, Lawson Place. The internal road would terminate in
a cul-de-sac with Lots 9, 10, and 11 being assessed from the cul-de-sac via a private
shared drive (Tract B). The internal public road would be designed to Local Residential
standards and would include two 14 -foot drive lanes, curbs, gutters, two five-foot
sidewalks, and landscaping strips. Exhibit 1, Staff Report, Page 3; Exhibit 4, Preliminary
Plat and Street & Utility Plan.
14. The Applicant retained PacWest Engineering to prepare a Traffic Impact Analysis (TIA)
for the proposal. Exhibit 11, Final Staff Evaluation of Environmental Checklist.
15. Auburn Way South is a 2 -lane very heavily traveled roadway which makes northbound
left turns from the site virtually impossible until the peak hour traffic flows on Auburn
Way South diminish. In order to provide safe turning movements for residents entering
and exiting the plat, the City's Traffic Engineer recommended that the Applicant be
required to design and construct a left turn facility along Auburn Way South in
conjunction with the proposed triplex project (CUP05-0004) located to the east. Final
design of the left turn facility would require the approval of the Washington State
Department of Transportation in addition to City approval. Exhibit 1, Staff Report, Page
3; Testimony of Pilcher.
16. After reviewing the proposed plat, the City Engineer recommended that the :Plat provide a
50 foot curb return radii at the intersection of the interior street and Auburn Way South.
The Applicant objected to this recommendation. After further review, the City Engineer
modified his recommendation, reducing the required curb return radii to 40 feet. Exhibit
1, Staff Report, Page 5; Exhibit 13, Correspondence from City Engineer.
17. The Applicant retained PacWest Engineering to prepare a Preliminary Storm Drainage
Report. The Report was utilized by the City during environmental review but was not
submitted as part of the record. The Applicant proposed Tract A, a 13,759 square foot
tract on the eastern border of the site, to provide for stormwater drainage. Stormwater
would be collected on-site and directed to the facility which would be designed to City
standards. The site would be screened from adjacent properties by a vegetated buffer.
Exhibit 1, Staff Report, Page 3; Exhibit 4 — Grading Plan; Exhibit 11, Final Staff
Evaluation for Environmental Checklist.
18. ACC 17.12.260 requires park land to be dedicated when a proposed subdivision would
result in a substantial increase in demand for park land or to abate/prevent public
nuisances. The City generally requires park land when a subdivision would result in the
creation of lots capable of supporting 50 or more residential dwelling units. The
Applicant proposed a total of 15 dwelling units (13 single family and one duplex (two
dwelling units) and therefore no park land dedication is required. ACC 17.12.260;
Exhibit 1, Staff Report, Page 3.
Findings, Conclusions, and Recommendation
Hearings Examinerfor the City ofAuhurn
Paul Hunt (Lawson Place) PLT05-0005
Page 5 of 9
19. Under the City's Comprehensive Plan, the designation of Moderate Family Residential
(MFR) is given to land to provide a transition between single family residential areas and
other more intensive designations, as well as other activities (such as high traffic
volumes) which reduce the suitability of potential residential areas for single family uses.
The MFR designation seeks to offer opportunities for a variety of housing types which
balance residential amenities with the need to provide economical housing; choices in a
manner that is consistent with conserving the character of adjacent single-family areas.
The R-3 zoning district is intended to implement this land use designation. Auburn
Comprehensive Plan, Chapter 14; Comprehensive Land Map.
20. Comprehensive Plan Policy LU -25 seeks to avoid conflict between future development of
arterial roadways and single-family uses by requiring single-family uses to be platted in a
manner that orients the dwelling units away from the arterial. The proposed plat locates
two of the 14 lots along the Plat's border with Auburn Way South. City Staff
recommended that the Applicant provide a solid wood fence and evergreen vegetation
along these two lots' frontages with Auburn Way South to attenuate noise impacts.
Exhibit 1, Staff Report, Page 4.
21. The City issued a Notice of Application on March 20, 2006. Notice of the open record
hearing was mailed to properties within 300 feet of the site and posted on the subject
property on April 10, 2006. Notice of the open record public hearing was published in
King County Journal on April 7, 2006. Exhibits 5, 6, 7, 8, and 9. There was no public
comment on the application. Testimony of Pilcher.
CONCLUSIONS
Jurisdiction
Pursuant to Auburn City Code (ACC) 18.66, the Hearings Examiner is granted jurisdiction to
hear and make recommendations to the City Council. Jurisdiction for the Hearings Examiner to
make recommendations for approval of a preliminary plat is pursuant to ACC 14.03.040(A) and
17.06.050.
Criteria for Review
In order to approve a preliminary plat, pursuant to ACC 17.06.070, the Applicant must have
provided support for the following:
1. 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, 1, and sites for schools and school grounds.
Findings, Conclusions, and Recommendation
Hearings Examinerfor the City ofAuburn
Paul Hunt (Lawson Place) PLT05-0005
Page 6 of 9
2. Conformance to the general purposes of the City of Auburn's Comprehensive Plan, to the
general purpose of Title 17.02, and to the general purposes of any other applicable
policies or plan which have been adopted by the City Council.
3. Conformance to the City of Auburn's zoning ordinance and any other applicable planning
or engineering standard and specifications.
4. Potential environmental impacts of the proposal have been mitigated such that the
proposal will not have an unacceptable adverse effect upon the quality of the
environment.
5. Adequate provisions have been made so that the preliminary plat will prevent or abate
public nuisances.
Conclusions Based on Findings
1. Adequate provisions have been 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, and sites for schools and school grounds. The
Applicant has made provisions for streets with sidewalks for pedestrian safety, including
safe walking for school children. A widened shoulder on Auburn Way South would
provide a safe school bus stop waiting area. Construction of a left turn lane within
Auburn Way South will provide safe ingress/egress to the plat. Recommended
conditions of approval will provide for payments of school and traffic impact fees. The
development will be served by City water and sanitary sewer. Easements have been
provided by the Applicant to ensure access to water lines for proper maintenance. Storm
water facilities for the collection and retention of stormwater will be designed to City
standards. Park facilities are not required for a plat of this size. Findings ojrFact Nos. 9,
10, 11, 12, 13, 14, 15, 16, and] 7.
2. The plat conforms to the general purposes of the City of Auburn's Comprehensive
Plan, Title 17.02 (Subdivisions), and to the general purposes of any other applicable
policies or plan which have been adopted by the City Council. As conditioned, the
subdivision would be consistent with the purposes and regulations of the subdivision title,
with the City's design and construction standards, and would be consistent with the goals,
objectives, and policies of the City's Comprehensive Plan. Findings of Fact Nos. 4, S, 6,
18, 19, and 20.
3. The plat conforms to the City of Auburn's zoning ordinance, Title 18, and any other
applicable planning or engineering standard and specifications. With conditions, the
Applicant's proposal complies with all related City codes and standards including
development standards for the R-3 zoning district. Findings of Fact Nos. 4, S, 6, 9, 10,
11, 13, 15, 16, 17,and21.
4. Potential environmental impacts of the proposal have been mitigated such that the
proposal will not have an unacceptable adverse effect upon the quality of the
Findings, Conclusions, and Recommendation
Hearings Examiner for the City of Auburn
Paul Hunt (Lawson Place) PLT05-0005
Page 7 of 9
environment. The City, acting as lead agency, has determined that, as proposed, the
Plat does not have a probable significant adverse impact on the environment. Findings of
Fact No. 2.
5. Adequate provisions have been made so that the preliminary plat will prevent or
abate public nuisances. Public Nuisances are addressed generally throughout the ACC
and are addressed directly in ACC 8.12. A public nuisance affects public health and
property values by creating visual blight, harboring rodents and/or bests, or creating
unsafe pedestrian and traffic situations. Compliance with City design standards for road
safety (width, sidewalks, widened shoulder, and visibility) and development of a left turn
lane will ensure safe pedestrian and traffic access within the development. Connection
to City sewer and water will limit impacts on public health. Findings of Fact Nos. 9, 12,
13, 15, and 16.
RECOMMENDATION
Based upon the preceding Findings and Conclusions, the Hearing Examiner four the City of
Auburn recommends to the Auburn City Council that the request for approval of preliminary plat
to subdivide two parcels of land, totaling approximately 3.03 acres, into 14 residential lots and
two tracts to provide for shared access and stormwater drainage be APPROVED, subject to the
following conditions:
1. The proposed public street within the plat shall be designed to Local Residential
Street standards and dedicated to the public. The private access road shall be
developed to Private Access Roads standards, as provided by the City.
2. The storm drainage tract shall be designed and constructed to City standards and
dedicated to the City as part of the final plat approval process.
3. The Applicant shall dedicate eleven feet of right-of-way along the plats northern
border with Auburn Way South. This dedication shall be to provide for future
roadway expansion and shall be part of the final plat approval process.
4. The Applicant shall enter into a Street Delay Agreement with the City for deferral of
the required frontage improvements along Auburn Way South.
5. Prior to final plat approval, the Applicant shall design and construct a left turn facility
and a widened shoulder in Auburn Way South. The left turn facility and widened
shoulder shall be designed and constructed to City of Auburn and Washington State
Department of Transportation standards.
6. The Applicant shall provide a 40 foot curb return radii at the intersection of the
interior plat street (Lawson Place) and Auburn Way South.
Findings, Conclusions, and Recommendation
Hearings Examiner for the City of Auburn
Paul Hunt (Lawson Place) PLT05-0005
Page 8 of 9
7. The Applicant shall provide a solid wood fence setback five feet from the northern
property lines of Lot 1 and Lot 14 were these lots are adjacent to Auburn Way South.
The Applicant shall plant evergreen shrubs of a uniform growth height between the
fence and the edge of the right-of-way. Design and construction of the fence and
vegetation shall be completed to City design and construction standards.
8. The waterline connection at the southwesterly property line (Lot 6) shall be within a
15 -foot easement, as shown on Exhibit 4 — Preliminary Plat. The angle point at the
southeast corner of Lot 6 shall be filleted to provide adequate access width for City
maintenance.
9. As required by ACC 19.02, payment of school impact fees to the Auburn School
District is required at the time of building permit application. Impact fee calculation
and schedule for the Auburn School District is provided in ACC 19.02.120.
10. As required by ACC 19.04, the Applicant shall pay traffic impact fees. The amount
of impact fee shall be determined at the time the Applicant submits a complete
application for a building permit, using the impact fee schedules then in effect, or
pursuant to an independent fee calculation accepted by the director pursuant to ACC
19.04.050, and adjusted for any credits pursuant to ACC 19.04.060.
Decided this day of May 2006
DRISCOLL & HUNTER
Hearing Examiners for the City of Auburn
By:
JULIE K. AINS WORTH -TAYLOR
Findings, Conclusions, and Recommendation
Hearings Examiner for the City ofAuburn
Paul Hunt (Lawson Place) PLT05-0005
Page 9 of 9