HomeMy WebLinkAbout10-17-2006 Mt View Estates ExhibitsAC[TYOF
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WASHINGTON
AGENDA BILL APPROVAL FORM
Agenda Subject:
Date:
Resolution No. 4096 "Mountain View Estates Preliminary Plat,"
October 9, 2006
Application No. PLT06-0002.
Department: Planning,
Attachments: Resolution No. 4096,
Budget Impact: N/A
Building, and Community
for remaining items please refer to
Exhibit List
Administrative Recommendation: City Council adopt Resolution No. 4096 approving Mountain View
Estates Preliminary Plat and affirming the Hearing Examiner's recommendation.
Background Summary:
On August 15, 2006 the Hearing Examiner held a public hearing on a proposed 30 lot preliminary plat
called "Mountain View Estates." This property was annexed into the City of Auburn February 1, 2006.
The request also has one plat modification request including:
1. The request is a deviation from the standard road grade of 6% for 58th Avenue South. The proposal
is to have a grade slightly above 5% at the intersection of 58th Avenue South and the proposed plat
roads. The existing topography of the unimproved right-of-way varies. The proposed improvements
have been designed to best align with the existing topography and limit the amount of grading and/or
retaining walls.
On August 25, 2006, the Hearing Examiner issued a decision recommending the City Council approve the
preliminary plat request subject to conditions and also recommending approval of the two plat
modification requests. The hearing examiner also approved the variance request for lot depth on Lots 5
and 9 and special utilities exception for the sewer extension through steep slopes. Resolution No. 4096,
if adopted, would affirm the recommendation of the Hearing Examiner.
The cases were placed on the agenda of the regular City Council meeting on Monday, September 18,
2006. At that meeting, the City Council decided to conduct a closed record hearing on the Plat request.
In accordance with ACC 18.66.180, "Upon (conducting) its own closed record hearing, the City Council
may affirm, reject or modify the Hearing Examiner's recommendation or take whatever, action it deems
appropriate pursuant to law."
L1017-1
Reviewed by Council & Committees:
Reviewed by Departments & Divisions:
❑ Arts Commission COUNCIL COMMITTEES:
® Building ❑ M&O
❑ Airport ❑ Finance
❑ Cemetery ❑ Mayor
® Hearing Examiner ❑ Municipal Serv.
❑ Finance 21 Parks
❑ Human Services ❑ Planning & CD
® Fire ® Planning
❑ Park Board ❑Public Works
❑ Legal ❑ Police
❑ Planning Comm. ❑ Other
® Public Works ❑ Human Resources
Action:
Committee Approval: ❑Yes ❑No
Council Approval: ❑Yes ❑No Call for Public Hearing
Referred to Until _
Tabled Until
---
Councilmember: Norman Staff: Davolio
Meeting Date: October 17, 2006 Item Number: II.A.2
Page 1 of 2
AUBURN* MODE THAN YOU IMAGINED
Agenda Subject: Resolution No. 4096
List of Exhibits
1. Staff Report dated August 8, 2006
2. Preliminary Plat Application received January 31, 2006
3. Notice of Application dated June 3, 2006**
4. Notice of Public Hearing dated August 4, 2006**
Date: October 17, 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. Determination of Completeness dated May 18, 2006**
8. Environmental Checklist dated June 28, 2006
9. Mountain View Estates Preliminary Plat Map Pages 1-8, Preferred Engineering, received August
8, 2006
10. Storm Drainage Report prepared by Preferred Engineering dated January 27, 2006**
11. Downstream Analysis Report prepared by Preferred Engineering dated April 17, 2006**
12. Slope Assessment of Sewer Alignment prepared by SubTerra, Inc dated January 9, 2006**
13. Geotechnical Analysis prepared by Bergquist Engineering Services dated April 7, 2006**
14. Wetland Determination Report prepared by Ecological Land Services dated December 8, 2005**
15. Update to Wetland Report by Preferred Engineering dated June 26, 2006**
16. Traffic Impact Analysis, prepared by Christopher Brown & Assoc., dated December 19, 2005, with
updated dated May 15, 2006 and June 22, 2006**
17. Letter from Phillip Kitzes, PK Enterprises, to Dennis Dowdy regarding Plat Modification — Road
Deviation Request #1, dated June 16, 2006
18. Letter from Phillip Kitzes, PK Enterprises, to Dennis Dowdy regarding Plat Modification — Road
Deviation Request #2, dated April 17, 2006
19. Letter from Phillip Kitzes, PK Enterprises, to Steve Pilcher regarding Special Exception for Public
Agencies and Utilities, dated April 17, 2006
20. Letter from Phillip Kitzes, PK Enterprises, to Steve Pilcher regarding Variance Request for Lot
Width, dated June 28, 2006
21. Comments from Muckleshoot Indian Tribe, Washington State Department of Transportation
(WSDOT), and Lakehaven Utility District
22. Comment email from Thomas P. Jones, dated August 14, 2006
23. Emergency Secondary Access Map dated April 17, 2006
** = Exhibit is not included in the packet but is available for review upon
request.
Page 2 of 2
RESOLUTION NO. 4096
A RESOLUTION OF THE CITY COUNCIL OF THE
CITY OF AUBURN, WASHINGTON, APPROVING A
PRELIMINARY PLAT APPLICATION TO SUBDIVIDE
9.01 ACRES INTO 30 LOTS AND ONE TRACT FOR
PARK FACILITIES WITH ONE PLAT MODIFICATION,
WITHIN THE CITY OF AUBURN, WASHINGTON
WHEREAS, Application No. PLT06-0002, dated January 31, 2006, has
been submitted to the City of Auburn, Washington, by Prius Tri -Land Group LLC,
requesting approval of a preliminary plat application to subdivide 9.01 acres into
30 lots for future residential development with one plat modification, and park
tracts within the City of Auburn, Washington; and
WHEREAS, said request above was referred to the Hearing Examiner
for study and public hearing thereon; and
WHEREAS, following staff review, the Hearing Examiner conducted a
public hearing to consider said petition in the Council Chambers of the Auburn
City Hall on August 15, 2006, after which, on August 25, 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 October 17, 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 4096
October 6, 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 9.01
acres into 30 lots for future residential development, and street and park 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
Nonsignificance (MDNS) date July
final plat approval.
in the Mitigated Determination of
10, 2006 shall be completed prior to
3. Prior to final plat approval, a landscaping plan with applicable cross
sections is required.
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. If the Stipp's Meadow Preliminary Plat
is never constructed then an alternate storm drainage design is required
for the plat of Mountain View Estates
5. Pipeline conveyance improvements necessary to convey on-site drainage
flows from the Mountain View Estates preliminary plat to the storm
Resolution 4096
October 6, 2006
Page 2 of 6
drainage facility for the Stipp's Meadow preliminary plat, shall be designed
for the 100 -year post -development flow.
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. 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.
9. 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.
10. 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 Mountain View Cemetery, to the project
site to review and analyze steep slope construction techniques and flow
velocities.
11. 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.
Resolution 4096
October 6, 2006
Page 3 of 6
12.All utilities shall be placed within the public right-of-way. If utilities need to
be placed on private property then access tracts with suitable driving
surfaces shall be established.
13. The applicant shall provide sewer stubs to adjacent parcels.
14. Sewer manholes shall be placed for ease of access for maintenance and
to facilitate future main line extensions and avoid 90 degree bends.
15. 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.
16.All tracts not dedicated to the City of Auburn shall be maintained by the
future Homeowners' Association.
17.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.
18. 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.
19. Half street improvements shall be required for 58th Avenue South.
20. 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.
21. 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.
Resolution 4096
October 6, 2006
Page 4 of 6
22. 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.
23. 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 the Lakehaven Utility District at the sole discretion of
the Lakehaven Utility District.
24. Prior to final plat approval,
construct all roads within
Auburn Standards except
Council.
the developer shall dedicate
the plat as local residential
where plat modifications are
right of way and
roads to City of
granted by City
25.The final plat shall include a note that states no direct residential access to
58th Avenue South is permitted.
26. 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.
27. The final plat drawing shall include addresses for each lot as assigned by
the City.
28. 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.
29. Prior to final acceptance of the public improvements, "No Parking this
side" signs, in accordance with City of Auburn standard details, shall be
installed along the new residential cul-de-sacs.
30. Prior to final acceptance of the pubic improvements, the proposed
hammerhead turn -a -round and access tracts shall be signed and marked
"Fire Lane" in accordance with ACC 10.36.175.
31. The existing secondary access gate across South 322nd Place shall be
installed with a Rapid Access Electric Key Switch (Knox).
32. The applicant shall work with the Fire Department and King County on
installation of a controlled access system at the north boundary of the
project to prevent vehicular access north along 58th Avenue South. The
controlled access shall be installed with a Rapid Access Electric Key
Switch (Knox). The system shall be purchased and installed at the
Resolution 4096
October 6, 2006
Page 5 of 6
expense of the applicant. The final system must be acceptable to the Fire
Department.
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.
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.
ATTEST:
Danielle E. Daskam,
City Clerk
TO FO
aaniel B. ei ,
City Attorney
Resolution 4096
October 6, 2006
Page 6 of 6
CITY OF AUBURN
PETER B. LEWIS,
MAYOR
Exhibit A
Number of Pages 12
BEFORE THE HEARING EXAMINER
FOR THE CITY OF AUBURN
In the Matter of the Application of )
PRIUS TRI -LAND GROUP LLC )
For Approval of a Preliminary Plat
NO. PLT06-0002
FINDINGS, CONCLUSIONS
AND RECOMMENDATION
MOUNTAIN VIEW ESTATES
SUMMARY OF RECOMMENDATION
The Hearing Examiner for the City of Auburn recommends to the Auburn City Council that the
Mountain View Estates preliminary plat be APPROVED, subject to conditions.
SUMMARY OF RECORD
Request:
Prius Tri -Land Group LLC represented by its member, Phillip Kitzes, (Applicant), requests
approval of a preliminary plat application to subdivide two parcels of land, approximately 9
acres in combined area, into 30 lots for future single-family residential development, two new
public roads, and one park tract. The subject property is located at 32516 58th 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. Phillip Kitzes, Stipp's Meadow LLC, for Applicant
4. Thomas Jones
Page 1 of 12
Exhibits:
The following exhibits were admitted into the record:
1. Staff Report dated August 8, 2006
2. Preliminary Plat Application received January 31, 2006
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 Staffs dated August 7, 2006
6. Mitigated Determination of Nonsignificance dated July 10, 2006
7. Determination of Completeness dated May 18, 2006
8. Environmental Checklist dated June 28, 2006
9. Mountain View Estates Preliminary Plat Map Pages 1-8, Preferred Engineering, received
August 8, 2006
10. Storm Drainage Report prepared by Preferred Engineering dated January 27, 2006
11. Downstream Analysis Report prepared by Preferred Engineering dated April 17, 2006
12. Slope Assessment of Sewer Alignment prepared by SubTerra, Inc dated January 9, 2006
13. Geotechnical Analysis prepared by Bergquist Engineering Services dated April 7, 2006
14. Wetland Determination Report prepared by Ecological Land Services dated December 8,
2005
15. Update to Wetland Report by Preferred Engineering dated June 26, 2006
16. Traffic Impact Analysis, prepared by Christopher Brown & Assoc., dated December 19,
2005, with updated dated May 15, 2006 and June 22, 2006
17. Letter from Phillip Kitzes, PK Enterprises, to Dennis Dowdy regarding Plat Modification
— Road Deviation Request # 1, dated June 16, 2006
18. Letter from Phillip Kitzes, PK Enterprises, to Dennis Dowdy regarding Plat Modification
— Road Deviation Request #2, dated April 17, 2006
19. Letter from Phillip Kitzes, PK Enterprises, to Steve Pilcher regarding Special Exception
for Public Agencies and Utilities, dated April 17, 2006
20. Letter from Phillip Kitzes, PK Enterprises, to Steve Pilcher regarding Variance Request
for Lot Width, dated June 28, 2006
21. Comments from Muckleshoot Indian Tribe, Washington State Department of
Transportation (WSDOT), and Lakehaven Utility District
22. Comment email from Thomas P. Jones, dated August 14, 2006
23. Emergency Secondary Access Map dated April 17, 2006
' Laura Kight's affidavit is titled "Affidavit of Mailing of Legal Notice By Staff' but in its text Laura Kight only
certifies that she "affix[ed] a Notice of Public Hearing ... to the land use posting board erected at the above site."
Exhibit 3, page 2. This oversight should be corrected in future affidavits. Despite this, it is clear that reasonable
notice of the hearing was given.
Findings, Conclusions, and Recommendation
Hearings Examiner for the City of Auburn
Prius Tri -Land Group LLC (Mountain View Estates Preliminary Plat) PLT06-0002
Page 2 of 12
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 two parcels of land,
approximately 9 acres in combined area, into 30 residential lots, two new public streets,
and a park tract. The subject property is located at 32516 58th Avenue South in Auburn,
Washington. The parcel is identified by King County Parcel Numbers 9262800210 and
9262800280.2 Exhibit 1, page 1. Exhibit 2, pages 1- 3. Exhibit 9.
2. The site is currently occupied by a single-family residence. The Applicant proposes to
retain the current structure on lot 6. Exhibit 1, page 2. Exhibit 9.
This proposed plat, Mountain View Estates, is being developed in conjunction with
another proposed plat nearby, Stipp's Meadow (File No. PLT06-0001). The stormwater
tract included on the Stipp's Meadow plat will hold the stormwater facility for both
proposed plats. Additionally, the Applicant proposes to extend City of Auburn sewer
service to the area in order to serve both proposed plats. Exhibit 1, page 10. Exhibit 8,
pages 3 and 8. Exhibits 12, 15, 19, and 22. Testimonies of Elizabeth Chamberlain and
Phillip Kitzes.
4. 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 detained and treated at the nearby Stipp's Meadow
development. The site is not within a wetland or stream buffer. 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
problems inherent in construction. Exhibit 1, page 2. Exhibits 2, 6, 8, 14, 15, 19, and 20.
Testimony of Elizabeth Chamberlain.
5. 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).
6. The proposed plat satisfies the R-1 zone development standards except the lot depth
requirement on lots 5 and 9. 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;
2 A legal description is included on page 3 of Exhibit 2.
Findings, Conclusions, and Recommendation
Hearings Examinerfor the City ofAuburn
Prius Tri -Land Group LLC (Mountain View Estates Preliminary Plat) PLT06-0002
Page 3 of 12
side yard — 5 feet (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 proposes 30 single-family residential lots. The single-family lots range in size
from 8,048 square feet to 17,378 square feet. The proposed lots 5 and 9 each have a
depth of only 75 feet although they have greater widths. ACC 18.12.040. Exhibit 1,
pages I and S; Exhibits 9 and 20.
7. The short lot depth for lot 5 is a necessitated by the physical aspects of the parcels. The
slope in the northeast corner of the site prevents building and is set aside as a Natural
Growth Protection Area. Additionally, the dimensions of the parcels require that both
lots be accessed by a private drive, but the private drive is treated as a public street for set
back requirements. The dimensions also affect the lot layout; in this case, if the lot width
was taken as the depth then the lots would be fully compliant. Even allowing these
slightly shallower lots, the density of the development is below the targeted minimum of
4 units per acre and is far below the zoning maximum of 5.4. Exhibit 1, pages 6-8;
Exhibits 9 and 20.
8. Surrounding properties are similarly zoned and developed. Properties to the north and
west are in King County and zoned R-4 (4-6 dwelling units/acre). The property to the
east is zoned RS, Single Family Residential. These surrounding properties are already
developed with residences. The property to the south is zoned Public Facilities, P-1, and
is vacant. Exhibits 1, page 3; Exhibits 9 and 23. King County Code 21A. 12.030(A).
9. The local street system is adequate to accommodate the proposed development. The
subject property is located on the east side of 58th Avenue South. Vehicular access to the
property will rely upon 56th Avenue South and South 328th Street. A traffic impact
study was conducted to evaluate the combined impacts of Stipp's Meadow and Mountain
View Estates. Mountain View Estates will generate 30 new PM peak hour trips. 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. Exhibits
1, pages 2 and 3. Exhibits 9, 16, 21, and 23. Testimonies of Elizabeth Chamberlain and
Joseph Welsh.
a 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
Prius Tri -Land Group LLC (Mountain View Estates Preliminary Plat) PLT06-0002
Page 4 of 12
10. Emergency access to Mountain View Estates is both appropriate and adequate.
Emergency access will be available through 58th Avenue South. Emergency vehicles
will be able to access 58th Avenue South by two separate approaches. The first is the
public access via South 328th Street from its intersection with 56th Avenue South. The
second access is from South 322nd Place from its intersection with 56th Avenue South.
Exhibit 1, pages 2 and 3; and Exhibits 9 and 23. Testimonies of Joseph Welsh and
Phillip Kitzes.
11. The access to lots 2 and 3 is acceptable to the City. All the other lots will access 58th
Avenue South by new public streets, but lots 2 and 3 will access 58th Avenue South by a
joint private drive. Lot 2 will not be allowed to directly access 58th Avenue South at any
time. The separation between the private drive and nearby intersections is sufficient.
Exhibit 9. Testimony of Joseph Welsh.
12. The Applicant requested two Road Deviations for improvements related to Mountain
View Estates. The first request is for a deviation from the standard road grade of 6%
along 58th Avenue South. The Applicant's proposal improves on the existing grade that
varies between 5 and 17 percent by creating a road that is usually less than 6% but
occasionally increases to 8.7%. Emergency vehicle access requires a grade of less than
12%. The second request is for a deviation from the standard centerline radius from 375
feet to 50 feet. Since the road will serve such a small number of vehicles, the deviation
does not pose a safety concern. Exhibit 1, page 10. Exhibits 17 and 18. 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. Lakehaven did not
express any concerns in its comments. Exhibit 2, page 1. Exhibits 19 and 21. 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 12 and 19. 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 along 58th Avenue South
for the length of the project. The related Stipp's Meadow development will provide
sidewalks along most of South 328th Street. Together these improvements will provide
Findings, Conclusions, and Recommendation
Hearings Examiner for the City of Auburn
Prius Tri -Land Group LLC (Mountain View Estates Preliminary Plat) PLT06-0002
Page 5 of 12
safe pedestrian access to the school bus stop along 56th Avenue South for schoolchildren.
Exhibit 1, pages 4, S, and 9.
16. The proposed plat includes a park, labeled Tract A, bordering lots 6 and 9. 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. Open space will also be
provided by a Native Growth Retention Area labeled Tract C and located along a slope in
the northeast corner of the site. Exhibit 1, page 4; and Exhibit 9.
17. 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
easier 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 11. Exhibit 9. Testimony of Elizabeth
Chamberlain.
18. 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. City of Auburn Comprehensive Plan with revisions through December 2004 pages 3-
14 to 3-16.
19. Thomas Jones attended the hearing and spoke to his concerns about the proposed
development's provisions vehicle access. Thomas Jones testified that he thought 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. Exhibit 22. Testimony of Thomas Jones.
20. Joseph Welsh, Transportation Planner, City of Auburn, testified that using South 328th
Street for the access road was a safe option and that current proposal satisfied all safety
considerations for emergency access. Testimony of Joseph Welsh.
21. 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.4 Exhibits 4 and 5.
4 ACC 17.06.030(C)(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. However, notice was posted
and thus reasonable notice of the hearing was given in accordance with legal requirements.
Findings, Conclusions, and Recommendation
Hearings Examiner for the City of Auburn
Prius Tri -Land Group LLC (Mountain View Estates Preliminary Plat) PLT06-0002
Page 6 of 12
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.
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 Findines
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. With
conditions, the proposed plat will adequately provide for streets with sidewalks for
pedestrian safety, including safe walking for school children. Schools will be provided
for through impact fees at the time of building permit issuance. Stormwater from the
proposed plat will be detained and treated at facilities incorporated in the nearby Stipp's
Meadow development. The proposed new public streets and street improvements will
provide adequate vehicle access for regular users. The provisions for secondary
emergency access area also sufficient. 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, 3, 4, 9, 10, 12, 13, 14, 15, 16, 17, and 20.
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
Findings, Conclusions, and Recommendation
Hearings Examiner for the City of Auburn
Prius Tri -Land Group LLC (Mountain View Estates Preliminary Plat) PLT06-0002
Page 7 of 12
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.
Conclusion 1. Findings 5, 6, 7, 8, and 18.
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 5,
6, 7, 8, 12, and 20.
4. Lots 5 and 9 meet the requirements for a lot depth variance.5 The 75 foot lot depth is
necessitated by the physical character of the site, including its dimensions and a steep
slope. The short depth will not allow for greater lots than the zoning, would help the
development comply with the comprehensive plan, and would not adversely affect
surrounding properties. The lots are a reasonable and harmonious use of the land and
allow the owner to achieve lots yields similar to those enjoyed by others in the area.
Findings 1, 5, 6, 7, and 8.
5. 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, 9, 13, 16, and 17.
6. 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 streets and half -street
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. Conclusion 1. Findings 4, 7, 12, 13, and 20.
5 ACC 18.70.010
Findings, Conclusions, and Recommendation
Hearings Examiner for the City of Auburn
Prius Tri -Land Group LLC (Mountain View Estates Preliminary Plat) PLT06-0002
Page 8 of 12
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 two parcels of land, approximately 9 acres in combined area, into 30 residential lots,
two new public roads, and a recreation area be APPROVED, subject to the following
conditions:6
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 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.
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. If the Stipp's
Meadow Preliminary Plat is never constructed then an alternate storm drainage design is required
for the plat of Mountain View Estates
5. Pipeline conveyance improvements necessary to convey on-site drainage flows from the
Mountain View Estates preliminary plat to the storm drainage facility for the Stipp's Meadow
preliminary plat, shall be designed for the 100 -year post -development flow.
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.
6 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 of Auburn
Prius Tri -Land Group LLC (Mountain View Estates Preliminary Plat) PLT06-0002
Page 9 of 12
8. 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.
9. 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.
10. 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
Mountain View Cemetery, to the project site to review and analyze steep slope construction
techniques and flow velocities.
11. 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.
12. All utilities shall be placed within the public right-of-way. If utilities need to be placed on private
property then access tracts with suitable driving surfaces shall be established.
13. The applicant shall provide sewer stubs to adjacent parcels.
14. Sewer manholes shall be placed for ease of access for maintenance and to facilitate future main
line extensions and avoid 90 degree bends.
15. 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.
16. All tracts not dedicated to the City of Auburn shall be maintained by the future Homeowners'
Association.
17. 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.
Findings, Conclusions, and Recommendation
Hearings Examiner for the City of Auburn
Prius Tri -Land Group LLC (Mountain View Estates Preliminary Plat) PLT06-0002
Page 10 of 12
18. Prior to final plat approval, the sight distance triangle at the southeast side of the intersection of
South 3284' Street and 56`b 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.
19. Half street improvements shall be required for 580'Avenue South.
20. 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.
21. 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.
22. 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.
23. 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 the Lakehaven Utility District at the sole discretion of the
Lakehaven Utility District.
24. 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.
25. The final plat shall include a note that states no direct residential access to 58"' Avenue South is
permitted.
26. 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.
27. The final plat drawing shall include addresses for each lot as assigned by the City.
Findings, Conclusions, and Recommendation
Hearings Examiner for the City of Auburn
Prius Tri -Land Group LLC (Mountain View Estates Preliminary Plat) PLT06-0002
Page 11 of 12
28. 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.
29. Prior to final acceptance of the public improvements, "No Parking this side" signs, in accordance
with City of Auburn standard details, shall be installed along the new residential cul-de-sacs.
30. Prior to final acceptance of the pubic improvements, the proposed hammerhead turn -a -round and
access tracts shall be signed and marked "Fire Lane" in accordance with ACC 10.36.175.
31. The existing secondary access gate across South 322"a Place shall be installed with a Rapid
Access Electric Key Switch (Knox).
32. The applicant shall work with the Fire Department and King County on installation of a
controlled access system at the north boundary of the project to prevent vehicular access north
along 58th Avenue South. The controlled access shall be installed with a Rapid Access Electric
Key Switch (Knox). The system shall be purchased and installed at the expense of the applicant.
The final system must be acceptable to the Fire Department.
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 25th day of August 2006
THEODORE PAUL HUNTER
Hearing Examiners for the City of Auburn
Findings, Conclusions, and Recommendation
Hearings Examiner for the City of Auburn
Prius Tri -Land Group LLC (Mountain View Estates Preliminary Plat) PLT06-0002
Page 12 of 12
Exhibit B
Legal Description
PARCEL A (APN 926280-0210)
TRACT 40, WEST AUBURN FIVE ACRE TRACTS, ACCORDING TO THE PLAT
THEREOF, RECORDED IN VOLUME 15 OF PLATS, PAGE 12, IN KING
COUNTY, WASHINGTON.
PARCEL B (APN 926280-0280)
TRACT 50, WEST AUBURN FIVE ACRE TRACTS, ACCORDING TO THE PLAT
THEREOF, RECORDED IN VOLUME 14 OF PLATS, PAGE 12, IN KING
COUNTY, WASHINGTON
Resolution 4096
September 18, 2006
Page 1 of 1
Exhibit B
Legal Description
PARCEL A (APN 926280-0210)
TRACT 40, WEST AUBURN FIVE ACRE TRACTS, ACCORDING TO THE PLAT
THEREOF, RECORDED IN VOLUME 15 OF PLATS, PAGE 12, IN KING
COUNTY, WASHINGTON.
PARCEL B (APN 926280-0280)
TRACT 50, WEST AUBURN FIVE ACRE TRACTS, ACCORDING TO THE PLAT
THEREOF, RECORDED IN VOLUME 14 OF PLATS, PAGE 12, IN KING
COUNTY, WASHINGTON
Resolution 4096
September 18, 2006
Page 1 of 1
T /
*CITYFWASHINGTON
Exhibit 1
Number of Pages 14
AGENDA BILL APPROVAL FORM
Agenda Subject
Date:
Public Hearing Application No. PLT06-0002
8/8/2006
Department: Planning, Building,
Attachments: Please refer to Exhibit List
Budget Impact: N/A
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 Summar:
OWNER/APPLICANT: Prius Tri -Land Group LLC, 4238 SW 3140' Street, Federal Way, WA 98023
REQUEST: Application for preliminary plat approval for a 30 lot residential subdivision
known as "Mountain View Estates" on approximately 9 acres.
SIZE: Approximately 9 acres
LOCATION: The proposal is located at 35216 58d' Avenue South within the NW '/. of Section
14, Township 21 North, Range 4 East, Willamette Meridian, King County,
Washington. Parcel Numbers: 9262800210 and 9262800280
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:
Reviewed by Departments & Divisions:
❑ Arts Commission COUNCIL COMMITTEES:
Z Building ❑ M&O
❑ Airport ❑ Finance
❑ Cemetery ❑ Mayor
y
[I Hearing Examiner El Municipal Serv.
❑ Finance Z Parks
El Human Services ❑ Planning & CD
Z Fire Z Planning
❑ Park Board ❑Public Works
❑ Legal ❑ Police
❑ Planning Comm. ❑ Other
Z 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: Chamberlain
[Meeting Date: August 15, 2006 Item Number:
AUBURN * MORE THAN YOU IMAGINED
Agenda Subject — PLT06-0002
Staff Report to Hearing Examiner
I. SEPA THRESHOLD 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 ofNonsignifcance 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.
• Washington State Department of Transportation commented on the traffic impact analysis.
• Muckleshoot Indian Tribe Fisheries Division
Comment
General comments were provided by these agencies and no mitigation resulted from the comments
(Exhibit 21).
III. PUBLIC COMMENT ON APPLICATION
Staff received several inquiries on the project from adjacent property owners. The adjacent property
owners were actively involved during the annexation process of this property. Residents of the area
requested a neighborhood meeting with staff, which was held on July 6, 2006 at a resident's home. The
primary issue of the neighborhood is traffic using 58th Avenue South north of the project site, since the
road is privately maintained. Right now, the only access to that neighborhood is through a gated access at
South 322°d Place.
58`h Avenue South is a pubic right-of-way with a portion under city jurisdiction (from South 328th Street
to the north property line of the subject site) and a portion is under county jurisdiction (north of the
subject property). Since the road does not meet King County standards, the county will not accept
maintenance of the road. So even though the King County portion of the road is public, it is privately
maintained. Therefore, the neighbors do not wish additional traffic using this section of the street.
Comment
As a result of the neighborhood meeting, which the applicant attended, staff has included a condition of
approval that the applicant installs an electronic gate at the north property boundary to prohibit vehicular
access beyond that point.
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
Page 2 of 14
Agenda Subject — PLT06-0002
Staff Report to Hearing Examiner
from the city. The property owner's desire (or plan/intent) to subdivide the property lead to the
annexation request and ultimate approval of the annexation.
The site consists of approximately 9 acres located at 35216 58th Avenue East, 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 remain as part of the
proposed development on proposed Lot 6. The site is bordered on the west by 58h Avenue South, by
single family residential to the north, unimproved right-of-way to the east, and vacant land to the south.
The proposal is for a Preliminary Plat that would result in 30 single family residential lots and 1 tract for
recreational facilities. The residential lots have an average size of 9,519 square feet. The project will also
include construction of two new local residential streets and half street improvements to 58`h ,kvenue
South. Access to the plat will be provided from 58th Avenue South, connecting to South 328th Street.
The Comprehensive Plan designation, zoning designation and land uses of the site and surrounding
properties are:
Site Single Family Residential R-1, Single Family Detached single family
Residential residence
North Urban Residential (4-12
R-4 (King County)
Detached single family
du/acre)
residences
South Public and Quasi Public
Public Facilities P-1
Vacant
East Single Family Residential
RS, Single Family
Single family residence
and Open Space
Residential
and unimproved 1tOW
West Urban Residential (4-12
R4 (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 singlfe 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 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.
Page 3 of 14
Agenda Subject — PLT06-0002
Staff Report to Hearing Examiner
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 9 acres. With 30 lots proposed, this yields a density of 3.33 dwelling units per
acre. The gross density is slightly less than 4 units per acre, as the site has steep slopes, which are
protected through a native growth protection area. As shown on the proposed preliminary plat
map, a park tract is proposed to meet recreational needs of the development.
C. Auburn City Code: Title 18 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 9 acres. With 30 lots proposed, this yields a density of 3.33 dwelling units per
acre. The gross density is slightly less than 4 units per acre as the site has steep slopes, which are
protected through a native growth protection area. The average lot size proposed is 9,519 square
feet. The proposal meets all setbacks and bulk requirements of ACC 18.12.040.
ACC 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 328' Street
Page 4 of 14
Agenda Subject — PLT06-0002
Staff Report to Hearing Examiner
and 56 Avenue South. As mentioned previously, sidewalks along 58u, Avenue South will be
constructed the length of the project. Stipp's Meadow preliminary plat will also be constructed
within the same vicinity. As part of that project, sidewalks will be constructed the length of
South 328' Street to provide safe walking conditions.
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.
Comment
The project is consistent with the Non Motorized portion of the Transportation Element of the
Comprehensive Plan. Sidewalks will be constructed along 58a' Avenue South as part of
Mountain View Estates and along South 328"' Street and 58's Avenue South as part of the Stipp's
Meadow preliminary plat. The new internal residential streets 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. Mountain View Estates Preliminary Plat is a 30 -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 Lala:ehaven
Utility District and sewer is provided by the City of Auburn. This project is proposing;
approximately 3,800 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 328th Street as part of the Stipp's Meadow plat and along 58'b Avenue
South as part of this project. The two new internal plat roads will also have sidewalks on both
side of the road. Access from the new lots will be from the new internal plat roads, which are
lower volume roads.
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.
Page 5 of 14
Agenda Subject— PLT06-0002
Staff Report to Hearing Examiner
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 (VAR06-0006)
The applicant is requesting a variance from the lot depth requirements of ACC Section 18.12.040 for
proposed Lot 5 and Lot 9.
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.
Comment
The subject site has steep slopes which limit lot configurations and access. As shown on the
preliminary plat map, the NE corner of the site is within a native growth protection area (NGPA).
The length of the overall project site is approximately 594 feet. Subtract out the NGF'A and the
length is reduced to 324 feet. This reduces the buildable area.
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
ACC Section 18.04.560 defines lot depth as the shortest distance between parallel front and rear
lines. ACC Section 18.04.870 states that a private street (i.e. access tract) will be considered
public streets for determining setback provisions. In the case of lots 5 and 9, the distance
between the north and south property lines determines lot depth. Since the site is sloped and there
is a NGPA, the orientation of these two lots and a strict interpretation of the code creates a lot
depth of 75 feet and a lot width of approximately 120 feet. If the measurements were taken from
the east/west property lines the lot depth could be met.
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
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.
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 south range in lot size from approximately 10,000 to 20,000 square foot lots.
The average lot size of the proposed project is 9,519 square feet, which is approximately 90% of
the size of some of these lots.
Page 6 of 14
Agenda Subject — PLT06-0002
Staff Report to Hearing Examiner
Another subdivision project just south 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
Since there are steep slopes on the property a NGPA was established when the existing home was
constructed. The dimensions of the project area have not been altered by the applicant and
NGPA shortens north property boundary creating a smaller area to create a logical plat layout.
The lots are meeting the minimum lot size of 8,000 square feet.
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
ACC Section 18.04.560 defines lot depth as the shortest distance between parallel front and rear
lines. ACC Section 18.04.870 states that a private street (i.e. access tract) will be considered
public streets for determining setback provisions. In the case of lots 5 and 9, the distance
between the north and south property lines determine lot depth. Since the site is sloped and there
is a NGPA, the orientation of these two lots and keeping strict interpretation of the code creates a
lot depth of 75 feet and a lot width of approximately 120 feet. If the measurements were taken
from the east/west property lines the lot depth could be met.
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
be extended from the valley floor, through a steep slope, approximately 1,800 linear fret. 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. Due to site characteristics, the proposed development is only reaching a
density of 3.33 dwelling units per acre. The requested variance for lot depth 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).
The variance will not allow an increase in the number of dwelling units permitted by the zoning
district.
Comment
The project area is 9.0 acres, or 392,040 square feet in size. Dividing this number by the
minimum lot size of 8,000 square feet, the maximum number of lots is 49. This development
does not increase the number of allowable lots in this zone.
8. The authorization of such variance will not adversely affect the comprehensive plan.
Page 7 of 14
Agenda Subject — PLT06-0002
Staff Report to Hearing Examiner
Comment
Approval of the variance request does not adversely affect the comprehensive plan. 'Che
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 of 3.33 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 miming
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 develo9 a residential subdivision consisting of 30 single family lots on
approximately 9 acres at 32516 58 Avenue South.
2. The proposed use is consistent with the R-1 zoning designation within the Auburn City 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 as provided for in ACC 16.10.170.
10. The applicant provided a Wetlands Determination Report prepared by Ecological Land Services dated
December 8, 2005. Based on comments received during the notice of application comment period,
the applicant prepared a supplemental report prepared by Darcy B. Miller, Wetland Ecologist, PWS
dated June 26, 2006 in regards to the Mill Creek Special Areas Management Plan (SAMP) and
Stream #0015E and Wetland SYY. The supplemental report found that Stream #0015E; is located
approximately 150 feet east from the project site. Field verification did not reveal the exact location
of this wetland but review of the most recent County aerial photograph show the wetland
approximately 150 feet north of the project disturbance boundary.
11. Pursuant to ACC 16.10.080(D) Stream #0015E as outlined in the SAMP would be a Type: III stream
with a 25 foot buffer. The proposed sewer.main extension construction is outside the 25 foot buffer
limits.
12. 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
Page 8of14
Agenda Subject — PLT06-0002
Staff Report to Hearing Examiner
sedimentation from this development are adequately mitigated through compliance with
regulation.
13. 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 is required. Potential
significant adverse environmental impacts associated with increased stormwater runoff from this
development are adequately mitigated by compliance with this regulation.
14. 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.
15. The project will add approximately 30 new PM peak hour trips to the transportation network, as
indicated in the approved traffic study for the proposal.
16. Any work through geologic hazard areas shall comply with ACC 16.10.100(E)(2) and ACC
16.10.170.
17. To mitigate noise impacts associated with the proposal, all construction shall occur between the hours
of 7:00 a.m. and 10:00 p.m. Monday -Saturday and between the hours of 9:00 a.m. and 10:00 p.m. on
Sundays.
18. 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 30 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.
23. 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.
24. 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.
25. 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.
26. Only clean fill should be used for the project and any other material, such as waste concrete and
asphalt, are considered solid waste and would require a permit (from the Permit Center or the state?).
27. The applicant shall submit an Erosion and Sedimentation Control Plan to the City Engineer for
approval. Temporary erosion and sedimentation control measures shall include, but not be limited to,
silt fencing or other Best Management Practices (BMPs). There shall be a designated construction
entrance for all vehicles to limit tracking of mud onto the streets. If sediment is deposited, it shall be
cleaned up at the end of every day during construction utilizing sweeping or shoveling. Water
cleaning shall only be used after the area has been swept or shoveled.
28. Any discharge of sediment laden runoff or other pollutant to waters of the state is in violation of
Chapter 90.48, Water Pollution Control, and WAC 173-201A, Water Quality Standards for Surface
Waters of the State of Washington. All releases of oils, hydraulic fluids, fuels, other petroleum
products, paints, solvents, and other deleterious materials during construction must be contained and
removed in a manner that will prevent their discharge to waters and soils of the state. The cleanup of
spills should take precedence over other work on the site.
Page 9 of 14
Agenda Subject — PLT06-0002
Staff Report to Hearing Examiner
29. A Department of Ecology Construction Stormwater General Permit is required prior to site work
commencing.
30. A Department of Natural Resources Forest Practice permit is required prior to land clearing activities
commencing on site.
29. The applicant has submitted 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 19).
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 outlined in the zoning code and
comprehensive plan.
The applicant provided geotechnical reports analyzing the subject area. Further analysis
during the grading permit review will be required.
30. 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 17-
18).
• The first request is a deviation from the standard road grade of 6% for 58`b Avenue South.
The proposal is to have a grade slightly above 5% at the intersection of 58I' Avenue
South and the proposed plat roads. The existing topography of the unimproved right-of-
way varies. The proposed improvements have been designed to best align with the
existing topography and limit the amount of grading and/or retaining walls.
• 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 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 approve the variance request and the special exception for public utilities, and recommend to
the City Council approval of the Preliminary Plat, with the following conditions:
Page 10 of 14
Agenda Subject — PLT06-0002
Staff Report to Hearing Examiner
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 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 cart 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. If the Stipp's
Meadow Preliminary Plat is never constructed then an alternate storm drainage design is required
for the plat of Mountain View Estates
5. Pipeline conveyance improvements necessary to convey on-site drainage flows from the
Mountain View Estates preliminary plat to the storm drainage facility for the Stipp's Meadow
preliminary plat, shall be designed for the 100 -year post -development flow.
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. 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 gradingshall 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.
Page 11 of 14
Agenda Subject — PLT06-0002
Staff Report to Hearing Examiner
9. 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 properly owner.
10. 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 lime
Mountain View Cemetery, to the project site to review and analyze steep slope construction
techniques and flow velocities.
11. 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.
12. All utilities shall be placed within the public right-of-way. If utilities need to be placed on private
property then access tracts with suitable driving surfaces shall be established.
13. The applicant shall provide sewer stubs to adjacent parcels.
14. Sewer manholes shall be placed for ease of access for maintenance and to facilitate future main
line extensions and avoid 90 degree bends.
15. 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.
16. All tracts not dedicated to the City of Auburn shall be maintained by the future Homeowners'
Association.
17. 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.
18. Prior to final plat approval, the sight distance triangle at the southeast side of the intersection of
South 328th Street and 56`h 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.
19. Half street improvements shall be required for 58th Avenue South.
20. 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.
21. 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.
Page 12 of 14
Agenda Subject—PLT06-0002
Staff Report to Hearing Examiner
22. 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.
23. 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.
24. 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.
25. The final plat shall include a note that states no direct residential access to 58th Avenue South is
permitted.
26. 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.
27. The final plat drawing shall include addresses for each lot as assigned by the City.
28. 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.
29. Prior to final acceptance of the public improvements, "No Parking this side" signs, in accordance
with City of Auburn standard details, shall be installed along the new residential cul-de-sacs.
30. Prior to final acceptance of the pubic improvements, the proposed hammerhead turn -•a -round and
access tracts shall be signed and marked "Fire Lane" in accordance with ACC 10.36.175.
31. The existing secondary access gate across South 322nd Place shall be installed with a Rapid
Access Electric Key Switch (Knox).
32. The applicant shall work with the Fire Department and King County on installation of a gate
system at the north boundary of the project to prevent vehicular access north along 58th Avenue
South. The access gate shall be installed with a Rapid Access Electric Key Switch (Knox).
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
Page 13 of 14
Agenda Subject — PLT06-0002
Staff Report to Hearing Examiner
Exhibit 6
Mitigated Determination of Nonsignificance, dated July 10, 2006
Exhibit 7
Letter of Complete Application, dated May 18, 2006
Exhibit 8
Environmental Checklist, revised June 28, 2006
Exhibit 9
Mountain View Preliminary Plat Map Pages 1-8, Preferred Engineering, received August
8, 2006
Exhibit 10
Preliminary Storm Drainage Report, prepared by Preferred Engineering, dated January
18, 2006
Exhibit 11
Downstream Analysis Report, prepared by Preferred Engineering, dated April 2, 2006
Exhibit 12
Geotechnical Analysis, prepared by SubTerra, Inc, dated January 9, 2006
Exhibit 13
Supplemental Geotechnical Analysis, prepared by Bergquist Engineering Services, dated
April 7, 2006 and June 27, 2006.
Exhibit 14
Wetland Determination Report, prepared by Ecological Land Services, Inc., dated
December 8, 2005
Exhibit 15
Supplemental Environmental Report, prepared by Preferred Engineering, LLC and
Darcey B. Miller, Wetland Ecologist PWS, dated June 26, 2006
Exhibit 16
Traffic Impact Analysis, prepared by Christopher Brown & Assoc., dated December 19,
2005, with updates dated May 15, 2006 and June 22, 2006
Exhibit 17
Letter from Phillip Kitzes, PK Enterprises, to Dennis Dowdy regarding Plat
Modification -Road Deviation Request # 1, dated June 16, 2006
Exhibit 18
Letter from Phillip Kitzes, PK Enterprises, to Dennis Dowdy regarding Plat
Modification -Road Deviation Request #2, dated April 17, 2006
Exhibit 19
Letter from Phillip Kitzes, PK Enterprises, to Steve Pilcher regarding Special Exception
for Public Agencies and Utilities, dated April 17, 2006
Exhibit 20
Letter from Phillip Kitzes, PK Enterprises, to Steve Pilcher regarding Variance Request
for Lot Width, dated June 28, 2006
Exhibit 21
Comment letters from other agencies.
Page 14 of 14
Exhibit
Number of Pages
PRELIMINARY PLAT APPLICATION
........................................................
PROPERTY OWNER'S NAME
Sec. Twp. Rng.
Zone Existing
APPLICATION NUMBER
Area Code
Scheduled Hearing
Date Received
Staff Project Coordinator. -' --- ----
DO NOT WRITE ABOVE THIS LINE .
APPLICANT: COMPLETE THIS FORM WITH ALL ENTRIES BEING TYPED (except
signatures) OR NEATLY PRINTED IN INK. IF ADDED SPACE IS NEEDED,
ATTACH THE ADDITIONAL REQUIRED PAGES TO THIS APPLICATION.
NAME OF SUBDIVISION: rloeut JTA.1" V(6-\-%,/
Total area of subdivision: Acres: __ • Q _ —
Total number of lots: _ 2c5
Total number of dwelling units:
Proposed zoning: _ Z_ I
Existing zoning: __ �-' - (
Sq. Ft.: 3>9ZT_G40
Proposed land use: C- LE.thIt- pSDI\!tStOls
Minimum size of lot as shown on plat: ,_ 0 0 &_j C& — —
__-- - ---
Minimum lot width as shown on plat: `_7 S sq. ft.
----- —
Minimum lot depth as shown on plat: 104 feet_
— feet
Proposed source of domestic water supply: PU F�i,i Cs
D-0
�E
Proposed sewage disposal system:
F5%- t
RECEIVED
JAN 3 1 2006
PLANNING DEPARTMENT
Preliminary Plat
Revised 11612W5 Page 4 of 6
ALL PROPERTY OWNERS INCLUDED IN THIS APPLICATION MUST BE LISTED BELOW
OPPOSITE A "PARCEL NUMBER" WHICH IS ALSO SHOWN ON THE LEGAL DESCRIPTION AND
INDICATES THE PROPERTY OWNED BY EACH APPLICANT. YOUR SIGNATURE ALSO
INDICATES YOU HAVE READ AND UNDERSTOOD THE CONTENTS OF THIS APPLICATION AND
ITS ATTACHMENTS.
PARCEL NAME, ADDRESS & PHONE NUMBER
NUMBER (Please Print)
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DESIGNATED CONTACT PERSON:
Name: r14LtA-I r k iT &s ^�
Address: s>v,y�g'
City: ham' VARA 3-f 9 WA "J&3*-�>s
Phone:
Preliminary Plat
RePage 5 of 6
Revised 1!6/2005
LEGAL DESCRIPTION OF PROPERTY
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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
Revised 1/6/2005 Page; 6 of 6
CITY OF
AliBURN*
Peter B. Lewis, Mayor
WASHINGTON 25 West Main Street * Auburn WA 98001-4998 * www.aubumwa.gov * 253-931-3000
MITIGATED DETERMINATION OF NON-SIGNIFICA NCE
Mountain View Estates Preliminary Plat
SEP06-0004 Exhibit —(r—
Number of Pages
Description of Proposal: Subdivide approximately 9 acres into 30 single family residential lots. Proposal also
includes internal public roads, sanitary sewers, water mains, clearing and grading, and neighborhood park. The
main access for the project is from 58th Avenue South. The storm drainage facilities will be constructed as part of
the Stipp's Preliminary Plat (SEP06-0003).
Proponent: Prius Triland, LLC, 4238 SW 314`h Street, Federal Way, WA 98023
Location: 35216 58`h Avenue South. NW %, of Section 14, Township 21 North, Range 4 East, Willamette Meridian,
King County, Washington. Parcel Numbers: 9262800210 and 9262800280
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. SEP06-000411, and Conclusions of Law based upon the Auburn Comprehensive Plan, and other Municipal
policies, plans, rules and regulations designated as a basis for the exercise of substantive authority under the
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 30 single family lots on approximately
9 acres at 35216 58th Avenue South.
2. The proposed use is consistent with the R-1 zoning designation within the Auburn City 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. The applicant provided a Wetlands Determination Report prepared by Ecological Land Services dated
December 8, 2005. Based on comments received during the notice of application comment period, the
applicant prepared a supplemental report prepared by Darcy B. Miller, Wetland Ecologist, PWS dated June 26,
2006 in regards to the Mill Creek Special Areas Management Plan (SAMP) and Stream #0015E and Wetland
5YY. The supplemental report found that Stream #0015E is located approximately 150 feet east: from the
project site. Field verification did not reveal the exact location of this wetland but review of the most recent
County aerial photograph show the wetland approximately 150 feet north of the project disturbance boundary.
11. Pursuant to ACC 16.10.080(D) Stream #0015E as outlined in the SAMP would be a Type III stream with a 25
foot buffer. The proposed sewer main extension construction outside the 25 foot buffer limits
12. 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.
13. 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 is required. Potential significant adverse
environmental impacts associated with increased stormwater runoff from this development are adequately
mitigated by compliance with this regulation.
Page 1 of 3
AUBURN * MORE THAN YOU IMAGINED
MITIGATED DETERMINATION OF NON -SIGNIFICANCE SEP06-0004 (Continued)
14. 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 58h Avenue South.
15. 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, 20061 and June 22,
2006.
16. The project will add approximately 30 new PM peak hour trips to the transportation network, as indicated in the
approved traffic study for the proposal.
17. Any work through geologic hazard areas shall comply with ACC 16.10.100(E)(2) and ACC 16.10.170.
18. To mitigate noise impacts associated with the proposal, all construction shall occur between the hours of 7:00
a.m. and 10:00 p.m. Monday -Saturday and between the hour of 9:00 a.m. and 10:00 p.m. on Sundays.
19. 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 30 net new PM peak hour trips to the transportation system.
21. The applicant shall mitigate school impacts through the payment of the school impact fee in effect at the time of
building permit issuance.
22. Fire impacts generated by the project are mitigated through payment of the fire impact fee in effect at the time
of building permit issuance.
23. The applicant shall submit a landscape and irrigation plan, pursuant to ACC Section 17.12.210 and City of
Auburn Design Standards.
23. 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.
24. 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.
25. 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.
26. Only clean fill should be used for the project and any other material, such as waste concrete and asphalt, are
considered solid waste and would require a permit.
27. The applicant shall submit an Erosion and Sedimentation Control Plan to the City Engineer for approval.
Temporary erosion and sedimentation control measures shall include, but not be limited to, silt fencing or other
Best Management Practices (BMPs). There shall be a designated construction entrance for all vehicles to limit
tracking of mud onto the streets. If sediment is deposited, it shall be cleaned up at the end of every day during
construction utilizing sweeping or shoveling. Water cleaning shall only be used after the area has been swept or
shoveled.
28. Any discharge of sediment laden runoff or other pollutant to waters of the state is in violation of Chapter 90.48,
Water Pollution Control, and WAC 173-201A, Water Quality Standards for Surface Waters of the State of
Washington. All releases of oils, hydraulic fluids, fuels, other petroleum products, paints, solvents;, and other
deleterious materials during construction must be contained and removed in a manner that will prevent their
discharge to waters and soils of the state. The cleanup of spills should take precedence over other work on the
site.
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 43.21C.240. The following
are City adopted policies, which support the MDNS:
Page 2 of 3
MITIGATED DETERMINATION OF NON -SIGNIFICANCE SEP06-0004 (Continued)
1. The City shall encourage the protection, preservation, recovery and rehabilitation of significant
archaeological resources and historic sites. (Policy HP -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. (Policy HP -3, 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(2)(c), 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. 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.
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
the comment period ending or by 5:00 p.m. on August 15, 2006.
RESPONSIBLE OFFICIAL: Paul Krauss, A.I.C.P.
POSITION%TITLE: Director of the Department of
Planning Building & Community
ADDRESS: 25 West Main Street
Auburn, Washington 98001
(253) 931-3090
DATE ISSUED: July 10, 2006 SIGNATURE:
Page 3 of 3
CITY OF AUBURN, WASHINGTON
ENVIRONMENTAL CHECKLIST
Purpose of Checklist:
Iv60I41 XtX1 V ! UV
C1vt;4,(-k 6( - Ob - P&
Exhibit
Number of Pages
The State Environmental Policy Act (SEPA), chapter 43.21 C RCW, requires all governmental agencies
to consider the environmental impacts of a proposal before making decisions. An environmental impact
statement (EIS) must be prepared for all proposals with probable significant adverse impacts on the
quality of the environment. The purpose of this checklist is to provide information to help you and the
agency identify impacts from your proposal (and to reduce or avoid impacts from the proposal, if it can
be done) and to help the agency decide whether an EIS is required.
Instructions for Applicants:
This environmental checklist asks you to describe some basic information about your proposal.
Governmental agencies use this checklist to determine whether the environmental impacts of your
proposal are significant, requiring preparation of an EIS. Answer the questions brieilly, with the most
precise information known, or give the best description you can.
You must answer each question accurately and carefully, to the best of your knowledge. In most cases,
you should be able to answer the questions from your own observations or project plans without the
need to hire experts. If you really do not know the answer, or if a question does not apply to your
proposal, write "do not know" or "does not apply." Complete answers to the questions now may avoid
unnecessary delays later.
Some questions ask about governmental regulations, such as zoning, shoreline, and landmark
designations. Answer these questions if you can. If you have problems, the governmental agencies can
assist you.
The checklist questions apply to all parts of your proposal, even if you plan to do them over a period of
time or on different parcels of land. Attach any additional information that will help describe your
proposal or its environmental effects. The agency to which you submit this checklist may ask you to
explain your answers or provide additional information reasonably related to determining if there may
be significant adverse impact.
Use of checklist for nonproject proposals:
Complete this checklist for nonproject proposals, even though questions may be answered "does
not apply." In addition, complete the Supplemental Sheet for Nonproject Actions (part D).
For nonproject actions, the references in the checklist to the words "project," "applicant," and "property
or site" should be read as "proposal," "proposer," and "affected geographic area," respectively.
AIN 2 8 X 446
ENING 1) P)OWE
NT
TO BE COMPLETED BY APPLICANT
A. BACKGROUND.
1. Name of proposed project, if applicable:
Mountain View Estates Plat
2. Name of Applicant:
Prius Trfland Group, LLC
EVALUATION FOR
AGENCY USE ONLY
3. Address and phone number of applicant and contact person:
Applicant: 4238 SW 314'' Street
Federal Way, WA 98023
Contact- Phillip Kitzes
206.227.7445
Contact: Steve Lee, P.E.
206.501.5708
4. Date checklist prepared:
January 28, 2006
(Revised.- June 16, 2006)
(Revised. June 28, 2006)
5. Agency requesting checklist:
City ofAubum
6. Proposed project timing or schedule (include phasing, if applicable):
Upon application being deemed complete.
• Checklist Review: (13 months)
• Land Use Review/Hearing; (4,6 months)
• Engineering Review/Pennilting: (4 months)
• ConsthK on. (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.
S. List any environmental information you know about that has been
prepared, or will be prepared, directly related to this proposal.
Geotechnical Evaluation prepared by SubTerra, Inc.
Wetland Determination Report prepared by Ecokgkal Land Services, LLC
Trafi%c Report prepared by Christopher Brown, P.E.
2
TO BE COMPLETED BY APPLICANT
Revised: New Geotechnical Review by Bergquist Engineering Services
Revised.- New Geotechnical Information by Bergquist Engineering Services and
Hydrology and Wetland Informadon prepared by Preferred Engineering, LLC.
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 the City ofAubum.
10. List any government approvals or permits that will be needed for your
proposals, if known.
• SEPA Review
• Prelminary/Final Plat Review
• Engineering Review
• Right-of-wayAgreements (possible) and Utility Easements
• Water, Storm, and Sewer Plan Approval/Permits
• NPDES 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.
This proposal rs for a twenty-nine (29) sing/e-fami/y residential lots on 9.06 acres (2
parcels) located at 32516 58' Avenue South, Aubum, Washington. Thera' /s an
existing residence that W/l nerrrain at completion of the project. The lots W// meet
the development standards for the RI zone, which rs a minimum lot size of 8,000
square feet (75 feet width). The proposed storm water runoff will be conveyed to
the south (oft` -site) into a proposed storm water facility for the plat of Slipp's
Meadow. (Note: This plat is being submitted concurrently wilt this application by
individuals under the same ownership.) Water is available and w/l/ be provided by
Lakehaven UtilityDistrict. Sewer service (City ofAubum) will need to be extended
east from the valley floor up to the property and will ,equine an easement(s) from
the city. The development will require frontage improvements (ha/f-street) along
560 Avenue South (within the existing "rated right-of-way) that wi// coniine
further south to the /nen at South 328°x' Street. Water, sewer, and other
pertinent utilities w/// be extended within this section of rued to serve the profct
and future development of ad)o/n/ng properties (Please see PreliminaryPlat Map
Set.)
Revised- There are a tote/ of 30 lots
EVALUATION FOR
AGENCY USE ONLY
TO BE COMPLETED BY APPLICANT
EVALUATION FOR
AGENCY USE ONLY
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).
Again, the proposed subdivision is located at .32516 58" Avenue South, Aubum,
Washington. The property rs within the Northwest Quarter ofSsc 14, Township
21 North, Range 4 East; W. M., and the Assessor's Parcel Nos. are 926280-0210 and
926280-0280. (Please see attached Legal Description and Kdnity Map).
B. ENVIRONMENTAL ELEMENTS.
1. Earth.
a. General description of the site (underline one): Flat, rolling, hilly, steed
slopes, mountainous, other
b. What is the steepest slope on the site (approximate percent of slope):
There are slopes in excess of 40 percent in the northeastern pertxon of the
property --within a NGRA Tract—no aempment is to occur witfiin this area In
addition, the sewer extension wit/ require traversing a mountainous slope (of -
site) that is in excess of 40 percent. (Please see endosed geotechnical
evaluation prepared by SubTerra, Inc:)
Revised.- Additional geotedinical review by Bergquist Engineering Services
c. What general types of soil are found on the site (for example, clay, sand,
gravel, peat, muck)? If you know the classification of agricultural soils,
please specify and note any prime farmland.
According to die Sox/ Survey of King County, the soil type is a mixture of
Alderwood, gravelly sandy loam (AgQ and Kitsap soils (steeper areas).
d. Are there surface indications or history of unstable soils in the immediate
vicinity? If so, describe.
There are no sunk indications of unstable soils on, or xn the vicinity of the
proposed site /ovation. See Geotechnical Report
e. Describe the purposes, type, and approximate quantities of any filling or
grading proposed. Indicate source of fill.
4
TO BE COMPLETED BY APPLICANT
The project w/ll require grading for the construction of the proposed streets,
lots, water, sewer, and other ground ablIbes; As designed; there rvi/i be
approximately 1,0010 cubic yards of cut and 7,000 cubic yards of fill—or a
shortage of 6,000 cubic yards. Material from the plat of5t/pp's Meadow will be
imported to balance the amount of material required.
f. Could erosion occur as a result of clearing, construction, or use? If so,
generally describe.
Erosion could occur during the constrmtion phase of this project, Appropriate
erosion centro/ measures wi/l be inducted in the grading plans to minimize the
impacts of the project.
g. About what percent of the site will be covered with impervious surfaces
after construction (for example, asphalt or buildings)?
The plan depicts t/iere W// be about 56,663 square feet of impervious surface
/n the proposed public nght-of-way and prA ate joint -use driveway. Assuming a
maximum lot coverage area of 35 percent; there w/ll be an addrbonal 95, 568
square feet of impervious area (total of 273,051 square feet /n lots). Thus, the
total impervious area wi// be approximate/}• 152,231 square feet; or 38.8
percent of tfie site (total area is approximately 9.0 acres, or about 392,040
squaw' feet).
h. Proposed measures to reduce or control erosion, or other impacts to the
earth, if any:
Erosion could occur during the construction phase of this project: As required
and /mplerrrented by the City, appropriate erasion contra/ measures will be
induded in the final grading plans to minimize 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
and when the project is completed?
approximate quantities if known.
WOW smoke) during construction,
If any, generally describe and give
Temporary emissions from equipment and dust will occur during const ruction
phase Construction equipment will comply witfi applicable air quality
regulations
b. Are there any off-site sources of emissions or odor which may affect
your proposal? If so, generally describe.
None, to our know/edge.
EVALUATION FOR
AGENCY USE ONLY
TO BE COMPLETED BY APPLICANT
c. What are the proposed measures to reduce or control emissions or other
impacts, if any:
None are proposed at this time.
3. WATER.
a. Surface:
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.
No.
Revised,- Stream #0051E, according to the Mil/ Creek Sp+eaa/ Areas
Management Plan (sAMP), rs /sated approx/mate/y 150 east of tie east
property line. At mos4 this is an intermittent stream (pass 111) requiring a
minimum buffer of 25 feet, In addition, there is potentially an enwrgent
wetland north of this 2 foot wide stream d�anne/ that /s approximately 150
feet away from the proposed development Fred v nrraton did not
reveal the exact /ocabM however, this would be considered a Category Ill
OW wetand requiring a minimum buffer of 25 feet up to a maximum of 50
feet In ether case, the developed area of the protect is a considerable
distance away and here is no proposed masbmwn that W// affect it.
(Please see letter prepared by Ms Darcy Mi/kr, -Wetand Emloyis4 PWS, of
Preferred Engineering, LLC.)
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.
Not applkab/e.
Revised., Again, Stream #0051E is located approximately 150 east of the
easterly pmperty line. Constnxton of the sewer main W// likely occur
within 2010 feet of the intermittent s&wm--outside the maximum butler
requirements (Please see letter prepared by Ms Darcy Mi/ler, Wetand
Ec01094 PWS, of Preferred Eng/neer/rrg, LLC,)
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 applicable.
EVALUATION FOR
AGENCY USE ONLY
TO BE COMPLETED BY APPLICANT
4) Will surface water withdrawals or diversions be required by the
proposal? Give general description, purpose, and approximate
quantities, if known.
No.
5) Does the proposal lie within a 100 -year floodplain? Note location on
the site plan, if any.
No.
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.
Not applicable.
b. Ground:
1) Will ground water be withdrawn or recharged? Give general
description, purpose, and approximate quantities, if known.
No.
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.
Not App/icab/e. (Note: The e4stnq residence is on sept7c and wi// be
connected to the pub/ic sewer system upon comp/eboon of the pro)iect )
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.
EVALUATION FOR
AGENCY USE ONLY
TO BE COMPLETED BY APPLICANT
Storm water runoff from the road and residences W// be co/%rted via a
series of connected pipes to be ultimately d/scharged south into an off-site
detenbon/water quality vault on another property (Stipp s Meadow). At
this poin4 the water will be treated and conveyed and reused at the pre -
development rate. (Note: The route of the surface water will be within
5e Avenue S.)
2) Could waste materials enter ground or surface waters? If so,
generally describe.
No.
d. Proposed measures to reduce or control surface, ground, and runoff
water impacts, if any:
All development and engineering requirements imposed by the City to control
the impacts to the hydrokgy of the area will be penbaned by the proponent.
4. PLANTS.
a. Check or circle types of vegetation found on the site:
xx deciduous tree: alder, mapleaspen, other
xx evergreen tree: fir, cedar, pine, other
xx shrubs
xx grass
pasture
crop or grain
wet soil plants: cattail, buttercup, bullrush, skunk cabbage, other
water plants: water lily, eelgrass, milfoil, other
xx other types of vegetation: ornamental
(Note: Please see enclosed Wedand Aeterminabon Report prepared by
Ecokykal Land Services, Inc., for a more complete &; ng of on-site plant
material.)
b. What kind and amount of vegetation will be removed or altered?
Where development is to occur, existing vqX-tabon will be removed for the
grading and consbrucbon of the project. It is the intent of the development to
preserve larger trees, where possible, alotg property lines and rears of /obs
c. List any threatened or endangered species known to be on near the site.
There are none --to our knowledge.
d. List proposed landscaping, use of native plants, or other measures to
preserve or enhance vegetation on the site, if any:
EVALUATION FOR
AGENCY USE ONLY
TO BE COMPLETED BY APPLICANT
EVALUATION FOR
AGENCY USE ONLY
The developer wi// conform to exislrng Codes and development standards of
the City,
5. 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, son ird 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 knowledge.
c. Is the site part of a migration route? If so, explain.
Not to our knowledge.
d. Proposed measures to preserve or enhance wildlife, if any:
None are proposed at this tyle.
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.
Elecgryc0 and gas wi// bre the primary sourm for power and heating the figure
residences;
b. Would your project affect the potential use of solar energy by adjacent
properties? If so, describe.
No.
c. What kinds of energy conservation features are included in the plans of
this proposal?
Construction of the new homes will meet or exceed the necessary energy
requirements of the Naffiv eat Energy Code.
WRT
S
9
TO BE COMPLETED BY APPLICANT
7. ENVIRONMENTAL HEALTH.
EVALUATION FOR
AGENCY USE ONLY
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.
No.
1. Describe Special Emergency services that might be required.
Not applkcable.
2. What are the proposed measures to reduce or control environmental
health hazards, if any:
None are proposed at this time.
b. Noise. -
1. What type of noise exists in the area which may affect your project
(for example: traffic, equipment, operation, other)?
None to our knowledge.
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 levels wAl inr ease on a short --lean basis during the constnalron
Phase of the project: Construct/on W// oeovr during daylight hours as
allowed by City Cade and staff In genera/, hours of consbuction will be
limited to 8.•00 AM to 6.•010 PM.
3. What are the proposed measures to reduce or control noise impacts,
if any:
Increased noise levels due to construction will be restricted to the
abovemeaboned hours to reduce any impacts to the neighboring residents
8. LAND AND SHORELINE USE.
a. What is the current use of the site and adjacent properties?
There is an existing residence on the property. Directly north and west are
single-family residences To the south, the property is vacant and
undeveloped. East of the site rs steep slopes and the land /s undeveloped.
10
TO BE COMPLETED BY APPLICANT
b. Has the site been used for agricultural purposes? If so, describe.
Not to our knowledge.
c. Describe any structures on the site.
Again, there is an existing reskence on the property.
d. Will any structures be demolished? If so, what?
e. What is the current zoning of the site?
The current zoning is Residential (R1) per the recent annexation.
f. What is the current comprehensive plan designation of the site?
The current comprehensive plan designation is Low Density Residential.
g. If applicable, what is the current shoreline master program environment
designation of the site?
Not applicable.
h. Has any part of the site been classified as an "environmentally sensitive"
area? If so, specify.
The steep slopes towards the easterly edge of the properly are designated as
env/ronmenta//y sensitive areas and are set aside in a NGPA Tract.
i. Approximately how many people would reside or work in the completed
project?
Assuming Z.9 persons per household, approximately 84 persons will resride /n
this development.
Revised- Assuming 30 lots in the profl4 there wi// be 87 residents within the
development.
j. Approximately how many people would the completed project displace?
None.
k. What are proposed measures to avoid displacement or other impacts, if any:
None are proposed at this time.
1. What are the proposed measures to ensure the proposal is compatible
with existing and projected land uses and plans, if any:
ii
EVALUATION FOR
AGENCY USE ONLY
TO BE COMPLETED BY APPLICANT
EVALUATION FOR
AGENCY USE ONLY
The proposed 29 lot subdivision is consistent with existing and future land
uses, zoning, and comprehensive plan designation and will be compliant with
the Code.
Revised There are now 30 lots.
9. HOUSING.
a. Approximately how many units would be provided, if any? Indicate
whether high, middle, or low-income housing.
The proposal induces 28 new moderate to higher Income residences; which is
consistent with the adjacent development.
Revised; There will be an addrbonal29 lots
b. Approximately how many units, if any, would be eliminated? Indicate
whether high, middle, or low-income housing.
None.
c. What are the proposed measures to reduce or control housing impacts, if
any:
None are proposed at this time.
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 height of any future residences will be consistent with the
existing requirements for the RI, which rs thirty (30) feet:
b. What views in the immediate vicinity would be altered or obstructed?
None. The views are territorial for all the properties in the area.
c. What are the proposed measures to reduce or control aesthetic impacts, if
any?
Street landscaping will reduce the visual impacts of the development In
ad�dllmn, the intent is to have mature vegetatbon retained where possible along
the rears and property fines of the new msfaeential lots
12
TO BE COMPLETED BY APPLICANT
11. LIGHT AND GLARE.
EVALUATION FOR
AGENCY USE ONLY
a. What type of light or glare will the proposal produce? What time of day
would it mainly occur?
The light and glare that will be produced from the site wi/l originate from
building lighting, exterior sheet /ighdng, and from vehicles using the site. The
light and glare will occur in the evening and before dawn.
b. Could light or glare from the finished project be a safety hazard or
interfere with views?
&n
c. What existing off-site sources of light or glaze may affect your project?
There are none -to our knowledge,
d. What are the proposed measures to reduce or control light and glare
impacts, if any:
None are proposed at this time.
13. RECREATION.
a. What designated and informal recreational opportunities are in the
immediate vicinity?
There are no constructed park areas within the immediate vianity (1 mile) of
the site. However, the property directly south of the site rs owned by the aty
and -&.In tsm*d-�
b. Would the proposed project displace any existing recreational uses? If
so, describe.
Fin
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:
None are proposed at this time.
Revised., There is a proposed park area at the terminus of the northerly cul-
de-sac to a//ow recreational opportunities for the residents in the plat.
13
TO BE COMPLETED BY APPLICANT
EVALUATION FOR
AGENCY USE ONLY
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.
Not to our knowledge.
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 knowledge.
c. What are the proposed measures to reduce or control impacts, if any:
None are proposed at this time.
14. TRANSPORTATION.
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 proposed subdnriss/on wi/l be direcdy aaesvble to 580 Avenue South
(south), South 3280 Stree4 and 56#'A venue South.
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-andride located at the
/ntersecbon of West Valley Highway and Peasley Canyon Road -approximately
one-haKmile south of the pwjecct
c. How many parking spaces would the completed project have? How
many would the project eliminate?
Assuming a minimum of 2 covered parking spaces per household, there will be
at /east 56 new parking spaces (58 total) being provided upon cornp/etfon of
the project. No panting spaces will be eliminated ham this proposal.
Revised.- Based on 29 new lots, there will be at least 58 new parking
spaces -60 total.
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).
14
TO BE COMPLETED BY APPLICANT
Yes The project will require an intema/road system (2 public residenda/ cul-
de-sacs and 1 private joint --use driveway) to be constructed to serve the new
residences In additon, .580 Avenue South will be designed and constructed to
half-sbeet standards within the existed dedicated right-of-way south to South
32r Street. (Note: South 328 ' Street will be Improver, as part of the Stipp s
Meadow project being processed concurrently by this applicant.)
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 average of 10 vehicular trips per day, there will be approximately
280 new trips generated from the proposed subdivision (ITE Manua/). Of this
amount; approximately 28 of these trips will occur during peak hours
Revised: Based on 29 new lots, there W// be approximately 290 new trips- 29
new peak hour t7ps
g. What are proposed measures to reduce or control transportation impacts,
if any:
The app/,cant will be re4ponsib a for any appropriate traffic mibgabbn fees,
which will onset some of the impacty of the subdivision—lfapp/,cable.
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.
Yes There could be an Increased creed for fire and police protectrbn due to an
adMonal 28 lots in the area. Also, there mil be an impact on the present school
system for any future students residing within the development.
Revised: There will be 29 new residences:
b. What are proposed measures to reduce or control direct impacts on
public services, if any -
EVALUATION FOR
AGENCY USE ONLY
Property taxes, building permits and school impact miticjati w feces generated
from these residences will mitryate impacts incurred from this development.
'FU2�c' t�Vwp ac/4 FcA' oAAk a I r► UM p- *mb4 �v
15
TO BE COMPLETED BY APPLICANT
17. UTILITIES.
EVALUATION FOR
AGENCY USE ONLY
a. Circle (underline) utilities currently available at the site: electricity,
natural gas, water, refuse service, telephone, 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.
Electridty:
Puget Sound Energy
Gas:
Puget Sound Energy
Water:
Lakehaven Ut///ty District
Refuse:
Waste Management
Telephone:
Qwest Communaabons
Sewer:
City ofAuburn
Cable:
Comcast
Connections) to the above mentioned uti//ties wi/l be negotiated with the
individual purveyor during the building permit and acwstruction phases of this
project. There may also be a need for a right of -way permits) to gain access
to the property at cons&uct on.
C. 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
`Q041s'50) Date Submitted: Co , 2-8. O r
16
CHICAGO TITLE INSURANCE COMPANY
A.L.TA. COMMIT14IFNT
SCHEDULE A
(Continued)
Order No.: 1159659
Yaw No.:
LEGAL DESCRIPTION EXI Mrr
(Paragraph 4 of'Sd6eduie A cxmnt muation)
PARCEL A:'D_-G 2't&o —03-10
TRACT 40, WEST AUM M FIVE ACRE TRACTS, ACCORDING TO THE PLAT THEREOF,
RECORDED 1N YOLK 15 OF PLAT'S, PAGE 12, IN KING COUlNiY, WASHINGTON.
PARCEL B: S2— 6 2-130 — 02Z e?
TRACT 50, WEST AUBURN FIVE ACRE TRACTS, ACCOitDING TO THE PLAT THEREOF,
RECORDED IN VOLUME 15 OF PLATS, PAGE 12. IN KING COtlPH Y, WASHINGTON.
e�
CLTACMA6/RDA/0999
*I
12
a
Mb
PK ENTERPRISES
June 16, 2006
Exhibit 11
Number of Pages
RECEIVED
JUN It 9 2006
Mr. Dennis Dowdy, Director
City of Auburn PLANNING DEPARTMENT
Public Works Department
25 West Main Street
Auburn, WA 98001-4998
RE: A Request for a Road Deviation for Road Gradient along SOP Avenue South, Mountain
View Estates Plat, Auburn, Washington. (File No. PLT06-OW2/SEP06-0004)
Dear Mr. Dowdy:
On behalf of the Prius Triland, LLC, PK Enterprises is requesting a Road Deviation for the road gradient
along 5e Avenue South which borders the Mountain ViewEstates Plat. The existing alignment is a series
of paved and unpaved sections with driveways that serve the various residences. The naturaltopography
within the right-of-way varies from approximately 5 to 17 percent.
The construction of Mountain View Estates Plat requires half -street improvements along the easterly edge
of 58"' Avenue South that will ultimately tie into South 328"' Street (also requires improvements). Because
the topography varies up and down, the road has been designed to best align with the ground; however,
there are instances that require a steeper grade --8.7 percent. For the most part, the proposed vl
alignment is less than 6 percent. Even when a steeper gradient required, there is a 2-4 vertical drffe mica ertica
between the proposed road elevation and existing topography (grading and/or walls are required). To
require a road gradient not to exceed 6 percent would further increase the amount of grading (walls)
needed at points along the street. As proposed, the vertical grade meets the maximum, 12 percent,
allowed fox emergency purposes. There will be no sight distance issues along the road; thus, safety is not
compromised for the existing and/or future residents served by the road. This deviation request is based
on the existing conditions and topography along the road alignment and will not be a detriment or cause
undo harm to the present and future residents accessing this road..
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, Prius Triland, LLC
Mr. Timothy Powers, Prius Triland, LLC
23035 SE 263RD S 1'REET • MAPLE VALLEY, WA • 98038
PHONE: 206.227.7445 • FAX: 425.432.9397 • PKENTERPR,C@AOL.COM
PK ENTERPRISES
April 17, 2006
Mr. Dennis Dowdy, Director
City of Auburn
Public Works Department
25 West Main Street
Auburn, WA 98001-4998
Exhibit ( V
Number o Pages
ages
�'FCEIVEID
OR 18 2006
SNI NG DEpAPNENT
RE: A Request for a Road Deviation for Centerline Radius of a Local
Residential Road, Mountain View Estates Plat, Auburn,
Washington. (File No. SEP06-0004/PLT06-0002)
Dear Mr. Dowdy:
On behalf of the Prius Triland, LLC, PK Enterprises is requesting a Road Deviations for
centerline radius of a local road within the Mountain View Estates Plat. The proposed.iroad
is a local access road, which requires a minimum centerline radius of 375 feet. As proposed,
the minimum centerline radius is 50 feet, which allows for consistent lot design and yield for
this property. A total of fifteen (15) lots will be served by this road; thus, the actual volume
of trips is very low. The road can be described as either an elongated cul-de-sac or a loop
road that connects back. to itself. The concept behind the design is to allow for an area
within the right-of-way for recreational opportunity for the future residents. This type of
design has been employed in many larger subdivisions and master planned communities. In
essence, what is usually a solid paved area is now broken up by landscaping—a small park
area. The plantings within the park area will be low -growing to allow for ample sight
distance for vehicular traffic. The minimum inside radius is 25 feet (pavement edge) which is
sufficient to serve the subdivision in the instance of an emergency.
During the meeting on March 176, a point was bmught up about parking within the
turnaround area. As is the case with most cul-de-sac terminuses, there is very little
opportunity for parking within the actual bulb area. This is due to the fad that in many
instances the frontage of lots is reduced to accommodate the number of lots being served.
We are proposing a pavement width of 28 feet; which is the minimum required, and in
general, allows for 20 feet of travel way and 8 feet of parking on one side.
This deviation request allows us to develop the site in an efficient manner and provide a
unique recreational opportunity for the enjoyment of the future residents. The actual
Pavement width is not reduced; thus, there is sufficient area for emergency and general
access for the lots. The turning radii are reduced, but given the number of lots, traffc
volumes will be tow and there will not be any safety issues.
We appreciate your time and consideration in this matter. If there are any questions, please
feel free to contact me at (206) 227-7445.
73035 SE 263RD STREET • MAPLE VALLEY, WA • 98038
PHONE_ 206.227.7445 • FAX: 425.432 9397 • PKENTERPRS@AOL.COM
Sincerely,
PK ENTERPRISES
PHILLIP KITZES
CC Mr. Steve Lee, Prius Triland, LLC
Mr. Timothy Powers, Prius Triland, LLC
Mr. and Mrs. Steve Nichols
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 ' I 2
NumberofPages 3
A!ECEV
APR 18 2006
BANNING DEPARTtlrcH f,
RE: A Request for a Special Exception for Public Agencies and Utilities,
Stipp's Meadow and Mountain View Estates Plats, Auburn, Washington.
(File Nos. SEP06-0003/PLT06-0001 and SEP06-0004/PLT06-0002)
Dear Mr. Pilcher:
On behalf of the Stipp's Meadow, LLC, and Prius Triland, LLC, PK Enterprises is requesting a
Special Exception for Public Agencies and Utilities for Stipp's Meadow and Mountain Yew
Estates Plats. Both projects were recently annexed into the city under the Ft -1 zoning
designation. To develop to these urban standards, sewer (public utility) needs to be extended
from the valley floor up a 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 581'
Avenue South will be laid east down the 15% to 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 slope (in excess of 700%) with a
minimum of 3 feet of cover down the slope. This is shown in the preliminary sewer plan sheet
provided. Prior to final engineering, a final steep slope geo-technical analysis will be conducted
upon portions of the steep slope (in excess of 70%) to determine if burying the proposed HDPE
pipe will be possible and not cause excessive slope failure due to unearthing loose surficial soils
that appear to be in the upper layers of the slope (see preliminary steep slope geo-technical
letter composed by Sub -terra, Inc.).
If surficial soils are found 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 pipe will be anchored at
20' intervals with clamps and pile driven steel stakes with a helical anchor to secure the pipe. If
the above ground HDPE pipe is recommended, then a curved alignment will be proposed that
will provide relief from thermal effects on the pipe.
23035 SE 263RD STREET • MAPLE VALLEY, WA • 98038
PHONE: 206.227.7445 • FAX: 425.4329397 • PKENTERPRS@AOLCOM
0
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 no practical alternative to the proposed development with less impact on
critical areas.
Response; There are no practical alternatives to get the .sewer up the hill other than
fol/owing the alignment as proposer,
2. The application of this chapter would unreasonably restrict the ability to provide utility
service to the public.
Response; Both projects could not be developed under the standards set forth in the
R-1 zone without extending sewer to tfie prnperpes This is an area for future
annexation by the City and the extension of the sewer main W// al/ow future projects
serv/ce to be developed under city standards In addition to serving the two projects,
sewer ,W11,be extended into the cemetery, Mich the city has indicated is a very much
needed ut/lity.
3. That the modification, if granted, will not alter the character of the neighborhood, or
be detrimental to surrounding properties in which the property is located.
Response; The reduction of the lot width W// not alter brie d�aracter and/or be
detr/mental to the immediate neighborhood, The .surrounding propert;es are on
septic; thus, the actual lot sizes/widths may be larger to accommodate a pn'vate sewer
system. However, there are several properties in the area with lot w/dth rang/ng from
70 to 80 feet wide—similar to ifiis project. In fact, directly wrest of the site there is a
lot that is 70 feet wide and sized about the same as being proposed (g,BAp square
feet.) __ .
4. The proposal attempts to protect and mitigate impacts to the critical area functions
and values consistent with the other applicable regulations and standards.
Response; At Fina/ engineering approval, tfie developer wi// be working dii ectYy with
the city to ensure the best means of design and installation are developed to minimize
disturbance of the hi//side while providing service to the end-users Whether the pipe
is instal/ed underground or laid on top of the ground and secured by anchor bolt 5, it is
2
our goal that the service be instal/ed so it is safe and W// function to meet the needs
of these developments, the cemetery, and 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 slope
it) an ffort to
understand what will be the best solution for bringing the service up the hillside. .A,ga neat final
engineering approval there will be additional testing, analysis, and engineering of the hillside to
develop the best solution for this activity. If there are any questions, please feel free to contact
me at (206) 227-7445.
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
PK ENTERPRISES
June 28, 2006
Exhibit 4-0
Num ber of Pages
Mr. Steve Pikher, AICD
City of Auburn
Planning and Community Development
25 West Main Street
Auburn, WA 98001-4998
RE: A Request for a Variance for Lot DePth for Lot 5, Mountain View Estates
Preliminary Plat, Auburn, Washington 98001. (File Na. PLT06-0002/SEP06-
0004)
Dear Mr. Pilcher:
On behalf of the Prius Triland, LLC, PK Enterprises is requesting a variance to reduce the
minimum lot depth requirement for Lot 5 within the Mountain View Estates Preliminary Plat The
property is in the R-1 Zone which requires a minimum internal lot width of 75 feet. The plat: has
been revised several times per staff comments—the most recent submittal being June 16, 2006.
In the latest layout, staff requested that the recreational space be moved; thus, lots were shifted
to accommodate a more appropriate location. In addition, the length of the private drive (Tract
B) was longer than 150 feet, so the design needed to meet this requirement In doing so, Lot 5
was adjusted; however, the length of one property line is less than the required 100 feet (97.5
feet). The southerly Property edge is 153 feet with an average depth being approximately 125
feet. 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 tact and
conclusions of law which support the tbilowing criteria and any conditions:
1. 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
title.
23035 SE 263RD SIREET • MAPLE VALLEY, WA • 98038
PHONE: 2D6.227.7445 • FAX 425.432. 9397 9 PKEN'IERPRSQAOL.COM
f
Response: After a second subnnya/, staff commented on the fact that they would not
be supporirve of a piark within the northerly cu/ -de -sac and tit the maximum /ei7gth of
the private axess road is ISO feet needed to be met. The plat has been i,evised
aczordingk however, adjustments were made to the lots along the northerly edge of
the protect. In aping so lot 5 now has a norther/}, property tine measuring 97.5 feet.
At the midpoint in ttae lob the length as apprarfimate/y 125 feet; which cs more than the
required IAO feet (southerly prgaerty fine measures 153 feet). The square footage of
bye lot wie// exp the 8,000 square foot requirement -9,329 SF. The proposal rs
meebng the density and deveihpment requ/cements of bye zone. This rs the only lot
that requires a modifrcaben to the standards and rs only 2.5 feet less than that is
required.
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 the property.
Resfwnse: This pro ect #m*es subdividing the property into 30 s/ngle-fam//lv lots
wibi a minimum lot size of 8, OW square feet When the plat was revised, the lobs
where designed to meiet the required square footage, to retain brae exerting ms" mce,
and to respect the Native Gfowth Prvtxbion Area (NGPA) in the northeast acrner;
Furdaer»>ore, staff` d/d not want the leorabovaal area to be an lzbnd; thus,, we
adjusted the site plan aczor&fpg ; The topography scopes from north to south and the
lots are designed to accommodate than gradden4 but this too & a con ddaon of the site
that requires a7rmeraboo in the layout Where arcs lot ,is located; bye slope aF b5Le
ground acs flat and bye arientabao of the lot (eastlKest) rs fine. As stated rn the,mor
request sewer cs being brought up from the valley fiidor ands a COS&Y aorzsthAton
Mem. A reduclfon in Me number of doq�;) greatly affects Me vhabrity of ffils prnje,:t.
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 went with other comparable features within 500 feet of
the proposal.
Response: Thee reduction of the lot depth W// not alter the character and/or is
de&h77enb/ to brie immedlate neii7bborfiood, The surrounding properties are on septk;
ffiUs, bye amoral dot seeslwmft are lanyer to aornmrnodate a prnate semer syMs m.
However, there are sem-wa/ propates in Me area wrtfi lot width ranging pan 70 to 80
feet wroe—similar to this project.
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: There are no spedbl afrumstanres and rnndib'ons assocnated with this
variance b5at are a direct result of b5e appl ont Of present owners The dimensions of
the project area have not been of nred and doe NGPA was a stab/rshed when the
resrderace was constructed. (loot: The actual boundary was not actually dined;
however, we have assumed (based on the deco ipbon of the area) that the top ofslqae
rs the bouneany edge.
5. Literal interpretation of the provisions of this Tide would deprive the applicant of rights
commonly enjoyed by other properties in the same zoning district.
2
Response: Literal interpretation of this Tide would reduce the lot yield thus,
reducing the rights enjoyed by others in the same zoning district. Again, the reduction
occurred when the lots were shifted to accommodate staff's comments to move the
recreational spm on the project site. As stated before, the sewer main is naming
from the valley floor—more dean 1,000 feet off-site up a steep nope This rs a cusdy
item and a reduction of lots affects the viabl/ity of the project (Note.• There ,is interest
hnm many of the adjoining properties to be served by this sewer main, this, this
proposal is providing a necaofed senor to the immediate aelghborhaod.)
6. The approval of the variance will be consistent with the purpose of this Tide and
zoning district.
Response: The purpose of the deve%pment standards of trie R 1 zone Is to insure
tfiat existing and prMosedlois are a minimum of 8,OW square feet and dewe hped at a
density of appmAimately 5 dlrvelling units per acre To accomplish this, minimum lot
dimensions Ae. 75 feet wale and IAD feet deep) have been established; however, the
Cade does have pnwipons whldi allow for reducban in lengths The reductun bL.Inxl
sought ns less than 3 pint of the required length, The lots area minimum of 8, AAD
Square feet and die density is less than 3 dwelling units per aae.
7. The variance will not allow an increased in the number of dwelling units permitted in
the zone.
Response: The protect area is 9.0 acnes, or 392,090 square feel: ~Ing this
number by die minimum lot size of 8, OW square fuel; &fie maximum number a, Acts
(density) is 49 lots—dhe plat has 30 lots. This, this development aloes not increase the
number ofallowable lots m this zone
8. The authorization of such variance will not adversely affect the comprehensive plan.
Response: Approval of this variance W11 not adversely affect the cVNnprehens flan.
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 deveoplmrt4 with the approved
variance, is a permitted use in thus zoning d&&kt
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 49 lots, yet there are only 30 being 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 approval, there will be a loss of a
lot 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
PHILLIP KI7ZES
CC Mr. Steve Lee, Prius Triland, LLC
Mr. Timothy Powers, Prius Triland, LLC
Mr. & Mrs. Steve Nichols
Elizabeth Chamberlain
From:
Sent:
To:
Subject:
Karen Walter [Karen.Walter@muckleshoot.nsn.usj
Wednesday, June 14, 2006 2:56 PM
Elizabeth Chamberlain
Page l of 1
Exhibit T
Number of Pages
Mountain View Estates PLT06-0002 and SEP06-0004 Notice of application
Attachments: alt8 SAMP.pdf
Elizabeth,
Thank you so much for faxing us a copy of the "Wetland Determination Report for Mountain View Estates dated
December 8, 2005 for the above referenced project. We have reviewed this report and have a couple of
questions/ comments.
First, according to the references in -the back of the report, it appears that the consultants did not review the
Special Area Management Plan for Mill Creek (2002). This plan includes a map (Alternative #8, see attached file)
showing various streams and wetlands that are near the project including Stream 0051 E and Wetland 5VY. Is
there any reason why the consultants did not review this plan?
SAMP map on site or not? Is wetland 5VY as shown on Alternative #8 of the
Also, please note that there is an inconsistency in the wetland report. On page 1, the report indicates that there is
an unnamed stream flowing across the NE corner of the site (likely Stream 0051 E); however, on page 2, the
report states that "there are no stream ... within 100 feet of the site boundaries'. Per the Special Area
Management Plan for Mill Creek, Alternative 8 map and King County's IMAP, it appears that there is a stream on
site that drains to Mill Creek.
Second, according to the response in item 3.a.1 of the checklist, there are no surface waters onsite, which
appears to be in error based on the information above. If the information in item 3.a.1 is incorrect, then is the
response to item 3.a.2 still correct (i.e. no work within 200 feet of any waterbody)?
We would appreciate any clarifications that you may obtain for this project and look forward to your response.
Thank you again,
Karen Walter
Watershed and Land Use Team Leader
Muckleshoot Indian Tribe Fisheries Division
39015172"d Ave SE
Auburn WA 98092
253-876-3116
6/14/2006
iviountain view Estates (PLT06-0002)
Page 1 of 2
Elizabeth Chamberlain
From: Brian Asbury [BAsbury@lakehaven.org]
Sent: Wednesday, June 21, 2006 2:45 PM
To: Elizabeth Chamberlain
Subject: Mountain View Estates (PLT06-0002)
Attachments: AUB-PLT06-0002.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. 4e, w ly, 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 potentiat 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
apply 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 owner/applicant
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-PLT06-0002. pdf>>
Let me know if you have any questions or need additional information.
Brian Asbury
Engineering Technician III
Lakehaven Utility District
h92://Www.lakehaven.org
FAX 253-529-4082
6/21/2006
Mountain View Estates (PLT06-0007)
Page 2 of 2
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
I _: :i— . : LAvo
Washingtonat
Ste
partment or Transportation
V� De
Douglas 8. MacDonald
Secretary of Transportation
July 18, 2006
Joe Welsh
City of Auburn Department of Public Works
25 West Main Street
Auburn, WA 98001
Subject: SR 18 / SR 167 vicinity
Nichols and Stipp Plats (43 SFRs)
Traffic Impact Analysis
Dear Mr. Welsh:
Northwest Region
15700 Dayton Avenue North
P.O. Box 330310
Seattle, WA 98133-9710
206-440-4000
TTY: 1-800-833-63M
w'K'WWsdot.wa.gov
8�CAC"V
,lz,D
. , tIUt Z � ,ft
qEp�
The Washington State Department of Transportation
Analysis (TIA) provided for the above subject projects. Based upon trehveriwed aOTraffic Impact
and`conclusions provided in this report, the following facts represent the issues and areas of frons,
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`h St NW intersection will operate: at LOS D
without the project. After the project is constructed and fully occupied (2o LOS F will this intersection
will receive 15 net new.trips and will operationally de
grade signal timing / phasing improvements can mitigate this degradation and return theinteron'sstates t
LOS to D. This intersection is less than 0.2 mile from the 15th St NW / SR 167 SB ramp terminal
intersection. 15" 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 15m St SW are also 2004 HAI, 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- tnitigate 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
terminal -Ji tersection. The SR 18 EB off ramp /W Valley Hwy intersection is. listed as at 2004
HAL.
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 BWy
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 ofttds project,
the following TIA comments are made:
1. Please extend the east limit of your impact analysis to include the SR 167 SB and N13
ramp terminals / 15`h 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 2064404357 or Rick
Roberts at 206-4404352. If you have any questions, or require additional information please
contact Felix Pallsoc of our Development Services section by phone at 206-4404713, 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 / I Barnes, MS 120
C:Telix DevSefv%SEPA_RespmuesNsePaAUBURN_NWSRIBSR167Nd)dSSOPP_ MCamieM52City.doc
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 )Nay 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.
1. Surface Water Management: The question was asked how the runoff from the widening 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 }mown 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
plan" seems to be punitive in nature. I believe most people to be aware of King County's
desire to succeed local government function to the City of Auburn in the West Hill area.
Without a plan that puts public interest and safety first the lack of trust and disharmony
will continue. I ask the City of Auburn to make the right choices in the public interest
and safety as you process these proposals.
Sincerely
Thomas P: Jones
1