HomeMy WebLinkAbout2991 1 RESOLUTION NO. 2 9 9 1
2
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF AUBURN,
3 WASHINGTON, APPROVING THE PRELIMINARY PLAT OF A 33-LOT SINGLE-
FAMILY SUBDIVISION TO BE KNOWN AS LAKELAND HILLS DIVISION 5B
4 LOCATED IN THE SOUTHERN PORTION OF THE LAKELAND HILLS
DEVELOPMENT, WITHIN THE CITY OF AUBURN, WASHINGTON
5
6 WHEREAS, Application No PLT0002-98 , dated February 2 ,
7 1998, has been submitted to the City of Auburn, Washington, by
8 ZIONS SECURITIES, requesting approval of a Preliminary Plat
9 for a 33-lot single-family subdivision located in the southern
10 portion of the Lakeland Hills Development, within the City of
11 Auburn; and
12 WHEREAS, said request above referred to was referred to
13 the Hearing Examiner for study and public hearing thereon; and
14 WHEREAS, pursuant to staff review, the Hearing Examiner
15 conducted a public hearing to consider said petition in the
16 Council Chambers of the Auburn City Hall on June 16, 1998 at
17 7 00 p m , at the conclusion of which the Hearing Examiner
18 recommended approval of the Preliminary Plat; and
19 WHEREAS, at the regular meeting of the City Council on
20 July 6 , 1998 , the City Council moved to hold a closed record
21 hearing on the Preliminary Plat; and
22 WHEREAS, at the regular meeting of the City Council on
23 July 20, 1998, the City Council conducted a closed record
24 hearing to consider said petition in the Council Chambers of
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Resolution No 2991
July 27, 1998
Page 1
I the Auburn City Hall at 7 30 p m , at the conclusion of which
2 the City Council amended the Hearing Examiner' s decision and
3 approved the Preliminary Plat based upon the following
4 Findings of Fact and Conclusions, to-wit
5
6 FINDINGS OF FACT
7
1 The applicant, Zions Securities, has requested
8 preliminary plat approval of a 33 lot single family
subdivision The plat will be known as Lakeland Division
9 5B The plat is located in the southern portion of the
Lakeland Hills Development More specifically it will be
10 located on the east side of Lakeland Division #2 and on
the west side of Division #7 The north and south
11 boundaries are the "stub" streets of Highland Drive The
street will be continued through the project such that
12 Highland Drive will become a through street The subject
property is 12 2 acres in size, and accordingly the
13 subject development will be quite dense The lot size
for the preliminary plat complies with the existing City
14 of Auburn comprehensive plan and subdivision ordinance
15 2 The property is currently wooded and has some steeper
slopes It is proposed that the new street will
16 essentially run down the middle of the property in
generally a north/south direction This will allow for
17 one row of lots on both sides of the street Since the
property has some steep slopes there will be a
18 substantial loss of vegetation as well as a significant
amount of excavation needed for the subdivision
19 Essentially the materials, i e soils, that are on the
easterly side of the new street will be excavated and
20 used as fill that will be placed on the westerly side of
the street The purpose is to provide a buildable lot
21 area on either side of the street
22 3 A geo-technical analysis was prepared by Associated Earth
Sciences, Inc , in order to evaluate existing soils and
23 slope conditions and potential impacts This analysis
showed that the identified site would support the
24 proposed development under appropriate conditions Based
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Resolution No 2991
July 27, 1998
Page 2
1 on the analysis performed, mitigation measures have been
required to offset potential adverse impacts The geo-
2 technical engineering report provides subsurface data to
be utilized in the design and development of the proposed
3 project The project site has topography sloping
downward in a west to northwest direction and at
4 gradients ranging from approximately 10 to 30 percent
5 The geo-technical study concluded that the site ' s soils
and slopes are suitable for the proposed development if
6 all of the study' s recommendations regarding slope
stability, re-vegetation, erosion potential, foundation
7 placement, structural fill and drainage are followed
The Conceptual Grading and Drainage Plan (Sheet P4)
8 identifies where rockeries are required for slope
stability The rockeries identified on the plan vary
9 between three and eight feet in height As depicted on
the plan sheet, this solution will potentially require
10 slope and drainage easements across many of the lots
11 Given the site ' s soils and steepness of both natural and
excavated slopes combined with the proposed grading
12 activities (approximately 42, 100 cubic yards excavation
and 43 , 500 cubic yards of fill embankment) , there exists
13 a substantial potential for severe erosion and
sedimentation impacts Loose soil, disrupted during site
14 construction activities, creates the potential for
erosion and soil displacement Without proper erosion
15 and sedimentation control measures in place prior to the
commencement of construction activities, there is a
16 potential for adverse impacts to occur on earth
resources Appropriate measures shall be taken to ensure
17 that construction operations do not result in erosion and
sedimentation impacts on water quality and on nearby
18 drainage courses At a minimum, erosion control measures
should include the installation of temporary and
19 permanent erosion control improvements, and appropriate
stabilization of excavated and all disturbed areas that
20 are not immediately developed
21 4 The proposed plat will eliminate all vegetation over
approximately two-thirds of the project site in order to
22 achieve final grades and to install required
infrastructure to service the proposed building lots It
23 is an objective of the City to recognize the aesthetic,
environmental and use benefits of vegetation, and to
24 promote its retention and propagation Mitigation
measures for on-site tree removal will be required
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Resolution No 2991
July 27, 1998
Page 3
I Therefore, as part of the Mitigated Determination of Non-
Significance (MDNS) issued for the project an approved
2 plan which identifies the method and scope of
revegetation efforts shall be reviewed and approved by
3 the City prior to Final Plat approval The applicable
conditions from the MDNS are printed here
4
"6 Prior to the issuance of grading or
5 construction permits, the applicant shall
submit a professionally-prepared landscaping
6 plan for review and approval by the Planning
7 Director providing for
a Street trees consisting of deciduous trees,
8 similar to those planted in other Divisions,
that are two to two-and-a-half inches in
9 diameter at the time of planting Trees shall
10 be planted on an average spacing of 25 feet
b Rear yard trees shall consist of a combination
11 of deciduous and coniferous trees All trees
shall be planted with an average spacing of 25
12 feet along the rear property line Deciduous
trees shall be between two to two-and-a-half
13 inches in diameter at the time of planting
Coniferous trees shall be four to six feet in
14 height at the time of planting
15 c Sequencing, including the installation of all
trees prior to Final Plat approval; or, the
16 posting of a bond or similar financial
guarantee that ensures all trees are planted
17 within three (3) years of Final Plat approval
18 Prior to Final Plat approval, the applicant
19 shall be responsible for
a The posting of a bond or similar financial
20 guarantee that ensures the newly-planted
trees will survive for two (2) years
21 following planting and that any dead or
22 unhealthy trees shall be promptly
replaced
b Drafting language to be recorded as part
23 of the Final Plat and as part of any
24 restrictive covenants indicating that the
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Resolution No 2991
July 27, 1998
Page 4
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I conditions, the addition of traffic based on the proposed
development and identify impacts resulting from this
2 addition of traffic The development of this parcel is
within the scope of the overall transportation impacts
3 envisioned for the initial phase of the Lakeland Hills
development All impacted signalized intersections will
4 function within currently adopted City standards Pro-
rata participation in the installation of a future
5 traffic signal at Lakeland Hills Way and "A" Street SE
6 within the City of Pacific is required
The proposal calls for a pedestrian connection through
7 this subdivision The applicant has made a request to
the City to delete the requirement of this pedestrian
8 connector due to
g a extreme slope, not accessible to entire public
b security/vandalism
10 c connectivity - not part of a larger City-
11 approved trail corridor
12 8 Section 17 12 070 (C) of the Land Division Ordinance
requires that for streets that exceed a length of 660
feet between intersections that a pedestrian walkway
13 shall be provided in order to provide pedestrian access
14 to adjoining neighborhoods In the subject case the
length of the new street between intersections will be
15 about 1, 500 feet Due to the steepness of the excavated
and filled portions, other than the building pads, it was
16 concluded that the walkway would be steep and have to
include stairs in order to be used Because of this the
17 developer has asked the City to not require the walkway
18 9 Pursuant to Chapter 17 18, of the Land Division
Ordinance, the Hearing Examiner recommended the
19 modification be approved due to the existing and proposed
topography of the site it would not be practical to
20 require a walkway given that it will not be available to
be used by all as well as perpetual maintenance of stairs
21 could be an issue The City Council at its closed record
hearing concluded the pedestrian connection should be
22 required in that there was substantial neighborhood
support for the connection and the connection would
23 implement Comprehensive Plan Policy TR21, TR32, TR37,
TR38 and TR43
24
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Resolution No 2991
July 27, 1998
Page 6
1 10 At the time of the Hearing Examiner' s public hearing,
there was considerable testimony expressing concern with
2 regard to the development Generally the adjacent
neighbors do not object to the development, although they
3 do regret it because they had hoped that it would remain
open space, they did express concern about certain issues
4 including but not limited to the pedestrian pathway
Concern was expressed with regard to wildlife and how the
5 development might affect the wildlife Written comments
were received and submitted
6
11 It appears as though the applicant and the City have
7 addressed the neighbors concerns
8 12 The contents of the case file #PLT0002-98 and the
environmental file #SEP0007-98 of this project are hereby
9 incorporated by reference and made part of the record of
this hearing
10
11 CONCLUSIONS OF LAW
12
13 1 The preliminary plat may be approved, provided that it is
properly conditioned It is consistent with the criteria
14 necessary to approve a preliminary plat as set forth in
Section 17 06 070 of the Land Division Ordinance
15 2 Adequate provisions are made for the public health,
16 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
17 and school grounds
18 Adequate provisions have been made with regard to all
19 public infrastructure, parks, schools and open spaces
If the conditions of approval are followed there should
20 not be any adverse affects to the public health and
welfare
21 3 Conformance of the proposed subdivision to the general
22 purposes of the Comprehensive Plan
The property is planned for single family residential,
which the proposed single family plat will implement
24
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Resolution No 2991
July 27, 1998
Page 7
1 4 Conformance of the proposed subdivision to the general
purposes of any other applicable policies or plans which
2 have been adopted by the City Council
3 The proposed subdivision is in compliance with the
Lakeland Hills Plan, which was adopted in 1988, which
4 illustrated this area to be appropriate for single family
uses
5
5 Conformance of the proposed subdivision to the general
6 purposes of the Land Division Ordinance as enumerated in
Section 17 02 030
7
The plat is consistent in that it provides for convenient
8 travel on public streets, provides for adequate
infrastructure including parks, provides for proper
9 ingress and egress, and implements the Comprehensive
Plan
10
6 Conformance of the proposed subdivision to the Auburn
11 Zoning Ordinance and any other applicable planning or
engineering standards and specifications as adopted by
12 the City
13 The plat either meets all applicable requirements or is
capable of meeting such requirements
14
7 The potential environmental impacts of the proposed
15 subdivision are mitigated such that the preliminary plat
will not have an unacceptable adverse effect upon the
16 quality of the environment
17 A thorough environmental analysis has been completed
which resulted in the City issuing a Mitigated
18 Determination of Non-Significance (MDNS) with nine
conditions of approval that involve storm drainage,
19 erosion control, clearing and grading, slope stability,
tree removal and traffic
20
21 For each of the above stated reasons, the recommendation
22 of the Hearing Examiner to the Auburn City Council on the
23 application is amended and conditionally approved, subject to
24 the following for a Preliminary Plat
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Resolution No 2991
July 27, 1998
Page 8
I NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF AUBURN,
2 WASHINGTON, IN A REGULAR MEETING DULY ASSEMBLED, HEREWITH
3 RESOLVES THAT
4 Section 1. The above cited Hearing Examiner' s Findings
5 and Conclusions are herewith approved and incorporated in this
6 Resolution
7 Section 2. The modification to Section 17 12 070 (c) of
8
the Land Division Ordinance be denied and the pedestrian
9
connection as required by Section 17 12 070 (c) be constructed
10
as illustrated on the Preliminary Plat
11
Section 3 . The Preliminary Plat for a 33-lot single-
12
13 family subdivision located in the southern portion of the
14 Lakeland Hills Development, within the City of Auburn, legally
15
described on attached Exhibit "A" and made apart hereof as
16 though set forth in full herein, is hereby approved subject to
17 the following conditions
18 1 The conditions of approval of the Mitigated
Determination of Non-Significance MDNS, file number
19 SEP0007-98 , are hereby incorporated by reference
20
2 A statement on the final plat for recordation
21 against all lots stating that instability of slopes
22 may exist and the prospective property owner should
23 consult a geotechnical advisor shall be added on the
deed to each lot in the plat
24
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Resolution No 2991
July 27, 1998
Page 9
I Section 4 . The Mayor is hereby authorized to implement
2 such administrative procedures as may be necessary to carry
3 out the directives of this legislation
4 DATED and SIGNED this 3rd day of August, 1998
5
6
CITY OF AUBURN
7
8
9
CHARLES A BOOTH
10 MAYOR
11
12
ATTEST
13
14 exa.�
15 Danielle E Daskam,
City Clerk
16
17
18 APPROVED AS TO FORM
19 �20
Michael J Reynolds,
21 City Attorney
22
23
24
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Resolution No 2991
July 27, 1998
Page 10
EXHIBIT "A"
RESOLUTION NO. 2991
LEGAL DESCRIPTION OF PROPERTY ,
A PORTION OF THE SOUTHEAST QUARTER OF SECTION 31, TOWNSHIP 21 NORTH,
RANGE 5 EAST, WILLAMETTE MERIDIAN, IN KING COUNTY,WASHINGTON, DESCRIBED AS FOLLOWS:
BEGINNING AT THE 1979 KING COUNTY MONUMENT AT THE SOUTHEAST CORNER OF SAID SECTION .
THENCE NORTH 8834'43" WEST A DISTANCE OF 192. 9.31 FEET TO THE
SOUTHEAST CORNER OF LAKELAND HILLS DIVISION #3 ACCORDING TO THE
PLAT THEREOF, RECORDED IN VOLUME 132 OF PLATS, PAGE 18, IN KING
COUNTY, WASHINGTON, FROM WHICH POINT THE
SOUTHWEST CORNER OF SAID SECTION BEARS NORTH 8834'43" WEST;_
THENCE_ ALONG THE EASTERLY BOUNDARY OF SAID PLAT THE FOLLOWING THREE COURSES;
NORTH 473939" WEST A DISTANCE OF 131.52 FEET;
.THENCE NORTH 10:34'16" EAST A DISTANCE OF 336.27 FEET;
THENCE NORTH 0335'07" WEST A DISTANCE OF 628.00 FEET TO THE
TRUE POINT OF BEGINNING;
THENCE CONTINUING ALONG SAID DIVISION j'3 AND THEN ALONG LAKELAND
HILLS DIVISION J2 ACCORDING TO THE PLAT THEREOF, RECORDED IN
VOLUME 126 OF PLATS, PAGE 4, IN KING COUNTY, WASHINGTON,
NORTH 03 35'07" WEST A DISTANCE OF 941.29 FEET;
THENCE NORTH 1176'27" EAST A DISTANCE OF.96.69 FEET TO THE
SOUTHERLY MARGIN OF 51ST STREET SOUTHEAST AS PER PLAT, SAID DIVISION jf2,
THENCE ALONG A CURVE TO THE NORTHEAST WITH A CENTER OF RADIUS
THAT BEARS NORTH 43'40'02" WEST A DISTANCE OF 547.00 FEET,
THROUGH A CENTRAL ANGLE OF 692450" AN ARC DISTANCE OF 89.87 FEET;
THENCE ALONG A CURVE TO THE NORTHEAST WITH A CENTER OF RADIUS
THAT BEARS SOUTH 53'04'52." EAST A DISTANCE OF 1830.02 FEET,
THROUGH A CENTRAL ANGLE _OF 0402.20"AN ARC DISTANCE OF 129.00 FEET;
THENCE SOUTH 50'40'18" EAST A DISTANCE OF 143.83 FEET,
THENCE NORTH 48 02'04" EAST A DISTANCE OF 203.65 FEET,
THENCE NORTH 6702'11" EAST A DISTANCE OF 204.11 FEET
THENCE NORTH 8602'20" EAST A DISTANCE OF 201.94 FEET;
THENCE SOUTH 8050'04" EAST A DISTANCE OF 75.24 FEET;
THENCE SOUTH 04'3525" WEST A DISTANCE OF 110.00 FEET,•
THENCE SOUTH 0704'12" WEST A DISTANCE OF 50.05 FEET;
THENCE SOUTH 1374'35" EAST A DISTANCE OF 74.61 FEET;
THENCE SOUTH 7635'25" WEST A DISTANCE OF 109.08 FEET;
THENCE NORTii 8758'14" WEST A DISTANCE OF 51.87 FEET;
THENCE SOUTH 7635'25" WEST A DISTANCE OF 58.21 .FEET,
THENCE OF A, CURVE TO THE LEFT WITH A RADIUS OF 339.87 FEET,
THROUGH A CENTRAL ANGLE OF 3400'24" AN ARC DISTANCE OF 201.72 FEET;
THENCE CONTINUING ON A CURVE TO THE LEFT WITH A RADIUS OF 516.66
FEET, THROUGH A CENTRAL ANGLE OF 46'10'08" AN ARC DISTANCE OF 416.33 FEET;
THENCE SOUTH 0335'07" EAST A DISTANCE OF 460.71 FEET;
THENCE SOUTH 70'51'34" WEST A DISTANCE OF 357.02 FEET
TO THE TRUE POINT OF BEGINNING.
Exhibit "A:�
Resolution No. 2991
RECORDS MANAGEMENT
ORDINANCE/RESOLUTION DISTRIBUTION
ORDINANCE NO% DATE ADOPTED:
:RESOLUTION NO. o EFFECTIVE DATE:
RECORDING FILE: CODE BOOK:
DEPARTMENT DISTRIBUTION:
aF : i CONTACT. . .
iDATE
trio-�
CITIZEN REQUESTS:
NAME ADDRESS µ..Vi : ;tDATE
RCLERKIRECORWREOFORM
CHARLES a BOOTH,MAYOR At CITY CLERK
Danielle Daskam,City Cterk A 25 West Main, Auburn,WA 98001
Cathy Richardson, Deputy City Clerk City Clerk:(253)931.3039
Tamie Bothell,Record%Umnse Clerk - Business Registration:(253)931-3007 Fax:(253)288-3132
STATE OF WASHINGTON)
) ss.
COUNTY OF KING )
I, Danielle Daskam, the duly appointed, qualified City Clerk of the City of
Auburn, a Municipal Corporation and Code City, situate in the County of King,
State of Washington, do hereby certify that the foregoing is a full, true and correct
copy of Resolution No. 2991 of the resolutions of the City of Auburn, entitled
"RESOLUTION NO.2991 "
I certify that said Resolution No. 2991 was duly passed by the Council and
approved by the Mayor of the said City of Auburn on the 3rd day of August, 1998.
Witness my hand and the seal of the City of Auburn this 20th day of August,
1998.
c � o.r��
Dan4ielle Daskam, City Clerk
City of Auburn