HomeMy WebLinkAbout09-18-2006 ITEM VIII-B-2OF CITY *�'�
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WASHINGTON
AGENDA BILL APPROVAL FORM
Agenda Subject:
Date:
Resolution No. 4088 "Stipp's Meadow Preliminary Plat," Application No.
September 12, 2006
PLT06-0001.
Department: Planning,
Attachments: Resolution No. 4088,
Budget Impact: N/A
Building, and Community
for remaining items please refer to
Exhibit List
Administrative Recommendation: City Council to call for a closed record hearing on the Stipp's
Meadow Preliminary Plat on a date to be determined.
Background Summary:
On August 15, 2006 the Hearing Examiner held a public hearing on a proposed 14 lot preliminary plat
called "Stipp's Meadows." This property was annexed into the City of Auburn February 1, 2006.
The request also has two plat modification requests including:
1. The first request is a deviation from the standard road grade of 6% for South 328th Street. The
proposal is to have a 6.5% grade at the intersection of South 328th Street and the proposed plat road.
Since only half street improvements are required, the road will be built to the existing grade of South
3281h Street, which exceeds 6% but is less than 12%.
2. The second request is a deviation from the centerline radius for a Local Residential Road. Given the
short length of the road and the limited traffic volumes expected, the deviation from the centerline
radius is supportable.
On August 23, 2006, the Hearing Examiner issued a decision recommending to City Council approval of
the preliminary plat request subject to thirty-three (33) conditions and also recommending approval of the
two plat modification requests. The Hearing Examiner also approved the variance request for lot width
and special utilities exception for sewer extension through steep slopes.
In accordance with ACC 18.66.170, the City Council upon its review of the record, may:
1. Affirm the Hearing Examiner recommendation;
2. Remand the recommendation to the Hearing Examiner; or
3. Schedule a closed record public hearing before the City Council.
L0918-3
03.5 PLT06-0001
Reviewed by Council & Committees:
Reviewed by Departments & Divisions:
❑ Arts Commission COUNCIL COMMITTEES:
E Building ❑ M&O
❑ Airport ❑ Finance
❑ Cemetery ❑ Mayor
E Hearing Examiner ❑ Municipal Serv.
❑ Finance ® Parks
❑ Human Services ❑ Planning & CD
E Fire E Planning
❑ Park Board ❑Public Works
❑ Legal ❑ 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 / !
Councilmember: Norman Staff: Osaki
Meeting Date: September 18, 2006 Item Number: VIII.B.2
AUBUM * MORE THAN YOU IMAGINED
Agenda Subject: Resolution No. 4088
Date: September 18, 2006
Should City Council wish to modify the Hearing Examiner's recommendation, a closed record hearing is
required. At this time staff is recommending a closed record hearing given that this plat was influenced by
pre-existing development decisions under King County prior to annexation. Two residents of the area
spoke at the Hearing Examiner public hearing and answers to their concerns appeared to be provided. A
reconsideration request of the Hearing Examiner's recommendation was not filed.
Should council instead wish to affirm the Hearing Examiner recommendation at the September 18, 2006
Council meeting rather than conduct a close record hearing in the future, then that would be
accomplished by adopting Resolution No. 4088.
List of Exhibits
1. Staff Report dated August 8, 2006
2. Preliminary Plat Application, undated
3. Notice of Application, dated June 3, 2006**
4. Notice of Public Hearing, dated August 4, 2006**
5. Affidavit of Posting of Legal Notice By Staff, dated August 7, 2006**
6. Mitigated Determination of Non -significance, dated July 10, 2006
7. Environmental Checklist, dated January 30, 2006
8. Stipp's Meadow Preliminary Plat Map Pages 1-5, Preferred Engineering, received August 8, 2006
9. Preliminary Storm Drainage Report, prepared by Preferred Engineering, dated January 18,
2006**
10. Downstream Analysis Report, prepared by Preferred Engineering, dated April 2, 2006**
11. Geotechnical Analysis, prepared by SubTerra, Inc, dated January 9, 2006**
12. Supplemental Geotechnical Analysis, prepared by Bergquist Engineering Services, dated April 7,
2006**
13. Traffic Impact Analysis, prepared by Christopher Brown & Assoc., dated December 19, 2005, with
updated dated May 15, 2006 and June 22, 2006**
14. Wetland Determination Report, prepared by Ecological Land Services, dated December 8,
2005**
15. Letter from Phillip Kitzes, PK Enterprises, to Dennis Dowdy regarding Plat Modification — Road
Deviation Request #1, dated June 16, 2006
16. Letter from Phillip Kitzes, PK Enterprises, to Dennis Dowdy regarding Plat Modification - Road
Deviation Request #2, dated April 17, 2006
17. Letter from Phillip Kitzes, PK Enterprises, to Steve Pilcher regarding Special Exception for Public
Agencies and Utilities, dated April 17, 2006
18. Letter from Phillip Kitzes, PK Enterprises, to Steve Pilcher regarding Variance Request for Lot
Width, dated June 28, 2006
19. Determination of complete application dated May 18, 2006**
20. Comments from King County Department of Transportation (KCDOT), Washington State
Department of Transportation (WSDOT), and Lakehaven Utility District
21. Comment email from Bill Worden, dated August 15, 2006
22. Comment email from Thomas P. Jones, dated August 14, 2006
23. Certificate of Water Availability from Lakehaven Utility District dated January 13, 2006**
** = Exhibit is not included in the packet but is available for review upon
request.
Page 2 of 2
RESOLUTION NO. 4088
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF
AUBURN, WASHINGTON, APPROVING A PRELIMINARY
PLAT APPLICATION TO SUBDIVIDE 4.06 ACRES INTO 14
LOTS AND ONE TRACT FOR STORM DRAINAGE
FACILITIES WITH TWO PLAT MODIFICATIONS, WITHIN
THE CITY OF AUBURN, WASHINGTON
WHEREAS, Application No. PLT06-0001, dated January 31, 2006, has been
submitted to the City of Auburn, Washington, by Stipp's Meadow LLC, requesting
approval of a preliminary plat application to subdivide 4.06 acres into 14 lots for future
residential development with two plat modifications, and a utility tract 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
August 15, 2006, after which, on August 24, 2006, the Hearing Examiner made Findings
of Fact, Conclusions of Law and Recommendations in which the Hearing Examiner
recommended approval of the preliminary plat subject to conditions; and
WHEREAS, the City Council, at its meeting of September 18, 2006, considered
and affirmed the Hearing Examiner's recommendation for preliminary plat based upon
said Findings, Conclusions and Recommendations.
NOW THEREFORE, THE CITY COUNCIL OF THE CITY OF AUBURN,
WASHINGTON HEREBY RESOLVES as follows:
Resolution 4088
September 18, 2006
Page 1 of 6
Section 1. The Hearing Examiner's Findings, Conclusions and
Recommendations attached hereto as Exhibit "A" incorporated in this Resolution by this
reference, are hereby approved and adopted.
Section 2. The request for preliminary plat approval to subdivide 4.06 acres into
14 lots for future residential development, and street and utility tracts within the City of
Auburn, legally described in Exhibit "B" attached hereto and incorporated herein by this
reference, is hereby approved subject to the following conditions:
1. The proposal shall conform to the following City of Auburn regulations and
standards:
• ACC Title 10 — Vehicles and Traffic
• ACC Title 12 — Streets, Sidewalks and Public Works
• ACC Title 13 - Water, Sewer, and Public Utilities
• ACC Title 14 - Project Review
• ACC Title 15 — Buildings and Construction
• ACC Title 16 — Environmental
• ACC Title 17 — Subdivisions
• ACC Title 18 — Zoning
• ACC Title 19 — Impact Fees
• City of Auburn Construction and Design Standards
2. Mitigation measures as outlined in the Mitigated Determination of Non-
significance (MDNS) date July 10, 2006 shall be completed prior to final plat
approval.
3. Prior to final plat approval, a landscaping plan with applicable cross sections is
required, to show that the storm drainage pond aesthetic requirements consistent
with city standards can be accommodated on site.
4. On-site drainage flows from the proposed plat of Mountain View Estates shall be
directed to the proposed on-site storm drainage facility for the Stipp's Meadow
Preliminary Plat.
5. Vehicle access for maintenance to all proposed storm drainage structures shall
be required per the City of Auburn Design Standards. To provide an adequate
and safe storm pond access, an appropriately designed pull -off shall be provided
from the proposed plat to serve the pond.
Resolution 4088
September 18, 2006
Page 2 of 6
6. All storm drainage conveyance lines required to manage the upstream bypass
surface flows shall not be combined with the proposed on-site storm drainage
system. Maintenance access shall be provided to all structures proposed to be
in public ownership.
7. Public storm drainage facilities shall be constructed to adequately manage the
storm water quantity and quality impacts from the proposed public street
improvements associated with the project. Storm drainage from the public street
improvements shall not drain onto private properties. The possibility of
connecting the new stormwater improvements to nearby existing systems should
be explored.
8. Given the existing on-site drainage deficiencies with the natural downstream
drainage course in the vicinity of Mountain View Cemetery, the following off-site
improvements are required to be constructed prior to on-site grading activities:
New drainage facilities shall be constructed within the existing 58th Avenue
South right-of-way, south from the proposed plat to Mt. View Drive.
9. The Homeowners Association shall maintain those portions of the stormwater
tract located outside the fenced pond boundary.
10. Prior to issuance of clearing or grading permits, a grading plan for grading and
clearing necessary for both the construction of infrastructure such as roads and
utilities and for lot grading shall be submitted and approved by the City of
Auburn. The purpose of the plan should be to accomplish the maximum amount
of grading at one time to limit or avoid the need for subsequent grading and
disturbance, including grading of individual lots during home construction. This
plan shall show quantities and locations of excavations, and embankments, the
design of temporary storm drainage detention system, and methods of
preventing drainage, erosion and sedimentation from impacting adjacent
properties, natural and public storm drainage systems and other near by
sensitive areas. All the measures shall be implemented prior to beginning
phased on-site filling, grading or construction activities.
11. The applicant shall secure easements from the City of Auburn Parks Department
prior to the issuance of a FAC permit for sewer main extension along the north
property line of the Mountain View Cemetery. If the off-site sewer main
improvements extend onto the property north of Mountain View Cemetery, then
the applicant shall secure easements from the property owner.
12. Prior to issuance of grading and FAC permits, the applicant shall submit further
geotechnical analysis of the sewer main extension from the valley floor, along the
north property line of the Mountain View Cemetery, to the project site.
Resolution 4088
September 18, 2006
Page 3 of 6
13 -Any critical areas impacted by the off-site sewer system construction, shall be
mitigated in accordance with Auburn City Code including submittal of reports and
plans.
14.All utilities shall be placed within the public right-of-way. If utilities need to be
placed on private property then access tracts with both a suitable width and
driving surface shall be established.
15.The applicant shall provide sewer stubs to parcels adjacent to all sewer main
extensions.
16. Sewer manholes shall be placed for ease of access for maintenance and to
facilitate future main line extensions.
17. Proposed Conditions, Covenants and Restrictions (CC&Rs) for the future
Homeowners' Association shall be submitted for review and approval by the City
prior to final plat approval. This document shall specify the financial means of
maintenance of all common open spaces.
18.AI1 tracts not dedicated to the City of Auburn shall be maintained by the future
Homeowners' Association.
19.As part of the engineering/construction drawings submitted for construction of the
subdivision, there shall also be submitted engineering/construction drawings for
the construction of all park improvements. The park improvements shall be
approved by the City of Auburn Parks Director prior to the approval of the
construction drawings for the public infrastructure of the plat. The materials
supplied and installed must meet the current City Parks, Arts and Recreation
Department (Parks) standards and be approved by the Parks Director prior to
installation and final plat approval.
20. Prior to final plat approval, the sight distance triangle at the southeast side of the
intersection of South 328th Street and 56th Avenue South shall be dedicated as
public right-of-way. Prior to vertical construction, vegetation within the sight
distance triangle shall be removed and mechanisms in place to prevent the
growth of vegetation which obscures sight lines within the sight distance triangle
from a height between 3 feet and 8 feet.
21. Half street improvements shall be required for South 328th Street. When the
applicant constructs the half street improvements for South 328th Street, the
applicant shall also improve the north side of South 328th Street so that
stormwater flows into the proper system and not down the driveway of Thomas
Jones.
Resolution 4088
September 18, 2006
Page 4 of 6
22. Half street improvements shall be required for 56th Avenue South and 58th
Avenue South. The applicant could apply for a street delay request for these two
roads.
23. The developer shall construct on-site gravity sanitary sewer lines and off site
gravity sanitary sewer lines to the subject property. All lines shall be per Auburn
Design Standards.
24. Prior to final plat approval, all existing septic tanks shall be abandoned per the
King County Health Department requirements and copies of the approved
abandonment papers from the Health Department shall be provided to the City
prior to commencement of site grading.
25. Prior to review of civil plans and also as part of the final plat application submittal,
the applicant shall provide a current certificate of water availability from
Lakehaven Utility District.
26. Prior to final plat approval, the developer shall abandon existing wells, if any, per
Washington State and King County Health Department regulations and
deed/transfer the water rights for said wells over to the City of Auburn or to
Lakehaven Utility District at the discretion of Lakehaven Utility District.
27. Prior to final plat approval, the developer shall dedicate right of way and
construct all roads within the plat as local residential roads to City of Auburn
Standards except where plat modifications are granted by City Council.
28. The final plat shall include a note that states no direct residential access to South
3281h Street, 56th Avenue South, and 58th Avenue South is permitted.
29. Street trees shall be subject to approval by the City Engineer. A separate
approval block shall be shown on the landscape plans for that purpose.
30. The final plat drawing shall include addresses for each lot as assigned by the
City.
31. Fire hydrants and mains capable of providing the required fire flow shall be
provided in accordance with the City of Auburn Design Standards. Fire hydrant
location shall be approved by the Fire Marshal.
32. Prior to final acceptance of the public improvements, "No Parking this side" signs,
in accordance with City of Auburn standard details, shall be installed.
33.Asbestos containing material shall be removed prior to demolition of on-site
structures and disposed in accordance with the requirements of the Puget Sound
Clean Air Agency, Washington State Department of Labor and Industries, and
the King County Health Department.
----------------------------
Resolution 4088
September 18, 2006
Page 5 of 6
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
ATTEST:
Danielle E. Daskam,
City Clerk
rel B. Fie!
Attorney
Resolution 4088
September 18, 2006
Page 6 of 6
Exhibit A
Number of Pages 12
BEFORE THE HEARING EXAMINER
FOR THE CITY OF AUBURN
In the Matter of the Application of
STIPP'S MEADOW LLC
For Approval of a Preliminary Plat
NO. PLT06-0001
FINDINGS, CONCLUSIONS
AND RECOMMENDATION
STIPP'S MEADOW
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 one parcel of land, approximately 4.06
acres in area, into 14 lots for future residential development, a new public road, and one tract to
provide for stormwater drainage be APPROVED, subject to conditions.
SUMMARY OF RECORD
Request:
Stipp's Meadow LLC represented by Phillip Kitzes and Steven Lee (Applicant), requests
approval of a preliminary plat application to subdivide one parcel of land, approximately 4.06
acres in area, into 14 lots for future residential development, a new public road, and one tract to
provide for recreation and stormwater. Potential residential development would include 14
single family residential lots. The subject property is located at 32810 56th Avenue South,
Auburn, Washington.
Hearin Date:
The Hearing Examiner for the City of Auburn held an open record hearing on the request on
August 15, 2006.
Testimony:
The following individuals presented testimony under oath at the open record hearing:
1. Elizabeth Chamberlain, Planner, City of Auburn
2. Joseph Welsh, Transportation Planner, City of Auburn
3. Tim Carlyle, Stormwater Engineer, City of Auburn
4. Phillip Kitzes, Stipp's Meadow LLC, for Applicant
5. Steven Lee, Stipp's Meadow LLC, for Applicant
6. Thomas Jones
7. Bill Worden
City of Auburn Hearing Examiner
Stipp's Meadow Preliminary Plat, PLT 06-0001
Page I of 12
Exhibits:
The following exhibits were admitted into the record:
1. Staff Report dated August 8, 2006
2. Preliminary Plat Application, undated
3. Notice of Application, dated June 3, 2006
4. Notice of Public Hearing, dated August 4, 2006
5. Affidavit of Posting of Legal Notice By Staff, dated August 7, 2006
6. Mitigated Determination of Nonsignificance, dated July 10, 2006
7. Environmental Checklist, dated January 30, 2006
8. Stipp's Meadow Preliminary Plat Map Pages 1-5, Preferred Engineering, received August
8, 2006
9. Preliminary Storm Drainage Report, prepared by Preferred Engineering, dated January
18, 2006
10. Downstream Analysis Report, prepared by Preferred Engineering, dated April 2, 2006
11. Geotechnical Analysis, prepared by SubTerra, Inc, dated January 9, 2006
12. Supplemental Geotechnical Analysis, prepared by Bergquist Engineering Services, dated
April 7, 2006
13. Traffic Impact Analysis, prepared by Christopher Brown & Assoc., dated December 19,
2005, with updated dated May 15, 2006 and June 22, 2006
14. Wetland Determination Report, prepared by Ecological Land Services, dated December
8, 2005
15. Letter from Phillip Kitzes, PK Enterprises, to Dennis Dowdy regarding Plat Modification
— Road Deviation Request # 1, dated June 16, 2006
16. Letter from Phillip Kitzes, PK Enterprises, to Dennis Dowdy regarding Plat Modification
- Road Deviation Request #2, dated April 17, 2006
17. Letter from Phillip Kitzes, PK Enterprises, to Steve Pilcher regarding Special Exception
for Public Agencies and Utilities, dated April 17, 2006
18. Letter from Phillip Kitzes, PK Enterprises, to Steve Pilcher regarding Variance Request
for Lot Width, dated June 28, 2006
19. Determination of complete application dated May 18, 2006
20. Comments from King County Department of Transportation (KCDOT), Washington
State Department of Transportation (WSDOT), and Lakehaven Utility District
21. Comment email from Bill Worden, dated August 15, 2006
22. Comment email from Thomas P. Jones, dated August 14, 2006
23. Certificate of Water Availability from Lakehaven Utility District dated January 13, 2006
Upon consideration of the testimony and exhibits admitted at the open record hearing, the
Hearing Examiner enters the following Findings and Conclusions:
FINDINGS
The Applicant requested approval of a preliminary plat to subdivide one parcel of land,
approximately 4.06 acres, into 14 residential lots, a new public street, and a stormwater
Findings, Conclusions, and Recommendation
Hearings Examinerfor the City ofAuhurn
Stipp's Meadow LLC (Stipp's Meadow Preliminary Plat) PLT06-0001
Page 2 of 12
tract. The subject property is located at 32810 56th Ave South in Auburn, Washington.
The parcel is identified by King County Parcel Number 9262800325.1 Exhibit 1, page 1;
Exhibit 2, pages 1- 3; and Exhibit 8.
2. The site is currently occupied by a single-family residence. The Applicant proposes to
remove the current structure as part of the development. Exhibit 1, page 2; and Exhibit 8.
3. The Applicant has authority to proceed with this application. The preliminary plat
application and the King County Parcel database list the property owner as Audrey Stipp,
but she did not initiate or sign the application. Steven Lee, Stipp's Meadow, LLC,
testified that Audrey Stipp is deceased and that the property passed to James Stipp, her
son, who signed the application in his own name and is working with Stipp's Meadow,
LLC. Exhibit 1, page 1; and Exhibit 2. Testimony of Steven Lee.
4. 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 Storm Drainage, a Downstream Analysis Report, a
Geotechnical Report, a Wetland Determination Report, and a Traffic Impact Analyais to
the City for review. The City issued a Mitigated Determination of Nonsignificance
(MDNS) on July 10, 2006. There were no appeals. Exhibit 1, page 2; Exhibits 6, 7, 9, 10,
11, 12, 13, and 14.
5. The proposed development will not have a probable significant adverse environmental
impact. Water and sewer will be provided to the development by public utilities. The
site's stormwater will be handled on-site. There are no wetlands on or near the site. No
threatened or endangered species is known to be present on site. Adequate transportation
facilities will be available. Care will be taken during construction to mitigate noise,
erosion, and other impacts inherent in construction. Exhibit 1, page 2; Exhibits 6, 7, 9,
10, 14, and 23.
6. The subject property is zoned R-1, Single Family Residential, and is designated as Single
Family Residential by Auburn's Comprehensive Plan. Exhibit 1, pages 1-3. The R-1
zone is "intended to create a living environment of optimum standards for single-family
dwellings. It is further intended to limit development to relatively low degrees of
density." Auburn City Code (ACC) 18.12.010. The R-1 zone permits detached single
family dwellings and playgrounds. ACC 18.16 020(A), (D).
7. The proposed plat satisfies the R-1 zone development standards except the lot width
requirements. Development standards within the R-1 zone include: minimum lot size for
single family dwellings — 8,000 square feet; minimum lot width — 75 feet; minimum lot
depth - 100 feet. Required setbacks include: front yard — 25 feet; side yard — 5 feet
' A legal description is included on page 3 of Exhibit 2.
Findings, Conclusions, and Recommendation
Hearings Examinerfor the City of Auburn
Stipp's Meadow LLC (Stipp's Meadow Preliminary Plat) PLT06-0001
Page 3 of 12
(interior, lot width less than 75 feet), 5 feet one side and 10 feet on the other (interior, lot
width 75 feet or greater), 10 feet (street); rear yard — 25 feet. The Applicant proposed 14
single-family residential lots. The single-family lots range in size from 8,057 square feet
to 11,924 square feet. The lots 3, 4, 5, 10, 11, and 12 have widths of 70 feet, the
remaining lots have widths greater than 75 feet. ACC 18.12.040. Exhibits 1, pages 5-7,
8, and 18. Testimonies of Elizabeth Chamberlain and Phillip Kitzas.
8. Surrounding properties are similarly zoned and developed. Property to the north, south,
and west are zoned R-4 by King County. Property to the east is occupied by the
Mountain View Cemetery and is zoned Public Facilities, P-1. There are single family
residences to the north, south, and west, including a subdivision north across South 328th
Street. Exhibits 1, pages 2-3; Exhibits 8, 21, and 22.
9. This proposed plat, Stipp's Meadow, is being developed in conjunction with another
proposed plat nearby, Mountain View Estates (File No. PLT06-0002). The stormwater
tract included on the Stipp's Meadow plat will be the stormwater facility for both
proposed plats. Access for Mountain View Estates will also rely on South 328th Street.
Additionally, the Applicant proposes to extend City of Auburn sewer service to the area
in order to serve both proposed plats. Exhibits 1, pages 4 and 6; Exhibits 6, 13, 17, 21,
and 22. Testimonies of Elizabeth Chamberlain and Phil Kitzas.
10. The local street system is adequate to accommodate the proposed development. The
subject property is located on the east side of 56th Avenue South, a Collector Arterial,
and the south side of South 328th Street, a Subcollector. A traffic impact study was
conducted to evaluate the combined impacts of Stipp's Meadow and Mountain View
Estates. The addition of the new trips to the AM and PM peak hours will not cause any
nearby intersections to fall below level of service `E'. The Applicant provided further
study data to address the concerns expressed by King County and the County has no
further comment. Joseph Welsh, Transportation Engineer, City of Auburn, testified that
the City is satisfied with current provisions and that the comments from WSDOT have
been appropriately considered. No information was presented about the relationship
between the proposed plat and Auburn's implementation of transportation concurrency.2
Exhibits 1, page 2; 8; 13; and 20. Testimonies of Elizabeth Chamberlain and Joseph
Welsh.
11. Transportation access to Stipp's Meadow is both appropriate and adequate. Stipp's
Meadow will build a new public road and all of its lots will access the existing road
network through the new road. The intersection of the new road and South 328th Street
z RCW 36.70A.070(6)(b) requires local jurisdictions, including the City of Auburn, to "adopt and enforce
ordinances which prohibit development approval if the development causes the level of service on a locally owned
transportation facility to decline below the standards adopted in the transportation element of the comprehensive
plan." Auburn's concurrency policies are set forth in its comprehensive plan at page 7-16. The policies are
numbered TR -17 and TR -18. City of Auburn Comprehensive Plan with revisions through December 2004, Section
7, Transportation.
Findings, Conclusions, and Recommendation
Hearings Examiner for the City of Auburn
Stipp's Meadow LLC (Stipp's Meadow Preliminary Plat) PLT06-0001
Page 4 of 12
is more than 125 feet from the nearby intersections of South 328th Street with 56th
Avenue South and 57th Avenue South. The proposed spacing is appropriate for the size
of the proposed development and the current use of the road. Secondary emergency
access will be available through a gated, privately -maintained section of 58th Avenue
South. Exhibit 1, page 2; and Exhibit 8. Testimonies of Joseph Welsh and Phillip Kitzas.
12. The Applicant requested two Road Deviations for improvements related to Stipp's
Meadow; both are acceptable. The first request is for a deviation from the standard road
grade of 6%. The Applicant's proposal would create a 6.5% grade at the intersection of
the new public road and South 328th Street. South 328th Street is not presently
developed to City standards, but it does meet the emergency vehicle access requirements
including a grade of less than 12%. The Applicant will engage in half -street
improvement along both the site's South 328th Street and its 56th Avenue South
frontage, but will not re -grade the roads to City standards. The second request is for a
deviation from the standard centerline radius from 375 feet to 55 feet. Since the road will
serve such a small number of vehicles, the deviation is acceptable. Exhibit 1, page 9;
Exhibits 15 and 16. Testimony of Joseph Welsh.
13. The Applicant proposes to connect to the City of Auburn sanitary sewer service and
obtain water from the Lakehaven Utility District. The City testified that plat would use
the City's sewer service and that sufficient capacity was available. The Applicant
provided a certificate of availability from the Lakehaven Utility District. Exhibit 2, page
1; and Exhibit 23. Testimony of Elizabeth Chamberlain.
14. The Applicant proposes to extend the City's sewer system 1,800 linear feet and an
unspecified number of vertical feet from the valley floor to serve the new developments.
The line will sometimes follow a gradient greater than 70%. There are some questions
about the stability of the slope and the exact path of the new sewer line, but the City will
be working closely with the developer to ensure the project is completed properly.
Exhibits ]land 17. Testimony of Elizabeth Chamberlain.
15. The development will pay school impact fees at the time of building permit issuance to
mitigate its impacts on the school system. The proposal is within the Auburn School
District. Elementary age children will most likely attend the Evergreen Heights
Elementary School. The proposal includes building sidewalks to the school bus stop at
South 328th Street and 56th Avenue South. Exhibit 1, pages 4 and 8.
16. The proposed plat includes a grassy playfield as part of Tract A, the stormwater detention
facility. The grass playfield will be maintained by the homeowners' association. The
City of Auburn Parks Department has determined that this space is adequate provision for
the open space and recreational needs of the plat's future residents. Exhibit 1, pages 4
and 10; and Exhibit 8.
Findings, Conclusions, and Recommendation
Hearings Examiner for the City ofAuburn
Stipp's Meadow LLC (Stipp's Meadow Preliminary Plat) PLT06-0001
Page 5 of 12
17. The plat's 70 -foot lot width for lots 3, 4, 5, 10, 11, and 12 are acceptable; a lot width of
75 -feet is generally required in the R-1 zone. Due to the narrowness of the lot and the
City's requirement that the lots do not directly access to either South 328th Street or 56th
Avenue South, the only way to achieve Auburn's density goals is to reduce the lot width
for lots 3, 4, 5, 10, 11, and 12. The surrounding zoning, King County R-4, has a lot width
requirement of 30 feet. Exhibits 1, 18. Testimonies of Elizabeth Chamberlain and
Phillip Kitzas.
18. The Stipp's Meadow plat makes sufficient provision for stormwater detention and
treatment for both the Stipp's Meadow development and the proposed Mountain View
Estates development. Building a single detention pond for both developments is also
more efficient and cost-effective for the City since it will then have only one site to
maintain. The proposed stormwater system will resolve existing deficiencies in the
present stormwater system. The storage pond will be fenced. Exhibit 1, page 8; and
Exhibit 9. Testimonies of Elizabeth Chamberlain and Tim Carlyle.
19. The City of Auburn Comprehensive Plan sets forth goals for density, housing diversity,
and neighborhoods that are relevant to this proposal. Policy LU -14 states that the
majority of single family residential development should be done at a density between 4
and 6 dwelling units per acre. This policy is echoed in Chapter 18.12 ACC. Objectives
7.2 and 7.3 both support the development of more single family homes. Exhibit 1, page
3. A City of Auburn Comprehensive Plan with revisions through December 2004 pages
3-14 to 3-16.
20. Thomas Jones attended the hearing and raised concerns about the proposed
development's provisions for stormwater and vehicle access. Mr. Jones stated that
stormwater presently runs down his driveway during heavy rains and that he did not
understand how adding more impervious surface uphill from him would improve his
situation. In reference to vehicle access, Mr. Jones testified that he thought the plat
should have direct access to 56th Avenue South, that 58th Avenue South should be fully
connected to the street system by a road other than South 328th Street, and that
connecting the plat to South 328th Street would cause problems during high traffic
periods. In his comment email, he also requested that the City of Auburn sewer line,
which the Applicant proposes to extend into the area, be stubbed out to all neighboring
properties. Stub outs will be provided. Exhibit 1, page 11; Exhibit 22. Testimony of
Thomas Jones.
21. Thomas Jones's stormwater and traffic concerns were addressed at the hearing. Phillip
Kitzas offered to improve the street in front of Mr. Jones's house in order to direct
stormwater into the existing system. Tim Carlyle, Stormwater Engineer, City of Auburn,
testified that the new development would not produce any additional runoff toward the
Jones's property. Joseph Welsh, Transportation Planner, City of Auburn, testified that
using South 328th Street for the access road was the safest option and that current
Findings, Conclusions, and Recommendation
Hearings Examiner for the City of Auburn
Stipp's Meadow LLC (Stipp's Meadow Preliminary Plat) PLT06-0001
Page 6 of 12
proposal satisfied all safety considerations. Testimonies of Tim Carlaw, Joseph Welsh,
Phillip Kitzas, and Steven Lee.
22. At the hearing, Bill Warden presented requests that 58th Avenue South be extended south
to Mountain View Road; that the whole of South 328th Street to be improved and not just
the frontage onto Stipp's Meadow; and that the Stipp's Meadow stormwater system
connect with the area's existing stormwater system. Testimony from the City's staff
stated that both the current stormwater and street proposals were appropriate without
modification. In his email comment, he also stated that the development presented an
excellent opportunity for the homes along the north side of South 328th Street to be
connected to natural gas.3 Exhibit 21. Testimonies of Bill Warden, Joseph Welsh, and
Tim Carlaw.
23. Sufficient notice of the hearing was given by the City of Auburn. Notice of the hearing
was posted at the site on August 3, 2006. Notice of the hearing was mailed to all
property owners within 300 feet of the site.' Exhibits 4 and 5.
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, playgrounds and sites for schools and school grounds.
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.
3 Mr. Warden is encouraged to discuss this opportunity with the Applicant, but the Hearing Examiner can not
require the Applicant to provide such service to the neighborhood. See RCW 82.02.050.
4 ACC 17.06.030(0)(1) requires publication in a newspaper of general circulation within the county where the land
for the proposed subdivision is located. The record does not include evidence of such publication. Additionally, the
record does not specify when the notice was mailed to property owners within 300 feet.
Findings, Conclusions, and Recommendation
Hearings Examiner for the City of Auburn
Stipp's Meadow LLC (Stipp's Meadow Preliminary Plat) PLT06-0001
Page 7 of 12
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. The proposed new public street and improvements to
existing public streets will provide adequate vehicle access. The proposal sets aside
adequate open space for recreation on-site. The plat will be connected to public utilities
for water and sanitary wastes. Findings 1, 5, 7, 10, 11, 13, 15, 16, 18, and 21.
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,
substantially consistent 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 6, 7, 12, 15, 17, and 19.
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 substantially complies with all related City codes and standards
including development standards for the R-1 zoning district. Physical conditions at the
site require small deviations from the planning and engineering standards, but deviations
will not change the character of the neighborhood nor impair public welfare. Findings 6,
7, 12, 15, 16, 17, and 19.
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. The City, acting as the lead agency, determined that, as proposed, the Plat
does not have a probable significant adverse impact on the environment. No wetlands or
protected species exist on site. The stormwater system will prevent runoff from
damaging nearby land. Findings 4, 5, and 18.
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. The new public street and half -street
Findings, Conclusions, and Recommendation
Hearings Examiner for the City ofAuburn
Stipp's Meadow LLC (Stipp's Meadow Preliminary Plat) PLT06-0001
Page 8 of 12
improvements to surrounding streets will ensure safe pedestrian and traffic access within
the development. Connection to public sewer and water will limit impacts on public
health. Additionally the proposed plat will alleviate existing stormwater problems in the
area. Conclusion]. Findings 14, 18, and 21.
RECOMMENDATION
Based upon the preceding Findings and Conclusions, the Hearing Examiner for the City of
Auburn recommends to the Auburn City Council that the request for approval of preliminary plat
to subdivide a parcel of land, approximately 4.06 acres in area, into 14 residential lots, a new
public road, and a stormwater tract be APPROVED, subject to the following conditions :5
1. The proposal shall conform to the following City of Auburn regulations and standards:
• ACC Title 10 — Vehicles and Traffic
• ACC Title 12 — Streets, Sidewalks and Public Works
• ACC Title 13 - Water, Sewer, and Public Utilities
• ACC Title 14 - Project Review
• ACC Title 15 — Buildings and Construction
0 ACC Title 16 — Environmental
• ACC Title 17 — Subdivisions
• ACC Title 18 — Zoning
• ACC Title 19 — Impact Fees
• City of Auburn Construction and Design Standards
2. Mitigation measures as outlined in the Mitigated Determination of Nonsignificance (MDNS) date
July 10, 2006 shall be completed prior to final plat approval.
3. Prior to final plat approval, a landscaping plan with applicable cross sections is required, to show
that the storm drainage pond aesthetic requirements consistent with city standards can be
accommodated on site.
4. On-site drainage flows from the proposed plat of Mountain View Estates shall be directed to the
proposed on-site storm drainage facility for the Stipp's Meadow Preliminary Plat.
5. Vehicle access for maintenance to all proposed storm drainage structures shall be required per the
City of Auburn Design Standards. To provide an adequate and safe storm pond access, an
appropriately designed pull -off shall be provided from the proposed plat to serve the pond.
6. All storm drainage conveyance lines required to manage the upstream bypass surface flows shall
not be combined with the proposed on-site storm drainage system. Maintenance access shall be
provided to all structures proposed to be in public ownership.
5 Conditions include both legal requirements applicable to all developments and conditions to mitigate the specific
impacts of this development.
Findings, Conclusions, and Recommendation
Hearings Examiner for the City ofAuburn
Stipp's Meadow LLC (Stipp's Meadow Preliminary Plat) PLT06-0001
Page 9 of 12
7. Public storm drainage facilities shall be constructed to adequately manage the storm water
quantity and quality impacts from the proposed public street improvements associated with the
project. Storm drainage from the public street improvements shall not drain onto private
properties. The possibility of connecting the new stormwater improvements to nearby existing
systems should be explored.
8. Given the existing on-site drainage deficiencies with the natural downstream drainage course in
the vicinity of Mountain View Cemetery, the following off-site improvements are required to be
constructed prior to on-site grading activities:
New drainage facilities shall be constructed within the existing 58`h Avenue South right-of-
way, south from the proposed plat to Mt. View Drive.
9. The Homeowners Association shall maintain those portions of the stormwater tract located
outside the fenced pond boundary.
10. Prior to issuance of clearing or grading permits, a grading plan for grading and clearing necessary
for both the construction of infrastructure such as roads and utilities and for lot grading shall be
submitted and approved by the City of Auburn. The purpose of the plan should be to accomplish
the maximum amount of grading at one time to limit or avoid the need for subsequent grading
and disturbance, including grading of individual lots during home construction. This plan shall
show quantities and locations of excavations, and embankments, the design of temporary storm
drainage detention system, and methods of preventing drainage, erosion and sedimentation from
impacting adjacent properties, natural and public storm drainage systems and other near by
sensitive areas. All the measures shall be implemented prior to beginning phased on-site filling,
grading or construction activities.
11. The applicant shall secure easements from the City of Auburn Parks Department prior to the
issuance of a FAC permit for sewer main extension along the north property line of the Mountain
View Cemetery. If the off-site sewer main improvements extend onto the property north of
Mountain View Cemetery, then the applicant shall secure easements from the property owner.
12. Prior to issuance of grading and FAC permits, the applicant shall submit further geotechnical
analysis of the sewer main extension from the valley floor, along the north property line of the
Mountain View Cemetery, to the project site.
13. Any critical areas impacted by the off-site sewer system construction, shall be mitigated in
accordance with Auburn City Code including submittal of reports and plans.
14. All utilities shall be placed within the public right-of-way. If utilities need to be placed on private
property then access tracts with both a suitable width and driving surface shall be established.
15. The applicant shall provide sewer stubs to parcels adjacent to all sewer main extensions.
16. Sewer manholes shall be placed for ease of access for maintenance and to facilitate future main
line extensions.
Findings, Conclusions, and Recommendation
Hearings Examinerfor the City ofAuburn
Stipp's Meadow LLC (Stipp's Meadow Preliminary Plat) PLT06-0001
Page 10 of 12
17. Proposed Conditions, Covenants and Restrictions (CC&Rs) for the future Homeowners'
Association shall be submitted for review and approval by the City prior to final plat approval.
This document shall specify the financial means of maintenance of all common open spaces.
18. All tracts not dedicated to the City of Auburn shall be maintained by the future Homeowners'
Association.
19. As part of the engineering/construction drawings submitted for construction of the subdivision,
there shall also be submitted engineering/construction drawings for the construction of all park
improvements. The park improvements shall be approved by the City of Auburn Parks Director
prior to the approval of the construction drawings for the public infrastructure of the plat. The
materials supplied and installed must meet the current City Parks, Arts and Recreation
Department (Parks) standards and be approved by the Parks Director prior to installation and final
plat approval.
20. Prior to final plat approval, the sight distance triangle at the southeast side of the intersection of
South 328' Street and 56th Avenue South shall be dedicated as public right-of-way. Prior to
vertical construction, vegetation within the sight distance triangle shall be removed and
mechanisms in place to prevent the growth of vegetation which obscures sight lines within the
sight distance triangle from a height between 3 feet and 8 feet.
21. Half street improvements shall be required for South 328`h Street. When the applicant constructs
the half street improvements for South 328th Street, the applicant shall also improve the north
side of South 328th Street so that stormwater flows into the proper system and not down the
driveway of Thomas Jones.
22. Half street improvements shall be required for 56th Avenue South and 58'x' Avenue South. The
applicant could apply for a street delay request for these two roads.
23. The developer shall construct on-site gravity sanitary sewer lines and off site gravity sanitary
sewer lines to the subject property. All lines shall be per Auburn Design Standards.
24. Prior to final plat approval, all existing septic tanks shall be abandoned per the King County
Health Department requirements and copies of the approved abandonment papers from the Health
Department shall be provided to the City prior to commencement of site grading.
25. Prior to review of civil plans and also as part of the final plat application submittal, the applicant
shall provide a current certificate of water availability from Lakehaven Utility District.
26. Prior to final plat approval, the developer shall abandon existing wells, if any, per Washington
State and King County Health Department regulations and deed/transfer the water rights for said
wells over to the City of Auburn or to Lakehaven Utility District at the discretion of Lakehaven
Utility District.
27. Prior to final plat approval, the developer shall dedicate right of way and construct all roads
within the plat as local residential roads to City of Auburn Standards except where plat
modifications are granted by City Council.
Findings, Conclusions, and Recommendation
Hearings Examiner for the City of Auburn
Stipp's Meadow LLC (Stipp's Meadow Preliminary Plat) PLT06-0001
Page 11 of 12
28. The final plat shall include a note that states no direct residential access to South 328'h Street, 56"
Avenue South, and 58"' Avenue South is permitted.
29. Street trees shall be subject to approval by the City Engineer. A separate approval block shall be
shown on the landscape plans for that purpose.
30. The final plat drawing shall include addresses for each lot as assigned by the City.
31. Fire hydrants and mains capable of providing the required fire flow shall be provided in
accordance with the City of Auburn Design Standards. Fire hydrant location shall be approved
by the Fire Marshal.
32. Prior to final acceptance of the public improvements, "No Parking this side" signs, in accordance
with City of Auburn standard details, shall be installed.
33. Asbestos containing material shall be removed prior to demolition of on-site structures and
disposed in accordance with the requirements of the Puget Sound Clean Air Agency, Washington
State Department of Labor and Industries, and the King County Health Department.
Decided this 23rd day of August 2006
THEODORE PAUL HUNTER
Hearing Examiner for the City of Auburn
Findings, Conclusions, and Recommendation
Hearings Examiner for the City of Auburn
Stipp's Meadow LLC (Stipp's Meadow Preliminary Plat) PLT06-0001
Page 12 of 12
Exhibit B
Legal Description
TRACT 59, WEST AUBURN FIVE ACRE TRACTS, ACCORDING TO THE PLAT
THEREOF, RECORDED IN VOLUME 15 OF PLATS, PAGE 12, IN KING
COUNTY, WASHINGTON.
---------------------------
Resolution 4088
September 18, 2006
Page 1 of 1
CITY OF y
" WASHINGTON
Exhibit 1
Number of Pages 13
AGENDA BILL APPROVAL FORM
AUBURN* MORE THAN YOU IMAGINED
Agenda Subject
Public Hearing Application No. PLT06-0001 6
Department: Planning, Building,
Attachments: Please refer to Exhibit Impact: N/A
TListBudget
and Community
Administrative Recommendation:
Hearing Examiner to recommend to the City Council approval of the Preliminary Plat, based upon the Findings of
Facts, Conclusions and Conditions as outlined below.
Background Summary:
OWNER/APPLICANT: Stipp's Meadow LLC, 4238 SW 3146i Street, Federal Way, WA 98023
REQUEST: Application for preliminary plat approval for a 14 lot residential subdivision
known as "Stipp's Meadow" on approximately 4 acres.
SIZE: Approximately 4 acres
LOCATION: The proposal is located at 32810 566' Avenue South within the SW Y4 of Section
14, Township 21 North, Range 4 East, Willamette Meridian, King County,
Washington. Parcel Number: 9262800325
EXISTING ZONING: R-1, Single Family Residential
EXISTING LAND USE Single Family Residential.
COMPREHENSIVE PLAN
DESIGNATION: Single Family Residential
SEPA STATUS: MDNS issued July 10, 2006.
Reviewed by Council & Committees:
❑ Arts Commission COUNCIL COMMITTEES:
Reviewed by Departments & Divisions:
®Building ❑ M&O
❑ Airport ❑ Finance
❑ Hearing Examiner ❑ Municipal Serv.
❑ Cemetery ❑ Mayor
❑ Fines ® Parks
❑ Human Services ❑ Planning & CD
❑ Park Board ❑Public Works
0 Fire
❑ )gal ® Planning
❑ Planning Comm. ❑ Ott
❑Police
® Public Works El Human Resources
ee Approval: ❑Yes ❑No
Approval: ❑Yes ❑No Cali for Public Hearing
F
to Until
Until 1 /
Councilmember: Norman Staff: Chamberlain
Meeting Date: August 15, 2006 Item Number:
AUBURN* MORE THAN YOU IMAGINED
Agenda Subject — PLT06-0001
Staff Report to Hearing Examiner
1. -3ErA i HIKE IULD DETERMINATION
Pursuant to the State Environmental Policy Act (SEPA) and City of Auburn Environmental Regulations,
as codified in Auburn City Code (ACC) Title 16 -Environmental Protection, the SEPA Responsible
Official reviewed this project and issued a Mitigated Determination of Nonsignificance on July 10, 2006.
The comment period ended July 25, 2006, making the determination final (Exhibit 6). The appeal
deadline ends on August 15, 2006. The City has not received any appeals at this time.
II. COMMENTS FROM OTHER AGENCIES
Other agencies have reviewed the project as part of the Notice of Application/SEPA process.
• King County reviewed the traffic impact analysis and supplemental information provided by the
applicant. They have no further comment.
• Lakehaven Utility District provided general comments in regards to water availability and
extension agreements.
Comment: General comments were provided by these agencies and no mitigation resulted from the
comments (Exhibit 20).
III. PUBLIC COMMENT ON APPLICATION
Staff received inquiries on the project from adjacent property owners but no formal comment letters.
IV. STAFF ANALYSIS
A. Current and Planned Uses of the Site
The subject site was recently annexed into the City of Auburn (February 1, 2006). Auburn City Council
revised the Auburn Comprehensive Plan to require annexation of properties that request utility service
from the city. The property owner's decision to subdivide the property lead to the annexation request and
ultimate approval of the annexation.
The site consists of approximately 4 acres located at 32810 5611 Avenue South, Auburn, Washington. The
current zoning and the Auburn Comprehensive Plan designation is Single Family Residential (R-1). The
property is currently occupied by one single family home. The existing home will be demolished as part
of the proposed development. The site is bordered on the west by 56th Avenue South, to north is South
328th Street, east is unimproved right-of-way (58th Avenue South) and the Mountain View Cemetery, and
to the south is a single family home.
The proposal is for a Preliminary Plat that would result in 14 single family residential lots and I tract for
storm drainage. The residential lots have an average size of 8,951 square feet. The project will also
include construction of a new local residential street and half street improvements to South 32811 Street
and 5811 Avenue South. Access to the plat will be provided from South 328th Street.
The Comprehensive Plan designation, zoning designation and land uses of the site and surrounding
properties are:
Page 2 of 13
Agenda Subject — PLT06-0001
Staff Report to Hearing Examiner
B. Auburn Comprehensive Plan
Comprehensive Land Use Map
The Comprehensive Land Use Map depicts the future land uses for the City of Auburn and
Potential Annexation Area. The Future Land Use Plan depicts the future land uses. A
designation of single family residential means protecting areas for predominantly single family
dwellings.
Comment
The Auburn Comprehensive Plan Land Use map depicts the site as Single- Family Residential,
the intent of which is to establish and preserve single family residential neighborhoods at a
density of four to six units per net acre.
Land Use Goal 7: Residential Development
To emphasize housing development at single family densities, in order to reestablish a mix of
housing types appropriate for a family oriented community, while recognizing the need and desire
for both lower density and higher density housing appropriately located to meet the housing needs
of all members of the community.
Policy LU -14: Residential densities in areas designated for single family residential uses should
be no greater than 6 units per acre.
Objective 7.2: To designate land for the development of new single family homes.
Objective 7.3: To promote the development of quality single family neighborhoods which relate
the design and types of residential areas to important natural and manmade features.
Policy LU -23: Emphasis shall be placed upon the manner in which the recreational needs of the
residents shall be met in the approval of any residential development.
Comment
The project site is 4.06 acres. With 14 lots proposed, this yields a density of 3.44 dwelling units
per acre. The gross density is slightly less than 4 units per acre as the site is narrow and the storm
drainage facilities are for this project and the Mountain View Preliminary Plat. As shown on the
proposed preliminary plat map, a grassed play area is proposed to meet recreational needs of the
development.
Page 3 of 13
Single Family
R-1, Single Family Detached single family
Site
North
Residential
Urban Residential (4-12
Residential residence
R-4 (King County) Detached single family
South
du/acre)
Urban Residential (4-12
residences
R-4 (King County) Detached single family
East
du/acre
Public and Quasi-
residence
Pubic Facilities P-1 Mountain View
West
Public
Urban Residential (4-12
Cemetery
R-4 (King County) Detached single family
du/acre)
residences
B. Auburn Comprehensive Plan
Comprehensive Land Use Map
The Comprehensive Land Use Map depicts the future land uses for the City of Auburn and
Potential Annexation Area. The Future Land Use Plan depicts the future land uses. A
designation of single family residential means protecting areas for predominantly single family
dwellings.
Comment
The Auburn Comprehensive Plan Land Use map depicts the site as Single- Family Residential,
the intent of which is to establish and preserve single family residential neighborhoods at a
density of four to six units per net acre.
Land Use Goal 7: Residential Development
To emphasize housing development at single family densities, in order to reestablish a mix of
housing types appropriate for a family oriented community, while recognizing the need and desire
for both lower density and higher density housing appropriately located to meet the housing needs
of all members of the community.
Policy LU -14: Residential densities in areas designated for single family residential uses should
be no greater than 6 units per acre.
Objective 7.2: To designate land for the development of new single family homes.
Objective 7.3: To promote the development of quality single family neighborhoods which relate
the design and types of residential areas to important natural and manmade features.
Policy LU -23: Emphasis shall be placed upon the manner in which the recreational needs of the
residents shall be met in the approval of any residential development.
Comment
The project site is 4.06 acres. With 14 lots proposed, this yields a density of 3.44 dwelling units
per acre. The gross density is slightly less than 4 units per acre as the site is narrow and the storm
drainage facilities are for this project and the Mountain View Preliminary Plat. As shown on the
proposed preliminary plat map, a grassed play area is proposed to meet recreational needs of the
development.
Page 3 of 13
Agenda Subject — PLT06-0001
Staff Report to Hearing Examiner
%-. ,xuvurn nary t,oue: ritte its zoning
18.12 R-1 Residential District
The zoning and comprehensive plan designation of the site is Single Family Residential District. This
district is intended to create a living environment of optimum standards for single family dwellings. It is
further intended to limit development to relatively low degrees of density within a range of 4-6 dwelling
units per acre. Single family residences are a permitted use.
Comment
The project site is 4.06 acres. With 14 lots proposed, this yields a density of 3.44 dwelling units
per acre. The gross density is slightly less than 4 units per acre as the site is narrow and the storm
drainage facilities are for this project and the Mountain View Preliminary Plat. The average lot
size proposed is 8,951 square feet. The proposal meets all setbacks and bulk requirements of
ACC 18.12.040.
ACG 18.52.020 Off -Street Parking Requirements
Each single family dwelling unit requires two parking spaces.
Comment
The applicant will provide two paved off-street parking spaces for each dwelling unit.
D. Auburn City Code: Title 17 Land Division Code
ACC Section 17.06.070 - Preliminary Plat Criteria
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.
Comment
Adequate provisions have been or can be provided to serve the plat. Public utilities, public
schools, private open space and new public streets will serve the proposed plat. The Parks
Department has determined that the applicant's proposal for park land is sufficient.
School impact fees in accordance with the City of Auburn ordinance are collected at building
permit issuance. This project is located within the Auburn School District. Elementary age
children will most likely attend the Evergreen Heights Elementary School. According to the
2005-2006 bus schedule, kids will be picked up/dropped off at the corner of South 328m Street
and 56`h Avenue South. As mentioned previously, sidewalks along South 328`h Street will be
constructed the length of the project, which terminates at the intersection of 56'b Avenue South
and South 328th Street.
2. Conformance of the proposed subdivision to the general purposes of the Comprehensive
Plan.
Comment
See analysis above.
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.
Page 4 of 13
Agenda Subject — PLT06-0001
Staff Report to Hearing Examiner
Comment
The project is consistent with the Non Motorized portion of the Transportation Element of the
Comprehensive Plan. Sidewalks will be constructed along South 328 Street and 58th Avenue
South the length of the project site. The new internal residential street will have sidewalks on
both sides of the road. As mentioned above under number one, safe walking conditions will be
created through the construction of sidewalks.
4. Conformance of the proposed subdivision to the general purposes of the Land Division
Ordinance as enumerated in ACC Section 17.02.030.
Comment
The plat is consistent with the broad purpose statements of the Land Division Ordinance as
enumerated in ACC Section 17.02.030. Stipp's Meadow Preliminary Plat is a 14 -lot subdivision
that is consistent with R-1 zoning district. Adequate provisions for water, sewer, and storm
drainage are provided as part of this project. Water is provided through the Lakehaven Utility
District and sewer is provided by the City of Auburn. This project is proposing approximately
4,900 square feet of recreational area for the future residents of the project.
Safe walking conditions and methods of ingress/egress are provided. Sidewalks will be
constructed along South 328h Street, the new internal plat road, and 58th Avenue South. Access
from the new lots will be from the new internal plat road, which is lower volume road.
The plat has been processed in accordance with the regulations of the Auburn City Code, other
city plans, policies and land use controls, and RCW Chapter 58.17.
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.
Comment
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, with the exception of the
requested plat modifications.
See the analysis above for compliance with the Zoning Ordinance.
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.
Comment
For this project a Mitigated Determination of Nonsignificance was issued on July 10,-2006.
Compliance with the mitigation measures and the recommended conditions of approval will
assure that the proposal will not have an adverse impact on the environment.
E. Auburn City Code Chapter 18.70 (VAR06-0005)
Section 18.70.010 —Variances
1. That there are unique physical conditions including narrowness or shallowness of lot size or
shape, or exceptional topographical or other physical conditions peculiar to and inherent in the
particular lot; and that, as a result of such unique physical conditions, practical difficulties or
unnecessary hardships arise in complying with provisions of this title.
Page 5 of 13
Agenda Subject — PLT06-0001
Staff Report to Hearing Examiner
Comment
The subject site is a rectangular shaped property but with a narrow width of only 283 feet. To
meet the minimum lot size requirement of 8,000 square feet and create a logical plat layout, the
width of some of the lots are narrower than the minimum 75 feet required by code. If the lots
were revised to meet the lot width, the end result would be short, wide and fewer lots. Loss of
lots would lower the density.
Lots 3, 4, 5, 10, 11, and 12 are the lots that require a variance from the 75 foot lot width
minimum. These six lots will be 70 feet wide.
2. That, because of such physical conditions, the development of the lot in strict conformity with the
provisions of this title will not allow a reasonable and harmonious use of such lot.
Comment
As mentioned above, the lot is narrow. Also sewer is being extended from the valley floor
approximately 1,800 linear feet in conjunction with the Mountain View Preliminary Plat. A
reduction in the number lot(s), greatly affects the viability of the project.
3. That the variance, if granted, will not alter the character of the neighborhood, or be detrimental to
surrounding properties in which the lot is located. For nonconforming single-family homes, this
fmding is determined to be met if the features of the proposed variance are consistent with other
comparable features within 500 feet of the proposal.
Comment
The variance request will not alter the character of the neighborhood or be detrimental to the
surrounding properties. The neighborhood is predominantly single family residential. Adjacent
properties to the north range in lot size from approximately 10,000 to 20,000 square foot lots.
The average lot size of the proposed project is 8,951 square feet, which is approximately 90% the
size of some of these lots.
Another subdivision project just north of the subject site is proposed by the applicant. The two
developments are similar in lot size and in keeping with surrounding character of the
neighborhood (detached single family dwellings).
4. That the special circumstances and conditions associated with the variance are not a result of the
actions of the applicant or previous owners.
Comment
Staff is requiring that all lots access the internal plat road only. Since no direct access so South
3280' Street is permitted, the plat layout was redesigned resulting in a reduction of lot width. As
noted in previous responses, the subject property is narrow in width, creating a situation with
short, wide lots. The lots are meeting the zoning requirement of 8,000 square foot lot sizes.
Literal interpretation of the provisions of this title would deprive the applicant of rights
commonly enjoyed by other properties in the same zoning district.
Comment
Literal interpretation of the zoning title would reduce the lot yield, thus reducing the rights
enjoyed by others in the same zoning district. As stated previously, the sewer main extension will
Page 6 of 13
Agenda Subject — PLT06-0001
Staff Report to Hearing Examiner
be extended from the valley floor, through a steep slope, approximately 1,800 linear feet. A
reduction of lots would probably affect the viability of the project.
6. The approval of the variance will be consistent with the purpose of this title and the zoning
district in which the property is located.
Comment
The purpose of the development standards of the R-1 zone are to insure that existing and
proposed lots are a minimum of 8,000 square feet and developed at a density of approximately 5
dwelling units per acre. The requested reduction of five feet in lot width (to 70 feet) is less than
20 percent, which would be permitted without the need for a variance if the subdivision contained
more than 50 lots (see ACC 18.12.040).
7. The variance will not allow an increase in the number of dwelling units permitted by the zoning
district.
Comment
The subject property is 4.06 acres, or 174.854 square feet. Dividing this number by the minimum
lot size of 8,000 square feet, the maximum number of lots is 22. This development does not
increase the number of allowable lots in the zone.
The authorization of such variance will not adversely affect the comprehensive plan.
Comment
Approval of the variance request does not adversely affect the comprehensive plan. As
mentioned previously in the staff report, the comprehensive plan outlines goals and policies for
residential development for single family residential at densities ranging from 4-6 dwelling units
per acre. The proposed project has a density 3.5 dwelling units per gross acre.
9. The variance shall not allow a land use which is not permitted under the zoning district in which
the property is located.
Comment
The land use being established by the development, with the approved variance, is a permitted
use in the R-1 zoning district.
10. The variance shall not change any regulations or conditions established by surface mining
permits, conditional use permits or contract rezones authorized by the city council.
Comment
There have been no regulations or conditions established by surface mining permits, conditional
use permits, or contract rezones for this site.
FINDINGS OF FACT
1. The applicant proposes to develo� a residential subdivision consisting of 14 single family lots on
approximately 4 acres at 32810 56 Avenue South.
2. The proposed use is consistent with the R-1 zoning designation within the City of Auburn Zoning
Code (ACC 18.12) as well as the Comprehensive Plan designation of Single Family Residential.
3. Water will be provided by the Lakehaven Utility District.
4. Sanitary sewer service will be provided by the City of Auburn.
5. Requirements of ACC Chapter 15.74 Land Clearing are applicable to the site.
Page 7 of 13
Agenda Subject — PLT06-0001
Staff Report to Hearing Examiner
6. No state or federal candidate threatened or endangered plant species has been identified on the site.
7. No state or federal candidate threatened or endangered animal species or habitat has been identified
on the site.
8. The proposal will not have significant adverse environmental impacts on fish and animals, water,
noise, air quality, environmental health, public services and utilities, and land and shoreline use
provided the attached conditions of approval are met.
9. The applicant applied for a Special Exception for Public Utilities for the proposed sewer main
extension through steep slopes.
10. Pursuant to ACC Chapter 15.74 and City of Auburn Design Standards, a temporary erosion and
sediment control plan is required to be approved and implemented on the site prior to and during site
development. Potential significant adverse environmental impacts associated with erosion and
sedimentation from this development are adequately mitigated through compliance with this
regulation.
11. Pursuant to ACC Chapter 13.48 and City of Auburn Design Standards, a storm drainage plan and
subsequent installation of an approved stormwater management system on the site is required.
Potential significant adverse environmental impacts associated with increased stormwater runoff from
this development are adequately mitigated by compliance with this regulation.
12. The applicant has completed a Traffic Impact Analysis (TIA) for the proposed traffic from the
project, per requirements of Chapter 19.04 ACC. The City's traffic division has reviewed and
accepted the TIA, prepared by Christopher Brown & Associates., dated December 2005 with
revisions dated May 15, 2006 and June 22, 2006.
13. The project will add approximately 14 new PM peak hour trips to the transportation network, as
indicated in the approved traffic study for the proposal.
14. Any work through geologic hazard areas shall comply with ACC 16.10.100(E)(2) and ACC
16.10.170.
15. To mitigate noise impacts associated with the proposal, all construction shall comply with ACC 8.28.
16. The applicant shall pay the single family land use trip rate per dwelling unit per the City of Auburn
Transportation Impact Fee Ordinance or the adopted fee at the time of building permit issuance to
mitigate off-site traffic impacts created by the new PM peak hour trips generated by the project. The
proposed project generates 14 net new PM peak hour trips to the transportation system.
19. The applicant shall mitigate school impacts through the payment of the school impact fee in effect at
the time of building permit issuance.
20. Fire impacts generated by the project are mitigated through payment of the fire impact fee in effect at
the time of building permit issuance.
21. The applicant shall submit a landscape and irrigation plan, pursuant to ACC Section 17.12.210 and
City of Auburn Design Standards.
22. Fire hydrants and mains capable of providing the required fire flow shall be provided in accordance
with the City of Auburn Design Standards. Fire hydrant location shall be approved by the Fire
Marshal.
23. Per Table 10.02 Street Design Requirements, City of Auburn Construction Standard, local residential
streets are required to be a minimum of 28 feet between the curbs, and parking is allowed on one side
of the street only. "No Parking this side" signs, in accordance with City of Auburn standard details,
shall be installed prior to occupancy of structures on the site.
24. Auburn City Code 13.16.060(M) requires the maximum distance between hydrants for a single-
family use district shall be 600 feet, measured as the fire vehicle lays its hose. This puts any house in
the area with 300 feet of a fire hydrant.
25. A Department of Ecology Construction Stormwater General Permit is required prior to site work
commencing.
26. A Department of Natural Resources Forest Practice permit is required prior to land clearing activities
commencing on site.
Page 8 of 13
Agenda Subject — PLT06-0001
Staff Report to Hearing Examiner
6. No state or federal candidate threatened or endangered plant species has been identified on the site:
7. No state or federal candidate threatened or endangered animal species or habitat has been identified
on the site.
8. The proposal will not have significant adverse environmental impacts on fish and animals, water,
noise, air quality, environmental health, public services and utilities, and land and shoreline use
provided the attached conditions of approval are met.
9. The applicant applied for a Special Exception for Public Utilities for the proposed sewer main
extension through steep slopes.
10. Pursuant to ACC Chapter 15.74 and City of Auburn Design Standards, a temporary erosion and
sediment control plan is required to be approved and implemented on the site prior to and during site
development. Potential significant adverse environmental impacts associated with erosion and
sedimentation from this development are adequately mitigated through compliance with this
regulation.
11. Pursuant to ACC Chapter 13.48 and City of Auburn Design Standards, a storm drainage plan and
subsequent installation of an approved stormwater management system on the site is required.
Potential significant adverse environmental impacts associated with increased stormwater runoff from
this development are adequately mitigated by compliance with this regulation.
12. The applicant has completed a Traffic Impact Analysis (TIA) for the proposed traffic from the
project, per requirements of Chapter 19.04 ACC. The City's traffic division has reviewed and
accepted the TIA, prepared by Christopher Brown & Associates., dated December 2005 with
revisions dated May 15, 2006 and June 22, 2006.
13. The project will add approximately 14 new PM peak hour trips to the transportation network, as
indicated in the approved traffic study for the proposal.
14. Any work through geologic hazard areas shall comply with ACC 16.10.100(E)(2) and ACC
16.10.170.
15. To mitigate noise impacts associated with the proposal, all construction shall comply with ACC 8.28.
16. The applicant shall pay the single family land use trip rate per dwelling unit per the City of Auburn
Transportation Impact Fee Ordinance or the adopted fee at the time of building permit issuance to
mitigate off-site traffic impacts created by the new PM peak hour trips generated by the project. The
proposed project generates 14 net new PM peals hour trips to the transportation system.
19. The applicant shall mitigate school impacts through the payment of the school impact fee in effect at
the time of building permit issuance.
20. Fire impacts generated by the project are mitigated through payment of the fire impact fee in effect at
the time of building permit issuance.
21. The applicant shall submit a landscape and irrigation plan, pursuant to ACC Section 17.12.210 and
City of Auburn Design Standards.
22. Fire hydrants and mains capable of providing the required fire flow shall be provided in accordance
with the City of Auburn Design Standards. Fire hydrant location shall be approved by the Fire
Marshal.
23. Per Table 10.02 Street Design Requirements, City of Auburn Construction Standard, local residential
streets are required to be a minimum of 28 feet between the curbs, and parking is allowed on one side
of the street only. "No Parking this side" signs, in accordance with City of Auburn standard details,
shall be installed prior to occupancy of structures on the site.
24. Auburn City Code 13.16.060(11) requires the maximum distance between hydrants for a single-
family use district shall be 600 feet, measured as the fire vehicle lays its hose. This puts any house in
the area with 300 feet of a fire hydrant.
25. A Department of Ecology Construction Stormwater General Permit is required prior to site work
commencing.
26. A Department of Natural Resources Forest Practice permit is required prior to land clearing activities
commencing on site.
Page 8 of 13
Agenda Subject — PLT06-0001
Staff Report to Hearing Examiner
. tilt; app,icam nas suomtr[ea a request for a Special Exception for Public Agencies and Utilities for
the sewer main extension from the valley floor through steep slope to the subject site (Exhibit 17).
Pursuant to ACC Section 16.10.170(D) the following criteria:
• There is no practical alternative to the proposed development with less impact on critical
areas.
• The application of this chapter would unreasonable restrict the ability to provide utility
service to the public.
• That the modification, if granted, will not alter the character of the neighborhood, or be
detrimental to the surrounding properties in which the property is located.
• The proposal attempts to protect and mitigate impacts to the critical area functions and
values consistent with the other applicable regulations and standards.
Comment
The City of Auburn Sewer Comprehensive Plan calls for the sewer main extension alignment
as proposed by the applicant. This project could not be developed under the standards set
forth in the R-1 zone and meet density requirements without extending sewer. The West Hill
area is with the city's PAA and the extension of the sewer main will allow future projects to
be serviced with sewer once annexed into the city.
The surrounding neighborhood is predominantly single family residential. Extending sewer
up the hill allows for residential development at densities outline in the zoning code and
comprehensive plan.
The applicant provided geotechnical reports analyzing the subject area. Further analysis
addressing the proposed location and construction of the off-site sewer system will be
required during the grading and/or civil plan review process.
28. That applicant has submitted two plat modification requests from road design standards pursuant to
ACC Section 17.18.010 with findings of fact made pursuant to ACC Section 17.18.030. Plat
modifications are the means through which deviations from standards are reviewed (See Exhibits 15-
16).
• The first request is a deviation from the standard road grade of 6% for South 328th Street.
The proposal is to have a 6.5% grade at the intersection of South 328* Street and the
proposed plat road. Since only half street improvements are required, the road will be
built to the existing grade of South 328* Street, which exceeds 6% but less than 12%.
• The second request is a deviation from the centerline radius of a Local Residential Road.
Given the short length of the road and the limited traffic volumes expected, the deviation
from the centerline radius is acceptable.
Staff concurs with the analysis of the requests in light of the modification criteria and finds the requests
are justified.
RECOMMENDED CONDITIONS OF APPROVAL:
Based on the Facts, Findings and Conclusions of the staff report, staff recommends that the Hearing
Examiner recommend to the City Council approval of the Preliminary Plat; and the Hearing Examiner
approves the variance request and special exception for public utilities, with the following conditions:
1. The proposal shall conform to the following City of Auburn regulations and standards:
• ACC Title 10 — Vehicles and Traffic
Page 9 of 13
Agenda Subject — PLT06-0001
Staff Report to Hearing Examiner
• ACC Title 12 — Streets, Sidewalks and Public Works
• ACC Title 13 - Water, Sewer, and Public Utilities
• ACC Title 14 - Project Review
• ACC Title 15 — Buildings and Construction
• ACC Title 16 — Environmental
• ACC Title 17 — Subdivisions
• ACC Title 18 — Zoning
• ACC Title 19 — Impact Fees
• City of Auburn Construction and Design Standards
2. Mitigation measures as outlined in the Mitigated Determination of Nonsignificance (MDNS) date
July 10, 2006 shall be completed prior to final plat approval.
3. Prior to final plat approval, a landscaping plan with applicable cross sections is required, to show
that the storm drainage pond aesthetic requirements consistent with city standards can be
accommodated on site.
4. On-site drainage flows from the proposed plat of Mountain View Estates shall be directed to the
proposed on-site storm drainage facility for the Stipp's Meadow Preliminary Plat.
5. Vehicle access for maintenance to all proposed storm drainage structures shall be required per the
City of Auburn Design Standards. To provide an adequate and safe storm pond access, an
appropriately designed pull -off shall be provided from the proposed plat to serve the pond.
6. All storm drainage conveyance lines required to manage the upstream bypass surface flows shall
not be combined with the proposed on-site storm drainage system. Maintenance access shall be
provided to all structures proposed to be in public ownership.
7. Public storm drainage facilities shall be constructed to adequately manage the storm water
quantity and quality impacts from the proposed public street improvements associated with the
project. Storm drainage from the public street improvements shall not drain onto private
properties.
8. Given the existing on-site drainage deficiencies with the natural downstream drainage course in
the vicinity of Mountain View Cemetery, the following off-site improvements are required to be
constructed prior to on-site grading activities:
• New drainage facilities shall be constructed within the existing 58'b Avenue South right-of-
way, south from the proposed plat to Mt. View Drive.
9. The Homeowners Association shall maintain those portions of the stormwater tract located
outside the fenced pond boundary.
10. Prior to issuance of clearing or grading permits, a grading plan for grading and clearing necessary
for both the construction of infrastructure such as roads and utilities and for lot grading shall be
submitted and approved by the City of Auburn. The purpose of the plan should be to accomplish
the maximum amount of grading at one time to limit or avoid the need for subsequent grading
and disturbance, including grading of individual lots during home construction. This plan shall
show quantities and locations of excavations, and embankments, the design of temporary storm
drainage detention system, and methods of preventing drainage, erosion and sedimentation from
Page 10 of 13
Agenda Subject— PLT06-0001
Staff Report to Hearing Examiner
impacting adjacent properties, natural and public storm drainage systems and other near by
sensitive areas. All the measures shall be implemented prior to beginning phased on-site filling,
grading or construction activities.
11. The applicant shall secure easements from the City of Auburn Parks Department prior to the
issuance of a FAC permit for sewer main extension along the north property line of the Mountain
View Cemetery. If the off-site sewer main improvements extend onto the property north of
Mountain View Cemetery, then the applicant shall secure easements from the property owner.
12. Prior to issuance of grading and FAC permits, the applicant shall submit further geotechnical
analysis of the sewer main extension from the valley floor, along the north property line of the
Mountain View Cemetery, to the project site.
13. Any critical areas impacted by the off-site sewer system construction, shall be mitigated in
accordance with Auburn City Code including submittal of reports and plans.
14. All utilities shall be placed within the public right-of-way. If utilities need to be placed on private
property then access tracts with both a suitable width and driving surface shall be established.
15. The applicant shall provide sewer stubs to parcels adjacent to all sewer main extensions.
16. Sewer manholes shall be placed for ease of access for maintenance and to facilitate future main
line extensions.
17. Proposed Conditions, Covenants and Restrictions (CC&Rs) for the future Homeowners'
Association shall be submitted for review and approval by the City prior to final plat approval.
This document shall specify the financial means of maintenance of all common open spaces.
18. All tracts not dedicated to the City of Auburn shall be maintained by the future Homeowners'
Association.
19. As part of the engineering/construction drawings submitted for construction of the subdivision,
there shall also be submitted engineering/construction drawings for the construction of all park
improvements. The park improvements shall be approved by the City of Aubum Parks Director
prior to the approval of the construction drawings for the public infrastructure of the plat. The
materials supplied and installed must meet the current City Parks, Arts and Recreation
Department (Parks) standards and be approved by the Parks Director prior to installation and final
plat approval.
20. Prior to final plat approval, the sight distance triangle at the southeast side of the intersection of
South 328`h Street and 56`s Avenue South shall be dedicated as public right-of-way. Prior to
vertical construction, vegetation within the sight distance triangle shall be removed and
mechanisms in place to prevent the growth of vegetation which obscures sight lines within the
sight distance triangle from a height between 3 feet and 8 feet.
21. Half street improvements shall be required for South 328th Street.
22. Half street improvements shall be required for 56th Avenue South and 58th Avenue South. The
applicant could apply for a street delay request for these two roads.
Page 11 of 13
Agenda Subject — PLT06-0001
Staff Report to Hearing Examiner
��.i nu ueveioper snail construct on-site gravity sanitary sewer lines and offsite gravity sanitary
sewer lines to the subject property. All lines shall be per Auburn Design Standards.
24. Prior to final plat approval, all existing septic tanks shall be abandoned per the King County
Health Department requirements and copies of the approved abandonment papers from the Health
Department shall be provided to the City prior to commencement of site grading.
25. Prior to review of civil plans and also as part of the final plat application submittal, the applicant
shall provide a current certificate of water availability from Lakehaven Utility District.
26. Prior to final plat approval, the developer shall abandon existing wells, if any, per Washington
State and King County Health Department regulations and deed/transfer the water rights for said
wells over to the City of Auburn.
27. Prior to final plat approval, the developer shall dedicate right of way and construct all roads
within the plat as local residential roads to City of Auburn Standards except where plat
modifications are granted by City Council.
28. The final plat shall include a note that states no direct residential access to South 328`h Street, 56&
Avenue South, and 58`h Avenue South is permitted.
29. Street trees shall be subject to approval by the City Engineer. A separate approval block shall be
shown on the landscape plans for that purpose.
30. The final plat drawing shall include addresses for each lot as assigned by the City.
31. Fire hydrants and mains capable of providing the required fire flow shall be provided in
accordance with the City of Auburn Design Standards. Fire hydrant location shall be approved
by the Fire Marshal.
32. Prior to final acceptance of the public improvements, "No Parking this side" signs, in accordance
with City of Auburn standard details, shall be installed.
33. Asbestos containing material shall be removed prior to demolition of on-site structures and
disposed in accordance with the requirements of the Puget Sound Clean Air Agency, Washington
State Department of Labor and Industries, and the King County Health Department.
Staff reserves the right to supplement the record of the case to respond to matters and information raised
subsequent to the writing of this report.
List of Exhibits
Exhibit 1
Staff Report, dated August 8, 2006
Exhibit 2
Preliminary Plat Application Form
Exhibit 3
Notice of Application, dated June 3, 2006
Exhibit 4
Notice of Public Hearing, dated August 4, 2006
Exhibit 5
Confirmation of Publication of Legal Notice
Exhibit 6
Mitigated Determination of Nonsignificance, dated July 10, 2006
Exhibit 7
Environmental Checklist, dated January 30, 2006
Page 12 of 13
Agenda Subject — PLT06-0001
Staff Report to Hearing Examiner
Exhibit 8 Stipp's Meadow Preliminary Plat Map Pages 1-5, Preferred Engineering, received August
8, 2006
Exhibit 9 Preliminary Storm Drainage Report, prepared by Preferred Engineering, dated January
18, 2006
Exhibit 10 Downstream Analysis Report, prepared by Preferred Engineering, dated April 2, 2006
Exhibit 11 Geotechnical Analysis, prepared by SubTerra, Inc, dated January 9, 2006
Exhibit 12 Supplemental Geotechnical Analysis, prepared by Bergquist Engineering Services, dated
April 7, 2006
Exhibit 13 Traffic Impact Analysis, prepared by Christopher Brown & Assoc., dated December 19,
2005, with updates dated May 15, 2006 and June 22, 2006
Exhibit 14 Letter from Phillip Kitzes, PK Enterprises, to Dennis Dowdy regarding Plat
Modification -Road Deviation Request #1, dated June 16, 2006
Exhibit 15 Letter from Phillip Kitzes, PK Enterprises, to Dennis Dowdy regarding Plat
Modification -Road Deviation Request #2, dated April 17, 2006
Exhibit 16 Letter from Phillip Kitzes, PK Enterprises, to Steve Pilcher regarding Special Exception
for Public Agencies and Utilities, dated April 17, 2006
Exhibit 17 Letter from Phillip Kitzes, PK Enterprises, to Steve Pilcher regarding Variance Request
for Lot Width, dated June 28, 2006
Exhibit 18 Comment letters from other agencies.
Page 13 of 13
Exhibit �?_
Number of Pages 3
PRELIMINARY PLAT APPLICATION
.....................................................................
_�:_iSVTW
PROPERTY OWNER`S NAME
Sec. Twp. Rng.
Zone Existing
__ PUXy (P -0 oo I
APPLICATION NUMBER
Area Code
Scheduled Hearing
Date Received
Staff Project Coordinator
...........................................
......................................................
DO NOT WRITE ABOVE THIS LINE
APPLICANT: COMPLETE THIS FORM iMTH 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: t -'PS
Total area of subdivision: Acres: 4 .4 Q
Total number of lots: ( $
4 -ProTotal number of dwelling units: 14 -
Proposed
posed zoning: k- - I ----
Existing zoning: 1Z_ ( —
Proposed land use: Sit aLF- • FAitL`f SU�DI�/�tp�
Minimum size of lot as shown on plat 154 00 4, —
Minimum lot width as shown on plat: -7 5 --� -- �' feet t
Minimum lot depth as shown on plat: C>3 -
Proposed sourc of domestic water supply: gt..q�i feet
Pu l�.. CL,,a � fla�rUTI � I -re
r� �—
Proposed sewage disposal system:
Preliminary Plat
Revised 1/6/2005
FUt3L,(c, Cti ry op AuF_,cjr 0
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 SIGNATOR
NUMBER (Please Print)
I472� 05 6CTH AVE O�,v. �
DESIGNATED CONTACT PERSON:
Name: f'N ! �.•I P K iT2 �� ��
Address: '�rlgc,'"['
City: hyAccrC e.Y
Phone: 7-6C.-2-7-7. 7445'
PYehMkkVy PW
Page 5 of 6
LEGAL DESCRIPTION OF PROPERTY
"j`tAe- ' s9, wems' -r /aUP;,uK.1J F►vt A4*.L. TeAf_'(S, Aecop-D&jc.,
Ta TW �'T T &Or- JZr--C4*--A .rte IM
f,,AA6 I2., 10 r.I MC,
FEE PAYMENT: $1,038.00 and $53.00 per lot plus $727.00 for Environmental Checklist
T.R. #:
DATE RECEIVED:
CASHIER'S INITIALS:
Preliminary Plat
Page 6 of 6
CITY OF
Peter B. Lewis, Mayor
WASHINGTON 25 West Main Street * Auburn WA 98001-4998 * www.aubumwa.gov * 253-931-3000
Exhibit
Number of Pages 4
MITIGATED DETERMINATION OFNON-SIGNIFICANCE
Stipp's Meadow Preliminary Plat
SEP06-0003
Description of Proposal: Subdivide approximately 4 acres into 14 single family residential lots. Proposal also
includes internal public roads, sanitary sewers, water mains, clearing and grading, and storm drainage facilities. The
storm drainage facilities will be constructed to handle the stormwater for this project and Mountain View Estates
(SPE06-0004). The main access for the project is from South 328m Street.
Proponent: Prius Triland, LLC, 4238 SW 314'b Street, Federal Way, WA 98023
Location: 32810 56th Avenue South. SW '/, of Section 14, Township 21 North, Range 4 East, Willamette Meridian,
King County, Washington. Parcel Number. 9262800325
The Responsible Official of the City of Auburn, the lead agency, hereby makes the following Findings of Fact based
upon impacts identified in the environmental checklist and the "Final Staff Evaluation for Environmental Checklist
No. SEP06-0003", and Conclusions of Law based upon the Auburn Comprehensive Plan, and other Municipal
or the exercise of substantive authority under the
policies, pians, rules and regulations designated as a basis f
Washington State Environmental Policy Act Rules pursuant to R.C.W. 43.21C.060.
Findings of Fact:
1. The applicant proposes to develop a residential subdivision consisting of 14 single family lots on approximately
4 acres at 32810 56'" Avenue South.
2. The proposed use is consistent with the R-1 zoning designation within the City of Auburn Zoning Code (ACC
18.12) as well as the Comprehensive Plan designation of Single Family Residential.
3. Water will be provided by the Lakehaven Utility District.
4. Sanitary sewer service will be provided by the City of Auburn.
5. Requirements of ACC Chapter 15.74 Land Clearing are applicable to the site.
6. No state or federal candidate threatened or endangered plant species has been identified on the site.
7: No state or federal candidate threatened or endangered animal species or habitat has been identified on the site.
8. The proposal will not have significant adverse environmental impacts on fish and animals, water, noise, air
quality, environmental health, public services and utilities, and land and shoreline use provided the attached
conditions of approval are met.
9. The applicant applied for a Special Exception for Public Utilities for the proposed sewer main extension through
steep slopes.
10. Pursuant to ACC Chapter 15.74 and City of Auburn Design Standards, a temporary erosion and sediment
control plan is required to be approved and implemented on the site prior to and during site development.
Potential significant adverse environmental impacts associated with erosion and sedimentation from this
development are adequately mitigated through compliance with this regulation.
H. Pursuant to ACC Chapter 13.48 and City of Auburn Design Standards, a storm drainage plan and subsequent
installation of an approved stormwater management system on the site is required. Potential significant adverse
environmental impacts associated with increased stormwater runoff from this development are adequately
mitigated by compliance with this regulation.
12. Pursuant to Chapter 12.60 ACC, the applicant shall be required to secure a Right of Way Permit from the City of
Auburn for access to South 328'h Street.
13. The applicant has completed a Traffic Impact Analysis (TIA) for the proposed traffic from the project, per
requirements of Chapter 19.04 ACC. The City's traffic division has reviewed and accepted the TIA, prepared
by Christopher Brown & Associates., dated December 2005 with revisions dated May 15, 2006 and June 22,
2006,
Page] of 4
AUBURN *MORE THAN YOU IMAGINED
MITIGATED DETERMINATION OF NON -SIGNIFICANCE SEP06-0003 (Continued)
14. The project will add approximately 14 new PM peak hour trips to the transportation network, as indicated in the
approved traffic study for the proposal.
15. Any work through geologic hazard areas shall comply with ACC 16.10.100(Ex2) and ACC 16.10.170.
16. To mitigate noise impacts associated with the proposal, all construction shall comply with ACC 8.28.
17. The applicant shall pay the single family land use trip rate per dwelling unit per the City of Auburn
Transportation Impact Fee Ordinance or the adopted fee at the time of building permit issuance to mitigate off-
site traffic impacts created by the new PM peak hour trips generated by the project. The proposed project
generates 14 net new PM peak hour trips to the transportation system.
19. The applicant shall mitigate school impacts through the payment of the school impact fee in effect at the time of
building permit issuance.
20. Fire impacts generated by the project are mitigated through payment of the fire impact fee in effect at the time of
building permit issuance.
21. The applicant shall submit a landscape and irrigation plan, pursuant to ACC Section 17.12.210 and City of
Auburn Design Standards.
22. Fire hydrants and mains capable of providing the required fire flow shall be provided in accordance with the
City of Auburn Design Standards. Fire hydrant location'shall be approved by the Fire Marshal.
23. Per Table 10.02 Street Design Requirements, City of Auburn Construction Standard, local residential streets are
required to be a minimum of 28 feet between the curbs, and parking is allowed on one side of the street only.
"No Parking this side" signs, in accordance with City of Auburn standard details, shall be. installed prior, to
occupancy of structures on the site.
24. Auburn City Code 13.16.060(11 requires the maximum distance between hydrants for a single-family use
district shall be 600 feet, measured.as the fire vehicle lays its hose. This puts any house in the area with 300 feet
of a fire hydrant.
CONCLUSIONS OF LAW:
Staff has concluded that a MDNS may be issued. This is based upon the environmental checklist and its
attachments, and the "Final Staff Evaluation For Environmental Checklist". The MDNS is supported by Plans and
regulations formally adopted by the City for the exercise of substantive authority under SEPA. The MDNS also
takes note of the extent to which many local, State and Federal regulations and permit requirements will govern the
project to mitigate its potential impacts, in accordance with WAC 197-11-158 and RCW 43.21C240. The following
are City adopted policies, which support the MDNS:
1. The City shall encourage the protection, preservation, recovery and rehabilitation of significant
archaeological resources and historic sites. (Policy BP -1, ACP)
2. The City shall consider the impacts of new development on historical resources as a part of its
environmental review process and require any appropriate mitigating measures. (PolicyHP-3, ACP)
3. The City shall consider the impacts of new development on hazards associated.with soils and .subsurface
drainage as a part of its environmental review process and require any appropriate mitigation measures.
(Policy EN -71, ACP)
4. Stormwater drainage improvement projects that are proposed to discharge to groundwater, such as open
water infiltration ponds, shall provide for surface water pretreatment designed to standards outlined in the
Washington State Department of Ecology's Stormwater Management Manual for the Puget Sound Basin.
Drainage improvement projects that may potentially result in the exchange of surface and ground waters,
such as detention ponds, shall also incorporate these standards. (Policy EN -2, ACP)
5. The City will regulate any new storm water discharges to creeks, streams, rivers, ponds, lakes and other
water bodies with the goal of no degradation of the water quality or habitat of the receiving waters, and
Page 2 of 4
MITIGATED DETERMINATION OF NON -SIGNIFICANCE SEP06-0003 (Continued)
where feasible seek opportunities to enhance the water quality and habitat of receiving waters. (Policy EN_
4, ACP)
6. The City's design standards shall ensure that the post development peak stormwater runoff rates do not
exceed the predevelopment rates. (Policy EN -10, ACP)
7. The City will seek to ensure that the quality of water leaving the City is of equivalent quality to the water
entering. This will be accomplished by emphasizing prevention of pollution to surface and ground waters
through education programs and implementation and enforcement of Best Management Practices. (Policy
EN -11, ACP)
8. The City shall consider the impacts of new development on water quality as part of its environmental review
process and require any appropriate mitigating measures. Impacts on fish resources shall be a priority
concern in such reviews. (Policy EN -13, ACP)
9. The City shall require the use of Best Management Practices to enhance and protect water quality as
dictated by the City's Developer Design Manual or other designated standard until is completed. In all new
development, biofiltration or other approved treatment measures shall be required prior to discharging
storm waters into the City storm drainage system or into environmentally sensitive areas (e.g. wetlands,
rivers, and groundwater). (Policy EN -12, ACP)
10. The City shall require the use of Best Management Practices to enhance and protect water quality as
dictated by the City's Design and Construction Standards and the Washington State Department of
Ecology's Stormwater Management Manual for the Puget Sound Basin. In all new development, approved
water quality treatment measures that are applicable and represent the best available science or technology
shall be required prior to discharging storm waters into the City storm drainage system or into
environmentally sensitive areas (e.g. wetlands, rivers, and groundwater.) (Policy EN -14, ACP)
11. The City shall enact ordinances and review development proposals in a manner, which restricts and controls
the discharge of storm water for new development. At a minimum, the peak discharge rate after
development shall not exceed the peak discharge rate before development. (Policy EN -55, ACP)
CONCLUSIONS OF THE RESPONSIBLE OFFICIAL
The Responsible Official has determined that the proposal does not have a probable significant impact on the
environment, and an Environmental Impact Statement (EIS) is not required under RCW 43.21C.030(2xc), only if the
following conditions are met. This decision was made after review of a completed environmental checklist, other
information on file with the City of Auburn, and existing regulations. This information is available to the public on
request. These mitigation measures are required as authorized under the Substantive Authority of SEPA in
accordance with the guidelines contained in Chapter 16.06 ACC and shall be implemented by the applicant.
1. Off-site storm drainage improvements are required for this project and shall be designed to accommodate
future tributary flows.
2. If any items of possible cultural or historic significance are encountered during construction activities, work
shall be halted in an area large enough to maintain integrity and the City and the State Office of Archeology
and Historic Preservation and the Muckleshoot Tribe shall be immediately consulted.
Page 3 of 4
MITIGATED DETERMINATION OF NON -SIGNIFICANCE SEP06-0003 (Continued)
This MDNS is issued under 197-11-340(2); the lead agency will not act on this proposal for 15 days from the date of
issuance. Comments must be submitted by 5:00 p.m. on July 25, 2006
Any person aggrieved of the City's determination may file an appeal with the Auburn City Clerk within 21 days of
after the comment period ends or by 5:00 p.m. on August 15, 2006.
RESPONSIBLE OFFICIAL:
POSITION/TITLE:
ADDRESS:
DATE ISSUED: July 10, 2006
Page 4 of 4
Paul Krauss, A.I.C.P.
Director of the Department of
Planning Building & Community
25 West Main Street
Auburn, Washington 98001
(253) 931-3090
SIGNATURE:
5 EPO(D 0003
a1 131 lu=-o
TO BE COMPLETED BY APPLICANT
A. BACKGROUND.
1.
2.
3.
4.
Name of proposed project, if applicable:
SUP07 Mearhw Plat
Name of Applicant:
SUPPS Meadow, LLC
Exhibit
Number of Pages
EVALUATION FOR
AGENCY USE ONLY
RECEIVED
JAN 3 1 2006
PLANNING DEPARTMENT
Address and phone number of applicant and contact person:
Applicant: 4238 SW 31,e Street
Federal Way, WA 98023
Contact.- Phillip K&zes
206.227.7445
Contort.• SLOW Lee, P.E.
206.501.5708
Date checklist prepared:
January 28, 2006
5. Agency requesting checklist:
City of Auburn
6. Proposed project timing or schedule (include phasing, if applicable):
• moist Revkw.• (13 months)
• Land Use Rm* w/HeadW. (4-6 m wft)
• Engineen'ng ReP ew/PermWng. (4 months)
•
1C0f6b7cdivn: (3 months)
7. Do you have any plans for future additions, expansion, or further activity
related to or connected with this proposal? If yes, explain.
Not at this time
8. List any environmental information you know about that has been
prepared, or will be prepared, directly related to this proposal.
Ge+otechnlcal E►aluabw prepared by Sub Ter ra, Inc
Wetland Dleterminabon Report prepared by Ecokykal Land-%n*ws, LLC.
TrafFic Report pnepiared by Christopher Brown, P.E.
2
TO BE COMPLETED BY APPLICANT
9. Do you know of pending applications for governmental approvals of other
proposals directly affecting the property covered by your proposal? If yes,
explain.
The Property was recently annexed into Me City ofAubum.
10. List any government approvals or permits that will be needed for your
proposals, if known.
• SEPA Review
• Prefyninal3 na/Plat Review
• Engirneer/ny Review
• Rght-of-wayAgreements (po ble) and utility Easements
• Water, Stam, and Sewer Plan App vvaePrevm&
• NPDE.S Permit
• Forest Practice Permit
11. Give a complete description of your proposal, including the proposed uses
and the size of the project and site. There are several questions later in the
checklist which ask you to describe certain aspects of your proposal. You
do not need to repeat those answers on this page.
Thos proposal es for a frwrteen (14) s/ngLe-famiyv resmlentbl lots on 4.47 acres
located at 32810 .Sd' Awnue South, Aubum, Wash/ngton, There is an evsting
res'i*we that wl// be rawved at eampf Ohn of ifie prnjiect The lots will meet lice
derebpneent standards for the . R1 zone, which is a minkn m Lot size of 8,OW
square feet (75 )Let width). The prnposeid storm water nmofi`' will beconwpt-d to
an onsite face/riy Mat W11 be sized for this MjiF t and Mountain Kew Plat: (Note:
Mountain View is being submitted avcwTendy Hdh this appfecaboa by indiviicfiials
under Me same ownership.) Waters Jrd&ble and wi// bepfd by LakeMven
Utility DUrkt Sewer servke (01y of Auburn) wf// need to be extended east from
the valL* livor up to the propeiiy and wX require an easements) from the city,
The devdbpnreent w/// require frontage anpr0 (halfsbvet) along 560
Avenue South, 580 Avenue Soritfi, and South 3260 Street (Please see Pte/rminary
Plat Map Set.)
12. Location of.the proposal. Please give sufficient information for a person to
understand the precise location of your project, including street address, if
any. If a proposal would occur over a range of area, please provide the range
or boundaries of- the site(s). Please provide a legal description, site plan,
vicinity map and topographic map, if possible. While you should submit
any plans required by the agency, you are not required to duplicate maps or
detailed plans submitted with any permit applications related to the
checklist. (Indicate if maps or plans have been submitted as part of a permit
application).
EVALUATION FOR
AGENCY USE ONLY
TO BE COMPLETED BY APPLICANT
Again, the pmprzsed subdrvisan is located at 32810 5e Avenue South, Aubum,
Washington. The property is W/thin the Southweest Quarter ofSecbbn 14, Township
21 Nbrth, Range 4 East, W M., and the Azn5of-5 Farrel No. us 926280-0325
(PAease see aMxbed Legal Dewrb n and Na%mly Map)
B. ENVIRONMENTAL, ELEMENTS.
1. Earth.
a. General description of the site (underline one): Flat, rolling, hilly, steep
slopes, mountainous, other
b. What is the steepest slope on the site (approximate percent of slope):
In genera/, the .slope of the property ranges ham 10 to IS pmwt. There is
an aobted area of slopes in excess of 40 pent towar3ls the m a(dle of the
property that wi/l be greeted acct at Rna/ plat. In adbM on the s&w ev&yj5 on
Wi/l require traversing a mwntainous sbpe (of -s&) by at is in exaegs of 40
perr57t (Please see enabled gieo& hnica/ evalw vn prepared by SubTen-a,
Inc.)
c. What general types of soil are found on the site (for example, clay, sand,
gravel, peat, muck)? If you lmow the classification of agricultural soils,
please specify and note any prime farmland.
According to the Soil Surrey of King County, the soii type is a manure of
Akierrraad, grdM* sandy l wn (AyQJ and Ktsap soda (steeper areas).
d. Are there surface indications or history of unstable soils in the
immediate vicinity? If so, describe.
There are no surface indimbions of unstable soils on, or in the vlainity of Me
Proposed site larabbn. (See Geotechnra/ Report.)
e. Describe the purposes, type; and approximate quantities of any filling or
grading proposed. Indicate source of fill.
The profit Wi// require grading for the cnnMnKtvn of the proposed streets,
A^ water, s6w, and other ground utilities There Wi// be agproximabe/y
13,000 cubic yards of cut and 6,000 cubic yards of materia/ upon compk0on of
tyre aewkp went 77ie ext�s material will beexpvu&d to the prwosed pint of
Mountain Vlew to the north.
f. Could erosion occur as a result of clearing, construction, or use? If so,
generally describe.
Erosion could mrur during bhe constiuclmn phase of this prnpect. Approprdate
erosion control measures wr// be indbabd in the grading plans to minimize lode
impacts of the project,
EVALUATION FOR
AGENCY USE ONLY
TO BE COMPLETED BY APPLICANT
g. About what percent of the site will be covered with impervious surfaces
after construction (for example, asphalt or buildings)?
The plan bepc& ffi&e will be about 28,774 square feet of rmperviious sunixe
in b�e raad right-of-way. Assuming a miwmum lot wmWe area of 35
Percent there M//be an aaldrixwwl 41,280 square feet ofimpervbus area (total
of 117,9.38 square feet in loty). Thus, the total rmpenwas area M// be
approximately 70,054 square feet or 39.6 percent of the site (total area is 4.06
acres, or about 176,854 square feet),
h. Proposed measures to reduce or control erosion, or other impacts to the
earth, if any:
Emsbn could occur during the wns[rrxbon phase of this projct. As required
and rmplerraented by the City, appropriate awsm contra/ measures will be
indu Led in the final grading pbw to minffwe the impacts of the project
2. AIR
a. What types of emissions to the air would result from the proposal (i.e.
dust, automobile, odors, industrial wood smoke) during construction,
and when the project is completed? If any, generally describe and give
approximate quantities if known.
Temporary arms from equipment and dust w/l/ oc wr during con omtbn
PAM. C011SMUcbbo equipment W# c mp* with aW%wbie air quality
re4u"bions.
b. Are there any off-site sources of emissions or odor which may affect
your proposal? If so, generally describe.
Mone, to our k wwk drle.
c. What are the proposed measures to reduce or control emissions or other
impacts, if any:
None are proposed at this bine
3. WATER
a. Surface:
EVALUATION FOR
AGENCY USE ONLY
TO BE COMPLETED BY APPLICANT
1) Is there any surface water on or in the immediate vicinity of the site
(including year-round and seasonal streams, saltwater, lakes, ponds,
associated wetland)? If yes, describe type, provide names, and, if
known, state what stream or river it flows into.
M
2) Will the project require any work over or adjacent to (within 200
feet) the described waters? If yes, please describe and attach
available plans.
3) Estimate the amount of fill and dredge material that would be placed
in or removed from the surface water or wetlands and indicate the
area of the site that would be affected. Indicate source of fill
materials.
Not applkabk�
4) Will surface water withdrawals or diversions be required by the
proposal? Give general description, purpose, and approximate
quantities, if known.
M
5) Does the proposal lie within a 100 -year floodplain? Note location on
the site pian, if any.
M
6) Does the proposal involve any discharges of waste materials to
surface waters? If so, describe the type of waste and anticipated
volume of discharge.
LGround:
1) Will ground water be withdrawn or recharged? Give general
description, purpose, and approximate quantities, if known.
M
6
EVALUATION FOR
AGENCY USE ONLY
TO BE COMPLETED BY APPLICANT
2) Describe waste water material that will be discharged into the ground
from septic tanks or other sources, if any (for example: Domestic
sewage; industrial, containing the following chemicals...;
agricultural; etc.). Describe the general size of the system, the
number of such systems, the number of houses to be served (if
applicable), or the number of animals or humans the system(s) are
expected to serve.
c. Water Runoff (including storm water):
1) Describe the source of runoff and storm water and method of
collection and disposal, if any (include quantities, if known). Where
will this water flow? Will the water flow into other waters? If so,
Please describe.
Stone water runoff hom the private naad and resb(e xes w/// be col ected
via a series of connected pipes to be ulbmately dcscfian_xd to the souMe
corner of the pmpe►iy Nito a detentio 1water qua//ty vault: At this point,
the water wrl/ be treated; conveyed, and rekased at the pre-derehpment
rate to the south, (Mote: This NxYmbs collecting storm water runoff from
the proposed Pht ofMountain View via irmpro►eamts in .5e Avenue S.)
2) Could waste materials enter ground or surface waters? If so,
generally describe.
M,
d.. Proposed measures to reduce or control surface, ground, and runoff
water impacts, if any:
A/l devehprment and engineerirg requirements impivsed by the C11y to con&&
the /mpac& to the hydrology of the area wd/ be pfd by the prgpcinent
4. PLANTS.
a. Check or circle types of vegetation found on the site:
xx deciduous tree: alder, mole • aspen, other
xx evergreen tree: fir cedar, pine, other
xx shrubs
xx grass
Pasture
crop or grain
EVALUATION FOR
AGENCY USE ONLY
wet soil plants: cattail, buttercup, bullrush, skunk cabbage, other
TO BE COMPLETED BY APPLICANT
water plants: water lily, eelgrass, milfoil, other
xx other types of vegetation: ornamental
(Nola. Please see a xfted Wetland Detem►/nabba Report prepared by
EcoAwka/ Land Ser wbas, Inc., for a n7ore complete /isiirg of on-site plant
material)
b. What kind and amount of vegetation will be removed or altered?
Where d-wkpment rs to occur, exSft vegetation wi// be rm vved for the
grading and am'07Kft`n of the prOJect: It iS bye intent of the development to
prese w lamer hees, where pos0k, along prroperty lines and rears of lots.
c. List any threatened or endangered species known to be on near the site.
There are naw—to, our knowledge
d. List proposed landscaping, use of native plants, or other measures to
preserve or enhance vegetation on the site, if any:
3. ANIMALS.
a. Circle (underline) any birds and animals which have been observed on or
near the site or are known to be on or near the site:
Birds: hawk, heron, eagle, sonbir other
Mammals: deer, bear, elk, beaver, other:
Fish: bass, salmon, trout, shellfish, other
b. List any threatened or endangered species known to be on or near the
site.
There are none—to our krawkdge.
c. Is the site part of a migration route? If so, explain.
d_ Proposed measures to preserve or enhance wildlife, if any:
None are proposed at this time.
EVALUATION FOR
AGENCY USE ONLY
TO BE COMPLETED BY APPLICANT
6. ENERGY AND NATURAL RESOURCES.
a. What kinds of energy (electric, natural gas, oil, wood stove, solar) will
be used to meet the completed project's needs? Describe whether it will
be used for heating, manufacturing, etc.
Ems' and gas wi// be the primary source forpoKw and hearing dee future
resAdenaes.
b. Would your project affect the potential use of solar energy by adjacent
properties? If so, describe.
M
c. What kinds of energy conservation features are included in the plans of
this proposal?
Cons6txtan of the new tomes M// meet or exceed die necessary energy
require, mr& of dee Abiffiwest Energy Code.
7. 9NVIRONMENTAL HEALTH.
a. Are there any environmental health hazards, exposure to toxic
chemicals, including risk of fire and explosion, spill, or hazardous waste,
that occur as a result of this proposal? If so, describe.
M
1. Describe Special Emergency services that might be required.
2. What are the proposed measures to reduce or control environmental
health hazards, if any:
None are proposed at this dme.
b. Noise.
1. What type of noise exists in the area which may affect your project
(for example: traffic, equipment, operation, other)?
..,..,... -1 -.
EVALUATION FOR
AGENCY USE ONLY
TO BE COMPLETED BY APPLICANT
EVALUATION FOR
AGENCY USE ONLY
2. What types of levels of noise would be created by or associated with
the project on a short-term or a long-term basis (for example: traffic,
construction, operation, other)? Indicate what hours noise would
come from the site.
Noise /eveis wrr/ inaease on a short-term bay during the c0n0ft cVvn
Phase of the proms C nRWxtivn W// occur during dayfight hours as
a/iv wd by Oty Cade and staff, In genera/, hours of cmwft ctan wi// be
IftZed to 8.M AM to 6.,00 PM.
3. What are the proposed measures to reduce or control noise impacts,
if any:
& LAND AND SHORELINE USE.
a. What is the current use of the site and adjacent properties?
There is an exztW nesderxoe on the PAWert , Direr norifi, Wath and west
are singk-faMi/y residences: East of the srte is vacant✓ undembped land
owned by the Gty,
b. Has the site been used for agricultural purposes? If so, describe.
c. Describe any structures on the site.
Again, there is an eaaWW resederjo-- on bb-- property,
d. Will any structures be demolished? If so, what?
• • r • • .� • r . • +• • • • • • •
e. What is the current zoning of the site?
The current zoning rs Rem*ntial (RI) per the recent annexabon.
f. What is the current comprehensive plan designation of the site?
The current mmprehensAr plan desgnabi m & Low Dens/ty Resi bribal.
10
TO BE COMPLETED BY APPLICANT
g. If applicable, what is the current shoreline master program environment
designation of the site?
h. Has any part of the site been classified as an "environmentally sensitive"
area? If so, specify.
1. ..=1 I -.. -
i. Approximately how many people would reside or work in the completed
project?
Assmning 2.9 persons per &wehold, approxbnat4* 41 piemrs will rawle in
thcs &wkpnent.
j. Approximately how many people would the completed project displace?
AAwVA* &*1y 3 persons cunnndy reskde on bhe property (renhxs).
k. What are proposed measures to avoid displacement or other impacts, if any:
1. What are the proposed measures to ensure the proposal is compatible
with existing and projected land uses and plans, if any:
The proposed 14 -lot subdMsm is avrrm&W MM exerting and future land
Uses, zoning, and comprehe %&e plan desonaf on and will be compliant with
the Coate.
9. HOUSING.
a. Approximately how many units would be provided, if any? Indicate
whether high, middle, or low-income housing.
The proposal includes 14 new moderate to hgher-income residences; which is
wnsshW wi?h tfie adft7cwt &webp mt;
b. Approximately how many units, if any, would be eliminated? Indicate
whether high, middle, or low-income housing.
One (1) bwerincome resA06e will be eliminated.
c. What are the proposed measures to reduce or control housing impacts, if
any:
None are proposed at ifiis time.
11
EVALUATION FOR
AGENCY USE ONLY
TO BE COMPLETED BY APPLICANT
10. AESTHETICS.
a. What is the tallest height of any proposed structure(s) not including
antennas; what is the principal exterior building material(s) proposed?
The maximum IxVht of any hntum residences w/// be consistent with the
existing requirements for the RI, whkh rs thirty (30) feet.
b. What views in the immediate vicinity would be altered or obstructed?
None. The views are to ltbna/ for all the proper tes in the area.
c. What are the proposed measures to reduce or control aesthetic impacts,
if any?
Street lan a&nWng w/// reduce the visna/ impacts of the deveivMmt. In
addition, the intent rs to have mature vegietftn retained where poss/bk along
the rears and property lines of the new residential lots
11. LIGI4T AND GLARE.
a. What type of light or glare will the proposal produce? What time of day
would it mainly occur?
The I/ght and glare that w/I/ be produced foam the ste will originate from
buik/inq AghUag, exterior stfeet lobi g, and from whkks using the site. The
light and glare wr/I ocovr in the evenmg and berme dawn.
b. Could light or glare from the finished project be a safety hazard or
interfere with views?
L"111
c. What existing off-site sources of light or glare may affect your project?
There are none -yin our knowkzge.
d. What are the. proposed measures to reduce or control light and glare
impacts, if any:
None are prnpeseid at this bme,
12
EVALUATION FOR
AGENCY USE ONLY
TO BE COMPLETED BY APPLICANT
13. RECREATION.
EVALUATION FOR
AGENCY USE ONLY
a. What designated and informal recreational opportunities are in the
immediate vicinity?
There are no constructed park areas wdhin the immediate vicinity (1 mile) of
Me site. hbw ev r, the pnWerty dire cry nort/ieast of dire site is owned by the
city and is intenx to be used by the parks departrnent
b. Would the proposed project displace any existing recreational uses? If
so, describe.
M
c. What are the proposed measures to reduce or control impacts on
recreation, including recreation opportunities to be provided by the
project or applicant, if any:
13. HISTORIC AND CULTURAL PRESERVATION.
a. Are there any places or objects listed on, or proposed for, national, state,
or local preservation registers known to be on or next to the site? If so,
generally describe.
b. Generally describe any landmarks or evidence of historic,
archaeological, scientific, or cultural importance known to be on the site.
There are none --to our knowbd9e.
c. What are the proposed measures to reduce or control impacts, if any:
None are pwposed at this bene.
14. TRAN"OkTATION.
a. Identify public streets and highways serving the site, and describe
proposed access to the existing street system. Show on site plans, if any:
The prnpesed subdivzm w 1l be direr acnesible to .S6"' Avenue Sou6h
(south), South 328-Zleet, and Ste' Avenue South.
13
TO BE COMPLETED BY APPLICANT
EVALUATION FOR
AGENCY USE ONLY
b. Is site currently served by public transit? If not, what is the approximate
distance to the nearest transit stop?
No. The nearest transit stop appears to be a park and-nde bcated at the
/nterserti of West Va//ey Highway and Peasky Canyvn Road—appro"nata/y
one-ha/fmi/e south of the project
c. How many parking spaces would the completed project have? How
many would the project eliminate?
Assuming a minimum of 2 covered par Vng spaces per household, there will be
at kart 28 new parking spaces being prov/*d upon complebon of the project
No parking spaces Wi// be eliminated from this proposal.
d. Will the proposal require any new roads or street, or improvements to
any existing roads or streets, not including driveways? If so, generally
describe (indicate whether public or private).
Yes The pwject will require an interna/ road system (bop road) to be
constructed to serve the new resrafences In add/bon, S6°i Avenue SouM, 5e
Avenue Souft and South 3280 Sheet wily require half street anprovernents
abng the frontage of the property.
e. Will the project use or occur in the immediate vicinity of water, rail, or
air transportation? If so, generally describe.
M
f. How many vehicular trips per day would be generated by the completed
project? If known, indicate when peak volumes would occur.
Assuming an dverage of 10 vehkular trips per day, there Will be approximately
130 new tris generated frnrti the "zed subdmsba (ITF Abnual). Of this
arrloun4 apprnxr W&* 13 of these b7ps will occur during peak hours:
g. What are proposed measures to reduce or control transportation impacts,
if any:
The applkant Wil/ be resp Wbk for any appropriate traflx mit&abbn fees,
wfth Wi// offset some oaf the impacts of the subdimb ifapp/xable.
16. PUBLIC SERVICES.
a. Would the project result in an increase need for public services (for
example: fire protection, police protection, health care, schools, other)?
If so, generally describe.
14
TO BE COMPLETED BY APPLICANT
EVALUATION FOR
AGENCY USE ONLY
Yes There K vukl be an increased need for fire and pol -nae protertion due In an
addltronal 13 lots in die area. Also, there will be an impact on the present school
system for any future students residing wWn the deviekpment.
b. What are proposed measures to reduce or control direct impacts on
public services, if any:
Property taxes, building permits and school Nnpact midgabhn fees generated
from these rmbelxes Will mAVate imparts incurred from the dereilaprraent.
17. UTILITIES.
a. Circle (underline) utilities currently available at the site: electricity,
natural gasa , water, refuse serviceteleuhone, sanitary sewer, septic
system, other: cable television.
b. Describe the utilities which are proposed for the project, the utility
providing the service, and the general construction activities on the site
or in the. immediate vicinity which might be needed.
EkwAricity: Puget Sound Energy.
Gas: Peet Sourxi Energy
Wfte . Lakehawn tl&W District
Rise: Waite Managw;ent
Telephone:• Qwtest Cornmunrabbrs
Sevier. QW ofAubum
Fable: Con cast
10111 ,• _ . • ., .
• • • • • • . • • • •- • Q20--11"107• or ME
• • .. • be • for a qW-ff-waypenyWs)to gwn accm
to the property at MAS&Uction.
G. SIGNATURE.
The- above answers are true to the best of my knowledge. I understand that the
lead agency is -relying on them to make its decision.
Applicant
Date Submitted:
15
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ME
9
CHICAGO TTILE INSURANCE COMPANY
A.L.T.A. COMMITMENT
SCHEDULE A
(Continued)
Order No.:53
11791
Your No.: RS
LEGAL DESCRIPTION EXHIBIT
(Paragraph 4 of Schedule A continuation)
TRACT 59, WEST AUBURN FIVE ACRE TRACTS, ACCORDING TO THE PLAT THEREOF,
RECORDED IN VOLUME 15 OF PLATS, PAGE 12, IN KING COUNTY, WASHINGTON.
CLTACNAWMAMM
PK ENTERPRISES
June 16, 2006
Mr. Dennis Dowdy, Director
City of Auburn
Public Works Department
25 West Main Street
Auburn, WA 98001-4998
Exhibit 15- '
Number of Pages
�ECWED
JUN 19 2006
PLMNlNG 0EPARTMEW
RE: A Request for a Road Deviation for Road Gradient along South 328"'
Street, Stipp's Meadow Plait, Auburn, Washington. (File No. PLT06-
0001/SEP06-0003)
Dear Mr. Dowdy:
On behalf of the Stipp's Meadow, LLC, PK Enterprises is requesting a Road Deviation for the road
gradient along South 328th Street which borders the Stipp's Meadow Plat. The existing
constructed alignment is connected by another street (57th Avenue South) and several
residences have direct access onto the road. The road gradient along the street follows the
existing topography which varies from 5 to 10 percent. (Note: Approximately 100 feet of the
road section west of the intersection with 57th Avenue South is 10 percent.)
As discussed during several meetings with staff, the road alignment of South 328"' Street is
sufficient to serve this project, as well as Mountain View Estates. Additional widening is required
to meet current city road standards. Concerning the road gradient, the profile tracks the present
topography and is less than the maximum allowed for emergency use --which is 12 percent.
There are no sight distance issues along the road; thus, safety is not compromised for the
existing and/or future residents served by the road. Therefore, this deviation request is based
on the existing conditions akx>g the road and will not be a detriment or cause undo harm.
We appreciate your time and consideration in this matter. If there are any questions, please feel
free to contact me at (206) 227-7445.
Sincerely,
PK ENTERPRISES
PHILLIP KITZES
CC Mr. Steve Lee, Stipp's Meadow, LLC
23035 SE 2033RD S'MEET • MAPLE VALLEY, WA • 98038
PHONL: 206.227.7445 • FAX: 425.4329397 • PKENTERPR.SQa A01_COM
April 17, 2006
Mr. Dennis Dowdy, Director
City of Auburn
Public Works Department
25 West Main Street
Auburn, WA 98001-4998
RE: A Request for a Road
Road, Stipp's Meadow
0003/PLT06-0001)
Dear Mr. Dowdy:
PK ENTERPRISES
Exhibit
Number of Pages
OR 18 2406
P'NN/NG DEPART
MENr
Deviation for Centerline Radius of a Local Residential
Plat, Auburn, Washington 98001. (File No. SEP06-
On behalf of the Stipp's Meadow, LLC, PK Enterprises is requesting a Road Deviation for centerline radius
of a local road within the Stipp's Meadow Plat. The proposed road is a local access road, which requires
a minimum centerline radius of 375 feet. As proposed, the minimum centerline radius is 55 feet, which
allows for consistent lot design and yield for this property. In our meeting with staff on March 3rd, staff
suggested we align the proposed entrance with 57"' Avenue South with a single access point (the original
design had 2 access points). In doing so, this alternative caused a reduction in lots (from 14 to 13) given
there would be a need for two cul-de-sac terminuses. This design was inefficient, and given we have to
extend sewer approximately 1,800 lineal feet from the valley floor; it is not a cost-effective solution.
On March 17"', we met again with staff with a new design showing a single access point (as shown on
the current plan) from South 328"' Street. During the meeting, this option was favorable to staff; and it
was suggested that they would be in support of the reduced centerline radius given the small number of
lots (12 total) being served by the road. Therefore, we are requesting a deviation from this requirement
allowing us to develop the site in an efficient and viable manner. The actual inside radius is 30 feet at
right-of-way edge, or 41 feet at the edge of pavement. In either case, this is acceptable for emergency
services to access the subdivision.
We appreciate your time and consideration in this matter. If there are any questions, please feel free to
contact me at (206) 227-7445.
Sincerely,
PK ENTERPRISES
y PA
PHILLIP KIIZES
CC Mr. Steve Lee, Stipp's Meadow, LLC
Mr. James Stipp
23035 SE 263RD STREET • MAPLE VALLEY, WA • 98038
PHONE: 206.227.7445 • FAX: 425.432.9397 • PKENTERPRSQAOL.COM
PK ENTERPRISES
April 17, 2006
Mr. Steve Pilcher, AICP
City of Auburn
Planning and Community Development
25 West Main Street
Auburn, WA 98001-4998
Exhibit 17
Nu m ber of Pages
REcEA/F
APR 18 2006
PLANNING DEPARrWINIT
RE: I A Request for a Special Exception for Public Agencies and Utilities,
SUPP's Meadow and Mountain View Estates Plats, Auburn, Washington.
(File Nos. SEP06-0003/ptT06-0001 and SEP06-0004 jpLT06_ppp2)
Dear Mr. Pilcher:
On behalf of the Stipp's Meadow, LLC, and pries Triland, LLC, PK Enterprises is r
Special Exception for Public Agencies and Utilities for Stis equestrni a
Estates .Plats. Both projects were recently annexed into the city u and Mountain Yew
designation. To develop to these urban standards, sewer °� under the R-1 zoning
from the valley floor up a (public utility) needs to be extended
steep ravine, which is considered a very high hazard rating. Auburn
City Code (ACC) 16.10.170 states that if the provisions of the Code
Prohibit development for a
Public utility, the agency, or utility may apply for a special exception,
Background.
The Proposed sanitary sewer pipe alignment after the intersection of S. 32e Street and 58"'
Avenue South will be laid east down the 1596 t 30% slope. At the terminus of the cemetery
fence, the 25% slope changes to 70%+ slope.
The sanitary sewer proposed will be directed down the steep
minimum of 3 feet of cover down the sl slope (in excess of 70%) with a
Provided. Prior t final engineering, °�' This is shown in the preliminary sewer plan sheet
upon portions of the �• a final steep slope 9�-technical analysis will be conducted
pipe will be steep slope (in excess of 70%) to determine if burying the proposed HDPE
possible and not cause excessive slope failure due to unearths
that appear to be in the upper layers of the sl IOO surficial soils
letter composed by Sub -terra, Inc.). °� (� preliminary steep slope geo-technical
If surfidal soils are f6und on site, the proposed HDPE will be modified to be placed on top of
the existing ground cover in order to minimize excessive erosion that may cause a problem in
the future. If the pipe is laid on top of the existing ground cover, the
20' intervals with damps and pile driven steel stakes with a helical anchor to ssecurree tthecfi pe.red at
If
the above ground HDPE pipe is recommended pipe. If
Will provide relief from , then a curved alignment will be proposed that
thermal effects on the pipe.
23035 SE 263RD STREET • MAPLE VAT T Ey WA • 98038
PHONE: 206.227,7445 • FAX 425.432.9397 • PKENTERpRS@AOLCOM
A strong HDPE will be proposed where puncturing will be very difficult against angular rocks if
found on site. In addition, the base of the steep slope will be proposed a larger sized SSMH
that will provide an inside drop pipe to dissipate excessive energy carried by the sewer flow. A
structurally reinforced base structure will be provided as well as a slip joint prior to entering this
SSMH. Exiting conveyance will be directed through an underground piping system that will
provide a minimum of 36" of cover over the proposed 12 -inch sanitary sewer connection to an
existing SSMH found on the parking lot to the south of the funeral home.
Justification.
The following commentary is justification to allow for a special exception to extend sewer (ACC
16.10.170.D.):
1. There is nocritical
col. practical alterative to the proposed development with less impact on
Re-Wnse; There are no practral a&amafives to ,get the sewer up the h/// offier Man
fn//owing the alignment as proposed,
2. The application of this chapter would unreasonably restrict the ability to provide utility
service to the public.
ReV011se; Botts Projects could not be deve%ped andear the standards set kn* in aw
R-1 zone w/thout extending, to p P� is an area for future
annexadan by the Gty and the extension of the setw main M// a//ow future pr jos
service to be deve%peid under aty standards: In adaGtfari to .servi the tKn
sewer W// be extender/ into the c�em ery, whid� the l •
needed L;/�y aty has indicated is a very much
3. That the modification, if granted, will not alter the character of the neighborhood, or
be detrimental tosurrounding ng Properties in which the property is located.
Respivrtse; The redtaeririan of the lot radbfi will nes alter fbe character and/or bye
detrimental to Me imamate n*F/?bWWW.. The sunounoring Pvnperfies are on
septic; thus, Me adua/ lot sizW*Wf/is maybe larger to acarmmodate a private sewer
system. However, there are severs% props in the area with lot wiM ran
70 to ging from
tlO feet v ide--similar fn this project; In /� dir�y w� of Me s#e there is a
lot that is 70 feet wide and sizer/ about the same as ,being pro~ (9,8010 square
feet:)
4. The proposal attempts to protect and mitigate impacts
and values consistent with the other applicable to critical area functions
PPI regulations and standards.
Response; At final engineering approval, the developer y7// be wring directly with
the sty to ensure file best means of
disturbance of the hi//s✓de whi/e �n a�r�/labs are developed to minimize
is installed underground or /aid an ttop thdIng e ground and ce to Me esecured by ndfior �,pie
S
2
our goal that die service be instal/ed so it is safe and will fvncrion to meet the needs
Offfiese developments, the cemetery, anal future residents:
We appreciate your time and consideration in this matter. As part of our initial submittal and
re -submittal, we have enclosed preliminary geotechnical evaluations of the sl
understand what will be the best solution for bringing the service up the hillside. Again, in an at fi al
ffort to
engineering approval there will be additional testing, analysis,
develop the best solution for this activity. If there are any and engineering of the hillside to
me at (205) 227-7445. Y questions, please feel free to contact
Sincerely,
PK ENTERPRISES
i
PHILLIP KITZES
CC Mr. Timothy Powers, Prius Triland, LLC
Mr. Steve Lee, Prius Triland, LLC,(Stipp's Meadow, LLC
Mr. & Mrs. Steve Nichols
Mr. James Stipp
3
PK ENTERPRISES
June 28, 2006
Mr. Steve Pilcher, AICP
City of Auburn
Planning and Community Development
25 West Main Street
Auburn, WA 98001-4998
Exhibit
Number of Pages
RE: A Request for a Variance for Lot Width and Depth, Stipp's Meadow Preliminary
Plat, Auburn, Washington 98001. (File No. PLT06-0001/SEP06-0003)
Dear Mr. Pilcher:
On behalf of the Stipp's Meadow, LLC, PK Enterprises is requesting a variance to reduce the
minimum lot width and depth requirement for lots within the Stipp's Meadow Preliminary Plat.
The property is in the R-1 Zone which requires a minimum internal lot width of 75 feet -80 feet
on the comers. Originally, a request for lot width reduction was submitted on April 17, 2006 for
some interior lots within the proposed plat only. Since then, there has been an additional
comment by staff that has required the lots to be re -configured to allow all lots to be served off
of the internal cul-de-sac. (Note: Originally, lots 1 and 2 were going to have direct access to
South 328"' Street. However, staff is discouraging direct access; thus, a joint use driveway is
required. To insure we have sufficient lot area, the lots have been re -configured to
accommodate the revision.) This request would allow a minimum lot width of 70 feet for the
interior lot and 77 feet on the corner lot without reducing the square footage or setback
requirements. In addition with the re -design, lot 14 has a reduced lot depth of 97 feet; to
accommodate the shift in the road for the joint -use driveway for lots 1 and 2. The following
commentary is justification to allow for the reduction (ACC 18.70.010 Variances.):
ACC 18.70.010. Variances.
A. Subject to the conditions, safeguards and procedures provided by this Title, the hearing
examiner may be empowered to hear and decide applications for variances from the terms
of this Title; provided the hearing examiner may approve a variance only if the request
conforms to all of the following criteria. The examiner must enter findings and fact and
conclusions of law which support the following criteria and any conditions:
I. That there are unique physical conditions including narrowness and shallowness of lot
size or shape, or exceptional topographical or other physical conditions peculiar to and
inherent in the particular lot, and that, as a result of such unique physical conditions,
practical difficulties or unnecessary hardships arise complying with provisions of this
titie.
�FcFi
23035 SE 263RD S1TJ; T • MAPLE VAUEY, WA • 98038 8
PHONE: 206.227.7445 0 FAX: 425.4329397 • PKF.NCERPRCQA0LC0b1
Response; The original layout showed interior lois nanowser than 75 feet; however,
further revisions were made based on a staff comment to revise the plat so there /s no
direct access to South 328" Street The ex/st/ng d/mens/ons of the actual property are
such that do not allow for bbe lots to be configured in a manner that would meet the
lot d/mensron requ/remenis—too narrow. No lot is kms t/ian the repu/red 8,000 square
feet and the reduction amounts to less than 6 percent of the requyed wo fi or depth of
a lot (Note: If this mere a plat with more than 50 lots, a reduction of up to 20
percent is allowed by Code.)
2. That, because of such physical conditions, the development of the lot in strict
conformity with the provisions of this Title will not allow a reasonable and hammious
use of the property.
Response; Aga/n, bh/s profit Involves subdivld/ng the property Into 14 single fam//y
lots with a min/mum lot size of 8,000 square feet. The physical dimensions of the
properly aresuch that this requireynent cannot be met. Furthemaore, and as stated in
the pear reques4 severer rs being brought up from the valley floor and rs a toffy
comt niton item. A reduction /n the number of a lot(s) greatly affects the vlabAity of
this prn'Aect
3. That the variance, if granted, will not alter the character of the neighborhood, or be
detrimental to surrounding properties in which the property is located. For non-
conforming single-family homes, this finding is determined to be met if the features of
the proposed variance are consistent'with other comparable features within 500 feet of
the proposal.
Response; As stated /n Ifie prior response, the reduction of the tat width M// not alter
the character and/or rs detrimental to the /mmeid/ate MiAbnrfiaad, The surrounding
Agvertes are on septic; thus, the actual lot s/zes,/WOV s may be larger to
accommodate a private .sewer system, ho*rver; there are several prop&bes /n the
area with lot wit M ranging ham 70 to 80 feet MbL- s/m//ar to this polect In fact,
directly west of the site there Is a lot that is 70 feet wide and sized about ffie same as
being proposed (9,8010 square feet)
4. That the special circumstances and conditions associated with the variance are not a
result of the actions of the applicant or previous owners.
Response: During our initial pre-app/icabbn rneet/ng, /t was noted that the existing
Ph1sica/ bouaaanes of the properly ++ire //m/ting the ab///ty to efficiently olesrgn the
subdhisfw by both staff` and the aquAcant At that time, it was discussed that a lot
rnodrfrcabon (now variance) would be supported as long as the lot area requirements
were met of the unde*ng R-1 zone (8,OW square feet). This, the ong/na/ submittal
Included Interior lots wrih widths less than 75 feet Alter the /nrtial review and staff`
comments;._ the plat was further re -configured to insure no direct access for any
proposed lots onto S 32r Street, This required a reduction of width for an exterior lot
to 77 feet—or 3 feet less than required by Code. Therefore, the special crmvmstances
and aond/bions associated with this variance are not the direct result of the applicant.
5. Literal interpretation of the provisions of this Title would deprive the applicant of rights
commonly enjoyed by other properties in the same zoning district.
Response: [Iteral interpretation of this Tide would reduce the lot yield, thus,
reducing the rights enjoyed by others in the same zoning distn"ct. Again, the reduction
was necessary to satisfy staff` for a single access point and to make room within the
storm water facility for an area that could be util/zed for recreational opporWnity(s).
As stated before, the sewer main rs coming from the valley &or wvm than 1,000 feet
offsite up a .steep slope This rs a costly item and a reduction of lots affects d,e
viability of the project. (Note: There rs interest from many of the adjoining properties
to be served by this sewer main, thus, this propo:,al is providing a need service to
the immediate nefghbarhood)
6. The approval of the variance will be consistent with the purpose of this Title and
zoning district.
Response: The purpose of the development standards of the R-1 zone rs to insure
Mat existing and proposed lots are a minimum of 8,000 square feet and developed at a
density Of approximately 5 aWling units per acre. To accanplish this, minimum dot
dimensions (i. e. 75 feet wide and 100 feet deep) have been established; however, the
Code does have provisions w6 ch allow for reduction in lengths The redLKWn being
sought is Bess than 20 percent of the required lengdr-wh rfi mv/d be allowed if this
was a subdrvisron of mere than 50 lots The dots area minimum of 8,000 square feet
and the density Is less than 3 dwelling units per aa -e.
7. The variance will not allow an increased in the number of dwelling units permitted in
the zone.
Response: The property is 4.05 aars, or 176,854 square feet Dividing this number
by the minimum tat size of 8, 000 square fe4 the maximum number of lo& (density) is
22 lobs Thus, this devaLj=ent does not inowse the number of ahbwabk dots in this
zonae.
8. The authorization of such variance will not adversely affect the comprehensive plan.
Response: Approval of this variance will net advarsety affect the cnmprahensive plan.
9. The variance shall not allow a land use which is not permitted under the zoning district
In which it is located.
Response. The land use being established by the demkpnM4 wit, the approved
variance, rs a permitted use in this zoning disb*t.
10. The variance shall not change any regulations or conditions established by surface
mining permits, conditional use permits or contract rezones authorized by the city
council.
Response: Not applicable.
The proposed variances allow the property to be developed with a minimum lot size of 8,000
square feet at a density considerably less than allowed by Code. The proponent has worked with
staff and has revised the plan to meet the certain staff criteria concerning access and the
establishment of recreational opportunities for the future and existing residents. The maximum
yield is 22 lots, yet there are only 14 proposed within the development. The off-site sewer
project, which is a benefit to the neighboring properties, is expensive and a reduction of lots
affects the viability to construct the plat. Without the variance approvals, there will be a loss of
3
lots and the ability to develop the site in a manner consistent with other similarly zoned
properties.
We appreciate your time and consideration in this matter. If there are any questions, please feel
free to contact me at (206) 227-7445.
Sincerely,
PK ENTERPRISES
(5;e4 -
PHILLIP KITZES
CC Mr. Steve Lee, Stipp's Meadow, LLC
4
R
1•41w,un aitu oupp s plats
Exhibit _2 d
Number of Pages
Elizabeth Chamberlain
From: David Osaki "-"'-
Sent: Monday, June 19, 2006 9:46 AM
To: Elizabeth Chamberlain
Cc: Steven Pilcher; Joe Welsh; Bill Mandeville
Subject: FW: Nichols' and Stipp's plats
From: Joe Welsh
Sent: Monday, June 19, 2006 9:42 AM
To: David Osaki
Subject: FW: Nichols' and Stipp's plats
KC DOT comment regarding the Nichols and Stipp Plat traffic studies.
From: Langley, Kristen[mailto:Msten.Langley@METROKC.GOV]
Sent: Monday, June 19, 2006 8:25 AM
To: Joe Welsh
Subject: Nichols' and Stipp's plats
The County appreciates the opportunity to review the TIA prepared by Chris Brown and Associates for
these two development proposals.
Please note that the intersection of 51 st Avenue South/South 316th Street had been proposed for
signalization. This proposal to signalize the intersection has been dropped due to funding issues.
"Note B" in page 12, referencing this intersection, suggests that LOS "D" would be achieved "by
converting the existing 2 -way STOP control to All Way STOP control." Although this intersection
would not be impacted by threshold levels of project traffic under current King County Code (KCC
14.80), KCDOT would be unlikely to allow conversion of the existing right-of-way assignment to All -
Way STOP control. We would expect that this recommendation from Mr. Brown would accompany an
evaluation that warrants for multi -way STOP control are met.
It would be instructive to understand the changes in level -of -service at this location with changes to the
intersection geometry, separation of the westbound turn movements into their own lanes, a separate NB
right turn lane on 51 st Avenue South, specifically, rather than a revision to multi -way STOP control at
this location.
Typically, KCDOT requests that consultants evaluate both AM and PM peak period since the 'outbound'
plat traffic may experience lower levels -of -service (side street/minor street) turns across major street
commute peak hour traffic -- even if the overall peak volume may be less. As 51 st Avenue South serves
as a major corridor for AM and PM peak hour traffic, with a counter -intuitive flow pattern (for example,
the south end of this corridor: South 321st Street, appears to have a higher volume from Interstate 5 to
the east and north than the flow TOWARDS Interstate 5), it may be that the side -street delay is greater
during the morning peak than during the afternoon peak.
8/8/2006
rage 1 of 1
Elizabeth Chamberlain
From: Brian Asbury [BAsbury@lakehaven.org]
Sent: Wednesday, June 21, 2006 2:43 PM
To: Elizabeth Chamberlain
Subject: Stipp's Preliminary Plat (PLT06-0001)
Attachments: AUB-PLT06-0001.pdf
Elizabeth,
Lakehaven, at least to my knowledge, hasn't typically provided land use application comments for projects
submitted to Auburn. Certainly, if we ever did we haven't for quite some time. However, since we received the
Notice of Application form for the subject proposal within our service area (thank you), and we already have a
process where we participate on the City of Federal Way's weekly Development Review Committee, we intend to
provide preliminary/summary reviews and comments for Auburn applications as we receive them. Mainly, we're
just taking the opportunity to pass along development information that should be helpful to the developer and
Auburn, in addition to (hopefully) reducing and/or eliminating any potential confusion and/or conflicts for any
parties involved. Please feel free to pass this general message along to anyone else at Auburn that you think may
find it informative. Let me know if you have any questions or need additional information.
WATER
To date, the owner/applicant has not submitted either a Pre -Application, Pre -Design, or Developer
Extension Agreement application to Lakehaven. A preliminary review of the property indicates that a
Developer Extension Agreement will be required. Lakehaven emphasizes that owners/applicants should
appy separately to Lakehaven for the one of the above processes early in the pre-design/planning phase
to avoid delays in the overall development process. Further detail and/or design guidance and
requirements regarding water and sanitary sewer facilities will be provided only after the ownerlapplicant
has submitted the appropriate application to Lakehaven.
SEWER
• This property is located within the sewer service area boundary of the City of Auburn.
GENERAL
• Lakehaven's Capital Facilities Charges are calculated on the basis of Equivalent Residential Units (ERU).
Residential equivalency for Single-family use is calculated as 1.0 ERU per unit. Lakehaven's 2006 Capital
Facilities Charges are $3,196/ERU for water.
• All comments herein are valid for one (1) year and are based on the proposal(s) submitted and
Lakehaven's current regulations and policies. Any change to either the development proposal(s) or
Lakehaven's regulations and policies may affect the above comments accordingly.
«AUB-PLT06-0001. pdf>>
Brian Asbury
Engineering Technician III
Lakehaven Utility District
httR!/www.lakehaven orn
FAX 253-529-4081
NOTE: Lakehaven Utility District neither warrants nor guarantees the accuracy of any facility information provided. Facility locations and conditions
are subject to field verification. AN fees and charges subject to change without notice.
6/21/2006
zU
T IW I IV V4Yr
Page I of I
Elizabeth Chamberlain
From: Joe Welsh
Sent: Friday, July 14, 2006 11:51 AM
To: Elizabeth Chamberlain
Subject: FW: Nichols/Stipp
KCDOT official comment on the Nichols and Stipp Plat SEPA
From: Langley, Kristen[maitto:Kristen.Langley@METROKC.GOVj
Sent: Friday, July 14, 2006 11:36 AM
To: Joe Welsh
Subject: Nichols/Stipp
King County DOT has reviewed the proposed projects, and appreciates the opportunity to comment.
The proposed project appears to fall below the thresholds in KCC 14.80, and thus we have no comments upon
the proposals.
Kristen Langley
Senior Engineer/ KCDOT
7/14/2006
imb"
Washington State
Department
P nt of Transportation
Northwest Region
Douglas B. MacDonald
15700 Dayton Avenue North
Secretary of Transportation
P.O. Box 330310
Seattle, WA 98133-9710
206-440-4000
TTY: 1-800-833-6388
www.wsdotwa.gov
July 18, 2006
Joe Welsh
City of Auburn Department of Public Works
25 West Main Street
Auburn, WA 98001 JUC Z 7
Subject: SR 18 / SR 167 vicinity pU OP,gU&!
Nichols and Stipp Plats (43 SFRs) FW
Traffic Impact Analysis Depr
Dear Mr. Welsh:
The Washington State Department of Transportation (WSDOT) has reviewed the Traffic Impact
Analysis MA) provided for the above subject projects. Based upon the information, estimations,
and`conclusions provided in this report, the following facts represent the issues and areas of
concern with respect to this development's potential impact to SR 167 and/or SR 18:
Fact and Issue #1: In 2008, the W Valley Hwy / 15'b St NW intersection will operate at LOS D
without the project. After the project is constructed and fully occupied (2008), this intersection
will receive 15 net new trips and will operationally degrade to LOS E. The developer states that
signal timing / phasing improvements can mitigate this degradation and return the intersection's
LOS to D. This intersection is less than 0.2 mile from the 151h St NW / SR 167 SB ramp terminal
intersection. 15`h St SW within the SR 167 interchange is listed as a 2004 HAL. In addition, the
SR 167 NB off ramp and SB off ramp intersections with 150, St SW are also 2004 HAL locations.
Fact and Issue #2: In 2008, the W Valley Hwy / W Main St intersection will operate at LOS C.
After the project is constructed and fully occupied, this intersection will receive 18 net new trips
and will degrade to LOS E. Again, the developer states that signal timing / phasing
improvements can mitigate this degradation and improve the operation of the intersection to LOS
B. This intersection is approximately 0.3 mile from the W Valley Hwy / SR 18 WB ramp
terminal intersection and approximately 0.4 mile from the W Valley Hwy / SR 18 EB ramp
terrmnal,intersection. The SR 18 EB off ramp / W Valley Hwy intersection is listed as a 2004
WSDOT has 4 different threshold criteria that must be considered when determining whether or
not a project has a significant impact to any State facility or intersection. The threshold criteria
are as follows:
SR 18 / SR 167 vicinity
Nichols and Stipp Plats
Page 2 of 2
a. LOS must not be less than D after the project is constructed and fully occupied or
operational.
b. Net new trips greater than 10 may be considered for possible mitigation depending upon
the location of the project and other conditions.
c. Net new trips greater than 25 is considered significant when the WSDOT criteria for RT
/ LT channelization has been exceeded as a result of the project's trip generation.
d. Net new trips greater than 10 is considered significant when the impacted intersection is
listed as a HAL or HAC location.
Based upon the LOS degradation and net new trip generation at the two W Valley Hwy
intersections noted above, the proximity of those intersections to intersections on State Route
facilities, and the fact that there are two 2004 HAL locations within the vicinity of this project,
the following TIA comments are made:
1. Please extend the east limit of your impact analysis to include the SR 167 SB and NB
ramp terminals / 15th St NW intersections. Determine the net new trips added as a
result of the project and the 2008 LOS with and without the project.
2. Please extend the south limit of your impact analysis to include the SR 18 EB off
ramp / W Valley Hwy intersection. As requested above, please determine the net new
trips added to this intersection and the 2008 LOS with and without the project. In
addition please include the SR 18 WB on ramp / W Valley Hwy intersection in order
to provide a complete analysis of the possible impact to State Route intersections.
For inquiries to the above comments, please contact Joyce Barnes at 206-440-4357 or Rick
Roberts at 206-440-4352. If you have any questions, or require additional information please
contact Felix Palisoc of our Development Services section by phone at 206-440-4713, or via e-
mail at palisof@wsdot.wa. ov.
Sincerely
Ramin Pazooki
Local Agency and Development Services Manager
RP:fsp
cc: Day File
Project File
R. Roberts / ). Barnes, MS 120
C"Fe'X DeYS—'SEp%L8-Ponseslsep BL)RN NWSR78SR1679d)dsStipp TIP ft2pXy.doc
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Elizabeth Chamberlain
From: bill-worden@comcast.net
Sent: Tuesday, August 15, 2006 3:53 PM
To: Elizabeth Chamberlain
Subject: Public Hearing: File # PLT06-0001-August 15, 2006
Attachments: Stipp meadows_hearing.doc
TO: Elizabeth Chamberlain, Planner, 253-931-3090
The attached memo is to provide comments regarding the following:
FILE NO.: PLT06-0001
APPLICANT/OWNER: Sti �'
pp's Meadow LLC, 4238 SW 314 Street, Federal Way, WA 98023
Thank you,
Bill Worden
Home: 253-735-0941
Work: 206-764-3702
Cell: 253-653-8984
8/15/2006
To: 15 Aug 2006
City of Auburn Planning, Building & Community
25 West Main Street
Auburn WA 98001-4998
Attn: Elizabeth Chamberlain, Planner
Subject: Public Hearing: File # PLT06-0001 -August 15, 2006
This memo is to provide comments regarding the following:
FILE NO.: PLT06-0001
APPLICANT/OWNER: Stipp's Meadow LLC, 4238 SW 314th Street, Federal Way, WA 98023
a.
LOCATION: The proposal is located at 32810 56 Avenue South within the SW % of Section 14,
Township 21 North, Range 4 East, Willamette Meridian, King County, Washington. Parcel
Number: 9262800325
PROPOSAL: Application for preliminary plat approval for a 14 lot residential subdivision known
as "Stipp's Meadow" on approximately 4 acres. The proposal also includes a new residential
street, recreational area, utilities, and storm drainage facilities.
COMMENTS:
live at 32721 57"' Ave S, Auburn, WA 98001 which is located on 328TH St directly north of the
proposed development. I have lived at this residence since 1990. 1 have been employed as a
civil engineer with the Army Corps of Engineers.
I am concerned that the two related developments (Nichols and Stipp) are occurring in a
disjointed fashion with regard to infrastructure and utilities such as roads, SWM, water, sewer,
gas, etc. This appears to be in large part due to the Bandy 5 acres, I am a resident of, being in
unincorporated King County.
Specific comments follow:
Roads
There is no plan to develop (curbs, sidewalks storm water sewer) the roadways adjacent to
Bandy properties to City standards. The 328 roadway should have full pavement, gutters, and
storm drains uniformly applied to address the anticipated traffic increases. SWM considerations
should be integrated (see below).
From a safety and efficiency perspective, I prefer that the exit from Stipp Meadows be at the
existing 57th St intersection, not across from Jones as per the site plan. The logic is that one well
managed intersection would be preferred over multiple entrances onto 328th st. Street lights
would be installed.
There is no plan to upgrade 56th St intersection which is a concern due to limited visibility.
Water and sanitary sewer
Although the water and sewer utilities are still Lakehaven District, the political jurisdictions
may prohibit our connection. The developer plans to bring in a new third water line next to the 40
yr old current lines. I understand a resident's petition may be required to coordinate the actions.
Surface Water Management(SWM)
We(Bandy) are liable for surface water maintenance compliance with King County standards but
the systems will not connect or work together as they are presented in the site plans.
Gas
The possibility of bringing natural gas into the area needs to be assessed so that installation is
simultaneous with that of other utilities..
I strongly believe that this Stipp/Nichols development is a great opportuinty for our adjacent
properties to mutually benefit from additional infrastructure services at the lowest possible cost.
This is due to the situation where the construction costs to add or upgrade capability are small
while the excavations are already made and repaving is a single operation rather than multiple
upgrades and tie-ins in the future.
It appears that the application of uniform standards for the development, to include adjacent
properties, may require the Bandy Acres parcel to be annexed into the City of Auburn.
Furthermore, without a common political jurisdiction, the possibility for connections may not even
exist. I am very interested in knowing the implications of such annexation as it may pertain to
resolving the concerns listed bove.
I plan to attend the hearing Tuesday.
Thank you for the opportunity to present these issues and for your consideration in these matters
Bill Worden
Home: 253-735-0941
Work: 206-764-3702
Cell: 253-653-8984
Oal,t;�7 J,-�7�2-
Elizabeth Chamberlain
From:
Tom Jones [tpjones1@hotmail.com]
Sent:
Monday, August 14, 2006 8:16 PM
To:
Elizabeth Chamberlain
Cc:
pete.vonreichbauer@metrokc.gov
Subject:
Stipp's Meadows LCC and Nichols Annexation LCC 4238 S. 314 Federal Way WA
August 14, 2006
At an informal meeting with the developers, Prius Triland, LLC, on August 11, 2006 and
the residents impacted by the Nichols and Stipps Auburn city annexation and plat allowed
many to see the proposed plan. Thanks to all that made it happen. For the purpose of
this correspondence I will reference that meeting as "the plan."
First of all it was good to see the lot sizes and land use to be a blend within the
existing area. But I do have four areas of concern that I respectfully ask to be
documented and addressed.
I. Surface Water Management: The question was asked how the runoff from thewidening of
S. 328th Street and new intersection would effect an already troublesome problem of runoff
to my driveway at 5614 S. 328th. The best answer I could get was this was not an issue
because I live on the "King County" side of 328th and "the plan" does not address that.
2. Traffic Safety: The plan shows the one and only access to the Stipps addition to be
in front of the residences 5604 and 5614 S. 328th about 50 feet from 56th Avenue South a
known and documented traffic problem due to sight limitation. Now we have a proposed 43
additional lots and 100 plus cars all jockeying for position to navigate a known traffic
hazard. "The plan" defies logic and good sense and needlessly puts the public at risk.
a. Stipp addition could be accessed from 56th Avenue South at a location where sight
distance is not an issue and traffic is moving at a safe speed due to the present stop
sign at 56th Avenue South and 46th Place.
b. About 200 feet East of proposed Stipp access is 57th Avenue South an intersection
already designed for vehicle traffic.
C. If 58th Avenue South was a thru street it would give options to safely access
other surface streets.
3. Emergency Vehicle Access: "The plan" shows an alternate emergency vehicle access
through a gated community. This is an extreme departure from past communications with the
city of Auburn in regards to providing two accessess after the housing density plateau has
been reached. Scenario: We have an accident at 328th and 56th Ave. S. (the already known
traffic problem). The road is blocked - now the emergency vehicles and other residents are
trying to get in or out of the gated community emergency access. In the name of public
safety we could do better. 58th Avenue South as a thru street would resolve the problem
of the need for two accessess.
4. Sanitary Sewer and Public Health: It was learned and aknowledge that sanitary sewer
would be coming up S. 328th Street and that two residents have been offered "stub outs"
for future connections. In the interest of public health I think this is a wonderful
idea. But let's don't discriminate - make it availabe to all in the immediate impacted
area with the hook up cost to be grandfathered in.
In conclusion, in the four areas of concern listed above "the plan" does not address or
acknowledge the residents impacted that border these new developments. In that regard "the
?lan" seems to be punitive in nature. I believe most people to be aware of King County's
iesire to succeed local government function to the City of Auburn in the West Hill area.
fithout a plan that puts public interest and safety first the lack of trust and disharmony
gill continue. I ask the City of Auburn to make the right choices in the public interest
ind safety as you process these proposals.
sincerely
'homas P: Jones
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