HomeMy WebLinkAboutITEM VIII-B-3,~.._ *,~
CITY OF Y
AUBURN
WASHINGTON
AGENDA BILL APPROVAL FORM
Agenda Subject: Date:
Resolution No. 4182 "Carter Estates Preliminary Plat," Application No. May 15, 2007
PLT06-0003.
Department: Planning, Attachments: Resolution No. 4182 Budget Impact: N/A
Buildin ,and Communit and Attachments er List of Exhibits
Administrative Recommendation: City Council adopt Resolution No. 4182 approving Carter Estates
Prelimina Plat and affirmin the Hearin Examiner Recommendation.
Background Summary:
On March 28, 2007 the Hearing Examiner held a public hearing on a proposed 16 lot preliminary plat
called "Carter Estates." This plat connects to the recently approved final plat of "North Tapps Estates."
The request also has two plat modification requests:
1. The proposed public road exceeds the 600 foot maximum for adead-end road. Pursuant to City of
Auburn Design Standards Section 10.02.5.2, dead end streets shall not be more than six hundred
feet in length, unless the city determines that due to topography or existing development patterns,
there are no feasible alternatives and emergency service can be effectively provided. The proposed
dead end road is 675 feet in length and dead ends at city owned property to the north. Rather than
placing a cul-de-sac at the end of the proposed public road, the applicant is stubbing the road for a
connection into the city's property for future park development. The road will most likely not extend
fully through the city's property to the north, as wetlands exist on a good portion of the property.
2. A reduction in the horizontal curve radius for the proposed roadway curve. The proposed roadway
radius is 170 degrees whereas the city standard is 370 degrees. Due to site constraints of the
wetland, the gas pipeline property to the east and Lake Tapps Parkway to the south, meeting the 370
degree standard is difficult. The dead end street will have low traffic volumes and speeds.
On April 10, 2007 the Hearing Examiner recommended approval of the preliminary plat request subject to
conditions and also recommended approval of the two plat modification requests. The Hearing Examiner
did add three additional conditions to what staff recommended. Two of the added conditions clarify
conditions recommended by staff. The third added condition includes Findings of Fact 12-26 as conditions
of approval. The seven day reconsideration request deadline for the proposal ended April 20, 2007 at
5:00 p.m. There was no reconsideration requests filed.
The cases were placed on the agenda of the regular City Council meeting on Monday, May 7, 2007. At
that meeting, the City Council decided to conduct a closed record hearing on the Plat request.
L0521-2 03.5 PLTO6-0003
Reviewed by Council 8 Committees: Reviewed by Departments 8 Divisions:
^ Arts Commission COUNCIL COMMITTEES: ®Building ^ M80
^ Airport ^ Finance ^ Cemetery ^ Mayor
® Hearing Examiner ^ Municipal Serv. ^ Finance ® Parks
^ Human Services ^ Planning 8 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 Un[il / /
Councilmember: Norman Staff: Osaki
Meetin Date: Ma 21, 2007 Item Number: VIII.B.3
AUBURN * MORE THAN YOU IMAGINED
Agenda Subject -Resolution No. 4182
Date: May 21, 2007
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."
The attachments to this agenda bill and the exhibits listed below were provided to the City Council at their
May 7, 2007 meeting. Please contact staff if you need the attachments again.
List of Exhibits
Exhibit 1 Staff Report, dated March 15, 2007
Exhibit 2 Preliminary Plat Application Form
Exhibit 3 Notice of Application, dated January 31, 2007**
Exhibit 4 Notice of Public Hearing, dated March 15, 2007**
Exhibit 5 Confirmation of Publication of Legal Notice*"
Exhibit 6 Determination of Non-significance, dated February 22, 2007
Exhibit 7 Letter of Complete Application, dated May 5, 2006*"
Exhibit 8 Environmental Checklist, dated March 28, 2006
Exhibit 9 Carter Estates Preliminary Plat Map, Conceptual Utility, and Conceptual Utility, Prium
Development, received March 6, 2007
Exhibit 10 Preliminary Storm Drainage Report, prepared by Apex Engineering, dated March 7,
2006*"
Exhibit 11 Wetland and Stream Analysis Report, prepared by Habitat Technologies, dated April 6,
2006 and revised July 12, 2006"
Exhibit 12 Letter from Matt Sweeney, Prium Development, to Joe Welsh regarding Plat Modification
Request #1 and #2, dated January 8, 2007
Exhibit 13 Comment letters from other agencies
Exhibit 14 Developer Extension Agreement for water issued by City of Bonney Lake, dated April 25,
2006**
** =Exhibit is not included in the packet but is available for review upon
request.
Page 2 of 2
RESOLUTION NO. 4182
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF
AUBURN, WASHINGTON, APPROVING A PRELIMINARY
PLAT APPLICATION TO SUBDIVIDE 5.2 ACRES INTO 16
LOTS AND TWO TRACTS FOR WETLANDS AND BUFFERS
AND UTILITIES WITH TWO PLAT MODIFICATIONS,
WITHIN THE CITY OF AUBURN, WASHINGTON
WHEREAS, Application No. PL T06-0003, dated April 6, 2006, has been
submitted to the City of Auburn, Washington, by Prium Development LLC, requesting
approval of a preliminary plat application to subdivide 5.2 acres into 16 lots for future
residential development with two plat modifications, and two 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
March 28, 2007, after which, on April 10, 2007, 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 May 7, 2007, 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 4182
April 30, 2007
Page 1 of 4
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 5.2 acres into
16 lots for future residential development, and street, utility, and wetland 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. Prior to the issuance of FAC permits, a landscaping plan with applicable cross
sections is required for approval by the City, to show that the storm drainage
pond aesthetic requirements, consistent with city standards, can be
accommodated on site.
2. 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 and
adequate grades meeting the requirements of the City's Design Standards for
access tracts shall be established.
3. 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.
4. Prior to the issuance of grading permits, all existing septic tanks shall be
abandoned, if any, per the Tacoma-Pierce County Health Department
requirements and copies of the approved abandonment papers from the Health
Department shall be provided to the City.
5. Prior to final plat approval, the developer shall abandon existing wells, if any, per
Washington State and Tacoma-Pierce County Health Department regulations
and deed/transfer the water rights for said wells over to the City of Auburn.
6. The final plat drawing shall include addresses for each lot as assigned by the
City.
Resolution 4182
April 30, 2007
Page 2 of 4
7. Prior to commencement of grading activities, buffers for the wetland tract shall be
staked, flagged, silt fencing installed, and signage placed on-site by the
applicant. Wetland sign content and location shall be shown in the final wetland
mitigation plan and be approved by the City of Auburn Director of Planning,
Building, and Community.
8. The applicant shall work with the Auburn and Dieringer School Districts to
coordinate safe bus stop locations. A letter from each school district verifying the
bus stop locations shall be submitted to the city prior to final plat approval.
9. "Access tracts" in Condition 2 recommended in the Staff Report shall be replaced
with "City access tracts."
10. The following sentence is added to the end of Condition 3 recommended in the
Staff Report: "The CC&R's shall provide that the provisions requiring
maintenance of common areas shall not be amended without City approval. The
CC&R's shall further provide that the City may perform common area
maintenance at the expense of the Homeowner's Association if the Association
fails to perform needed maintenance within a reasonable time as specified by the
City."
11. Findings of Fact 12 through 26 of the Staff Report should be adopted as
conditions of preliminary plat approval.
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
,2007.
CITY OF AUBURN
PETER B. LEWIS,
MAYOR
Resolution 4182
April 30, 2007
Page 3 of 4
ATTEST:
Danielle E. Daskam,
City Clerk
APPROVED AS TO FORM:
Daniel B. Heid,
City Attorney
Resolution 4182
April 30, 2007
Page 4 of 4
Exhibit A
1
BEFORE THE HEARING EXAMINER FOR THE CITY OF AUBURN
2
3
Phil Olbrechts, Hearing Examiner
4
RE: Prium Development LLC
5
6
7
8
9
10
11
12
13
14
15
16
17
18
19
20
21
22
23
24
25
Preliminary Plat
PLT06-0003
FINDINGS OF FACT, CONCLUSIONS
OF LAW AND RECOMMENDATION.
INTRODUCTION
The applicants have applied for preliminary plat approval of a 16 lot residential
subdivision, including two plat modifications. The plat modifications involve an
extension of the maximum distance permitted for a dead end street from 600 to 675
feet and a reduction in the required horizontal curve radius from 370 degrees to 170
degrees. The Examiner recommends approval of the preliminary plat and requested
plat modifications.
ORAL TESTIMONY
The only persons present for the hearing on this application were the applicant's legal
representative, Matt Sweeney, and Elizabeth Chamberlain on behalf of staff. Oral
testimony was composed primarily of answers to questions from the Hearing Examiner
relating to the plat modification. Ms. Chamberlain testified that in staff s opinion there
was no feasible alternative to the proposed length and curvature of the road that could
have put the road into compliance. Ms. Chamberlain stated that the only access into
the plat was from Lake Tapps Parkway East, located along the southern border of the
subdivision. The northern end of the road could not connect to 182nd Avenue (located
to the east) because this street was separated from the project by property approved for
commercial development and wetlands. Connections to the north and west were also
not possible because of wetlands and/or existing development. Ms. Chamberlain
testified that the engineering department had determined that the proposed curvature of
the road was safe given the low speeds and traffic volumes for the road. She stated that
the City's curvature standards were more strict than those recommended by the
American Association of State Highway and Transportation Officials (nationally
recognized street design standards), but she was not aware whether the proposed
curvature exceeded those recommendations. She stated that staff would prefer a
curved road over a 90 degree turn.
Ms. Chamberlain also discussed the stub road located on the north end of the project.
Staff required the applicant to dedicate property for the stub road for future extension
into a park adjoining the project to the north. Ms. Chamberlain stated that the road
would likely be extended into the park within the next ten years. Ms. Chamberlain
{P A0657835.DOC; 1/00083.9000001}
Preliminary Plat Recommendation
p. 1 Findings, Conclusions and Recommendation
1
2
3
4
5
6
7
8
9
10
stated she did not believe funding was available at this time and that recreational
opportunities would be limited in the park due to wetlands.
Ms. Chamberlain explained how staff had concluded that the project met the City's
park standards. She stated that the City's standards only require park land from
subdivisions that have 50 lots or more and that none would be required from a project
of this size. In assessing park need, however, staff considered the proposed
subdivision to be an extension of an adjoining plat also developed by the applicant.
Staff found that the parkland dedicated in that development met the park demand that
would be generated by both the adjoining subdivision and the subject application.
Ms. Chamberlain explained that the staff recommendation for requiring coordination
with the School District for bus stops meant that the developer should notify the
District about the existence of the plat and the need for bus service. Ms. Chamberlain
explained that no added improvements were necessary, since sidewalks were already
on Lake Tapps Parkway.
11
Ms. Chamberlain explained that recommended Condition No.2, requiring access
tracks, should allow City access to utilities. She explained that in Condition No. 3 the
requirement for CC&R's was to ensure homeowner maintenance of common areas.
12
13
14
15
Ms. Chamberlain confirmed that the project would not have any adverse impacts on
any surrounding areas. She confirmed that two recent plats in the vicinity been granted
similar modifications to develop and that the plat could not be done without the
modifications.
Matt Sweeney expressly waived any objection to staffs requirement for a stub road on
16 the north end of the proposed subdivision street.
17
18
19
20
21
22
23
24
25
EXHIBITS
The Exhibits listed on page 9 of the staff report dated March 21, 2007 are admitted into
the record.
FINDINGS OF FACT
Procedural:
1. Applicant. The applicant is Prium Development, LLC.
2. Hearing. The Hearing Examiner conducted a hearing on the application at
7:00 p.m. at Auburn City Hall in the Council Chambers on March 28, 2007.
{P A0657835.DOC; 1I00083.9OOOOOI}
Preliminary Plat Recommendation
p. 2 Findings, Conclusions and Recommendation
1
2
3
4
5
6
7
8
9
10
11
12
13
14
15
16
17
18
19
20
21
22
23
24
25
Substantive:
3. SitelProposal Description. The applicants request approval of a 16 lot residential
preliminary plat called "Carter Estates" located on approximately five acres, yielding a
gross density of 3.2 dwellings per acre. The land is currently vacant and slopes
generally to the northeast into a topographic swale that extends offsite to the north. The
site has undergone prior forest harvesting activity and is currently dominated by
second-growth forest plant community. Adjoining the plat to the north is City-owned
property, a currently undeveloped park inundated with wetlands. The subdivision is
served by a single road accessed from the North Tapps Estates subdivision, adjoining
the southwest comer of the project. The road goes through the subdivision south to
north and stubs into City-owned property. The stub road is planned to extend into the
park, but not all the way through it due to wetland development constraints.
The project site is too long and narrow to permit a looped road. Wetlands and
adjoining development also prevent any road connections on the northern end of the
property. Given these site and vicinity constraints, the applicant had to request plat
modifications involving an extension of the maximum distance permitted for a dead
end street from 600 to 675 feet and a reduction in the required horizontal curve radius
from 370 degrees to 170 degrees. Staff concur that the requested modifications are
safe and the only way to provide road access to through the site. It is noteworthy that
most of the excess 75 feet in road length is a result of the City's requirement for a stub
road into the City's property.
A Class 3 wetland exists on the northeast portion of the project site. This wetland is
protected by Tract A.
4. Characteristics of the Area. The project site is bounded by Lake Tapps
Parkway to the south, North Tapps Estates (under construction) to the southwest,
undeveloped park and Lakeland Hills to the north and northwest and property that has
recently acquired conditional use approval for commercial development to the east.
Lake Tapps is located just a few feet from the southeast comer of the project. The
surrounding area is characterized by single-family development with a variety of
densities, including densities similar to those proposed in this application.
5. Adverse Impacts. Staff have fully evaluated all impacts of the project and
have recommended sufficient mitigation to prevent significant adverse impacts. The
project is consistent with and compatible with adjoining residential development. No
state or federal threatened or endangered animal or plant species or animal habitat are
on the site. As noted previously, a Class 3 wetland is located in the northeast comer of
the project. The impacts on this wetland have been fully assessed in a Critical Areas
Assessment (Exhibit 11) and a tract (Tract A) has been designated to protect it. Tract
A also provides buffering that exceeds Auburn wetlands standards in order to provide
for connectivity to an off-site wetland. The Critical Areas Assessment concludes at
Page 16 that the project (presumably with the inclusion of Tract A) will "not require an
{P A0657835 .DOC; 1I00083.9000001}
Preliminary Plat Recommendation
p. 3 Findings, Conclusions and Recommendation
7
8
9
10
11
12
13
14
15
16
17
18
19
20
21
22
23
24
25
1
2
3
4
5
6
adverse impact to wetland, stream, or wildlife habitats resources identified onsite or
within the local area." Findings of FactI in the staff report identify several City
requirements that will mitigate construction impacts, including requiring an erosion
control plan, limiting hours of construction and requiring a Department of Ecology .
Construction Stormwater General Permit. The school district submitted a letter
(Exhibit 13) stating that the turn-around in the project is not large enough to
accommodate a school bus. Staff recommends that children walk to Lake Tapps
Parkway to take the bus. Given that the longest distance any child would have to walk
to the Parkway would be less than 600 feet (from Lot 9), this appears to be a
reasonable solution.
6. Adequacy of Infrastructure. The project is adequately served by all public and
private infrastructure. Sidewalks will be constructed on both sides of the subdivision's
interior streets and will connect to the sidewalks of adjoining North Tapps Estates,
which in turn connect to the sidewalks of Lake Tapps Parkway. School impact fees
required at the time of building permit issuance are designed to meet demands placed
on the school system. Staff have determined that five acres of park land dedicated by
the applicant as part of the North Tapps Estates development will suffice to meet any
park demand generated by the proposed subdivision. Bonney Lake will supply water
to the project. The City of Auburn will provide sewer and sewer lines will be extended
by the developer prior to building permit issuance as required by ACC 17.10.070. The
preliminary drainage report calls for a closed conveyance system to discharge into a
wetland/detention pond on the northeast comer of the site. The City's stormwater
system regulations (ACC Chapter 13.48) will ensure that the stromwater system will be
designed to fully mitigate all adverse environmental impacts caused by stormwater
runoff from the project.
CONCLUSIONS OF LAW
Procedural:
1. Authority of Hearing Examiner. ACC 17.06.030 and .050 provides the
Hearing Examiner with the authority to conduct a hearing and issue a recommendation
to the City Council on preliminary plat applications.
Substantive:
I The findings of fact contain numerous statements, such as limitations on construction
hours, that appear to be conditions of approval. It is unclear whether all of these
requirements are independently required by code provisions outside the subdivision or
ordinance, or whether they need to be made a condition of subdivision approval to be
enforced. Staff Findings 12 through 26 are recommended to be conditions of approval
to avoid any possibility that they cannot be enforced outside the subdivision code.
{P A0657835 .DOC; 1I00083.9OOOOOI}
Preliminary Plat Recommendation
p. 4 Findings, Conclusions and Recommendation
15
16
17
18
19
20
21
22
23
24
25
1
2
2. Zoning Designation. The zoning designation is Rl, single-family
residential, a district that allows lots with a minimum lot area of 8,000 square feet.
3. Review Criteria and Application. The applicant seeks preliminary plat
approval and two modification to road design standards. On the modifications, the
applications seeks modification of City of Auburn Design Standards Section 10.02.5.2,
which requires that dead end streets shall not extend for more than 600 feet in length.
The proposed subdivision road is 675 feet in length. The applicants also seek
modification to another design standard that requires a minimum 370 degree curve
radius. The proposed radius is 170 degrees. ACC 17.06.070 governs the criteria for
preliminary plat approval. ACC 17.18.030 governs modifications to subdivision
standards. Relevant criteria are quoted below with corresponding conclusions of law.
3
4
5
6
7
8
9
10
11
12
13
Preliminarv Plat Standards:
ACC 17.07.070(A): 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.
4. As identified in Finding of Fact No. 6 above, the project is served by adequate
infrastructure and parks. As further discussed in Finding of Fact No.6, all adverse
impacts of the project are adequately mitigated. For these reasons adequate provision
has been made for the public health, safety and general welfare. The Council is alerted
to the fact, however, that the subdivision does not contain an adequate turn around for a
bus and that as a result children will have to walk to Lake Tapps Parkway East. There
is over 500 feet of walking distance between Lot 9 and the subdivision access point to
Lake Tapps Parkway East. This appears to be reasonable, but the Council may choose
to require a pathway across Lot 2 or 3 or some other accommodation to reduce the trip
to a school bus stop.
14
ACC 17.07.070(B): Conformance of the proposed subdivision to the general purposes
of the Comprehensive Plan.
5. The staff report contains an excellent analysis establishing consistency with the
Comprehensive Plan. The proposed density (3.2 dwelling units per acre) is less than
the 6 du/acre maximum set by LY-14. In setting aside land to protect wetlands (Tract
A) and providing for connection of that tract with adjoining wetlands, the project
design promotes integration of residential development with important natural features
as encouraged by Objective 7.3. The required stub road addresses the recreational
demands created by the development, as required by LU-23.
ACC 17.07.070(C): Conformance of the proposed subdivision to the general purposes
of any other applicable policies or plans that have been adopted by the City Council.
{P A0657835.DOC; 1I00083.900000/}
Preliminary Plat Recommendation
p. 5 Findings, Conclusions and Recommendation
10
11
12
13
14
15
16
17
18
19
20
21
22
23
24
25
1
2
3
4
5
6
7
8
9
6. As noted in the staff report, the project is consistent with the Non Motorized
portion of the Comprehensive Transportation Plan. Sidewalks will be constructed
along both sides of the internal street network. Sidewalks exist along Lake Tapps
Parkway, which is the main arterial to the south of the project site. Safe walking
conditions will be created through the construction of sidewalks.
ACC 17.07.070(D): Conformance of the proposed subdivision to the general purposes
of the Land Division Ordinance as enumerated inACC Section 17.02.030.
ACC 17.02.030: The purpose of this title is to regulate the division of land lying
within the corporate limits of the city, and to promote the public health, safety and
general welfare and prevent or abate public nuisances in accordance with standards
established by the state and the city, and to:
A. Prevent the overcrowding of land;
B. Lessen congestion and promote safe and convenient travel by the public on
streets and highways;
C. Promote the effective use of land;
D. Provide for adequate light and air;
E. Facilitate' adequate provision for water, sewerage, drainage, parks and
recreational areas, sites for schools and school grounds, and other public
requirements;
F. Provide for proper ingress and egress;
G. Provide for the expeditious review and approval of proposed land divisions
which comply with this title, the Auburn zoning ordinance, other city plans, policies
and land use controls, and Chapter 58.17 RClV,'
H. Adequately provide for the housing and commercial needs of the citizens of the
state and city;
I. Require uniform monumenting of land divisions and conveyance by accurate
legal description;
J. Implement the goals, objectives and policies of the Auburn comprehensive plan;
K. Prevent or abate public nuisances.
7. The project is consistent with the purposes of the Land Division Ordinance as
enumerated above for the reasons identified in the Findings of Fact. As noted
previously, the roads designed for the project are safely designed to meet traffic
demand and sidewalks on both sides of the subdivision street promote pedestrian
safety. The City's zoning regulations provide for setbacks that provide for adequate
light and air. The project is designed to effectively use land and to prevent
overcrowding by setting aside land for wetland protection and facilitating access to
parkland through the required road stub. As previously discussed, the project is
consistent with and implements the Auburn Comprehensive Plan. The project adds 16
dwelling units to the City of Auburn, thereby serving the housing needs of the City and
the State. As noted in Finding of Fact No.6 there is adequate infrastructure serving the
{P A0657835 .DOC; 1I00083.9OOOOOI}
Preliminary Plat Recommendation
p. 6 Findings, Conclusions and Recommendation
1
2
3
4
5
6
7
8
9
10
11
12
13
14
15
16
17
18
19
20
21
22
23
24
25
project. The City's standards for final plat approval ensure accurate legal descriptions
and uniform monumenting.
ACC 17.07.070(E): 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.
8. As noted at Page 4 of the staff report, the subdivision complies with Zoning Code
minimum lot size and lot width. Zoning Code compliance for all other design features
will be required at building permit review. As testified by staff, the proposed roads
and preliminary engineering design have been reviewed by the City's engineering
staff who have concluded that the road and preliminary stormwater design complies
with City engineering standards and specifications, with the exception of the two
requested plat modifications.
ACC 17.07.070(F): 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.
9. A Determination of Nonsignificance was issued on February 22, 2007 for this
project. Compliance with the recommended conditions of approval will assure that
the proposal will not have an adverse impact on the environment. A wetland analysis
report has been prepared by Habitat Technologies, dated April 6, 2006 and revised
July 12, 2006 (Exhibit 11). As discussed in the Findings of Fact, Tract A depicted on
the preliminary plat has been designed to implement the recommendations of the
report.
ACC 17.07.070(G): Adequate provisions are made so the preliminary plat will
prevent or abate public nuisances.
10. The City's detailed development standards will make it unlikely that any public
nuisance will be created or facilitated by subdivision design. Chapter 8.12 ACe
authorizes the City to abate nuisances should any occur.
Modification of Plat Design Standards:
ACC 17.18.030(A): Such modification is necessary because of special circumstances
related to the size, shape, topography, location or surroundings of the subject property,
to provide the Owner with development rights and privileges permitted to other
properties in the vicinity and in the zoning district in which the subject property is
located;
11. As noted in Finding of Fact No.3, the project site is too narrow to allow a looped
connection and there is no feasible avenue for road grid connection on the north end of
the lot due to wetlands and adjoining development. The only way the City could
{P A0657835 .DOC; 1/00083 .900000I}
Preliminary Plat Recommendation
p. 7 Findings, Conclusions and Recommendation
17
18
19
20
21
22
23
24
25
1
2
3
4
require conformance to the 600 foot road length would be to remove the stub road
requirement, which would remove vehicular access to Sunset Park from the project
site.
ACC 17.18.030(B): That, because of such special circumstances, the development of
the lot in strict confonnity with the provisions of this title will not allow a reasonable
and hannonious use of the property;
5
6
7
8
9
10
12. Without the reduction in required horizontal curve radius, only the southem half
of the property would be accessible to vehicular traffic. The code would presumably
allow a perpendicular road alignment in the subdivision in lieu of the proposed 170
degree turn, but staff determined that such an alignment would be less desirable than
the proposed 170 degree turn. As noted previously, the reduction of the road length to
600 feet would deprive the public of road access to Sunset Park from the project site.
For these reasons, the requested modifications are necessary to allow a reasonable and
harmonious use of the property.
ACC 17.18.030(C): 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;
11
12
13
14
15
16
13. The property is surrounded by residential development of similar density.
As previously discussed, the proposed modifications are necessary for the developer to
construct the similar development.
ACC 17.18.030(D): Such modification will not be materially detrimental to the
implementation of the policies and objectives of the comprehensive land use plan,
circulation and utility plans of the city;
14. The modifications enable the construction of a plat that is consistent with
the policies and regulations of the City. Staff have concluded that the modifications are
safe and otherwise consistent with all City standards. In enabling the subdivision, the
modifications further comprehensive plan policies encouraging infill development.
The modifications also promote recreational use by enabling a connection to Sunset
Park.
ACC 17.18.030(E): Literal interpretation of the provisions of this title would deprive
the applicant of rights commonly enjoyed by other properties in the same zoning
district;
15. The other properties in the VICInIty have been able to develop as
subdivisions. As noted previously, only half of the parcel could be divided into lots at
the size authorized by the Zoning Code if the modifications were not granted. Staff
also testified that similar modifications have been granted to other subdivisions in the
vicinity. Consequently the criterion above is satisfied.
{P A0657835 .DOC; 1/00083. 9OOOO0I}
Preliminary Plat Recommendation
p. 8 Findings, Conclusions and Recommendation
5
6
7
8
9
10
11
12
13
14
15
16
17
18
19
20
21
22
23
24
25
1
2
3
4
ACC 17.18.030(F): The approval of the modification will be consistent with the
purpose of this title;
16. The modifications are necessary to enable the proposed subdivision. As
discussed in Conclusion of Law No.7, the proposed subdivision is consistent with the
purpose of the subdivision ordinance. The modifications themselves are also
consistent with the purpose of the subdivision ordinance since they provide for safe
egress and ingress into the subdivision and provide additional opportunities for public
recreation.
ACC 17.18.030(G): The modification cannot lessen the requirements of the zoning
ordinance. Any such modification must be processed as a variance pursuant to ACC
18.70.010.
17. No modifications to Zoning Code requirements are necessary for the
modifications requested to the City's Design Standards.
RECOMMENDATION
Based upon the application and Findings of Fact and Conclusions of Law, the Hearing
Examiner recommends approval of the preliminary plat with the conditions
recommended in the staff report, with the additional conditions:
1. "Access tracts" in Condition 2 recommended in the Staff Report shall be replaced
with "City access tracts."
2. The following sentence is added to the end of Condition 3 recommended in the
Staff Report: "The CC&R's shall provide that the provisions requiring maintenance of
common areas shall not be amended without City approval. The CC&R's shall further
provide that the City may perform common area maintenance at the expense of the
Homeowner's Association if the Association fails to perform needed maintenance
within a reasonable time as specified by the City."
3. Findings of Fact 12 through 26 of the Staff Report should be adopted as conditions
of preliminary plat approval.
Dated thi~ 0 Jday of 4J ,2007.
-~
~Olbrechts --.
City of Auburn Hearing Examiner
{P A0657835 .DOC; 1I00083_9000001}
Preliminary Plat Recommendation
p. 9 Findings, Conclusions and Recommendation
Exhibit B
Legal Description
Carter Estates
That portion of the Southeast quarter of the Southeast quarter of the Northeast
quarter and that portion of the East half of the Southwest quarter of the
Southeast quarter of the Northeast quarter, all in Section 5, Township 20 North,
Range 5 East of the W.M., Pierce County, Washington, more particulariy
described as follows;
Beginning at the Northwest comer of the East half of said Southwest quarter of
the Southeast quarter of the Northeast quarter of said Section 5;
Thence along the North line of said East half and the North line of said SOutheast
quarter of the Southeast quarter of the northeast quarter, North 89036'33" East
945.78 feet to the Northwesteriy tight of way of the EI Paso Natural Gas
Company as per deed recorded under Pierce County Auditors number 2410280;
Thence along said Northwesterly right of way, South 58007'04" West 443.93
feet to an angle point in said right of way;
Thence continuing along said Northwesterly right of way, South 41015'04"
West 503.06 feet to the Northerly right of way conveyed to Pierce County for
lake Tapps Parkway East, CRP 5486.
Thence along said Northeriy right of way South 89008'19" West 271.79 feet to
the West line of said East half;
Thence along said West line, North 03014'58" East, 611.30 feet to the
Point of Beginning.
Subject to and together with easements, reservations and/or restrictions of
record.
Containing 337,888 square feet of land, more or less.
. cdsfBn 8/11/06
carterestates.doc
Exhibit 1
Number of Pages 9
AGENDA BILL APPROVAL FORM
Agenda Subiect Date:
Public Hearing Application No. PLT06-0003 3/19/2007
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 ofthe Preliminary Plat, based upon the Findings of
Facts, Conclusions and Conditions as outlined in the report.
Background Summary:
OWNER: Prium Development LLC, 820 A Street #300, Tacoma, W A 98402
APPLICANT: Matt Sweeney, P.O. Box 7935, Tacoma, W A 98402
REQUEST: Application for preliminary plat approval for a 16 lot residential subdivision
known as "Carter Estates" on approximately 5 acres.
. SIZE: Approximately 5 acres
LOCATION: Intersection of Lake Tapps Parkway and Franklin Avenue SE. NE Y4 of Section 5,
Township 20 North, Range 5 East, Willamette Meridian, Pierce County,
Washington. Parcel Number: 0520051033
EXISTING ZONING: R-I, Single Family Residential
EXISTING LAND USE Vacant
COMPREHENSIVE}>LAN
DESIGNATION: Single Family Residential
SEP A STATUS: Determination of Non-Significance (DNS) issued February 22, 2007
Reviewed by Council & Committees: Reviewed by Departments & Divisions:
D Arts Commission COUNCIL COMMITTEES: 181 Building . D M&O
D Airport o Finance o Cemetery o Mayor
o Hearing Examiner o Municipal Servo i o Finance 181 Parks
o Human Services o Planning & CD 181 Fire 181 Planning
o Park Board o Public Works o Legal D Police
o Planning Comm. o Other 181 Public Works D Human Resources
Action:
Committee Approval: OYes ONo
Council Approval: OYes ONo Call for Public Hearing _1-1_
Referred to Until _1-1_
Tabled Until -1-1_
Councilmember: Norman I Staff: Chamberlain
Meeting Date: March 28, 2007 I Item Number:
AUBURN * MORE THAN YOU IMAGINED
Agenda Subject - PL T06-0003
Staff Report to Hearing Examiner
I. SEPA THRESHOLD DETERMINATION
Pursuant to the State Environmental Policy Act (SEP A) and City of Auburn Environmental Regulations,
as codified in Auburn City Code (ACC) Title 16-Environmental Protection, the SEP A Responsible
Official reviewed this project and issued a Determination of Non-Significance (DNS) on February 22,
2007 (Exhibit 6).
II. COMMENTS FROM OTHER AGENCIES
Other agencies have reviewed the project as part of the Notice of ApplicationlSEP A process.
· Tacoma-Pierce County Health Department
· Pierce County Public Works & Utilities.
· Pierce Transit.
· Washington State Department of Natural Resources.
· Dierenger School District.
Comment
General comments were provided by these agencies and no mitigation resulted from the comments,
however findings of fact are made within the staff report (Exhibit 13).
III. PUBLIC COMMENT ON APPLICATION
Staff received general inquiries about the project from adjacent property owners but did not receive any
correspondence.
IV. STAFF ANALYSIS
A. Current and Planned Uses of the Site
The Comprehensive Plan designation, zoning designation and land uses of the site and surrounding
properties are:
South
Open Space and Public/Quasi
Public
Single Family Residential
Lakeland South PUD (City owned
for future ark
R-l, Single Family Residential
East
Single Family Residential
R-I, Single Family Residential
Vacant (Plat of North Tapps
Estates
Vacant (CUP under Pierce
Count for Commercial
Vacant (Plat of North Tapps
Estates and City owned for
future park)
West
Single Family Residential,
Open Space, and Public/Quasi
Public
Lakeland South PUD (City owned
for future park) and R-I, Single
Family Residential
Page 2 of9
Agenda Subject - PL T06-0003
Staff Report to Hearing Examiner
Comprehensive Zoning Map
B. Auburn Comprehensive Plan
Comprehensive Land Use Map
Comprehensive Land Use Map
The Comprehensive Land Use Map depicts the future land uses for the City of Auburn and
Potential Annexation Area. A designation of Single Family Residential establishes and protects
areas for predominantly single family dwellings.
Comment
The Auburn Comprehensive Plan Land Use map depicts the site as Single Family Residential, the
intent to designate and protect areas for predominantly single family dwellings. The proposed
plat of Carter Estates is subdividing approximately 5 acres into 16 lots for development of single
family dwellings. This project meets the intent of the comprehensive plan by developing single
family dwellings.
Land Use Goal 7: Residential Development
To emphasize housing development at single family densities, in order to reestablish a mix of
housing types appropriate for a family oriented community, while recognizing the need and desire
for both lower density and higher density housing appropriately located to meet the -housing needs
of all members of the community.
Policy LU-14: Residential densities in areas designated for single family residential uses should
be no greater than 6 units per acre.
Objective 7.2: To designate land for the development of new single family homes.
Objective 7.3: To promote the development of quality single family neighborhoods which relate
the design and types of residential areas to important natural and manmade features.
Page 3 of9
Agenda Subject - PL T06-0003
Staff Report to Hearing Examiner
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 5 acres. With 16 lots proposed, this yields a density of 3.2 dwelling units per
acre. The gross density implements Policy LU-14 by not exceeding 6 units per acre in a single
family residential zone. As shown on the proposed preliminary plat map, the applicant is
stubbing the proposed public road at the city's property to north for future access to the park. In
the near vicinity are the Sunset Park within Lakeland Hills, and a new park within the adjacent
plat of North Tapps Estates that will be city owned.
C. Auburn City Code: Title 18 Zoning
ACC 18.12.040 Development Standards
. Minimum lot area: 8,000 square feet
. Minimum lot width: 75 feet
. Building footprint coverage: 35%
. Minimum yard setbacks
1. Front: 20 feet
2. Side, interior: 5 feet on one side, 10 feet on the other side
3. Side, street: 10 feet
4. Rear: 25 feet
· Maximum building height: 30 feet
Comment
The submitted site plan meets the above requirements for lot width and lot area. Setbacks and lot
coverage will be shown on the final plat documents and reviewed upon building permit submittal
for each individual lot.
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 as the
applicant plans to dedicate approximately 5 acres for a future park (as part of North Tapps
Estates) and this project proposes to stub the public road for access to the city's property to the
north.
Page 4 of9
Agenda Subject - PLT06-0003
Staff Report to Hearing Examiner
School impact fees in accordance with the city's adopted ordinance, are collected at building
permit issuance. This project is located within the Dieringer School District; however the Auburn
School District serves the high school population. Impact fees will accrue to the Dieringer
District. There are no bus stop locations within the vicinity of proposed project. Dieringer
School District commented on the project in regard to the proposed cul-de-sac turning radius.
Staff recommends that a condition be placed on the project to coordinate with both school
districts for safe bus stop locations.
Sidewalks will be constructed on both sides of the new residential streets. This plat connects with
the North Tapps Estates plat to the west that is under construction.
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 Comprehensive Transportation
Plan. Sidewalks will be constructed along both sides of the internal street network. Sidewalks
exist along Lake Tapps Parkway, which is the main arterial to the south of the project site. 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. Carter Estates Preliminary Plat is a l6-lot subdivision that
is consistent with the R-l, Single Family Residential zoning district. Adequate provisions for
water, sewer, and storm drainage are provided as part of this project. Water is provided by the
City of Bonney Lake and sewer is provided by the City of Auburn. This project is proposing to
stub the proposed public road to the north that will eventually connect to the city's park property.
Safe walking conditions and methods of ingress/egress are provided. Sidewalks will be
constructed along both sides of the internal road network that will connect to the North Tapps
Estates plat under construction to the west.
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.
Page 5 of9
Agenda Subject - PLT06-0003
Staff Report to Hearing Examiner
Comment
The plat has been or is capable of being designed in accordance with applicable City standards
including the City's Design and Construction Standards Manuals, with the exception of the
requested plat modifications.
See the analysis above for compliance with the Zoning Ordinance.
6. The potential environmental impacts of the proposed subdivision are mitigated such that
the preliminary plat will not have an unacceptable adverse effect upon the quality of the
environment.
Comment
A DNS was issued on February 22,2007 for this project. Compliance with the recommended
conditions of approval will assure that the proposal will not have an adverse impact on the
environment.
A wetland analysis report has been prepared by Habitat Technologies, dated April 6, 2006 and
revised July 12,2006. The applicant proposes an undisturbed 50 foot buffer. The on-site
wetland, located on the eastern portion of the site, is a Type III and a 50 foot buffer meets the
requirements of the Auburn City Code.
Staff has determined that the wetland report is adequate in accordance with ACC Chapter 16.10.
The wetland buffers proposed meet the requirements of fifty feet for a Category III wetland.
FINDINGS OF FACT
1. The applicant proposes to develop a residential subdivision consisting of 16 single family lots on
approximately 5 acres.
2. The proposed use is consistent with the R-l, Single Family Residential District within the Auburn
City Code (ACC 18.12) as well as the Comprehensive Plan designation of Single Family Residential.
3. 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
4. Water will be provided by the City of Bonney Lake.
5. Sanitary sewer service will be provided by the City of Auburn.
6. Public sanitary sewer shall be extended to serve the plat prior to issuance of building permits in
accordance with ACC Section 16.20.060.
7. Requirements of ACC Chapter 15.74 Land Clearing are applicable to the site.
8. No state or federal candidate threatened or endangered plant species has been identified on the site.
Page 60f9
Agenda Subject - PL T06-0003
Staff Report to Hearing Examiner
9. No state or federal candidate threatened or endangered animal species or habitat has been identified
on the site.
10. 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.
11. The applicant provided a Wetlands and Stream Analysis Report prepared by Habitat Technologies
dated April 6, 2006 and revised July 12,2006
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.
14. To mitigate noise impacts associated with the proposal, all construction shall occur between the hours
7:00 a.m. and 7:00 p.rn. on weekdays, and between 9:00 a.m. and 6:00 p.m. on Saturday and Sunday.
15. To mitigate off-site traffic impacts created by the new PM peak hour trips generated by the project, a
traffic impact fee in accordance with the City of Auburn Traffic Impact Fee Schedule is assessed at
building permit issuance.
16. To mitigate school impacts created by this project, the current school impact fee is assessed at the
time of building permit issuance.
17. Fire impacts generated by the project are mitigated through payment of the fire impactfee in effect at
the time of building permit issuance.
18. To mitigate park impacts created by this project, the current park impact fee is assessed at the time of
building permit issuance.
19. The applicant shall submit a landscape and irrigation plan, pursuant to ACC Section 17.12.210 and
City of Auburn Design Standards.
20. 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.
21. Per Table 10.02 Street Design -Requirements, City of Auburn Design 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.
22. 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.
23. 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?).
24. 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.
25. 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
Page 7of9
Agenda Subject - PL T06-0003
Staff Report to Hearing Examiner
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.
26. A Department of Ecology Construction Stormwater General Permit is required prior to site work
commencmg.
27. A Department of Natural Resources Forest Practice permit is required prior to land clearing activities
commencing on site.
28. The applicant 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 Exhibit 12).
· The first plat modification request is for the length of the proposed dead end public road.
Pursuant to the City of Auburn Design Standards Section 10.02.5.2, dead end streets shall
not be more than six hundred feet in length, unless the city determines that due to
topography or existing development patterns, there are no feasible alternatives and
emergency service can be effectively provided. The proposed dead end road is 675 feet
in length and dead ends at city owned property to the north. Rather than placing a cul-de-
sac at the end of the proposed public road, the applicant is stubbing the road for a
connection into the city's property for future park development. The road will most
likely not extend fully through the city's property to ~he north as wetlands exist on a good
portion of the property.
Emergency services reviewed the preliminary plat application and are accepting of the
road exceeding 600 feet as a turnaround is provided with the cul-de-sac serving lots 9-13.
· The second plat modification request is a reduction in the horizontal curve radius for the
proposed roadway curve. The proposed roadway radius is 170 degrees whereas the city
standard is 370 degrees. Due to site constraints of the wetland and gas pipeline property
to the east and Lake Tapps Parkway to south, makes meeting the 370 degree standard
difficult. The dead end street will have low traffic volumes and speeds.
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 recommend to the City Council approval of the Preliminary Plat, with the following conditions:
1. Prior to the issuance ofFAC permits, a landscaping plan with applicable cross sections is required
for approval by the City, to show that the storm drainage pond aesthetic requirements, consistent
with city standards, can be accommodated on site.
2. 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 and adequate grades meeting the
requirements ofthe City's Design Standards for access tracts shall be established.
3. 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.
Page 8 of9
Agenda Subject - PL T06-0003
Staff Report to Hearing Examiner
4. Prior to the issuance of grading permits, all existing septic tanks shall be abandoned, if any, per
the Tacoma-Pierce County Health Department requirements and copies of the approved
abandonment papers from the Health Department shall be provided to the City.
5. Prior to final plat approval, the developer shall abandon existing wells, if any, per Washington
State and Tacoma-Pierce County Health Department regulations and deed/transfer the water
rights for said wells over to the City of Auburn.
6. The final plat drawing shall include addresses for each lot as assigned by the City.
7. Prior to commencement of grading activities, buffers for the wetland tract shall be staked,
flagged, silt fencing installed, and signage placed on-site by the applicant. Wetland sign content
and location shall be shown in the final wetland mitigation plan and be approved by the City of
Auburn Director of Planning, Building, and Community.
8. The applicant shall work with the Auburn and Dieringer School Districts to coordinate safe bus
stop locations. A letter from each school district verifying the bus stop locations shall be
submitted to the city prior to final plat approval.
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
Exhibit 2
Exhibit 3
Exhibit 4
Exhibit 5
Exhibit 6
Exhibit 7
Exhibit 8
Exhibit 9
Exhibit 10
Exhibit 11
Exhibit 12
Exhibit 13
Exhibit 14
Page 9 of9
Staff Report, dated March 15, 2007
Preliminary Plat Application Form
Notice of Application, dated January 31, 2007
Notice of Public Hearing, dated March 15,2007
Confirmation of Publication of Legal Notice
Determination of Non-significance, dated February 22, 2007
Letter of Complete Application, dated May 5, 2006
Environmental Checklist, dated March 28, 2006
Carter Estates Preliminary Plat Map, Conceptual Utility, and Conceptual Utility, Prium
Development, received March 6, 2007
Preliminary Storm Drainage Report, prepared by Apex Engineering, dated March 7, 2006
Wetland and Stream Analysis Report, prepared by Habitat Technologies, dated April 6,
2006 and revised July 12,2006
Letter from Matt Sweeney, Prium Development, to Joe Welsh regarding Plat
Modification Request #1 and #2, dated January 8, 2007
Comment letters from other agencies
Developer Extension Agreement for water issued by City of Bonney Lake, dated April
25,2006
Exhibit '.2-
Number of Pages =3
PRELIMINARY PLAT APPLICATION
.....................................................................................................................................................................
'?~UM. ~'JQ.oP~ L.J..L
PROPERTY OWNER'S NAME
'PL.. iOl.o . ocx.y~
APPLICATION NUMBER
Sec. Twp. Rng.
Zone Existing
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: (),.J~~ f}~
Total area of subdivision: Acres: s-:- L A<./~
Total number of lots: / fa
Total number of dwelling un~ts: / h
.
Proposed zoning:
Existing zoning: p. - 1
Proposed land use:
Minimum size of lot as shown on plat 3po_~
Minimum lot width as shown on plat: ~
Minimum lot depth as shown on plat ~ fJ
Proposed source of domestic water supply: _ . d ~~
Sq. Ft.: 7.J h 3m
,
sq. ft.
feet
feet
Proposed sewage disposal systemf~ "./ It ~J-'l ,Jd.K.!/.7 SW?JJ
REC~IVED
APR 0 6 Z006
PLANNING DEfARTMENT
Preliminary Plat
Revised 1/612005
. 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.
NAME, ADDRESS & PHONE NUMBER
(Please Print)
~~~~mLLC
g'"?o K j?~f L 00
!~~ LJt- /g'IJJ~
7~- $b51'f13
PARCEL
NUMBER
O(lOO~/033
DESIGNATED CONTACT PERSO~i ~
Name: I4lfhlJ lJll.~7
Jfj {Jot-1lfJ (
'AU>M LJ~ 9glf tJL,
7.1"5 - =t-z.o-9'7-(J
Address:
City:
Phone:
Preliminary Plat
Revised 11612005
. Page 5 of 6
Legal Description
Carter Estates
~~CE"Il1
J4/l1 J 1:D
h'L4Jv. f) '/('/
M 'AI" <'-'0"
IVItI/G"", ' /
{,'" t'l"';<t~~ ,.; :,', .,<-_
'I\ff...-rv'r
That portion of the Southeast quarter of the Southeast quarter of the Northeast
quarter and that portion of the East half of the Southwest quarter of the
Southeast quarter of the Northeast quarter, all in Section 5, Township 20 North,
Range '5 East of the W.M., Pierce County, Washington, more particularly
described as follows;
Beginning at the Northwest corner of the East half of said Southwest quarter of
the Southeast quarter of the Northeast quarter of said Section 5;
Thence along the North line of said East half and the North line of said Southeast
quarter of the Southeast quarter of the northeast quarter, North 89036'33" East
945.78 feet to the Northwesterly right of way of the EI Paso Natural Gas
Company as per deed recorded under Pierce County Auditors number 2410280;
Thence along said Northwesterly right of way, South 58007'04" West 443.93
feet to an angle point in said right of way;
Thence continuing along said Northwesterly right of way, South 41015'04"
West 503.06 feet to the Northerly right of way conveyed to Pierce County for
Lake Tapps Parkway East, CRP 5486.
Thence along said Northerly rightof way South 89008'19" West 271.79 feet to
the West line of said East half;
Thence along said West line, North 03014'58" East, 611.30 feet to the
Point of Beginning.
Subject to and together with easements, reservations and/or restrictions of
record.
Containing 337,888 square feet of land, more or less.
cds/jjn 8/11/06
carterestates.doc
Atm. .C.ITY..O..F. '.' *ffItN...........".",..'ii.."'...... *
"<.,.-, ..
c --w~- ~~,' . .:'; ~.~~." ~: */ ;iPft".
r ," ~ ~
. ".' ~..' "
,,*,/,f'~~~~.;$/ WA5HINGTON
Peter B. Lewis, Mayor
25 West Main Street * Aubum WA 98001-4998 * www.aubumwa.gov * 253-931-3000
DETERMINATION OF NON-SIGNFICANCE
Carter Estates Preliminary Plat
SEP06-0007
Exhibit ~
Number of Pages
DESCRIPTION OF PROPOSAL: Subdivide approximately 5 acres into16 single family
residential lots in a R-l Single Family Residential zone. The smallest lot size will be 8018 sq. ft.
The plat includes an internal street that will be public, one storm drainage tract which will be
dedicated to the City, and one wetland tract that will owned and maintained by the homeowners
association.
PROPONENT: Prium Companies, 820 A Street, Suite 300, Tacoma, WA 98402
LOCATION: The project is located in the vicinity of Lake Tapps Parkway and 18200 A venue
East. The site is within the northeast quarter of Section 5, Township 20 North, Range 5 East,
W.M. Pierce County, Washington. Parcel Number: 0520051033
LEAD AGENCY: City of Auburn
The lead agency for this proposal has determined that it does not have a probable significant
adverse impact on the environment. An environmental impact statement (EIS) is not required
under RCW 43.21 C.030(2Xc). This decision was made after review of a completed
environmental checklist and other information on file with the lead agency. This information is
available to the public on request.
This DNS is issued after using the optional DNS process in WAC 197-11-355. There is no
further comment period on the DNS. Any appeals shall be filed with the City Clerk's Office no
later than 5:00 p.m. on March 9, 20C)7.
RESPONsmLE OFFICIAL:
POSITlONrrITLE:
Michael Davolio, AICP
Director of the Department of Planning
Building & Community
25 West Main Street
Auburn, Washingt
(253) 931-309
_ ADDRESS:
DATE ISSUED: Februarv 22. 2007
SIGNATURE:
Note: This determination does not constitute approval of the proposal. Approval of the
. proposal can only be made by the legislative or administrative body vested with that
authority. The proposal is required to meet all applicable regulations.
AUBURN * MORE THAN YOU IMAGINED
r
-
APR G G
Exhibit ~
Number of Pages
17
r~ -, ~~ ~::., " <f-~'
. ~~7
APPLICATION NO.: 6E.~ -O{)cn
DATE FILED: ()wlN.ol~
STAFF PROJECT COORDINATOR:
1'L T 0lP -0003
APPLICATION FEE: $727.88 $'150
T.R. RECEIPT: ~LH()<C
ENVIRONMENTAL CHECKLIST
TO BE COMPLETED BY APPLICANT
1.
2.
3.
; (d~~
A. BACKGROUND:
Signature:
Fax number b r 0 '}68
E-mail address Jl{LS ~ Jli;vrI~,,-,--l CL:P'1
4. Date checklist prepared: 'J /2,)/0 b
5. Agency requesting checklist: I City o~ Auburn, Washington
6. Proposed timing or schedule (including phasing, if applicable): ~~ ~ IA.. -iiI! 2.000
7. Do you have any plans for future additions, expansion, or further activity related to or connected with this
proposal? If yes, explain. )..J6
8. List any environmental information you know abo}'t ~at has been prepared, or will be prepared, directly
relatedtOthisProPosal..~.W-4lcJA7i~ . .
9. Do you know whether applications are pending for governmental approvals of other proposals directly
;~lE(ftJ~;:;;;k;i;;:b11~~ CfI; df AOJUJi ,
=~AlCHECKlJST ~e-; #*1J /tfJIJJ , ~-r~e,0;'ge40f16
10. sf; ;;Z;;':;;f,:I~ f;;~;7m;;;;;;7~:;;;r;ki 1I~o4/
11. Give brief, complete description of your proposal, including the proposed uses and the size of the project
and site. There are several questions later in this checklist that ask you to describe certain aspects of
your proposal. You do not need to repeat those answers on this page. , ~
Sddl"v'-#- d-- ~ /rcP- riLl ,,,-40 / t, ,/dJ -(;; 01~k. -flt".,J ~vJ,1rpc;;
a{GeJJJ 7 0- !Jo('~ .(6,,) /Jrf( -Yk'~1 .fwvJ oJ ,MO"'ur
~k feAVItfL,.
12. Location of the proposal. Give sufficient information for a person to understand the precise location of
your proposed project, including a street address, if any, and section, township, and range, if known. If a
proposal would occur over a range of area, provide the range or boundaries of the site(s). Provide a legal
description, site plan, vicinity map, and topographic map, if reasonably available. While you should
submit any plans required by the agency, you are not required to duplicate maps or detailed plans
S~;~M;;n~~A:"~(.:_t~~7!~4 U~ f-tr){.sf
B. ENVIRONMENTAL ELEMENTS:
1. Earth:
A. General description of the site (check one):
_Flat )(Rolling _Hilly _Steep Slopes Mountainous _Other
B. What is the steepest slope on the site (approximate percent slope)? ! >.l
C. What general types of soils are found on the site (for example, clay, sand, gravel, peat. muck)? If you
AlZ:~:~0:l;t;::r:m ;~;;i;~ farmland.
D. Are there surface indications or history of unstable soils in the immediate vicinity? If so, describe.
)Jo
E. Describe the purpose, type, and. approximate quantiJies of any filling or gra.ding proposed. Indicate
source of fill'!l- S~~, U)1 '4 'Jt-l+t~ . -f&, CJ.Jb ~-ifl
OK-ilk lJ~ J.~Jd/ 0/ eJt../~-f-..
ENVIRONMENTAl CHECKliST ' r I Page 5 of 16
Revised 11612005
F. Could erosion occur as a result of clearing, construction, or use? If so, generally dJ;cribe.
je.!. V6S'i" (;out) oU.w fit':; -/L ~j ;] 5';~ '~Y,{
-Ii- 6* -{J .(t) "J ~ CfdYi[Jjp!d {oJ OXs?C.Jl-f,01.
G. About what percent of the site will bj covered with impervious surfaces after project construction (for
example, asphalt or buildings)? fe, r/~
H. Proposed measures to reduce or control er~sion, or other i~pacts to thjearth. I / / PI tL
~ (p1..f/-tc0 LJdf V-K. f3Jl{(l.J ~ e.fcx5tu1 (fXP6 { ~.S~
-f(r,;k d<~t--i ~<i U'a,J ,r/ -j( &1;. /tV6J erfvlj-LkX-f-
2. Air: LcJu-!U Wl:. j f1rni-h (vAt ~-I-(U~.t S~.
A. What types of emissions to the air would result from the proposal (Le., dust, automobile, odors,
industrial wood smoke) during construction and when the project is completed? If any, generally
deSCr!be and give app~ximate quantitie~'-f~ -&-0"1. %lJll~ vii ~
'Yvll'j~LA.-fld1. c1lJJ+~ . I ~; ~:' ud) vi
~J.:;0. %b"'1 khtfi1J'j Itw!" tJo. Sht'" JIi:J-fJ au..
B. Are there any off-site sources of emissions or odors that may affect your proposal? If so, generally
describe.
fJo.
C. Proposed measures to reduce or control emissions or other impacts to air, if any:
/JOAIL .
3. Water:
A. Surface:
1) Is there any surface water body on or in the immediate vicinity of the site (including year round
and seasonal streams, saltwater, lakes, ponds, wetlands): If yes, describe type and provide
'f~a~es~ 7:,t;;;J"'":; ri~a::~toCh I/orl;.
2) Will the project require any work over, in, or adjacent to (within 200 feet) the described waters? If
yes, please describe and attach avai~a~le ~Ians. Yd. 7!:. 0'; (e udu. lJ; (( be t..Jt14 'I
to '+- IJ"t ~e. 0-/ tJe--f/.;..J-
ENVIRONMENTAL CHECKliST
Revised 1/612005
Page 6 of 16
3) Estimate the amount of fill and dredge material that would be placed in or removed from surface
;:~:ri~~ij::: i"Ft'f 7:0+ tl1;;x;r~::7Jl:JJ~:[{t of
JlAA.lt+~I~ ~)
4) Will the proposal require surface water withdrawals or diversions? Give general description,
. ptxpOp~~"~;;;7;#~~;; rovtJ 10 sf'y~ ~rJ.jdtJd
I4..J;J- fH~-cL~~ I ~<I.
5) Does the proposal lie within a 100-yearfloodplain? If so, note location on the site plan.
_Yes~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.
).Jo '
B. Ground:
1) Will ground water be withdrawn, or will water be discharged to ground water? Give general
description, purpose, and approximate quantities if known. fU
PO. Sur-?<..d..ft# {)JL h(. d'SGWstJ f, ~ .
2) Describe waste material that will be discharged into the ground from septic tanks or other
sources, if any (for example: domestic sewage; industrial, containing any toxic 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)
is(are) expected to serve.
))ovJb ~
C. Water Runoff (including storm water):
1) Describe the source of runoff (including storm water) and method of collection and disposal, if
any (include quantities, if known). Where will this water flow? Will this water flow into other
;:;.oo;~ tJ;f1 Le- u!(dJ II/A s-b~ t~ .uJ
d,~cJ-h /Jd-f-J. Se~} PcdJ"<.'V;~~'
ENVIRONMENTAl CHECKlIST
Revised 11612005
Page 7 of 16
2) Could waste materials enter ground or surface waters? If so, generally describe.
DD.
D. Proposed measures to reduce or control surface, ground, and runoff water impacts, if any:
~7 tMl Cf7 10vtt-hbt> -{d o;fe dM-hJ,,--I ~
6-/d;w~ ~61.
4. Plants:
A. Check or circle types of vegetation found on the site:
X. deciduous tree: alder, maple, aspen, other.
~evergreen tree: fir, cedar, pine, other.
-7"-shrubs.
grass.
pasture.
crop or grain.
)( wet soil plants: cattail, buttercup, bullrush, ~kunk cabbage, other.
7 water plants: water lily, eelgrass, milfoil, other.
other types of vegetation.
B. What kind and amount #tion ~II be removed or a';;f? / iJ
LJu-fl~ V€j ~ oiL {Ut.1rIJ{ IJ J;J[b/.' .
o-f t6f 01!AvJ {}-If!fi-- tJ;/{ Y- de"r J '
C. List threatened or endangered species known to be on or near the site:
q-h 3. <(- t7-GtfAZ
~,
D. Proposed landscaping, use of native plants, or other measures to preserve or enhance vegetation on
ttoe Z:::ny:~.> ~ Ie u#J oVcr/, d-/v.; I~. Ad:! si-/U/-I
-fl(/>.. oS uvK S-?dJ-f /yoJ!v.4J.
5. Animals:
A Check any birds and/or animals that have been observed on or near the site or are known to be on or
near the site:
Birds: hawk _heron _eagle i.sOngbirdS _other:
Mammals: ~deer _bear _elk _beaver _other:
Fish: _bass _salmon _trout _herring _shellfish _other:
ENVIRONMENTAL CHECKLIST
Revised 11612005
Page 8 of 16
B. List any threatened or endangered species known to be on or near the site.
jJ~.
C. Is the site part of a migration route? If so, explain.
jJo
D. Proposed measures to preserve or enhance wildlife, if any:
JJ~
6. Energy and Natural Resources:
A. What kinds of energy (electric, natural gas, oil, wood stove, solar) will be used to meet the completed
v:x<'~:~ need~:r;7:r'J:;;:;;r:(;:ns;;:i;;;/)~Iu~,
B. Would your project affect the potential use of solar energy by adjacent properties? If so, generally
describe.
f)..J6
C. What kinds of energy conservation features are induded in the plans of this proposal? List other
proposed measures to reduce or control energy impacts. if any:
/J04-
7. Environmental Health:
A. Are there any environmental health hazards, induding exposure to toxic chemicals, risk of fire and
explosion, spill. or hazardous waste that could occur as a result of this proposal? If so, describe.
100.
1} Describe special emergency services that might be required:
p"~
2} Proposed measures to reduce or control environmental health hazards, if any:
lJaM..
ENVIRONMENTAL CHECKLIST
Rf!\Iised 11612005
Page 9 of 16
B. Noise:
1) What types of noise exist in the area which may affect your project (for example: traffic,
equipment, operation, other)?
>-f-/b-1- 1I~l.- f>>, k (r a.'t IiffJ -f!e.;&w..1'
2) What types and 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
;:se 71d cry~ from the slJe I' 'I. 1_ ._ bI""""- + .J ~ (.; J(/J. '-4
~VchlA1 JAol~ a:v~ J,(G CJ.OJ<-' 7 ' .J -
3) Proposed measures to reduce or control noise impact, if any:
jJrwL. .
8. land and Shoreline Use:
A Wha'"~/:A::~~~ ;;~~a70prr;;r ~rlL {es/~ I dd1oJ.
B. Has the site been used for agriculture? If so, describe:
/Jo
C. Describe any structures on the site:
~
D. Will any structures be demolished? If so, what?
)Ja
E. What is the current zoning classification of the site?
f.-I
F. What is the f;:.tJ;:lt:rive plan designation of the site?
G. If applicable, what is the current shoreline master program designation of the site?
jJ 110
ENVIRONMENTAL CHECKLIST
Revised 11612005
Page 10 of 16
H. Has any part of the site been classified as an "environmentally sensitive" area? If so, 'specify:
I.
J. Approximately how many people would the completed project displace?
jJo.
Approximately how many people would reside or work in the completed project? 3 ~ (e5.dfA-t.J. .
j)~
K. Proposed measures to avoid or reduce displacement impacts, if any:
IJ~
L. Proposed measures to ensure the proposal is compatible with existing and projected land uses and
plans. W anY~;s:<.-I iJ ~-/Jj,?t. /J.1L ~ ~ ~, u,f OJ'zL.s tJ:r{
9. Hoo0:-k d9 ~J;-
A. Approximately how many units would be provided, if any? Indicate whether high, middle, or low-
income housing.
! b #Units _High ~Middle _Low
B. Approximately how many units, if any, would be eliminated? Indicate whether high, middle, or low-
income housing.
-()
#Units
_High _Middle _Low
C. Proposed measures to reduce or control housing impacts, if any:
/}Jo~
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?
3ad rf Ox}L-.
B. What views in the immediate vicinity would be altered or obstructed?
JJ~
C. Proposed measures to reduce or control aesthetic impacts. if any:
&17 10;1( c;~ .srJbd{vur'o-r ~:Jf.
ENVIRONMENTAL CHECKLIST
Revised 11612005
Page 11 of 16
11. Light and Glare:
A N::lit;~:~:;:T~iJ;~ce;;:;;;7~:f t~!:67; Uf; ~~
B. Could light or glare from the finished project be a safety hazard or interfere with views?
po
C. What existing off-site sources of light or glare may affect your proposal?
;JdvtL
D. Proposed measures to reduce or control light and glare impacts, if any:
jJ(jAJ0
12. Recreation:
A. What designated and informal recreational opportunities are in the immediate vicinity?
O~ fWk fjcfI~ -Ir> !Jot-/( .
B. Would the proposed project displace any existing recreational uses? If so, describe.
jJ~
C. Proposed measures to reduce or control impacts on recreation, induding recreation, including
recreation opportunities to be provided by the project or applicant, if any:
~{J v,kl<- (o.J tUWS -h, ~ fI1~'
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:
-J.Jo
B. Generally describe any landmarks or evidence of historic, archaeological, scientific, or cultural
importance known to be on or next to the site.
)J~
ENVIRONMENTAL CHECKliST
Revised 1/612005
Page 12 of 16
C. Proposed measures to reduce or control impacts. if any:
Do~
14. Transportation:
A. Identify public streets and highways serving the site, and describe proposed access to the existing
~i~~il!i~JLtf tJill eJ-~ {oJ-fvr~
B. Is site cJrently served by public transit? _Yes ~NO ./
If not, what is the approximate distance to the nearest transit stop? 21ft- It-J
C. How many parking spaces would the completed project have? ]Z - -!u1J -11 ,eDdi.t1c....-
How many would the project eliminate? -8- I
D. Will the proposal require any new roads or streets, or improvements to existing roads or streets, not
including driveways? If so, generally describe (indicate whether public or private):
{y-4J fuLb~ s-l/~-f --{lv, ~~-I~1r---1.
E. Will the project use (or occur in the immediate vicinity of) water, rail, or air transportation? If so,
generally describe:
JjJ.
F. How many vehicular trips per day would be generated by the completed project?
If known, indicate when peak volumes would occur.
/11. f~~ U. .plf/J .
G. Proposed measures to reduce or control transportation impacts, if any:
gZO tJ,f-L
~.
15. Public Services:
A. Would the project result in an increased need for public services (for example: fire protection, police
protection, health care, schools, other)? If so, generally describ]: I . II 1/ (" . J
/JrAJh..! t'fUo~ I~ J60.'4 J"~UI~J CfJ'UJd~'1: lJ.iC/hJ.r:~flJJ' ~,.
B. Proposed measures to reduce or control direct impact on public services, if any:
~ ''to-/: -fks ~ sde4J,
ENVIRONMENTAL CHECKLIST
Revised 11612005
Page 13 of 16
16. Utilities:
A. Check utilities currently available at the site:
AElectricity Anatura' gas ~water _refuse service
*telephone $.sanitary sewer _septic system _other:
B. Describe the utilities that are proposed for the project. the utility providing the service. and the general
p~t(:n;;:z:rf ~;:ng::;!;t'~t:;;~hA:r;~~ .f~.
C. SIGNATURE:
OWNER/AGENT SIGNATURE:
DATE SUBMITTED: 3ffc.
knowledge. I understand that the lead
The above answers are true and complete to the
agency is relying on them to make its decisi
ENVIRONMENTAL CHECKLIST
Revised 1/612005
Page 14 of 16
.. .....,
PIERCE COUNTY
MITIGATED DETER..l'yfL~ATION OF NONSIGNIFICANCE
F 'ironmental Application No. 347306
h. ....lication Family: 347304.347305,347307,364027
Parcel Numbers: 0520051004,0520051033,0520051034,0520054006,0520054007,0520054046
ACTION:
PROPOSAL:
LOCATION:
PROPONENT:
Preliminary Plat - North Tapps Estates
Formal Subdivision of six (6) parcels totaling 84.33-acres into one hundred ninety three
(193) single-family residential lots with an average lot size of 6,436 square feet and a
minimum lot size of 5,000 square feet, and two (2) cornmerciallots to be served by City
of Bonney Lake water, public roads and both City of Auburn sewers and interim septic
systems east of Gas Road, located in a Moderate Density Single-Family (MSF) Zone
classification.
The commercial portion of the site is located at 725 - 182nd Avenue East with the
remainder of the subject parcels lying west of 182nd Avenue East and south of 4th Street
East, in the north ~ of the SE l.4 and the south ~ of the NE Ih of Section 5, T20N, R4E,
W.M.
Prium Development
The Responsible Official of Pierce County hereby makes the following Findings and Conclusions based upon a
review of the environmental checklist and attachments, other information on file with Pierce County, and the
policies, plans, and regulations designated by Pierce County as a basis for the exercise of substantive authority
under the Washington State Environmental Policy Act (SEPA) pursuant to RCW 43.21C.060.
r~"1)INGS OF FACT: .
~1.~_..: Proposal is for the formal subdivision of six (6) parcels totaling 84.33-acres into one hundred ninety
three (193) single-family residential lots with an average lot size of 6,436 square feet and a minimum lot
size of 5,000 square feet, and two (2) commercial lots to be served by City of Bonney Lake water,
public roads and both City of Auburn sewers and interim septic systems- east of Gas Road, located in a
Moderate Density Single-Family (MSF) zone classification.
2. The project site is located northwest of Lake Tapps in unincorporated Pierce County. The site's
topography varies from flat to steeply sloping with the majority of the site between 4-12 percent in
gradient The project will be the first to benefit from the opening of the new Lake Tapps Parkway. The
six (6) parcels that make up the 84-acre site are heavily forested. Surrounding parcels are large and -.
undeveloped. Uses on the two proposed commercial lots have been reviewed and approved per
Conditional Use Permit (CP33-94).
3. No -significant culturallhistorical resources have been identified on. this site. If, however, during
construction, any artifacts are uncovered either the Pierce County Planning and Land Services Department
at (253) 798-7210, or~the State. Historic Preservation Office in Olympia at (360) 753-4405, must be
notified.
L.
7.
8.
9.
10.
')-.
,
-1_., .
12.
13.
14.
)-
15.
the Development Engineering Section. The Department has determined that implementation of the
conditions recommended in the report will adequately mitigate any potential significant adverse impacts
associated with development in, and adjacent to, the erosion and landslide hazard area.
The project has been reviewed under Title 18E - Development Regulmiorrs"- Critical i\.reas, Chapter
18E.30 (\Vetlands). Seven jurisdictional wetlands exist on or within 150 feet of the site. Wetlands 11, R, S,
and B are.Category II wetlands. Wetlands P, PE, and C are Category III wetlands. Wetland 12 is an off-
site Category II Wetland. The 100-foot buffer for Wetland 12 extends slightly onto the site into Tract ..G."
Wetland 11 was delineated as part of the Lakeland Hills Development in the mid-1990's. In association
with the Lakes Tapps Parkway East project, Pierce County environmental biOlogists re-delineated the
southern boundary of the west lobe of Wetland 11 in November 2002; The boundary was moved to the
north. The applicant has chosen to show the original (1990'5) boundary on the site plan. The east lobe of
Wetland 11 and its buffer extend onto north-central portion of the project site.
The on-site wetlands will be protected with vegetated buffers, measured perpendicular to the wetland
boundaries. The Category II wetlands have 100-foot buffers (minimum), and the Category ill wetlands
have 50-foot buffers (minimum). .
."
The project will not have direct wetland or buffer impacts. However, the Lake Tapps Parkway project, to
be completed by Pierce County Public Works (see application numbers 364056 and 364057) will involve
fill within Wetland B and the buffers for Wetlands S, R, and B. Pierce County Public Warks will obtain all
necessary permits and mitigate for all wetland and buffer impacts associated with the road construction.
Pursuant to Chapter l8EJO, the proponent is required to obtain a Wetland Approval prior to any site
development, including timber harvest, occurring on the project site. Compliance with Title 18E - Critical
Areas, Conditions of Wetland Approval, and conditions of preliminary plat approval will adequately
mitigate for any significant adverse environmental impacts to the wetlands.
The applicant must comply with all other local, state, and federal regulations and obtain relevant permits.
This includes the U.S. Army Corps of Engineers and the Washington State Department of Ecology (DOE).
If the Corps of Engineers determines that on':'site wetlands are isolated and therefore outside of their
jurisdiction, approval will/may still be required from the DOE, subject to RCW 90.48 (The State Water
Pollution Act). It is the sole responsibility of the applicant to contact the other jurisdictions and secure any
and all other permits required for this proposed project.
The grading and placement offill material increase the likelihood of erosion and sedimentation. Pursuant
to Pierce County Code, Title 17 A, Construction and Infrastructure Regulations - Site Development and-
Stormwater Drainage, a temporary erosion and sedimentation control plan is required to be approved and""
. implemented on the project site priorto and during site development. Potential significant adverse impacts
associated with erosion and sedimentation are adequately mitigated through compliance with this
regulation.
Pursuant to Pierce County Code, Title 17 A, Construction and Infrastructure Regulations :.... Site
Development and Stormwater Drainage, a storm drainage plan and subsequent installation of an approved
stormwater management system on the project site is required. Potential significant adverse environmental
impacts associated with increased stonnwater runoff from this development are adequately mitigated
through compliance with this regulation.
The Pierce County Council passed a school impact fee ordinance (Ordinance 96-105S2) on October 22,
1996. This ordinance requires that new development pay a monetary fee to the local school district in .
order to mitigate impacts resulting from increased enrollment. Payment of the fee is required prior to the
sale and occupancy of dwelling units within the subdivision. The payment of these monetary fees
adequately mitigates the proposal's impact to the school district. .
The Dieringer School District has indicated that students residing within the proposed subdivision would
have to either wait for bus service or walk to Lake Tapps Elementary School. In order to helD ensure the
__r_",,-__.r~, ..,. ...... __
16.
17.
1L~-
19.
20.
21.
22.
!3.
that paved pedestrian sidewalks be provided internally within the subdivision. The District also requests
that the Developer coordinate and consult with the architects for the Lake Tapps Elementary project for a
wall'way connection through Tracts M and N. For students that will wait for bus transportation, the
Developer shall provide shelters at locations coordinated with the Dieringer School District. Pierce County
De\!elopm~nt Regulations - Zoning, Section 18A.35.025 requires sidewalks along the internal plat road(s)
and streetlIghts. Safe walking conditions for students will be adequately mitigated through compliance
with this regulation.
The Washington State Department of Transportation (WSDOT) has reviewed the proposal and determined
that traffic generated by the proposed project will have a,~ignificant adverse impact at the intersections of
SR167 Southbound and Northbound On/Off ramps and 8 Street East. The Washington State Department
of Transportation has determined that the project proponent should be responsible for contributing their
fair share of the cost ofa signal at the intersection of the Southbound OnlOfframps with 8th Street East and
for the construction of a traffic signal at the intersection of the SR167 Northbound OnJOff ramps with 8th
Street East. WSDOT will require the developer to install a temporary wood pole and wire signal at the
intersection of the SR167 Northbound On/Off ramps with 8th Street East and will allow the Developer's
pro-rata share for the futureSR167 Southbound On/Off ramps signal project to be used toward the
temporary signal to be constructed at intersection of the SR167 Northbound On/Off ramps with 8th Street
East.
A traffic impact analysis (TlA..) was prepared by Heath & Associates to analyze the project's impacts to the
County road system. The TlA only analyzed the impacts" associated with the development of the 193
single-family lots, and did not include the two proposed commercial lots. The Traffic Division of the
Public Works and Utilities Department has reviewed the analysis and determined that the project will have
a significant adverse impact on the County road system. The Traffic Division has determined that the
project proponent must coordinate the acquisition and design needs for the Lake Tapps Parkway extension
as well as contribute to County Toad projects for the construction of additional lanes on 8th Street East
within tbe Cities of Pacific and Sumner to mitigate for the identified impacts.
Forest :Practices Permit - An approved Class IV-General Forest Practices Application (FP A) is required
for this project in accordance with the State Forest Practices Rules, RCW 76.09, and Title I8H, Pierce
County Development Regulations - Forest Practices. The applicant should contact the Forest Practices
Section of the Washington State Department of Natural Resources (DNR) at their South Puget Sound
Region Office in EnurncIaw, for assistance at (360) 825-1631 or 1(800) 527-3305. Section
18H.30.020.B.3 of Title 18H requires the imposition of a six-year development moratorium on a parcel
where activity meeting the definition of a Class IV-General forest practice has occurred" without an
approved Class N -General FP A. A six-year development moratorium prohibits Pierce County from
accepting applications for development ofland on the parcel during the ]J:loratorium period.. The applicant
. is responsible for determining if the proposed clearing activity will require approval of a Forest Practices
Application.
This project has been reviewed under Title 18E.60 - Development Regulations - Critical Areas Chapter
18E.60 Fish and Wildlife Habitat Areas. No regulated streams or buffers have been identified on the
project site.
No state or federal candidate threatened or endangered plant or animal species or habitat has been
identified on the project site.
The proposal will have no significant adverse environmental impacts on fish and wildlife, water, noise,
transportation, air quality, environmental health, public services and utilities, or land and shoreline uses.
AIly abandoned well, as defined by WAC 173-160, must be properly decommissioned prior to final
application approval. The Tacoma-Pierce County Health Department CTPCHD) must be contacted 48
" hours prior to any decommissioning activity at the project site.
The landscaping requirements of Section 18A.35.030 of the Pierce County Development Regulations _
. Zoning are applicable to this site. A landscaping plan for all neighborhood park areas must be approved
prior to issuance of building permits.
CONCLUSIONS OF RESPONSIBLE OFFICIAL:
.The Responsible Official concludes that a Mitigated Determination of Nonsignificance (MDNS) may be issued.
This'is based upon staff review of the environmental checklist and attachments, other information on file with
Pierce County and the above-noted findings. The MDNS is supported by plans, policies, and regulations
L Ited by PIerce County for the exercise of substantive authority under SEP A. The following are the County
aaopted policies which suppon the MDNS.
1. Recognize that the mitigation of development impacts is the shared responsibility of the public and private
sectors. . The County requires that developers of land along identified transportation corridors contribute
their f~Ir share towards transportation improvements necessitated by their development(s). Impact
mitigatIon efforts may include: .
Requiring that developers assist the county and other jurisdictions in the provision of additional
~sportation facilities and services needed to serve new developments in proportion to the
Impacts and needs generated by their projects. (Section 19A.80.l00.Q.2, Title 19A _
Comprehensive Plan)
Determine the adequacy of transportation facilities taking into account existing development, approved but
unbuilt development and proposed development through utilization of capacity-to-demand (LOS),
availability of capacity including phased capacity, and/or coordination of appropriate standards of design
across jurisdictional lines. (Section 19A.80.050.B.5, Title 19A - Comprehensive Plan)
2.
3.
~l
5.
6.
7.
8.
9.
)
Address. conclllTency by providing transportation facilities needed to accommodate new development with
six years of development approval, limiting new development to a level that can be accommodated by
existing facilities and facilities planner for completion over the next six years, and encouraging new and
existing developments to implement measures to decrease congestion and enhance mobility through
transportation demand and congestion management (Section 19A.80.050,B.9,Title 19A - Comprehensive
Plan)
Concurrent with development shall mean that improvements or strategies are in. place at the time of
development, or that a financial commitment is in place to complete the improvements or strategies within
six years. (RCW 36.70A.070(6)(e)) (1994 Pierce COlmty Comprehensiv:e Plan, pg. VII-B)
Maintain the Level of Service (LOS) standard for the public facilities identified in the Capital Facilities
Element (Section 19A.30.180.C.l, Title 19A - Comprehensive Plan)
"pu~1ic facility" means the capital improvements and systems of each of the following facilities or
ServIces:
. (j.) Roads (including related -sidewalks, lighting). (Section 19A.I00.010.A.4, Title 19A
Comprehensive Plan)
Ensure adequate transportation facilities for all transportation modes, including trucks and passenger
vehicles, transit, localized rail service, air and ferry service, and nonmotorized modes of travel. (Section
19A80.l00.A, Title19A- Comprehensive Plan)
Use the transportation planning process to identify transportation system needs throughout the county in
order to:
1. Provide adequate transportation facilities and services to meet current and future travel needs;
2. Identify specific transportation corridors and alignments where public roads are needed; and
3. Locate and protect needed rights-of-way as soon as possible. (Section 19A.80.100.F, Title 19A-
Comprehensive Plan)
Reserve property for needed rights-of-way as quickly as possible. Methods to acquire and preserve right-
of-way include, but are not limited to:. .
1. Requiring dedication of right-of-way as a condition for development. (Section 19A.80.100.G.l,
Title 19A-Comprehensive Plan) . ,
24. Purchasing rights-of-way by the County. (Section 19A.80.100.GA, Title 19A...;. Comprehensive
Plan)
10.
11.
Allow land use changes (such as master plan developments, rezones, plats and conditional use permits)
only when.these changes are accompanied by specific documentation or proposed plans showing how the
transporta~on system can adequately support the needs of existing and proposed development. Pierce
County WIll establish threshold levels for this policy so that small landowners will not be unfairly
disadvantaged, and will tie implementation of this policy to impact mitigation plarming that seeks to fairly
allocate the costs of transportation improvements among and between the County and all affected panies.
(Section 19A.80.100.K, Title 19A - Comprehensive Plan) ,
Work to secure adequate long-term funding sources for transportation through a variety of methods,
including:
6. Sharing costs with private developers who want to accelerate construction of panicular
transportation improvements or for additional transportation faCilities and services needed to serve
new development, in proportion to the impact and needs generated by individual projects. (Section
19A.80.l00.P.6, Title 19A - Comprehensive Plan)
Both existing and future development shall pay for the costs of needed capital improvements.
2. Future development ',,'
a. Future development shall pay its fair share of the capital improvements needed to address
the impact of such development, and may pay a portion of the cost of the replacement of
obsolete or worn out facilities. Upon completion of construction, "future" development
becomes <<existing" development, and shall contribute to paying the costs of the
replacement of obsolete or worn out facilities as described in. Policy CFP 2.2.1.a (pec
19A.I00.o20 B.1.a). (Section 19A.I00.020.B.2.a, Title 19A- Comprehensive Plan)
b. Future development's payments may take the form or, but are not limited to, voluntary
contributions for the benefit of any public facility, impact fees, capacity fees, dedications of
land, provision of public facilities, public or private partnerships and future payments of
user fees, charges for services, special assessment, and taxes. Future development shall not
pay impact fees for the portion of any public facility that reduces or eliminates existing
deficiencies. (Section 19A.I00.020B.2.b, Title 19A - Comprehensive Plan)
MITIGATION: The Responsible Official has determined that the proposal does not have' a probable
significant impact on the environment, and an Environmental Impact Statement (ElS) is not required under
RCW 43.2IC.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 Pierce County, 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 Section 18D.I0.080 of the
Pierce County Code and shall be implemented by the applicant.
12.
}- \
. ,
1. The developer shall coordinate with Pierce County Public Works on the acquisition needs forthe County's
Lake Tapps Parkway East extension through the site. Specific areas to be dedicated to Pierce County for
right-ai-way slope easements, and associated drainage improvements, are subject to an agreement with the
Pierce County Public Works Department.
Prior to approval of the road/storm drainage plans for North Tapps Estates, verification must be submitted
to the Development Engineering Section of Planning and Land Services that the acquisition needs for the
Lake Tapps Parkway have been satisfied, or an agreement in place between the County and the developer
, on the acquisition needs. '
2..
.J
The developer shall coordinate with Pierce County Public Works Department on the design needs for the
Lake Tapps Parkway extension.' The developer shall perform clearing of timber, clearing and grubbing
roadway prism; roadway excavation and filling, compaction of suitable excavated material, together with
associated erosion control and seeding for the parkway between Sumner Tapps Highway and 182nd
Avenue East. This work shall be based on Pierce County providing to the project proponent construction
drawings, associated permits, and construction specifica~on for the applicable work.
Prior to approval of the road/stonn drainage plans for North Tapps Estates, verification must be submitted
that . all work required of the developer on the Lake Tapps Parkway extension has been completed, or an
'agreement in place between the County and the developer detailing the scope and timing of the work to be
completed by the developer.
The developer shall contribute 5;135.00 per lot towards the County road project for construction of
additional through lanes on 8th Street East within the City Of Pacific. The contribution must be paid prior
to final plat approvaL
The developer shall contribute $110.00 per lot towards the County road project for construction of
additional lanes on 8th Street East within the City of Sumner. The contribution must be paid prior to
final plat approval.
The deyeloper shall install a temRorary wood pole span wire signal at the intersection of the SR167
Northbound On/Off ramps with 8 h Street East. The signal shall be installed to the satisfaction of the
Washington State Department of Transportation and shall be installed prior to [mal plat approval.
This Mitigated Determination of Nonsignificance (MDNS) is issued under WAC 197-11-340(2). The lead
agency will not act on this proposal for 15 days from the date of issue. Comments must be submitted by closing
of the comment deadline. The Responsible Official will reconsider the MDNS based on timely comments' and
may retain, modify, or, if significant adverse impacts are likely, withdraw the :MDNS. lithe MDNS is retained,
it will be fmal after the expiration of the comment deadline. No permits may be issued, and the applicant shall
not begin work, until the comment deadline has expired and any other necessary pennits are issued.
3.
4.
5.
Responsible Official:
. Lead Agency:
Charles F. Kleeberg, Director
Planning and Land Services
Pierce County Public Services Building (Annex)
2401 South 35th Street
Tacoma, Washington 98409
(253) 798-7210
'\
),
Date of Issue:
Comment Deadline:
October 3, 2003
October 20, 2003
~~ --- -1-, a~
Adonais Clark, Environmental Designee
NOTE: Pursuant toRCW 43.2lC.075 and Pierce County Environmental Regulations Chapter 18D.IO.080' and
Chapter 1.22 Pierce County Code, decisions of the Responsible Official may be appealed. Appeals are filed
with appropriate fees at the Planning and Land Services Department, located at the Development Center in the
Public Services Building. Appeals must be filed within 14 clays of the expiration of the comment deadline.
NOTE: The issuance of this Mitigated Determination of Nonsignificance does not constitute project approval.
The applicant must comply with all other applicable requirements of Pierce County, federal, and,state agencies,
andlor the Hearing Examiner prior to receiving construction permits.
SK:Id
10NorthTappsEstatesMDNS.doc
J
Exhibit 1 2.-
Number of Pages
~
MATTJIIW L swrrnnr
Allorneyallaw
January 8, 2007
,f>~a
J4;1t ~V~D
P1A~ "I
~1\91\1 I) ?a
~D V?
~P..d^
. vtilit,1'
<"Nt
P.O. Box 7935
Tacoma. Washington 98406-0935
(253) 565"1728
FAX 565-0968
Joe Welsh, Transportation Planner
City of Auburn
25 West Main
Auburn, WA 98001-4998
RE: Carter's Estates, Requestfor Pla,t Modifications
Dear Mr. Welsh:
I am writing in response to your comments on this project as set forth in the July 10, 2006
letter from Ms. Chamberlain. Please consider this letter as my client's Request for a Plat
Modification from the City so as to be able to exceed the 600 foot dead end road
limitation set forth at ACC Chapter 17.18 and a Plat Modification for relief from the
radius of the centerline of the proposed roadway.
Length of Dead-end Street. The proposed length of the plat roadway is 675 feet which
exceeds the City maximum of 600 feet for a dead end road. One reason for the added
road length is the request of the City Parks Department for the developer to provide for
the potential for future access into the park property that abuts the project property along
the north property line. The park property to the north of the project has a number of
wetlands which effectively prevents the roadway from ever connecting to the north. The
length of the dead-end is not excessive and the volume of traffic will not be significant.
Relief from the 600 foot maximum is warranted given the limited scope of the
development and special constraints of the property.
Roadway Radius. The proposed roadway radius is 170 degrees as opposed to the City
standard of370 degrees. The site topography and the constraints imposed by th~ gas
pipeline property and the Tapps Parkway make this a reasonable request, especially on a
dead-end street with low traffic speeds and volumes. The alternative would be a right
angled comer in the road that is not necessary or desirable given the short length of the
roadway.
, Certain finding of fact must be made pursuant to ACC Chapter 17.18.
A. Such modification is necessary because of special circumstances related to the
size, shape, topography, location or surroundings of the subject property, to provide the
~(Q)~"'j
Joe Welsh, Transportation Planner
City of Auburn
January 8, 2007
Page 2
owner with development rights and privileges permitted to other properties in the vicinity
and in the zoning district in which the subject property is located.
B. That, because of such special circumstances, the development of the property in
strict conformity with the provisions of this title will not allow a reasonable and
harmonious use of the property.
C. 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;
D. Such modification will not be materially detrimental to the implementation of the
policies and objectives of the comprehensive land use, circulation and utility plans of the
city;
E. Literal interpretation of the provisions pf this title would deprive the applicant of
rights commonly enjoyed by other properties in the same zoning district;
F. The approval ofthe modification will be consistent with the purpose of this title;
G. The modification cannot lessen the requirements of the regulations.
The proposed modifications will not lessen any other land use regulation.
. The proposed roadway design set forth on the preliminary plat map is a reasonable design
solution to a constrained property that will see no further residential development. The
City Parks Department has specifically requested that we terminate the roadway at the
property line for the possibility of future extension into the park property. However,
there is no likelihood that the road could ever be extended through the park property to
connect to another roadway because of the presence of extension wetland systems on the
park property. The plat proposes 16 residential building lots. This number of residences
will generate a low volume of traffic from the dead end to the Tapps Parkway.
We would appreciate your approval to this request. If you need any additional
information, please feel free to give me a call. Thank you for your consideration. -
Exhibit ~
Number of Pages 7
IERINGER SCHOOL DISTRICT
Educating every child for
Confidence today and
Con tri bu tion tomorrow
Elizabeth Chamberlain
Senior Planner
Planning, Building and Community Development
25 West Main Street
Auburn, W A 98001-4998
r,.C~N~O
Q~".
f('O \'\ ; lUGl
~~~\,,^t~1
~\.N~~\~G \)
February 2, 2007
Dear Ms. Chamberlain:
Upon review of the application for Carter Estates, # PLT06-oo03 and SEP A06-oo07 we
find the need to make comment relative to this proposed housing development and the
potential impact on the Dieringer School District.
The preliminary plat indicates Carter Estates will be built on a court with only one access
point. This presents a problem for transporting students in that the 95.47 feet turn-around
space provided in the cul-de-sac is too tight for a bus to execute a safe turn; we require at
least 100 feet for turning. Without that clearance students will have to walk out to Lake
Tapps Parkway East and wait on the parkway for the bus.
Thank you for the opportunity to review the plans and provide input.
Sincerely,
//1
;' t
"
.II(~
1320 - 178th Avenue East. Lake Tapps, Washington 98391 . (253) 862-2537. FAX (253) 862-8472
Dieringer School District #343 is an Equal Opportunity Institution
Elizabeth Chamberlain
From:
Sent:
To:
Cc:
Subject:
SPAHR, USA [USA.SPAHR@dnr.wa.gov}
Tuesday, February 06, 2007 3:50 PM
Elizabeth Chamberlain
POWERS, BOYD
SEPA Comment - City of Auburn
SEPAComment.rtf
Attachments:
g
SEPAComment.rtf
(8 KB)
Elizabeth,
Please see attached document for SEPA comments on Carter Estates in the City of Auburn.
Thank you,
Lisa Spahr
Forest Practices Coordinator
360-802-7007
1
DATE: 5 february 2006
TO: Elizabeth Chamberlain, Senior Planner
REVIEW OF: SEPA
PROJECT: Carter Estates, PLT06-0003 and SEP06-0007
FROM: Lisa Spahr, Forest Practice Coordinator, South Puget Sound Region
[]
We do not have an interest in the above project and have no
comments on the proposa1.
[X]
We do have an interest in the above project and wish to make the
f0110wing comments: A forest practice app1ication may be needed
if timber wi11 be harvested. P1ease ca11 Department of Natura1
Resources, Forest Practices, at 360-825-1631, for assistance.
cc: Boyd Powers - SEPA Center
February 7,2007
Elizabeth Chamberlain
Senior Planner
Auburn Planning, Building & Community Department
25 West Main St
Auburn, W A 98001
Re: Carter Estates / PLT 06-0003
Dear Elizabeth:
Thank you for the opportunity to comment on the above-noted proposal. We have no comments at
this time.
Please contact me at (253) 581-8130 or madams@piercetransit.org if you have any questions.
Sincerely)
~~
Monica Adams
Planner
Capital Development and Construction Projects
07-053
MA:BK
370196th St SW PO Box 99070 Lakewood, WA 98499-0070 253.581.8080 FAX 253.581.8075
www.piercetransit.org
Page I of I
Elizabeth Chamberlain
From: Beth Kernen [bkernen@piercetransit.org]
Sent: Wednesday, February 07, 20073:15 PM
To: Elizabeth Chamberlain
Cc: Monica Adams
Subject: Carter Estates"! Pl T 06-0003
Attachments: 07 -053.doc
Attached are Pierce Transit's comments concerning the above-noted proposal. If you have any questions or
comments, please contact Monica Adams at 253.581.8130 or at madams@piercetransit.org. Thank you.
Beth Kernen
Administrative Services
Pierce Transit
253.983.3308
bkernen@piercetransit.org
2/7/2007
A Pierce County
~ Public Works and Utilities
- RECeiVED
Transportation Services
2702 South 42nd Street. Suite 201
Tacoma, Washington 98409-7322
(253) 798-7250 . FAX (253) 798-2740
FEB 1 2 7007
PlANNING DEPARTMENT
Brian J. Ziegler, P.E.
Director
Brian.Ziegler@co.pierce.wa.us
February 8, 2007
Elizabeth Chamberlain, Senior Planner
City of Auburn
Planning, Building, and Community Department
25 West Main Street
A~ WA98001-4998
Re: Carter Estates Environmental Checklist
Mrs. Chamberlain:
Thank you for the opportunity to review the above-referenced project. We do not feel the site as
proposed will have a significant impact to the County roadway system to generate the need for
comments at this time.
Should you have any questions, please contact myself or Jack C. Niehuser at (253)798-7250.
~d/
Rory D. Grindley, P. ., PTOE
Associate County Traffic Engineer
RDG:JCN:ts
cc: Adonais Clark, Senior Planner, Resource Management
file
*
Printed on recyded paper
r. Tacoma I Pierce County
'-..-.) !!~~f~~~~ent
tpchd.org
February 20,2007
'41AlN~ 1
Governefy la local Board of Health
Peter B lewis, Mayor
City of Auburn
25 West Main ST
Auburn, W A 98001
h:Ji l)
cj .c;;
( i
RE: Carter Estates
Dear Mr. Lewis:
The Tacoma-Pierce County Health Department (TPCHD), Environmental Health Program, has
reviewed the above checklist and has the following comment(s):
All grading and filling of land must utilize only clean fill, Le., dirt or gravel. All other materials,
including waste concrete and asphalt, are considered to be solid waste and permit approval must be
obtained through the TPCHD prior to filling.
Should this project not be served by sanitary sewer, the TPCHD will require a review of potential
adverse environmental impacts and justification for utilization of on-site sewage treatment and
disposal.
All wells that will not be included in the public water system for this project must be properly
"Decommissioned" per WAC (173-160) prior to. final application approval. The TPCHD must be
contacted 48 hours prior to any decommissioning activity at the site. Contact Rich Dickerson at
(253) 798-2885, TPCHD for further information regarding decommissioning wells.
Prior to approval of the water supply for this development, a Certificate of Water Availability is
required as per WAC 246-290 and Pierce County Ordinance 86-116S4.
The final plat portion of the Certificate of Water Availability must be signed by the water purveyor
prior to final subdivision approval. .
If you have further questions, please contact me at (253) 798-6462.
Sincerely,
t
:
!
~\(U;
d S. Tumer,
Environmental Health liaison
ENVIRONMENTAL HEALTH PROGRAMS
NST/cif
cc: Matthew Sweeny
PO Box 7935
Tacoma, WA 98406
3629 South D Street
Tacoma WA 98418-6813
@Printed on 100% recycled paper
Federico Cruz-Uribe, MD, MPH, Director of Health
253 798-6500
800 992-2456
TDD: 253 798-6050
F:\UBSHARE\SRCPRO\WATER\SEPA\2007\Carter Estates_aubum.doc