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RESOLUTION NO.3 4 6 2
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF AUBURN,
WASHINGTON, APPROVING THE PRELIMINARY PLAT OF 20.35 ACRES
SINGLE FAMILY SUBDIVISION LOCATED EASTERLY OF "I" STREET NE IN
THE 3200-3300 BLOCK. LOCATED WITHIN THE CITY OF AUBURN,
WASHINGTON.
WHEREAS, Application No. PL TOO-0004, dated October 25, 2002, has
been submitted to the City of Auburn, Washington, by Sara Slatten of
CamWest Development, Inc., requesting approval of a Preliminary Plat for a
117 single-family lots located East of I Street NE in 3200-3300 blocks within the
City of Auburn; and
WHEREAS, said request above referred to was referred to the Hearing
Examiner for study and public hearing thereon; and
WHEREAS, pursuant to staff review, the Hearing Examiner conducted
a public hearing to consider said petition in the Council Chambers of the
Auburn City Hall on March 19, 2002, at the conclusion of which the Hearing
Examiner recommended approval of the Preliminary Plat; and
WHEREAS, the City Council, on April 15, 2002 considered said request
and affirmed the Hearing Examiner's recommendation for preliminary plat
based upon the following Findings of Fact and Conclusions, to-wit:
FINDINGS OF FACT
1. The applicant, CamWest Development Inc., has requested approval of a
preliminary plat in conjunction with a Planned Unit Development (PUD) for
a single-family development on property that is located easterly of "I" Street
NE in the 3200-3300 block. The parcel is 20.35 acres in size and is zoned
Resolution 3462
April 23, 2002t
Page 1
R-4 (5.9 acres), Multi-Family and R-2 (14.45 acres), Single Family. The
Comprehensive Plan Map designation is High Density Residential for that
5.9-acre portion of the property that abuts "I" Street and the remaining
14.45 acres is a Single Family Residential designation.
2. The project consists of 117 single-family lots together with open space and
recreation areas. The approximate size of the lots will range from 3,400 to
5,400 square feet. Since the project is a PUD, smaller lot sizes than those
normally required are allowed. The standards for the lots are contained in
Section 18.69.070 of the PUD chapter of the Zoning Code.
3. A Traffic Impact Analysis dated January 26, 1999 and revised September
15, 2000 was prepared to identify the potential for traffic impacts resulting
from the proposed project. Based on the analysis provided and as
reviewed and approved by City staff, it is concluded that the proposed
action would generate 118 vehicle trips in the PM peak hour including 76
entering and 42 exiting trips. These trips were distributed and assigned to
the street network and impacts identified.
The Traffic Impact Analysis studied 13 key intersections as it relates to
Level of Service (LOS) operating standards in the project's vicinity. The
results of the LOS analysis indicate that the intersections studied will meet
City LOS standards by operating at LOS D or better or that the project will
not result in level of service reductions for those intersections operating at
less than LOS D without the project.
The subject parcel abuts the only undeveloped portion (approximately 245-
feet in length) of "I" Street NE between 40th Street NE and Harvey Road.
The City acquired the 60-foot width of right-of-way in 1991, but it has not
been developed. "I" Street is a minor arterial and pursuant to section
17.12.100 of the City's Land Division Ordinance minor arterials that abut a
plat are required to be constructed pursuant to the requirements of the "City
of Auburn Design and Construction Manual". The applicant will be required
to complete and dedicate to the City the full width of street improvements to
"I" Street NE including curb, gutter, sidewalk, illumination and landscaping
to match the existing corridor to the north and south of the subject parcel,
which will complete a through connection of "I" Street NE.
At the time of the public hearing, the applicant, through counsel, submitted
a Legal Memorandum and objected to the proposed condition that he be
required to improve the west side of this portion of "I" Street. The applicant
argued that he cannot be required to improve property which does not abut
the property that he is developing.
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April 23, 2002
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The sidewalk, street trees and street lights will not however be required to
be constructed on the west side of this portion of "I" Street. The property
on the west side is zoned commercial but contains a single family home.
At the time that property is converted to a commercial use the sidewalk,
street trees and street lights will then be constructed. The City Engineer
pursuant to the provisions of the City of Auburn Design and Construction
Manual has the authority to grant deviations to the requirements of the
Manual. The City Engineer has recommended that the deviation will be
granted.
The subject development proposes a single access point to the public right-
of-way ("I" Street NE) with no other provisions for ingress/egress for the
site. The internal road lengths substantially exceeds 600 linear feet without
providing for additional access connections. While the length exceeds the
City's limit for dead-end streets, the City recognizes that due the nature of
the abutting properties that it is not possible to attain an additional access
point and the City Engineer has recommended the approval of a deviation
request which would allow for the single access point. The entrance to the
project will, however, be wider than a standard street as well as provide a
boulevard to separate traffic. The purpose is to facilitate the emergency
access to the project.
4. Traffic calming devices will be required on the internal streets of the plat to
prevent public safety hazards that may result from excessive speeding on
straight, flat roadways. While the applicant has proposed chicanes at
selected portions of the plat, the final design and placement of the chicane
shall be approved as a component of the civil plan review. The City has
identified that the approved design of on-site traffic calming devices may
require the reconfiguration of adjacent lots and access point to
accommodate safe traffic movements. The traffic calming devices will also
provide for some aesthetic interest by interrupting a long, straight street as
well as providing for some additional landscaping.
5. The City's Park Plan requires that for every 1,000 people a project will
generate, that 7.25 acres of "unimproved" park land be dedicated to the
City. In the subject case 2.375 acres is required to be dedicated and 1.07
acres is proposed to be dedicated that meets the requirements of the City
of Auburn. Section 18.69.080 (A)(2) does allow the City to accept a lesser
amount of park area if the PUD developer provides improvements to the
park land that is being dedicated. While only 1.07 acres is being accepted
to meet the City's park dedication requirements, there will actually be 3.89
acres dedicated to the City. This is illustrated as Tract "D" on the plat
drawing. Tract "D" will also contain a storm drainage facility and a portion
of the tract is also in the floodway of the Green River. To make up for the
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April 23, 2002
Page 3
1.31 acres that is not going to be dedicated the developer will provide
improvements to this park.
6. The storm drainage facility proposed for Tract "D" is planned to be an
interim use at this location. The City of Auburn does own the parcel to the
north and this parcel is planned to be developed for a regional storm water
facility. There is no definitive time frame for the development of the
regional facility but when it does occur the storm water facility planned for
the subject property will not be needed since it will be able to connect to
the City's regional system. When the storm water facility is moved from
tract "D" it will be converted into park area. Lots 35, 36 and 37 will also be
temporarily encumbered by the storm facility. When the City's storm
drainage facility to the north is developed these three lots will then be
converted to building lots for single family homes.
7. At the time of the public hearing, there was some testimony expressing
concern regarding the traffic impacts of the development. The developer
has been required as a condition of the development of the parcel to
adequately mitigate the traffic impacts.
8. The contents of the case file #PL TOO-004 and the environmental file
#SEPOO-0028 of this project are hereby incorporated by reference and
made part of the record of this hearing.
CONCLUSIONS OF LAW
The preliminary plat may be approved, if properly conditioned, in that it is
consistent with the following criteria necessary to approve a preliminary plat as
outlined in Section 17.06.070 of the Land Division Ordinance.
1. Adequate provisions are made for the public health, safety and general
welfare and for open spaces, drainage ways, streets, alleys, other public
ways, water supplies, sanitary wastes, parks, playgrounds and sites for
schools and school grounds.
Adequate provisions are made for each including emergency access and
services, providing of public utilities, storm drainage, parks and open space
and the impacts to schools will be mitigated by the payment of mitigation
fees to the Auburn School District.
2. Conformance of the proposed subdivision to the general purposes of the
Comprehensive Plan.
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April 23, 2002
Page 4
Policy LU-20 speaks to the development of new residential neighborhoods
that allows some flexibility with regard to the development standards.
3. Conformance of the proposed subdivision to the general purposes of any
other applicable policies or plans which have been adopted by the City
Council.
There are no other specific plans or policies that apply to the project.
4. Conformance of the proposed subdivision to the general purposes of the
Land Division Ordinance as enumerated in Section 17.02.030.
The preliminary plat is consistent with Section 17.02.030 in that it promotes
the effective use of land, facilitates adequate provision for all utilities as well
as parks and schools, provides proper ingress and egress, provides for
housing, and implements the Comprehensive Plan.
5. Conformance of the proposed subdivision to the Auburn Zoning Ordinance
and any other applicable planning or engineering standards and
specifications as adopted by the City.
The preliminary plat either conforms or is capable of conforming to the
Zoning Ordinance and the Design and Construction Manual of the City of
Auburn. The developer cannot be required to improve the street which does
not front on his property pursuant to ACC 12.64.030 C.
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.
A Mitigated Determination of Non-significance was issued which contained
11 conditions of approval that will result in the plat to not have an
unacceptable adverse effect upon the quality of the environment.
DECISION
For each of the above reasons, the recommendation of the Hearing Examiner
to the Auburn City Council on this preliminary plat application is approval,
subject to the following conditions:
1. Lots 34,35 and 36 shall not receive final plat approval until an alternate
storm water drainage system is available and the plat/PUD is connected to
the alternate system. When it is determined by the City Engineer that these
lots are no longer required as part of the plat's/PUD's storm drainage
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April 23, 2002
Page 5
system, the City will relinquish the easement rights to the lots and allow for
final plat approval of the lots and allow a home to be subsequently built on
each of the lots.
2. The applicant will be required to complete and dedicate to the City the full
width of street improvements to "I" Street NE including curb, gutter,
sidewalk, illumination and landscaping to match the existing corridor to the
north and south of the subject parcel. The sidewalk, street trees and street
lights will not however be required to be constructed on the west side of this
portion of "I" Street pursuant to ACC 12.64.030 C.
3. The approval of this preliminary plat is only valid upon the approval and
execution of the associated PUD, file PUDOO-0001.
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, Conclusions and
Decision are herewith approved and incorporated in this Resolution.
Section 2. The Preliminary Plat for a 117 -lot single-family subdivision,
within the City of Auburn, legally described in Exhibit "A" attached hereto and
incorporated herein by this reference, is hereby approved.
Section 3. This resolution shall be effective upon passage and
signature hereon.
Resolution 3462
April 23, 2002
Page 6
t'1~
DATED and SIGNED this L day of April, ~002.
CITY OF AUBURN
W
PETER B. LEWIS
MAYOR
ATTEST:
~ulJY c",(k",bAJ
Danl lie E. Daskam,
City Clerk
aniel B. Heid,
City Attorney
Resolution 3462
April 23, 2002
Page 7
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LEGAL DESCRIPTION OF PROPERlY
That portion of the north 378.84 feet of the south 906.84 feet of the
H. H. Jones Donation Land Claim No., 39 in section 6, township 21. ~oJ:'th,
range 5 east, Willamette Meridian, in King County, Washington,; lying
wes't of the left bank Of the Green'River; except" the west 2,"239.00 feet
thereof; and except any portion thereof lying within JOhn Redington Road
No.2; . "
Together with an easement of igress, egress and utilities over and across
a strip of land, 10 feet in width, lying north of a lin~"described as
follows:
Beginning at the southwest corner of said parcel; thence running west
'686 west, more or less, .to the east line of state highway No.5
(Auburn Way' Nort"n) r"
Resolution 3462
Exhibit "An