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RESOLUTION NO. 2 0 7 0
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF AUBURN,
WASHINGTON, APPROVING THE PRELIMINARY PLAT OF LAKELAND HILLS,
DIVISIONS #6, #7 AND #8 LOCATED ON THE EAST SIDE OF LAKELAND
HILLS DIVISION #2 AND #3 EXTENDING SOUTH TO THE KING-PIERCE
COUNTY LINE, WITHIN THE CITY OF AUBURN, WASHINGTON.
WHEREAS, Application No. PLT0001-90, dated January 10,
1990, has been submitted to the City of Auburn, Washington, by
P. HENDLEY & ASSOCIATES, requesting approval of a Preliminary
Plat of Divisions #6, #7 and #8 to be known as "LAKELAND HILLS"
located on the east side of Lakeland Hills Division #2 and #3
extending south to the King-Pierce County line within the City
of Auburn, Washington, hereinafter described in Section 1 of
this Resolution; and
WHEREAS, said request above referred to, was referred to
the Hearing Examiner for study and public hearing thereon; and
WHEREAS, the Hearing Examiner based upon staff review, held
a public hearing to consider said petition in the Council "
Chambers of the Auburn City Hall, on March 13, 1990, at 7:00
p.m., at the conclusion of which the Hearing Examiner
recommended approval of the Preliminary Plat, based upon the
following Findings of Fact and Conclusions, to-wit:
FINDINGS OF FACT
1. The applicant requests preliminary plat approval of a
229 lot single family subdivision located within the
development of Lakeland Hills. The proposed
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Resolution No. 2070
April 10, 1990
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preliminary plat consists of three divisions to be
known as Divisions #6,#7 and #8.
2. The Lakeland Hills development within Auburn comprises
approximately 458 acres and to date the City has
approved six plats totaling 351 lots. The subject
preliminary plat is the largest subdivision
application which has been proposed in the development
of Lakeland Hills.
3. In April of 1988 the "Lakeland Hills Special Planning
Area Plan" was adopted by the City Council as an
element of the Comprehensive Plan.
4. Following the adoption of the Special Planning Area,
the City has adopted a rezone in September of 1988 and
a 47 lot single family plat known as Division No. 5 in
January of 1989.
5. The subject application for Division #6, #7 and #8
abuts Division No. 5 which, as previously indicated,
has been approved.
6. The applicant proposes to access the plat from
Lakeland Hills Way and then through Division No. 3
Extension and Division No. 5. In addition, 51st
Street will also be constructed which will connect
Mill Pond Drive to the plat.
7. Currently, Mill Pond Drive provides the only access to
the existing Lakeland Hills development. Pursuant to
the Lakeland Hills Special Planning Area Map a street
known as Lakeland Hills Way is proposed to be extended
through Lakeland Hills and connect to the East Valley
Highway.
8. The rezone which received approval in Lakeland Hills
and the approval of Division No. 5 preliminary plat
were conditioned upon the completion of Lakeland Hills
Way in King County. The evidence establishes that
consideration should be given in connection with the
review of this preliminary plat to conditioning its
approval upon the completion of Lakeland Hills Way
prior to final plat approval.
9. The subject site was the subject of an Environmental
Impact Statement in 1981. In addition, a traffic
study was performed at that time. The City of Auburn
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Resolution No. 2070
April 10, 1990
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believes that both the traffic study and the
Environmental Impact Statement are still adequate.
The Environmental Impact Statement recommended off-
site mitigation measures including the completion of
Lakeland Hills Way and the improvement of the "A"
Street S.E. bridge.
10. Aland clearing permit will be required and there are
a number of substantial trees on the subject site
currently.
11. The street within the preliminary plat that abuts Lots
4-11 is a deadend street without a turnaround.
Currently, the street as proposed on the plat map is
approximately 300 feet long and a temporary turnaround
for emergency vehicles should be provided. The street
is proposed to continue as part of another future
division of the plat of Lakeland Hills.
12. The applicant has submitted conceptual utility plans
and the Fire Department has determined that 3
additional fire hydrants will be required in order to
meet Fire Code standards.
13. The applicant proposes to dedicate a site known as
"Tract A" to the City for the purpose of a park. The
Lakeland Hills Plan requires the park to be a minimum
of 5 acres in size and contain a slope no greater than
3$.
14. Currently, 55th Street S.E. terminates at the Pierce
County line. This street is intended to connect to
another proposed street in Pierce County at a later
date. Therefore, the street known as 55th Street S.E.
will result in a deadend street approximately 900 feet
in length. The City of Auburn Land Division Ordinance
permits deadend streets to be a maximum of 600 feet
long, pursuant to Section 17.12.180(B) of the Land
Division Ordinance. Therefore 55th Street S.E. should
connect to another street prior to final plat approval
for Lots 141-149.
15. The applicant proposes to extend Lakeland Hills Way
south in to Pierce County in order to provide
additional access to the subdivision. The exact
timing of the proposed extension is not clear as a
result of the fact that Pierce County approvals are
required.
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Resolution No. 2070
April 10, 1990
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16. Pursuant to the approval of the previous rezone
reflected in Ordinance No. 4300 and the approval of
Division No. 5, several conditions are required
regarding the development of the remainder of Lakeland
Hills. These conditions are necessary to ensure that
the plat will be developed in relation to other
developments prior to any further development of
Lakeland Hills.
17. The final Environmental Impact Statement for this
project issued in October of 1981 contemplated the
development of 1420 single family units. Currently,
351 single family units have been constructed and/or
approved. With the applicant's proposal for the
development of Divisions #6, #7 and #8 containing 229
units, a total of 580 single family units are
contemplated at this time. The resultant density is
less than was contemplated in the original
Environmental Impact Statement.
18. At the time of the public hearing, a number of
residents in the vicinity expressed concerns related
to the subject preliminary plat. Many concerns were
related to the traffic impacts of the proposed
preliminary plat.
19. One citizen, Joe Racek, suggested that a development
plan be prepared which would reduce the vehicle trips
to a maximum of 2500 vehicle trips per day with a
maximum of 250 peak hour trips. This witness
suggested that a traffic study be generated to show
that at full development the proposal would not
generate more than 2500 trips per day. It is unclear
how the witness arrived at the 2500 trips per day
figure. Other witnesses expressed concern regarding
storm drainage and erosion control as well as concerns
related to capacities of existing sewer and water
facilities.
20. The staff report, with its recommendation of
conditional approval, is incorporated herein reference
as though set forth in full.
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Resolution No. 2070
April 10, 1990
Page 4
CONCLOSIONB OF LAW
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1. It is concluded as a matter of law that the proposal
does not contain substantial changes or new
information resulting in significant adverse
environmental impacts not previously evaluated in the
existing environmental documents and accordingly
pursuant to WAC 197-11-600 no further environmental
action is required. The environmental impact
statement originally prepared for this project
contemplated a much larger development with
considerably greater density than the development
proposed by this applicant.
2. The City of Auburn Comprehensive Plan as well as the
Special Planning Area Element of the Comprehensive
Plan known as the "Lakeland Hills Plan" contains goals
and policies which apply to preliminary plats. In
addition, the preliminary plat as proposed complies
with the applicable requirements of the Land Division
Ordinance.
3. The Comprehensive Plan seeks to encourage the
retention of vegetation and encourage landscaping in
order to provide filtering of suspended particulates.
The retention of vegetation can be encouraged by a
condition which promotes the flagging of trees and
requires a land clearing permit prior to the removal
of vegetation.
4. The Comprehensive Plan requires the City to consider
impacts of new development on the quality of land,
wildlife, and vegetative resource as part of its
environmental process and the City is required to
apply appropriate mitigating measures. The evidence
establishes that the mitigating measures set forth in
the approved environmental document provide adequate
mitigation for the impacts of new development.
5. The Comprehensive Plan seeks to develop an efficient
collector system to spread the opportunity for
movement over alternative routes rather than directing
traffic to a few collectors. The development as
proposed anticipates the eventual development of
considerably more ingress and egress points for the
development and results in the discouragement of
through traffic through local residential areas in
compliance with policy 23.4.1. of the City of Auburn
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Resolution No. 2070
April 10, 1990
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Comprehensive Plan. The traffic impacts of the
development are adequately mitigated, particularly
considering the further traffic study which will be
undertaken.
6. The evidence establishes that adequate provisions are
made for the public health, safety, and general
welfare and for open spaces, drainage ways, streets,
alleys, and other public ways including parks.
7. As previously concluded, the preliminary plat as
proposed complies with the general purposes of the
Comprehensive Plan.
8. The plat as proposed also appears to comply with the
Lakeland Hills Special Planning Area Element.
9. If properly conditioned, and if applicable off-site
mitigating measures identified in the Final
Environmental Impact Statement are implemented, the
preliminary plat as proposed should be approved.
For each of the above reasons, the recommendation of the
Hearing Examiner to the Auburn City Council on the application
for a Preliminary Plat is approved and confirmed.
NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF AUBURN,
WASHINGTON, IN A REGULAR MEETING DULY ASSEMBLED, HEREWITH
RESOLVES THAT:
Section 1. The above cited Hearing Examiner's Findings and
Conclusions are herewith approved and incorporated in this
Resolution.
Section 2. The Preliminary Plat of applicant, P. HENDLEY &
ASSOCIATES, of a 229 lot single family subdivision located
within the development of Lakeland Hills, within the City of
Auburn, Washington, on property zoned R-2 (Single Family), and
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Resolution No. 2070
April 10, 1990
Page 6
1
2 legally described on the attached Exhibit A and incorporated by
3 reference herein is approved.
4 Section 3. Such approval also includes the following
5 conditions:
6 1. Lakeland Hills Way shall be dedicated and constructed
from the East Valley Highway ("A" Street S.E.) to the
7 existing Lakeland Hills Way constructed in Division
No. 3.
8 2. A geotechnical report shall be submitted to the Public
9 Works Director for any building, utility or street
construction located on slopes which exceed 25~. The
10 slopes shall be measured generally between each 25
foot contour. These slopes shall be staked and
11 identified as clearing limits to the satisfaction of
the Public Works Director prior to commencing on-site
12 clearing or grading. Recommendations in the report
shall be complied with.
13 Construction drawings shall indicate that the streets
14 meet the City's standards for street grades.
15 3. If Division No. 5 does not receive final plat
approval, then this plat may be amended to provide for
16 a dedicated public street between this plat and
Lakeland Hills Way. This shall occur prior to final
17 plat approval of this plat and in such case will not
require another public hearing.
18 4. The street names need to be consistent with the
19 existing street name system of Lakeland Hills.
20 5. Storm drainage, water and sanitary sewer plans are
required to ensure the adequacy of each utility to
21 serve this plat. The content and scope of these plans
shall be consistent with the January 22, 1990 letter
22 to Louis C. Cantor from the City of Auburn Utilities
Engineer.
23 The plans shall be complete and accepted by the City
24 prior to the issuance of construction permits for
Divisions 6,7 or 8.
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Resolution No. 2070
April 10, 1990
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The Planning Director may approve amendments to the
plat to reflect the outcome of the required plans.
6. If storm drainage ponds a:
designed to be compatible
character of the area and
residential neighborhood.
landscaping and screening
Public Works Director and
re used they shall be
with the existing natural
be compatible with a
The location, design,
shall be approved by the
Planning Director.
If underground storm drainage vaults are used in lieu
of or in conjunction with the ponds, the location,
design and site rehabilitation shall be approved by
the Public Works Director and Planning Director.
7. A land clearing permit is required prior to removal of
vegetation. Individual permits may be issued for each
division that is developed.
The permits may be issued in phases to accommodate the
street/utility construction and then the construction
of the homes.
The rights-of-way and/or easements shall be flagged
indicating the limits of clearing prior to vegetation
removal with the right-of-way or easement areas.
Removal of vegetation within the individual lots shall
be consistent with a landscape plan that shall
indicate areas of tree removal, tree retention, and
revegetation of the lots. The landscape plan shall be
approved by the Planning Director and Public Works
Director prior to vegetation removal within the lots.
Trees to be retained shall be flagged.
The applicant shall prepare covenants to be recorded
with each lot with the requirement of the lot owner
maintaining the landscape plan. The covenants shall
be approved by the Planning Director.
8. The street which will connect the plat to Lakeland
Hills Way, through Pierce County, shall be completed
prior to final plat approval of Divisions 7 and 8 as
illustrated on the preliminary plat. The construction
of the streets in Pierce County shall be consistent
with City of Auburn standards and be approved by the
Auburn Public Works Director.
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Resolution No. 2070
April 10, 1990
Page 8
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9. Final plat approval of lots 141-149 shall not be
granted until 55th Street is connected to another
through street.
10. A temporary, 65 foot diameter, turnaround shall be
constructed at the west end of lots 6 and 11. The
construction standards shall be consistent with the
Fire Code requirements.
11. Lots 132-135 may be allowed to be moved to abut either
"N" Street S.E. or 54th Street S.E. in order to allow
a better park design.
Final plat approval shall not be granted for those
lots that abut the park until assurances are given
that the park is at least 5 acres in size and can
provide for a slope of no more than 3 percent for the
active recreation areas as determined by the Parks
Department Director.
Future plat maps shall illustrate the parcel as park
land dedicated to the City of Auburn.
12. Each division that is proposed for final plat approval
shall be able to stand on its own in order to meet
City requirements.
13. Access to the lots that abut on the 60 foot wide
proposed arterial located in the southeast area of the
plat, shall be restricted to secondary streets.
Corner lots shall also be large enough to meet the
setback standards as outlined in Section 18.04.570 of
the Auburn Zoning Code.
14. A traffic analysis needs to be completed in order to
determine if this subdivision, together with the
existing developed lots in Lakeland Hills, warrant the
completion of any of the off-site traffic improvements
as outlined in the Final EIS.
The analysis shall be prepared by the applicant. The
preparer, and the scope of the analysis, shall be
approved by the Public Works Director. Upon
completion of the analysis the Public Works Director
shall determine if any off-site improvements are
required, or if financial participation of identified
projects is appropriate.
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Resolution No. 2070
April 10, 1990
Page 9
1 If improvements or financial participation are
2 required by the Public Works Director, these shall be
satisfied prior to final plat approval.
3 15. The following are similar conditions which were also
4 assessed to the previous rezone to R-4, adopted by
Ordinance No. 4300 and preliminary plat of Division
5 No. 5. These conditions apply to the entire
development of Lakeland Hills. These conditions need
6 only be fulfilled once, either prior to the final plat
of this subdivision, the development of the R-4 area
~ considered under Ordinance No. 4300, or the
preliminary plat of Division No. 5.
8 A. Prior to final plat approval, sufficient park
land dedications and/or improvements shall be
9 accomplished to provide for development within
the plat and previously approved development
10 within Lakeland Hills, as directed by the
Lakeland Hills Plan.
11 B. The applicant shall submit security valued at
$200,000, and in favor of the City, in a form
12 approved by the Public Works Director, to
guarantee participation in the reconstruction of
13 the "A" Street Bridge/Road widening project and
approaches thereto prior to final plat approval.
14 C. Prior to the final plat approval, a master water
utility plan for the entire Lakeland Hills
15 development within Auburn shall be submitted and
approved as required by the Public Works
16 Director, and a source of water shall be adequate
to serve the plat, as required by and as
17 determined by the Public Works Department.
18 Section 4. The Mayor is hereby authorized to implement
19 such administrative procedures as may be necessary to carry out
20 the directives of this legislation.
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Resolution No. 2070
April 10, 1990
Page 10
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DATED and SIGNED this 16th day of April, 1990.
CITY OF AUBURN
G-t ~-~-- -2~'
M A O R
I ATTEST:
A
Robin Wohlhueter, City Clerk
I APPROVED AS TO FORM:
_A
~~Marguerite Schellentrager,
City Attorney
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Resolution No. 2070
April 10, 1990
Page 11
,--.
PRELIMINARY LEGAL DESCRIPTION
LAKELAND HILLS DIVISIONS NO. 6, 7 AND 8
ALL THAT PORTION OF THE SOUTHEAST QUARTER OF SECTION 31, TOWNSHIP
21 NORTH, RANGE 5 EAST, W.M., IN RING COUNTY, WASHINGTON,
DESCRIBED AS FOLLOWS:
BEGINNING AT THE 1979 KZNG COUNTY MONUMENT MARKING THE SOUTHEAST
CORNER OF SAID SECTION 31, TOWNSHIP 21 NORTH, RANGE 5 EAST, W.M.,
IN KING COUNTY, WASHINGTON, FROM WHICH POINT THE 1967 KING COUNTY
MONUMENT MARKING THE SOUTHWEST CORNER OF SAID SECTION BEARS NORTH
88°34'43" WEST, 5197.25 FEET; THENCE NORTH 88°34'43" WEST,
1205.60 FEET TO THE SOUTHEAST CORNER OF A CITY OF AUBURN
RESERVOIR TRACT AS RECORDED IN KING COUNTY RECORDING NUMBER
8401050736; THENCE ALONG THE EAST LINE OF SAID RESERVOIR TRACT
NORTH O1°01'47" EAST, 175.00 FEET TO THE NORTHEAST CORNER OF SAID
RESERVOIR TRACT; THENCE ALONG THE NORTH LINE OF SAID RESERVOIR
TRACT NORTH 88°34'43" WEST, 15.00 FEET TO THE CORNER OF LAKELAND
HILLS DIVISION 5A (A PROPOSED PLAT); THENCE ALONG SAID PROPOSED
PLAT BOUNDARY, NORTH 50°25'59" EAST, 128.28 FEET; THENCE ON A
RADIAL LINE NORTH 52°13'28" EAST, 50.00 FEET TO A POINT ON A
CURVE; THENCE ALONG A CURVE TO THE RIGHT HAVING A RADIUS OF
175.00 FEET AND A CENTRAL ANGLE OF 13°03'48", AN ARC DISTANCE OF
39.90 FEET; THENCE LEAVING SAID CURVE ALONG A RADIAL LINE FROM
THE LAST DESCRIBED CURVE, NORTH 65°17'16" EAST, 111.41 FEET;
THENCE NORTH 37°46'32" WEST, 253.03 FEET; THENCE NORTH 50°28'39"
EAST, 259.28 FEET; THENCE NORTH 34°54'09" WEST, 231.46 FEET;
THENCE SOUTH 52°13'28" WEST, 115.82 FEET TO A POINT ON A CURVE
WHOSE CENTER BEARS SOUTH 52°13'28" WEST; THENCE ALONG A CURVE TO
THE LEFT HAVING A RADIUS OF 325.00 FEET AND A CENTRAL ANGLE OF
02°06'58", AN ARC DISTANCE OF 12.00 FEET; THENCE LEAVING SAID
CURVE NORTH 52°13'28" EAST, 116.64 FEET; THENCE NORTH 34°54'09"
WEST, 18.68 FEET; THENCE NORTH 61°11'21" WEST, 228.25 FEET;
THENCE NORTH 74°13'09" WEST, 239.01 FEET; THENCE NORTH 65°05'43"
WEST, 154.35 FEET; THENCE NORTH 29°32'59" WEST, 69.77 FEET TO THE
END OF SAID LAKELAND HILLS DIVISION 5A (A PROPOSED PLAT) BOUNDARY
AND THE BEGINNING OF THE EASTERLY BOUNDARY OF LAKELAND HILLS
DIVISION 5B (A PROPOSED PLAT); THENCE NORTH 03°35'07" WEST ALONG
SAID EASTERLY BOUNDARY, 460.71 FEET TO A POINT OF CURVATURE;
THENCE ALONG A CURVE TO THE RIGHT HAVING A RADIUS OF 516.66 FEET
AND A CENTRAL ANGLE OF 46°10'08", AN ARC DISTANCE OF 416.32 FEET;
THENCE CONTINUING ALONG A CURVE TO THE RIGHT HAVING A RADIUS OF
339.87 FEET AND A CENTRAL ANGLE OF 34°00'24", AN ARC DISTANCE OF
201.72 FEET; THENCE NORTH 76°35'25" EAST, 58.21 FEET; THENCE
NORTH 87°58'14" EAST, 51.87 FEET; THENCE NORTH 76°35'25" EAST,
109.08 FEET; THENCE NORTH 13°24'35" WEST, 74.61 FEET; THENCE
NORTH 07°04'12" EAST, 50.05 FEET; THENCE NORTH 04°35'25" EAST,
110.00 FEET; THENCE NORTH 80°50'09" WEST, 25.00 FEET; THENCE
NORTH 02°52'38" EAST, 110.00 FEET; THENCE NORTH 84°37'22" WEST,
244.88 FEET TO A POINT OF CURVATURE; THENCE ALONG A CURVE TO THE
LEFT HAVING A RADIUS OF 450.00 FEET AND A CENTRAL ANGLE OF
58°27'28", AN ARC DISTANCE OF 459.13 FEET; THENCE SOUTH 36°55'11"
WEST, 237.27 FEET TO A POINT OF CURVATURE; THENCE ALONG A CURVE
~~~
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TO THE RIGHT HAVING A RADIUS OF 547.00 FEET AND A CENTRAL ANGLE
OF 09°24'47", AN ARC DISTANCE OF 89.87 FEET TO THE EAST LINE OF
THE PLAT OF LAKELAND HILLS DIVISION N0. 2; THENCE ALONG SAID EAST
LINE NORTH 11°26'27" EAST (PLAT NORTH 09°38'57" EAST), 99.10
FEET; THENCE NORTH 36°55'11" EAST, 237.27 FEET TO A POINT OF
CURVATURE; THENCE ALONG A CURVE TO THE RIGHT HAVING A RADIUS OF
500.00 FEET AND A CENTRAL ANGLE OF 58°27'28", AN ARC DISTANCE OF
510.14 FEET; THENCE SOUTH 84°37'22" EAST, 271.31 FEET; THENCE
NORTH 12°22'38" EAST, 121.15 FEET TO THE NORTH OF THE SOUTHEAST
QUARTER OF SAID SECTION 31; THENCE ALONG SAID NORTH LINE SOUTH
89°37'22" EAST, 343.00 FEET; THENCE SOUTH 33°52'38" WEST, 155.00
FEET; THENCE SOUTH 36°07'22" EAST, 155.00 FEET; THENCE SOUTH
30°07'22" EAST, 105.00 FEET; THENCE SOUTH 21°37'22" EAST, 156.00
FEET; THENCE NORTH 78°22'38" EAST, 20.00 FEET; THENCE SOUTH
08°37'22" EAST, 175.00 FEET; THENCE SOUTH 40°37'22" EAST, 100.00
FEET; THENCE SOUTH 21°37'22" EAST, 125.00 FEET; THENCE SOUTH
08°07'22" EAST, 60.00 FEET; THENCE SOUTH 61°52'38" WEST, 30.00
FEET; THENCE SOUTH 10°37'22" EAST, 260.00 FEET; THENCE SOUTH
17°37'22" EAST, 160.00 FEET; THENCE NORTH 72°22'38" EAST, 49.00
FEET; THENCE SOUTH 15°39'27" EAST, 171.71 FEET; THENCE SOUTH
OS°18'55" EAST, 120.00 FEET; THENCE SOUTH 03°11'05" WEST, 125.00
FEET; THENCE SOUTH 10°48'55" EAST, 135.00 FEET TO A POINT ON A
CURVE WHOSE CENTER BEARS SOUTH 00°03'14" WEST; THENCE ALONG A
CURVE TO THE RIGHT HAVING A RADIUS OF 345.00 FEET AND A CENTRAL
ANGLE OF 06°18'39", AN ARC DISTANCE OF 38.00 FEET; THENCE SOUTH
83°38'07" EAST, 75.00 FEET TO A POINT OF CURVATURE; THENCE ALONG
A CURVE TO THE RIGHT HAVING A RADIUS OF 285.00 FEET AND A
CENTRAL ANGLE OF 49°00'00", AN ARC .DISTANCE OF 243.74 FEET;
THENCE SOUTH 34°38'07" EAST, 57.00 FEET TO THE EAST LINE OF THE
SOUTHEAST QUARTER OF SAID SECTION 31; THENCE ALONG SAID EAST LINE
SOUTH 02°11'53" WEST, 665.00 FEET TO THE 1979 KING COUNTY
MONUMENT MARKING THE SOUTHEAST CORNER OF SAID SECTION 31 AND THE
TRUE POINT OF BEGINNING.
SITUATE IN THE CITY OF AUBURN, COUNTY OF KING, WASHINGTON.
1-10-90
41838
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