HomeMy WebLinkAboutITEM VIII-A-1
C1TY OFy
AGENDA BILL APPROVAL FORM
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WASHINGTON
Agenda Subject: Ordinance No. 6343 for Final Plat Application No. Date: February 23, 2011
PLT10-0006
Department: Planning and Attachments: (See Exhibit list below Budget Impact:
Development and Exhibits
Administrative Recommendation:
City Council introduce and adopt Ordinance No. 6343.
Background Summary:
Wade Thuline of EVANN, LLC. has made application for the Final Plat of Pinnacle Estates, Phase 2.
The plat includes the creation of 28 lots from Tracts C & D that were previously created with the
subdivision of Pinnacle Estates, Phase 1.
The property is located in southeast Auburn, east of Lakeland Hills Way SE and north of Lake Tapps
Parkway SE. Pinnacle Estates received preliminary plat approval under Resolution No. 3718 (PLT03-
0002) on April 19, 2004 to subdivide the approximately 30.8 acre site into 102 single-family lots in two
phases under the R1, Single Family Residential (subsequently modified in 2009) and the creation of two
public storm drainage tracts; Tracts A and B.
The plat has been developed in accordance with Title 17, (Final Plats, ACC 17.06 subsequently
amended) and the conditions of the preliminary plat.
The City Engineer has signed the Certificate of Improvements acknowledging the completion of all of the
plat infrastructure improvements.
L0307-3
03.5 PLT03-0002
Reviewed by Council & Committees: Reviewed by Departments & Divisions:
❑ Arts Commission COUNCIL COMMITTEES: ® Building ❑ M&O
❑ Airport ❑ Finance ❑ Cemetery ❑ Mayor
❑ Hearing Examiner ❑ Municipal Serv. ❑ Finance ® Parks
❑ Human Services ❑ Planning & CD ® Fire ® Planning
❑ Park Board []Public Works ® Legal ❑ Police
❑ Planning Comm. ❑ Other ® Public Works ❑ Human Resources
❑ Information Services
Action:
Committee Approval: []Yes ❑No
Council Approval: []Yes ❑No Call for Public Hearing
Referred to Until
Tabled Until
Councilmember: Norman Staff: Snyder
Meeting Date: March 7, 2011 Item Number: VIII.A.1
AUBURN* MORE THAN YOU IMAGINED
Agenda Subject: Ordinance No. 6343 for Final Plat Application No. Date: February 23, 2011
PLT10-0006
Attached are the following Exhibits:
Exhibit 1 - Final Plat (Map, 5 pages)
Exhibit 2 - Proposed Ordinance No. 6343 to approve the Final Plat of Pinnacle Estates, Phase 2
Exhibit 3 - Resolution No. 3718, previously approving the Preliminary Plat of Pinnacle Estates
(both phases)
Exhibit 4 - The City Engineer's Certificate of Improvements
Page 2 of 2
R,~1i Li 1
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LEGAL DESCPoPTiON SURVEYOR'S NOTES
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ORDINANCE NO. 6343
AN ORDINANCE OF THE CITY COUNCIL OF THE
CITY OF AUBURN, WASHINGTON, APPROVING
THE FINAL PLAT OF PINNACLE ESTATES, PHASE
2
WHEREAS, the City of Auburn received a final plat application for the Plat
of Pinnacle Estates, Phase 2, Application No. PLT10-0006 the final approval of
which is appropriate for City Council Action;
WHEREAS, based on the review given this Plat by the City, the City
Council hereby makes and enters the following:
FINDINGS OF FACT
1. Wade Thuline of EVANN, LLC has requested final plat approval of
Pinnacle Estates, Phase 2 and all applicable conditions have been met.
2. The preliminary plat was approved by the City Council on April 19, 2004
by Resolution No. 3718 (PLT03-0002). The preliminary plat was approved
with two phases. The plat has been developed in accordance with Title
17, (Final Plats, ACC 17.06 subsequently amended) and the conditions of
the preliminary plat.
3. A Certificate of Improvements has been issued by the City Engineer,
accepting all required plat improvements.
CONCLUSIONS OF LAW
1. The Final Plat is in compliance and in conformity with applicable Zoning
and Land Division Ordinances and other applicable land use controls.
2. The Plat is consistent with the Comprehensive Plan.
3. The Plat meets the requirements of Chapter 58.17 RCW.
NOW THEREFOR, THE CITY COUNCIL OF THE CITY OF AUBURN,
WASHINGTON, HEREBY RESOLVES AS FOLLOWS:
Ordinance No. 6343
March 1, 2011
Page 1 of 3
Section 1. Approval. Pinnacle Estates, Phase 2, a subdivision
involving property located within the City of Auburn, Washington, which plat is
legally described on Sheet 2 of 5 of the Final Plat and set forth in Exhibit "A,"
attached hereto and incorporated herein by reference, is hereby approved, and
deemed to conform to the requirements for Plat approval pursuant to State and
local law and Chapter 58.17 of the Revised Code of Washington and Section
58.17.140 thereof.
Section 2. Constitutionality or Invalidity. If any section, subsection
clause or phase of this Ordinance is for any reason held to be invalid or
unconstitutional such invalidity or unconstitutionality shall not affect the validity or
constitutionality of the remaining portions of this Ordinance, as it is being hereby
expressly declared that this Ordinance and each section, subsection, sentence,
clause and phrase hereof would have been prepared, proposed, adopted and
approved and ratified irrespective of the fact that any one or more section,
subsection, sentence, clause or phrase be declared invalid or unconstitutional.
Section 3. Recordation. Upon the passage, approval and publication of
this Ordinance as provided by law, the City Clerk of the City of Auburn shall
cause this Ordinance to be recorded in the office of the King County Records,
Elections and Licensing Services Division.
Section 4. Implementation. The Mayor is hereby authorized to
implement such administrative procedures as may be necessary to carry out the
directions of this legislation.
Ordinance No. 6343
March 1, 2011
Page 2 of 3
Section 5. Effective Date. This ordinance shall take effect and be
in force five (5) days from and after its passage, approval and publication, as
provided by law.
INTRODUCED:
PASSED:
APPROVED:
CITY OF AUBURN
PETER B. LEWIS
MAYOR
ATTEST:
Danielle E. Daskam,
City Clerk
APPROVED AS TO FORM:
Daniel B. Heid,
City Attorney
Published:
Ordinance No. 6343
March 1, 2011
Page 3 of 3
EXHIBIT A
TO ORDINANCE NO. 6343
LEGAL DESCRIPTION
TRACTS C AND D PINNACLE ESTATES, PHASE ,1, ACCORDING TO THE PLAT FILE
FOR:'RECORD SEPTEMBER 20, 2005 `UNDER AUDITOR'S FILE. NO. 200509205004,
RECORDS OF THE PIERCE_000NTY.AUDITOR IN PIERCE COUNTY, WASHINGTON.
1
Exhibit 3
RESOLUTION NO.3 7 18
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF
AUBURN, WASHINGTON, APPROVING THE PRELIMINARY
PLAT OF 30.8 ACRES INTO 102 SINGLE FAMILY LOTS
LOCATED AT THE NORTHWEST CORNER OF THE OLD MAN
THOMAS ROAD AND LAKE TAPPS PARKWAY WITHIN THE
CITY OF AUBURN, WASHINGTON
WHEREAS, Application No. PLT03-0002, dated October 8, 2003, has
been submitted to the City of Auburn, Washington, by Brandon Mcdowell Of
DBM Consulting Engineers, requesting approval of a Preliminary Plat for one
hundred two lots for single-family homes 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 16, 2004, at the conclusion of which the Hearing Examiner
recommended approval of the Preliminary Plat, subject to certain conditions;
and
WHEREAS, following the public hearing the Hearing Examiner issued a
decision dated March 29, 2004, a copy of which is attached hereto marked as
Exhibit "A' and incorporated herein; and
WHEREAS, after receipt of said decision, a request for clarification was
submitted was submitted to the Hearing Examiner which prompted an Order on
Resolution 3718
April 15, 2004
Page 1
Request for Clarification dated April.7, 2004,-a copy of which is also attached
hereto, marked Exhibit "B" and incorporated here and by this reference; and,
WHEREAS, the City Council, on April 19, 2004'considered said request
and affirmed the Hearing Examiner's recommendation, for approval of a
preliminary plat-based upon the Findings of Fact and Conclusions and Decision
of the Hearing Examiner, together with the Order Clarifying, according -to the
Exhibits referenced_ here and above.
NOW, -THEREFORE, THE CITY COUNCIL OF THE CITY OF AUBURN,
WASHINGTON, IN A REGULAR MEETING DULY ASSEMBLED, HEREWITH
RESOLVES THAT:
Section 1I.-Preliminary Plat ARProval.
The preliminary plat of a 30.8 acres into 102 single family lots located at
the northwest corner of the Old Man Thomas Road and Lake Tapps Parkway
within the City of Auburn, Washington, is approved, subject to the conditions as
set forth in .the Hearing Examiner's Decision, as clarified, Exhibits "A" & "B"
hereto.
Section 2. Administrative Authority.
.The. Mayor is hereby, authorized to implement such administrative
procedures as maybe necessary to.carry out the directives of this legislation.
Resolution 3718
April 15, 2004
Page 2
Section 3. Effective Date.
This Resolution shall ° be in full force and effect upon passage and
signatures hereon.
DATED and SIGNED this-f I day of April, 2004.
AUBURN
PE ER B. LEWIS
MAYOR
I
ATTEST:
anielle` E. `Daskam
City Berk
APPROVE "S TO FORM:
.
4E
City Attorney
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f
Resolution 3718
April 15, 2004
Page 3
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EXHIBIT "A" TO RESOLUTION NO. 3718 Page 1
BEFORE THE HEARINGS EXAMINER
FOR THE CITY OF AUBURN
In the Matter of the Application of ) NO. PLT03-0002
Pinnacle Estates ) FINDINGS, CONCLUSIONS
AND RECOMMENDATION
For Approval of a Preliminary Plat )
SUMMARY OF RECOMMENDATION
The Hearing Examiner recommends to the Auburn City Council that the request for preliminary
plat approval to subdivide 30.8 acres into 102 single-family lots should be approved subject to
conditions as listed herein. The requests for approval for a modification to land dedication
standards and for reduction of lot-width standards for the plat should be granted subject to plat
approval and the conditions as listed herein.
SUMMARY OF RECORD
Request
Mr. Brandon McDowell of DBM Consulting Engineers (Applicant) requests approval from the
City of Auburn (City) of a preliminary plat application to subdivide 30.8 acres into 102 single-
family residential lots. As part of the plat request, the Applicant seeks approval to modify the
plat standards of AMC 17.12.260, which relate to parks and playgrounds. The Applicant also
seeks approval to reduce the width of seven of the proposed 102 lots as provided in AMC
18.12.040(B)(1). The project site is located at the northwest corner of the Old Man Thomas
Road and Lake Tapps Parkway intersection.
Hearing Date
The Hearings Examiner for the City of Auburn held an open record public hearing on March 16,
2004.
Testimony
The following individuals presented testimony under oath at the open record public hearing:
1. Mr. Sean Martin, City of Auburn Planner
2. Mr. Brandon McDowell, Applicant's Representative
3. Mr. Daryl Fabre, Director of Auburn Parks and Recreation
Exhibits
The following exhibits were admitted at the open record public hearing:
I
1 The legal description is the Northwest of the SW 1/4 of Section 5, Township 20 North, Range 5 East, W.M.
Exhibit 14, Preliminary Plat Map.
Findings, Conclusions & Decision
Hearings Examiner for the City of Auburn
Pinnacle Estates, PLT03-0002
Page 1 of 10
EXHIBIT "A" TO RESOLUTION NO. 3718 Page 2
Exhibit 1 Staff Report dated March 11, 2004
Exhibit 2 Area Map showing project site
Exhibit 3 Preliminary Plat Application
.
Exhibit 4 Legal Description of Subject Property
Exhibit 5 Notice of Application
Exhibit 6 Staff Evaluation for Environmental Checklist dated January 26, 2004
Exhibit 7 SEPA Determination of Nonsignificance dated 18, 2004
Exhibit 8 Notice of Public hearing
Exhibit 9 Certification of Posting dated March 2, 2004
Exhibit 10 Letter from DBM Consulting to City of Auburn dated December 2, 2003
Exhibit 11 Letter from Pinnacles, Inc to Auburn Parks and Recreation Department dated
December 2, 2003
Exhibit l l a Letter from Auburn Parks and Recreation Department to Pinnacles, Inc undated.
Exhibit 1 lb Calculation of Park Fees Worksheet"
Exhibitf12 Letter for Comment from Mr. John Washam dated January. 19, 2004
Exhibit 12a City, of Auburn Response Letter to_ Mr. Washam dated February 13, 2004
Exhibit 13 City.of Auburn Certificate of Water Availability dated December 30, 2004
Exhibit i4 Preliminary Plat Map
Exhibit 15a Level One Downstream Analysis dated December 2, 2003
Exhibit 15b Geotechnical Report dated December 17, 2003
Exhibit 15c Traffic Impact Analysis dated December 2003
Exhibit 15d Technical Information Report dated January 14, 2004
Upon consideration of the testimony and exhibits admitted at the open record hearing, the.
Hearings Examiner enters the following Findings and Conclusions:
FINDINGS
1. The Applicant requests approval from the City of a preliminary plat application to subdivide
30.8 acres into, 102 single-family residential lots.2 As part of the plat request, the Applicant
seeks, approval '.to modify plat standards in AMC 17.12.260 for parks and playgrounds. As
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allowed in AMC 18.12.040(B)(1) the Applicant also seeks approval to reduce the-width of
seven of the proposed 102 lots.- The project site is located at the northwest corner of the Old
Man Thomas Road andLake Tapps Parkway intersection., Exhibit 11 Staff Report, page 1.
2. The subject property is zoned R-1 Single-Family Residential, and the City of Auburn
Comprehensive Plan designates the subject property as Single-Family Residential. The R-1
zoning standards requires a minimum of 8,000 square-foot lots; a maximum lot depth of 100
feet;. maximum lot coverage.of 35 percent; `25-foot front yard setbacks; 25-foot rear yard
setbacks;-and a maximum height of 30 feet.: AMC 18.12.040; Exhibit 1i Staff Report, page 1.
! The proposed plat satisfies these standards. Exhibit 1, Stafj`'Report; Testimony of Mr. Martin.
The Comprehensive Plan encourages man aged growth to enhance the community and
z The,proposed subdivision would be developed in two phases. The first phase would create 75 lots; the second
phase would create the remaining 27 lots. Testimony of Applicant.
Findings,. Conclusions & Decision
Hearings Examiner for the City of Auburn
Pinnacle-Estates, PLT03-0002
Page 2 of 10
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EXHIBIT "A" TO RESOLUTION NO. 3718 Page 3
maintenance of the City's character as a family community. Auburn Comprehensive Plan,
Chapter 2, Goals 1; 4. The proposed plat will satisfy this goal. Testimony of Mr. Martin
3. With the exception of seven lots with reduced widths, he lots of the proposed plat are
designed to satisfy the development standards for the R-1 zoning district. Exhibit 14,
Preliminary Plat Map.
4. R-1 zoning standards require a minimum lot width of 75 feet. AMC 18.12.040(B) (1).
However, a reduction of lot width is permitted for up to 20% of lots in a subdivision that will
have 50 or more lots, and where it is necessary to accommodate a proper lot or street layout
due to physical constraints of the subdivision. Lots of reduced width must be dispersed
throughout the subdivision and cannot be clustered in one area. AMC 18.12.040(B)(1).
The seven lots with the reduced lot width would allow the property to be developed to City,
of Auburn density standards. The seven lots represent approximately-seven-percent of the
102-lot subdivision and will be distributed between two cul-de-sacs... Exhibit 10, Letter from
DBM Consulting Engineers; Testimony- of Mr. McDowell.
5. AMC 17.12.060 establishes that a substantial increase in demand for park land is created if
subdivision. is developed with a plat that has fifty or more residential units. With such a
design, the City requires dedication of land for parks and recreation. _ As an alternative, the
Applicant can provide money fora fund for such purposes. Testimony of Mr. Martin.
6. The Auburn Parks and Recreation Planhas established requirements for land dedication for
mitigation for parks and recreation impacts. The Auburn Parks and. Recreation Plan provides
that 6.03 acres beset aside per 1,000 residents, and that 75% of the acreage. be "community
park" space; 12:5% of the acreage be "neighborhood park" space; and 12.5% of the acreage
be "linear park" space. Exhibit 1, Staff Report, page 2.
7. The calculated land needed for dedication for parks for the subdivision is 1.57 acres. The
land represents 1.15 acres of "community park," .19 acres of "neighborhood park" and .19
acres of "linear; park." Exhibit 1, Staff Report, page=2; Exhibit 11 a, Letter from Auburn
Parks and Recreation Department. In lieu of dedication, the Applicant has agreed to pay
fees to the park fund. Testimony of Mr. McDowell. The City Parks and Recreation .
Department identified the development costs for 1.57 acres as $221,720. Testimony of Mr.
Fabre; Exhibit I1 b; Fees Worksheet. The Applicant and City agreed that the Applicant pay
$1,086.86 per lot in lieu of dedicating land for parks and recreation. Exhibit 11; Letter from
Pinnacle dated December 2, 2003; Exhibit 11 a, Letter from Auburn Parks and Recreation;
Exhibit 11 b, Fees Worksheet.
on consideration of the availability of a large nearby
community park and other park amenities in the area. , The Lakeland Hills South PUD is
located adjacent to the subject property on two sides. The PUD contains an extensive park
system, which is available to the public. The Applicant and City testified that the Lakeland
Hills Park would be adequate to serve the proposed subdivision. The agreed mitigation fees
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Findings, Conclusions& Decision
Hearings Examiner for the City ofAuburn
Pinnacle Estates, PLT03-0002
Page 3 of 10
EXHIBIT "A" TO RESOLUTION NO. 3718 Page 4
would in part; contribute to the maintenance and development of City parks. Testimony of
Mr. Martin; Testimony of Mr. McDowell.
9. The proposed plat includes seven public streets that would provide internal access to the
proposed lots., Exhibit 14, Preliminary Site Plan. All streets would contain sidewalks, curbs
and gutters. The Applicant will dedicate the internal streets to the, City as right-of-way.
Testimony of Mr. McDowell; Testimony of Mr: Martin.
10. In the City,. projects that are greater than 75 residential units must provide two access points.
Auburn Comprehensive Plan, Policy TR-13. The Applicant proposes access off 69`" Street
S.E. and a future access point with Old Man Thomas Road. Exhibit 1, Staff Report, page 3;
Exhibit 14, Preliminary Plat Map. Presently, Old Man Thomas Road does not extend to the
proposed access point. Therefore, the Applicant would terminate the internal street (Street
B) near the future access point until it can be connected to Old Mari Thomas Road. Exhibit
1, Staff Report, page 3; Testimony of Mr. Martin.
11. The City, of Auburn would provide police and fire protection, and sanitary sewer and storm
drainage services would be available. Exhibit 1, Staff Report, page 3. The City of Bonney
Lake would provide the water service for the proposed subdivision. Exhibit 13, Certificate of
Water Availability.
12. The proposed subdivision would be located within the Auburn School District. The City
representative testified that impacts to area schools can be mitigated by payment of impact
fees from the Applicant. The present school impact fee schedule as approved by the City
Council results in a_fee of $3,250 per residential lot for the propose plat. Testimony of Mr.
Martin. The Applicant testifed to agreement with payment of the impact fees for schools as
calculated by the City. Testimony of Mr. McDowell.
13. The Applicant proposes to construct two drainage tracts (Tracts A & B), which would serve
the subdivision. Tract A is located adjacent to proposed lots 10-14; Tract B is located
adjacent to lots 1 & 2. The proposed drainage tracts would connect withCity drainage
services off site. Exhibit.1, Staff Report, page 3; Exhbit 14, Preliminary Plat Map. The
preliminary drainage plan has been reviewed and, satisfies City requirements. Testimony of
Mr. Martin.
14. Pursuant to the State Environmental Policy Act (SEPA), RCW~ 3.21C, the City of Auburn
was designated as the lead agency for review. of any environmental impacts resulting from
the development. After consideration of all available environmental documents; the City
issued a Determination'of Nonsignificance (DNS) for the proposed subdivision on February
18, 2004. Exhibit 7, SEPA. DNS. " The DNS is a determination by the City that the proposed
subdivision will not have probable significant adverse environmental impacts. WAC 197-11-
340. No appeals of the threshold determination were filed.
15. The City reveived one comment letter related to the proposed subdivision. In the
correspondence, the proximity between existing development to the west and the proposed
Findings, Conclusions & Decision
Hearings Examiner for the City of Auburn
Pinnacle Estates, PLT03-0002
Page 4 of 10
EXHIBIT "A" TO RESOLUTION NO. 3718 Page 5
subdivision was discussed. The comment requested that a green-belt be established between
the existing residences and the proposed residences within the subdivision. Exhibit 12,
Letter from Mr. Washam.
16. The City provided reasonable notice of the public hearing to interested parties. Testimony of
Mr. Martin. The City posted notice on the subject property on March 2; 2004. Exhibit 9,
Affidavit of Posting.
CONCLUSIONS
Jurisdiction
The Hearings Examiner is granted jurisdiction to hear and make a recommendation to the City
Council, pursuant to RCW 36.70.970 and AMC 17.06.050 and 18.66.030.
L
Criteria for Review
I. Preliminary Plat
Auburn Municipal Code 17.06.050 provides criteria for review, for preliminary plat applications.
Such. applications.shall only be approved if the Applicant satisfies the following:
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-site's for,schools and school grounds;
B. Conformance of the proposed subdivision to the general purposes of the comprehensive plan;
C. Conformance of the proposed subdivision to the general, purposes of any other applicable
policies or plans which have been adopted by the city c'' uncil;
D. Conformance of the;proposed subdivision to the general purposes of this title, as enumerated
in AMC 17.02.030;
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, or as
modified and approved as part of a PUD pursuant to AMC Chapter 18.69;
F. The potential environme ntal 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, and
G. Adequate provisions are made so the'preliminary plat will prevent or abate public nuisances.
i
The above criteria are similar to the criteria provided in RCW 57.17:110, which the Applicant
must also satisfyTor approval of a preliminary plat application.' RCW 58.17.110 requires that:
be made for the public health, safety and general
Appropriate provisions must
P
welfareJor open spaces, drainage ways, streets or roads,'alleys, other public ways,
transit stops, potable water supplies, sanitary wastes, parks and recreation,
playgrounds, schools and school grounds and all other relevant facts. including
sidewalks and other planning features that- assure safe walking conditions for
students who only walk to and from school; and the public interest must be served
by the subdivision.
Findings, Conclusions & Decision
Hearings Examinerfor the'City of Auburn
Pinnacle Estates, PLT03-0002
Page 5of10
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EXHIBIT "A" TO RESOLUTION NO. 3718 Page 6
RCW 58.17.110.
11 Modification to Land Dedication Standards
An Applicant may receive approval to modify land dedication standards upon satisfying the
criteria set forth in AMC 17.18.030. The Ordinance requires proof that;
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;
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 of this title would deprive the applicant of rights
commonly enjoyed by other properties in the same zoning district;
F. The approv al of the inodification`will be consistent with the purpose of this title;
G: The modification cannot lessen the requirements of the zoning ordinance. Any'such
modification must be processed as a variance pursuant to AMC 18.70.010.
Lot Width Reduction
AMC 18.12.040(8)(1) allows lot width reductionto 60 feet for 20% or less of the lots in
subdivisions of 50 or. more lots. The Applicant must prove that a reduction is necessary to
accommodate a proper lot or street layout. due to physical constraints of the subdivision.
Conclusions Based on Findings
Preliminary Plat
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. The Applicant
proposes a subdivision that has addressed the above elements. The Applicant proposes to
develop seven public streets with sidewalks, curbs and gutters for the residential-lots in the
subdivision. The Applicant proposes to construct-an, on-site drainage system that would
release drainage water to a City system located off-site. Adequate public services, including
sewer services, are available to the site, andthe City of Bonny Lake would provide water
service. Conditions of approval relating to access to Old Man Thomas Road will- ensure that
adequate access is provided to all residential lots. The Applicant will contribute mitigation
fees for parks'and recreation, as well as for the Auburn School District. Findings of Facts
Nos. 1-13:
Findings, Conclusions & Decision
Hearings Examinerfor the City ofAuburn
Pinnacle Estates, PLT03-0002
Page 6 of 10
EXHIBIT "A" TO RESOLUTION NO. 3718 Page 7
2. The proposed subdivision is consistent with the general purpose of the City of Auburn
Comprehensive Plan. The proposed subdivision would support the policy of managed
growth and enhance the character of a family community. Finding of Fact No. 2.
3. The proposed subdivision is consistent with.the general purposes of any other
applicable policies or plans, which the Auburn City Council has adopted. The proposed
plat is generally consistent with any other applicable policies or plans of the City of Auburn.
The proposed plat will provide a living environment with optimum standards for single
family development. Findings of Facts Nos. 1-14.
4. The proposed subdivision is consistent with,the general purposes of AMC Chapter
17.02. The proposal is generally consistent with the policy of the Auburn Land Division
Ordinance. The proposed subdivision will promote the public health, safety and general
welfare and satisfy the purposes set forth in AMC 17.02.030(A)-(K). The requested
modifications do not create inconsistency with the Ordinance and are discussed below.
Findings of Facts Nos. 1-13..
5._ With conditions of approval, the proposed subdivision is consistent with the Auburn
Zoning Ordinance and other applicable planning or engineering standards and
specifications as adopted by the City. The proposed plat would meet the development
standards for the R-1 zoning district. The request for lot-width reduction is addressed below
and will not create inconsistency with the Ordinance. Conditions of approval related to lot-
width reduction and R-1 zoning standards will ensure consistency with the Auburn Zoning
Ordinance. Findings of Facts. Nos. 1, 43, 4.
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. The City conducted environmental review and issued a SEPA DNS on
February 18, 2004. Finding of Fact No. 14.
7. Adequate provisions are made so the preliminary plat will prevent or abate public
nuisances. No evidence or testimony was submitted that-questioned the creation or
existence of any public nuisances.
8. The proposed subdivision is consistent with the provisions set forth in RCW 58.17.110.
As described in the above conclusions, the proposal satisfies the standards for preliminary
plat approval.
Modification to Land Dedication Standards
1. 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..- The location.
of the proposal is unique in because it is surrounded by an extensive park system in Lakeland
Hills South PUD. Because of this amenity near the site, the Applicant requested approval of
Findings, Conclusions & Decision
Hearings Examiner for the City of Auburn
Pinnacle Estates, PLT03-0002
Page 7 of !0
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EXHIBIT "A" TO RESOLUTION NO. 3718 Page 8
payment of fees in lieu of a land dedication for parks and recreation. Strict adherence to land
dedication standards would result in additional parkland that might be an inefficient use of
property. Findings of Facts Nos. 1, 5-8.
2. 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. It would be unnecessary, and possibily an inefficient use of property,
to require .the Applicant to dedicate land for parks and recreation because the proposed
subdivision is near the extensive park system in Lakeland Hills South'?UD. Allowing
payment of mitigation fees as an.alternative to land dedication would allow the Applicant to
develop the project site with uniformity and provide resources to the City for maintenance of
its park system. Findings of Facts Nos. 1, 5-8.
3. That the modification, if granted, will not alter the character of the neighborhood, or be
detrimental to surrounding properties in which the property is located. Because
adequate park and recreation land is available to accommodate the subdivision, the
modification would not alter the character of the neighborhood or be detrimental to
surrounding properties. Findings of Facts 1, 5-8.
4. 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. The agreement to provide mitigation fees would serve a similar purpose to land
dedication.- The adjacent park system in Lakeland Hills South PUD would provide
substantial availability of park and recreation land. Mitigation fees would allow construction
unfunded park and recreation land. The project would support the policies and objectives of
the'Comprehensive Plan. Findings of Facts Nos. 1-14.
5. Lateral interpretation of the provisions of this title would deprive the applicant of rights
commonly enjoyed by other properties in the same zoning district. Auburn Municipal
Code 17.12.260 requires park land dedication when a subdivision will result in a "substantial
increase in demand. Based on guidelines set forth the the AMC, the proposed subdivision
would create a substantial demand for park land. However, Lakeland Hills South PUD has,
parkland that would accommodate the demand created by the proposal, and the literal
interpretation of AMC 17.12.260 could, result in an inefficient result. Requiring the
Applicant to dedicate parkland could create a surplus of park land. Fees in lieu of dedication
would contribute.to the maintenance and development, of the City park system. Findings of
Facts Nos. 1, S-8.
6. The approval of the modification will be consistent with the purpose of this title. Based
on the conlusions discussed above, the modification-request should be granted because it is
consistent with the provisions in Title 17. Findings of Facts Nos. 1, 5-8.
7. The modification cannot lessen the requirements of the zoning ordinance. Any such
modification must be processed as a variance pursuant to AMC 18.70.010. The proposal
will not lessen the requirements of the Auburn Zoning Ordiance.
Findings, Conclusions & Decision
Hearings Examiner for the City of Auburn
Pinnacle. Estates, PLT03-0002
Page 8 of 10
EXHIBIT "A" TO RESOLUTION NO. 3718 Page 9
Lot Width Reduction
1. The characteristics of the subject property creates conditions where a reduction of lot-
widths are necessary to accommodate a proper lot and street layout. Auburn Municipal
Code Section` 18.12.040(B)(1) allows a reduction of lot width for 20% or less of lots within
plats with 50 or, more lots when necessary to accommodate a proper. lot and street layout.
Under. such circumtances, lot widths may be reduced to a width of 60 feet. TheApplicant
requests lot-width reduction for seven lots, which represents approximately seven-percent of
the total.lots.'. Because of the configuration_of the two cul-de-sacs, a-lot width reduction is
necessary to-accommodate a propery lot and street layout. Findings of Facts Nos. 2, 3, 4.
DECISION
Based upon the preceding Findings and-conclusions, it is recommended.to the Auburn City
Council that the request for preliminary-plat approval to subdivide 30.8 acres into 102 single-
family lots-should be approved subject to-coriditions as listed'herein. The requests for approval
for a modification to land dedication standards and for reduction of lot-width standards for the
plat should be granted subject to plat approval and the conditions as listed herein:
1. The Applicant.shall install a sight-obscuring fence adjacent to the storm drainage tracts along
the applicable property lines of proposed lots 1, 2 and 10 through 14.
2. In order to ensure the accurate placement of the home/structure(s) in relationship to the
setbacks required from property lines; easements or other similar features associated with a
lot, the. City's Building Official may require that all applicable corners of the structure be
surveyed and staked prior to the'-pouring of footings or foundations.
3. The Final Plat of those lots proposed as "Phase II" shall not be accepted until such time as
the' Old Man Thomas Road". right-of--way is constructed and opened a& a public street.
4. In order to, meet the park and recreation land dedication requirements, the Applicant shall
enter into a. 'voluntary agreement with the-City, in aformat acceptable tot he City, to provide
a fee' in lieu of dedication equal to the amount of $1,086.86 per lot. The.amount shall be paid
prior to final,plat.approval-for each phase, based on the number. of lots,proposed for each
final plat application.
5. All lots shall satisfy the development standard of the R-1 Single Family. Residential District
except that the minimum lot widths for. proposed lots 16, 18, 26, 74, 95 and 98'shall be
Findings, Conclusions & Decision
Hearings Examiner for the City of Auburn
Pinnacle Estates, PLT03-0002
Page 9 of 10
EXHIBIT "A" TO RESOLUTION NO. 3718 Page 10
permitted at a reduced width, not less than 60-feet, in accordance with Auburn City Code
18:12:040(B)(1).3
Decided this 29th day. of March 2004.
/S/
James M. Driscoll
City of AuburnHearings Examiner
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3 At the hearing, the Applicant's representative stated that the numbering of lots as depicted in Exhibit_ 14, was likely
to change. However,.the location of the reduced lots would not be changed. Thus, if the numbering does change,
Condition No..S applies to the location of the identified. Any changes should be identified on the final plat map.
Findings, Conclusions & Decision
Hearings Examinerfor the;City of Auburn
Pinnacle Estates, PLT03-0002
Page 10 of 10
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EXHIBIT "B" TO RESOLUTION NO. 3718 Page 1
BEFORE THE HEARINGS EXAMINER
FOR THE CITY OF AUBURN
In the Matter of the Application of ) NO. PLT03-0002
Pinnacle Estates ) ORDER ON REQUEST
FOR CLARIFICATION
For Approval of a Preliminary. Plat )
On March 29, 2004 the Hearing Examiner of the City of Auburn issued a
recommendation of approval for,the above captioned matter. The recommendation
included 5 conditions that were supported and submitted by-the City of Auburn Planning
Department.. On April 7, 2004.a planner for the City requested clarification of the
recommendation by seeking the source of support in the Findings for condition No. 2.
The e-mail request of the planner shall be exhibit 16 of the record..
Condition No. 2 read as follows:
2.In order to ensure the accurate placement of the home/structure(s) in
relationship to the setbacks required from property lines, easements or other.
similar features associated with a lot, the City's Building Official may require that
all applicable corners of the structure be surveyed'and staked prior to the pouring
of footings or foundations:
The Auburn Planning Department submitted that no finding in the Hearing Examiner's
recommendation supported this condition. While the Department is correct in stating that
conditions should be supported by Findings from the record the source of the condition
'
can also be found in the ordinances of the City of Auburn. The Auburn City Code.-
establishes. required setbacks from property lines, easements and other,similar features.
Even though the Findings may notspecifically address the setbacks the Applicant is'not
excused from any requirements that are mandated in the Code. The source of Condition
No. 2 is the setback 'standards, of the ACC. As a means of satisfying those setbacks the
City's ,Building Official has authority to require all applicable comers of the structures on
the lots be surveyed and staked prior to the pouring of footing or foundations.
Further the March 29, 2004 Recommendation is amended to reflect that the City Code,of
Auburn is cited as the Auburn City Code (ACC) and not the Auburn Municipal Code
(AMC).
Dated this 70' day of April, 2004.
/S/
James M. Driscoll, Hearing Examiner
Exhibit 4.
CITY OF
~'!b~ICATE OF IMPROVEMENTS,
~p WASHINGTON
FINAL PLAT APPLICATION
PLT10-0006•
COMPLETION OF IMPROVEMENTS
The required improvements for the Final Plat of PINNACLE ESTATES - PHASE 2 have
been completed in accordance withthe Land Division Ordinance and the City of
Auburn's standards and specifications.
Z z
City Engineer Dat
SECURITY IN LIEU OF COMPLETION
In lieu of the required public improvements for the Final Plat of
an approved security (type of security)
for $ (150% of the.estimated costs of improvements) has
been submitted and approved-by the City Engineer.
City Engineer Date
1. The developer has provided references and demonstrated a minimum of 3 years
successful, non-defaulted plat development:experience in the Puget Sound region.
2. The bond/security is based on the following; costs:
Water $ .Sewer ; $
Storm $ Traffic Signal $
Street $ (luminaires, curb, gutter, streets, private utilities)
White: Contract Administrator Yellow & Pink: Planning Director Goldenrod: Developer
REF. MFORMS1FE031 (2104)