HomeMy WebLinkAboutITEM I VAR11-0002rnJ
AUBURN
WASHINGTON
AGENDA BILL APPROVAL FORM
Agenda Subject Public Hearing Application No. VAR11-0002
Date:
4/22/2011
Department: Planning and
Attachments: Please refer to Exhibit
Budget Impact: NIA
Development
List, below
Administrative Recommendation:
Nearing Examiner to approve the Variance to allow a 60' tall building in the Institutional zoning district
based upon the Finding
s of Fact, and Conclusions as outlined.
Background Summary:
OWNERIAPPLICANT:
Sam Ball, Green River Community College
REQUEST:
Application for a Variance to Auburn City Code (ACC) section
18.44.050.G.3 to allow a 60 foot tall building in the Institutional (1) zoning
district. The applicant requests the variance as necessary to create a
vertical addition to an existing 48 foot tall building to house needed
mechanical upgrades.
LOCATION:
The subject property is 12401 SE 320th Street (parcel number
1621059006)
EXISTING ZONING:
Institutional (1)
EXISTING LAND USE:
Green River Community College Campus
COMPREHENSIVE PLAN
DESIGNATION:
Public and Quasi Public
SEPA STATUS:
The variance and future associated building permit are exempt from SEPA.
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
Action:
Committee Approval:
❑Yes ❑No
Council Approval:
❑Yes ❑No Call for Public Hearing I L_
Referred to
Until ^I_I
Tabled
Until _I 1
Councilmember:
Staff: Taylor
Meetin Date: May 18,
2011
Item Number:
AUBURN* MORE THAN YOU IMAGINED
Subiect: Public Hearinq VAR11-0002
Date: 4/22/2011
The Comprehensive Plan designation, zoning designation and land uses of the site and surrounding
properties are:
Comprehensive Plan'
Zoning
Land:Use
Site(s)
Public/Quasi-Public
1, Institutional
Green River Community
College Campus
North
Single Family
R5 (5 du/acre), R7
Single Family Residences
Residential and
du/acre)
Public/Quasi-Public
South
King County Rural Area
King County RA-5
Vacant
1 du/5 acres
East
King County Rural Area
King County RA-5
SR-18 & Vacant
1 du/5 acres
West
Single Family Residential
R5 (5 dulacre), R7
Single Family Residences
7 dulacre
EXHIBIT LIST
Exhibit A Staff Report
Exhibit B Vicinity Map
Exhibit C. Completed Application Form and application materials
Exhibit D Notice of Application and Notice of Public Hearing
Exhibit E Affidavit of Mailing
FINDINGS OF FACT
1. The Green River Community College (GRCC) has applied for a variance to allow an addition to an
existing building to create a 60 foot tall building in the Institutional (1) district. The maximum height
allowed in the Institutional (1) district for buildings other than residential structures is 45 feet pursuant
to Auburn City Code Section 18.44.050.6,3.
GRCC has planned a building renovation of the existing Science, Math and Technology (SMT)
building. The existing SMT building is 54,000 square feet and 48 feet tall. The footprint of the
building is 18,000 square feet and is not proposed to increase. If the variance is approved the
proposed renovation will add 7,956 square feet, and the building will be 61,956 square feet. Of the
7,956 square feet of floor area planned for the addition, 5,500 square feet will be occupied by
mechanical equipment, leaving 2,456 square feet for maintenance clearance access to all of the
equipment, and for future additions and alterations to the mechanical equipment.
3. The Green River Community College has applied for this variance due to needed mechanical
improvements in the building to comply with Washington State energy code requirements.
4. Locating the new mechanical equipment within the proposed addition to the Science, Math and
Technology (SMT) building will provide the renovated facility with energy efficient mechanical and
plumbing systems that will comply with the Washington State energy code.
5. Currently four buildings are taller than 45 feet on the Green River Community College campus. Three
of the buildings were constructed prior to the annexation. After the annexation a similar variance was
approved in 2009, VAR08-0016, to allow the Science Center to be taller than 45 feet. The Science
Center is built and is 71 feet tall.
6. The existing building is located interior to the campus and is not currently visible and the addition will
not be visible from the surrounding neighborhoods or streets,
Page 2 of 6
Agenda Subject: Public Hearing VAR11-0002 Date: 4/22/2011
The Institutional use district is intended to provide an area wherein educational, governmental,
theological, recreational, cultural, and other public and quasi-public uses may be allowed to develop.
It is further intended these areas be significant in scope which will allow a combination of uses which
may not be permitted outright within other zones. This district is not intended to include those smaller
or singular public uses which are consistent with and permitted in other zones.
8. Colleges and universities are allowed in the Institutional (1) district with an administrative use permit.
The Green River Community College campus was established in 1966 in King County and was
annexed into the City of Auburn in 2008. The campus is an existing established use that does not
have a singular comprehensive administrative use permit for the campus. New additions or
substantial remodels to the campus will require an administrative use permit and several have been
issued by the City in association with new buildings. The proposed application is for a minor remodel
and addition to an existing building on the campus. The Planning Director has determined that an
administrative use permit is not required for this minor building addition.
9. The Green River Community College provides instruction in a variety of academic, professional and
technical programs and provides continuing education. Enrollment at the Auburn campus is
approximately 6,000 students and there are 729 employees, including 137 full-time faculty.
10. The proposed building renovation of the Science, Math and Technology (SMT) building is the next
project component in the GRCC Facilities Master Plan.
11. The proposed remodel of the SMT building is the result of input from faculty, and students and the
necessary International Building Code requirements, and other codes including the Washington State
Energy Code.
CONCLUSIONS
Staff has concluded that the requested variance should be approved as the applicant has met the burden
of proof in demonstrating that they are consistent with all of the following criteria necessary to grant a
variance as outlined in Section 18.70.010 (A)(1-10) of the Zoning Ordinance. An analysis of the
application supporting the variance criteria follows:
9. That there are unique physical conditions including narrowness or shallowness of lot size or shape,
or exceptional topographical or other physical conditions peculiar to and inherent in the particular
lot; and that, as a result of such unique physical conditions, practical difficulties or unnecessary
hardships arise in complying with provisions of the Zoning Ordinance.
The property is owned by Department of Natural Resources (DNR). GRCC has a philosophy of
keeping as many trees undisturbed as possible as part of their agreement with the DNR. The south
portion of the 85 acre property steeply slopes and has other critical areas including wetlands and is
not suitable for development. The unique physical condition peculiar to the Green River Community
College campus is that it is a parcel greater than 85 acres that has been developed over time as a
college campus. The majority of the planning and design associated with the college campus was
done when the college was under the jurisdiction of icing County. The City of Auburn annexed the
property into the City limits in 2008. The property is correctly zoned, however the zoning district
does not adequately respond to the needs of this institutional property and as a result practical
difficulties and unnecessary hardships arise in complying with the provisions of the Zoning
Ordinance.
2. That, because of such physical conditions, the development of the lot in strict conformity with the
provisions of the Zoning Ordinance will not allow a reasonable and harmonious use of such lot.
Page 3 of 6
nda Subject: Public Hearing VAR11-0002 Date: 412 212 0 1 1
Strict conformity with the provisions of the Zoning Ordinance will not allow a reasonable and
harmonious development of the college campus. The college campus originated on this property in
1966 and significant investment in campus planning and infrastructure has been made to the
property. The existing SMT building is 48 feet tall. Strict application of the 45 foot height limitation
of the Institutional zoning district will not allow reasonable and harmonious development of the
campus because the existing building and four other buildings on the campus already exceed this
height limit, including the Science Center, 71 feet tall, and the Technology Center, 48 feet tall. The
GRCC master plans call for redevelopment where existing structures are located to minimize impact
to other areas of campus.
3. That the variance, if granted, will not alter the character of the neighborhood, or be detrimental to
surrounding properties in which the lot is located. For nonconforming single-family homes, this
finding is determined to be met if the features of the proposed variance are consistent with other
comparable features within 500 feet of the proposal.
The proposed variance will not alter the character of the Green River Community College campus.
There are four other buildings on the campus that exceed the height limit. Denial of the variance,
and a resulting less dense building pattern would not be harmonious with the built environment or
the proposed campus master plan. The variance to the height restriction will not be detrimental to
the surrounding properties; the proposed structure will be located interior to the 85 acres and will not
be visible to the surrounding neighborhoods or streets. Approval of the height variance will allow a
taller structure which will maintain the existing foot print of the building and will reduce any potential
need for more impervious surface creation.
4. That the special circumstances and conditions associated with the variance are not a result of the
actions of the applicant or previous owners.
The. annexation of the property into the City of Auburn in 2008 was not a result of actions taken by
the applicant. The applicant has operated the college and has been master planning the 85 acre
property as a college campus since 1966. The current failure to comply with a height limitation is a
result of strict application of a dimensional limitation that was not in place when the applicant began
planning for the future of the campus development. The size of the property is also not a result of
actions taken by the applicant. The property is over 85 acres.
The current mechanical room located on the first level of the building is not large enough to house
the two new mechanical systems. The current mechanical room is approximately 1,600 square feet
and the two proposed air handling units are 1,200 square feet and additional square footage is
needed for piping and required clearances for maintenance. The size of the proposed mechanical
systems is also not a result of actions taken by the applicant. The size of the area needed to allow
the addition of the necessary mechanical equipment is dictated by the manufacturer of the
equipment and the need to enclose the equipment is a requirement of the State energy code. If the
variance is approved the proposed renovation will add 7,956 square feet, and the building will be
61,956 square feet. Of the 7,956 square feet of floor area planned for the addition, 5,500 square
feet will be occupied by mechanical equipment, leaving 2,456 square feet for maintenance
clearance access to all of the equipment, and for future additions and alterations to the mechanical
equipment. To achieve performance criteria derived from the Washington State Energy Code and
LEED requirements, some of the rooftop mounted equipment and associated components, including
pumps, valves, and piping need to be protected from the elements and should be enclosed in a
building. Compliance with the State energy code is also not a result of actions taken by the
applicant. The applicant proposes a design solution that will allow the needed building renovations
and new mechanical systems to comply with the State energy code.
5. Literal interpretation of the provisions of the Zoning Code would deprive the applicant of rights
Page 4 of 6
...Agenda Subject: Public Hearing VAR11-0002 Date: 4122/2011
commonly enjoyed by other properties in the same zoning district.
Literal interpretation of the provisions of the Zoning Code to limit the height of buildings on the
Green River Community College campus to 45 feet or less would deprive the applicants of rights
commonly enjoyed by the college prior to the annexation by the City of Auburn. The campus is an
anomaly in the City, although other properties might have the same zoning classification, the
characteristics of the Green River Community College campus are unique and are not adequately
reflected by the dimensional limitations associated with the Institutional (1) zoning district. Literal
interpretation of the height restriction would deprive the College of rights already enjoyed on the
campus to build and plan for buildings taller than 45 feet.
Additionally the City is currently embarking on a code update effort that will include a proposal by
staff to increase the allowed building height for structures in the Institutional zone. The ordinance
amendment has been discussed for the Institutional zone for several years. The City acknowledges
that the current height limitation in the Institutional zone needs to be altered. GRCC has shared
information with the City showing the campus master plans include future structures that will exceed
45 feet. If the proposal is adopted and the ordinance is amended the City could avoid unnecessary
variances in the future for the GRCC campus.
6. The approval of the variance will be consistent with the purpose of the Zoning Code and the zoning
district in which the property is located.
The purpose of the Institutional district is to provide an area wherein educational, governmental,
theological, recreational, cultural, and other public and quasi-public uses may be allowed to
develop. It is further intended these areas to be significant ins cope which will allow a combination
of uses which may not be permitted outright within other zones. The district is not intended to
include those smaller or singular public uses which are consistent with and permitted in other zones.
The variance will not allow an increase in the number of dwelling units permitted by the zoning
district.
Not applicable. The proposed variance does not have any component that would increase the
number of dwelling units allowed in the zoning district.
8. The authorization of such variance will not adversely affect the Comprehensive Plan.
The Comprehensive Plan will not be adversely affected by this variance request. Chapter 5 (Capital
Facilities) of the Comprehensive Plan contains goal 14 which addresses public buildings as follows:
"to maximize public access and provide for the appropriate location and development of public and
quasi-public facilities that serve the cultural, educational, recreational, religious and public service
needs of the community and the region."
Additionally Chapter 8 (Economic Development) contains a policy that directly relates to this
proposal. Policy ED-12 is as follows: "the City should work with the private sector, school districts
and Green River Community College to develop programs to provide training. Consideration of
special needs of economically disadvantaged citizens and neighborhoods and people with physical
impairments and developmental disabilities should be included in these programs." The building
renovation plan proposed by GRCC will allow for needed mechanical upgrades to the building. The
proposed variance will assist GRCC with renovating an existing building on the campus in
conjunction with their purpose to serve the public, which is in accordance with and will not adversely
affect the Comprehensive Plan.
9. The variance shall not allow a land use that is not permitted under the zoning district in which the
Page 5 of 6
da Subject: Public Hearinq VAR11-0002 Date: 4/22/2011
property is located.
Not applicable. A college campus is an allowed land use in the institutional (I) district with an
administrative use permit. The Green River Community College has an administrative use permit
for some of the newer buildings on the college campus and the proposed variance is for an existing
building.
90. The variance shall not change any regulations or conditions established by surface mining permits,
conditional use permits or contract rezones authorized by the City Council.
There are no other regulations or conditions related to previous approvals that apply.
RECOMMENDATION
Based upon the application and Findings of Fact and Conclusions of the staff report, staff recommends
that the Hearing Examiner approve the Variance and Conditional Use Permit with no conditions of
approval.
Staff reserves the right to supplement the record of the case to respond to matters and information raised
subsequent to the writing of this report.
Page 6 of 6
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Page 1 of 3 l
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Hillary Taylor ;,,,har mgpages-z-.1- i
From: Wayne Johnson [wayne@smstemper.com] i
Sent: Tuesday, April 19, 2011 10:10 AM ~
70: Hiliary Taylor ~
Cc: 'Jerry Osbom' j
Subject: RE: GRCC variance appiication VAR11-0002 ;
Attachments: SMT Variance narrativ4-18 2011.docx; auburn variance Itr.pdf !
~
HilIary, i
~
~
. ~
Attached is the revised narrative as you requested within your letter dated 4-1-11. We have revised the ~
iesponse to paragraph d within the narrative to provide a stronger argument as we discussed.
It is my understanding that the hearing is scheduled for May 18, 2011. It is our assumption that we
aiong with the owner will need to be present. Are we also presenting the project and our request or wi11
it be a question / answer format?
I also noticed in the Ietter that you request that the board be picked up and posted by April 28th and ~
posted at the site. Is that correct7 And is.the board currently ready now? ~
i
I
Please let me know if you have any further questions. ~
Thanks,
Wayne Wayne E. Johnson, AIA
S.M. Stemper Architects, P.L.L.C. i
4000 Delridge Way SW, Suite 200
Seattle, WA 98106
i
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5/4/2011 ;
GREEN RIVER COMMUNITY COLLEGE
SMT RENOVATION
APPLICANT'S NARRATIVE
FOR VARIANCE SUBMITTAL
1. Introduction
Greed River Community College (GRCC) is requesting a Variance for an existing 54,000 square
foot building that is scheduled to be renovated. Various educational programs, including staff offices will
occupy the building. The building exterior footprint will remain unchanged, while the interior of the
building will be extensively. This document, which is required as part of the application for the requested
Variance, contains the Applicant's explanation of the proposed changes and their respective compliance
with the criteria set forth in the Variance Submittal Requirements.
Green Rim- Community College
The applicant, Green River Community College, is part of Washington State's system of thirty-
four Community and Technical Colleges. The College is an agency of the State and is governed by a
board of trustees.
GRCC established its Auburn campus in 1966; it currently operates branch campuses in Kent and
Enumclaw. It also operates a center in downtown Auburn. GRCC provides instruction in a variety of
academic, professional and technical programs and provides continuing education. Enrollment at the
Auburn campus is approximately 6,000 students and there are 729 employees, including 137 full-time
faculty. The College campus was annexed to the City in 2008 along with the Lea Hill neighborhood.
The SMT Renovation is one of the next critical components in the GRCC Facilities Master Plan.
The Master Plan outlines the college's long term vision and ]low it will be achieved. The renovation will
update instructional spaces, provide better circulation, and ultimately enhance the student experience.
The renovated facility will match the quality of recently completed projects on campus, with an emphasis
on sustainable features and energy conservation.
Science Math Technology Building
The Science/Math/Technology (SMT) Building is scheduled to be renovated iii 2012. The
program developed for the SMT Renovation is the result of faculty input, programming meetings and
S.M, STEMPER if ARCHITECTS
4000 Belridge Way SW • Suite 200 • Seattle, WA 98106
(206) 624-2777 • Fax (206) 624-2973
workshops. The stakeholders and design team endeavored to maintain the portions of the building that
work well programmatically, while consolidating spaces and eliminating program fragmentation and
resultant inefficiencies. Building entrances and circulation will be configured for wheelchair
accessibility. hnfrastructure improvements will extend the service and program life of the building for
another thirty-five years. Life safety benefits will include fire sprinklers, and a new fire alarm system to
meet current jurisdictional requirements.
The renovated facility will house the Math Division, Math Learning Center, Early Childhood
Education, Natural Resources, Engineering, Design Technology, and nine general classrooms, Faculty
Offices will be provided for all departments listed above, as well as offices for Work Force Education,
and three Deans. Administrative support areas are included for faculty and staff. Two open study areas
are included adjacent to building circulation.
Site Plan & Building Concept
The project is a comprehensive renovation of the 54,000 gsf building. The renovation will right-
size instructional spaces, re-configure program areas, create smaller, less informal study spaces, and
improve way finding. Right-sizing (enlarging space to current instructional and curricular standards) of
the instructional and administrative spaces will result in program area needs that exceed the available
space in the building. Building entrances and circulation will be configured for wheelchair accessibility.
Infrastructure improvements will extend the service and program life of the building. Life safety benefits
will include fire sprinklers, and a new fire alarm system to meet current code requirements.
The College is proposing to move many of the infrastructure elements to a mechanical penthouse
from the first floor level. By proving most of the infrastructure elements, such as mechanical systems,
boilers, and chillers to the upper level of the building and providing a mechanical penthouse, the program
space can be right-sized, while providing a more energy efficient building. Ali expanded entry volume on
the north side brings together the entries on the first and second floors, providing a better physical and
visual connection to the Science Center and Technology Center. New ADA compliant ramps and paths
connect the fire lane / pedestrian pathway on the north side to both floors. A new roof structure over the
existing creates a mechanical penthouse and will reduce maintenance for the Facilities staff and
streamline the mechanical system. Skylights in the new roof and extensive glazing at the entry will open
up the building circulation areas as well as bring more daylight into the building.
The footprint of the existing SMT Building is approximately 18,000 square feet and will not be
increased. Renovation design strategies were implemented that take advantage of the buildings existing
S.M. STEMPER W ARCHITECTS
4000 Delridge Way SW • Suite 200 • Seattle, WA 98106
(206) 624-2777 9 Fax (206) 624-2973
structure. The existing structure consists of concrete beams, columns, and double T's which provide a
great opportunity to relocate the building infrastructure to the roof of the building. The mechanical
penthouse is crucial to the design of the building as it allows for the right-sizing of the program spaces,
more energy efficient mechanical system to meet the Washington State Energy Codes and LEED
Requirements, minimizes the impact to the surrounding environment.
The mechanical penthouse increased the height of the building by approximately l2'-0". The
current building elevation is approximately 48'-4" and the proposed maximum height is approximately
60'-6". These elevations are taken from the finish slab on grade level to the highest point of the building.
However, the site topography has an elevation gain of approximately 10'-0" along the north and east
elevations, resulting in an average maximum height for the proposed building of 55'-3".
The roof structure consists of a typical 3:12 roof pitch with an offset gable, therefore decreasing
the calculated height of the overall building. Per Auburn City Code the definitions of `Grade' and
`Building Height' within the zoning code, the heights of the building are calculated along the center of the
exterior walls of the building to the midpoint of the gable roof.
Auburn City Code - 18.04.420 Grade.
"Grade" means the average of the finished ground level at the center of all exterior walls of a building. In
case walls are within five feet of a public sidewalk, alley or other public way, the grade shall be the
elevation of the sidewalk, alley or public way. (Ord. 6245 § 3, 2009; Ord. 4229 § 2, 1987.) "
Auburn City Code - 18.04.200 Building height.
"Height of building" means the vertical distance measured from the finished grade to the highest point of
the roof for flat roofs, to the deck line of mansard roofs, and to the mean height between eaves and ridge for
gable, hip and gambrel roofs. If structure has none of the above features then the height shall be measured
from the finished grade to the highest portion of the structure."
Figure 18.04.2000 within the Auburn City Code - shows that the building height for a gable/hip
roof shall be determined from the mid span of the slope between the cave and ridge to the finish grade.
Considering the grade changes along each elevation and modified gable roof we have calculated each
elevation:
South Elevation:
Existing height: 48'-4" above grade at center of building. (Flat mansard roof with stair enclosure)
Proposed height: Midspan of gable= +/-51'-6"
Lower cave height: 42'-6"
Ridge Height: 60'-6"
S.M. STEMPER ill ARCHITECTS
4000 Detridge Way SW • Suite 200 • Seattle, WA 98106
(206) 624-2777 + Fwx (206) 624-2973
North Elevation:
Existing height: 43'-4" above grade at center of building. (Flat mansard roof with stair enclosure and average grade
ranges from 0'-0" to 10'-0", therefore we took mean of the two grades 5'-0")
Proposed height: Midspan of gable = +/-45'-9"
Lower cave height: 36'-4"
Ridge Height: 53'-1"
West Elevation:
Existing height: 48'-4" above grade at center of building. (Flat mansard roof with stair enclosure)
Proposed height: Midspan of gable ~ +1-5 P-6"
Lower eave height: 42'-6"
Ridge Height: 60'-6"
East Elevation:
Existing height: 48'-4" above grade at center of building. (Flat mansard roof with stair enclosure)
Proposed height: Midspan of gable = +/-45'-9"
Lower cave height: 36'-4"
Ridge Height: 53'-1"
In summary, the average height of the building per definitions described in the Auburn City Code
equals 45'-9" + 5 P-6" / 2 49'-0" above the finish grade. The propose project will minimally exceed
the development standards set forth in chapter Auburn City Code 18.44.050.
II. Compliance with the Variance Criteria
College facilities are permitted in the Institutional zoning district which has a current building
height limit of forty-five feet. As referenced above we have determined the average height of the SMT
Renovation to be 49'-0". We have provided a written description of the proposed changes and listed
below you will see the responses to the requested criteria set forth in the Variance Submittal
Requirements:
a. That there are unique physical conditions inchicling narrowness or shallowness of lot size or shape, or
exceptional topographical or other physical conditions peculiar to an inherent in the particular lot; and
that, as a result of such unique physical conditions, practical difficulties or unnecessary hardships arise
in complying with the provisions of the zoning code.
The SMT Building is within the interior of the GRCC campus. Its programs are vital to the
college, but since the programs are already contained within the building, renovating SNIT and
the additional height increase will have no effect on site circulation and access, parking and
loading. Its location on the interior of the campus negates any screening and buffering concerns.
The building renovation will maintain the existing footprint; generate minimal noise or additional
light. In general, the facility would not compromise the safety to people, properties or
S.M. STEMPER 1111 ARCHITECTS
4000 Delridge Nay SW a Suite 200 • Seattle, NVA, 98106
(206) 624-2777 o Pax (206) 624-2973
improvements in the area. The unique topography of the site lends itself to higher building
heights necessary to house the mechanical penthouse and thus provide a quality energy efficient
building. The building and site are also buffered by dense trees and landscaping, which reduce the
scale and appearance of the building.
b. That, because of such physical conditions, the development of the lot in strict con foi nmh), with the
zoning code will not alloii, a reasonable and harmonious use of such lot.
The GRCC campus is currently designated as an educational institution per the `1' Institutional
Use District. Given the existing 3-story structure, the 45'-0" height limit does not provide
sufficient enough room for the proposed renovation.
c. That the variance, if granted, will not alter the character of the neighborhood., or• be detrmrental to
snrr-oundingproper•ties in ia,hich the lot is located.
Recent carpus buildings, including the Science Center, Technology Center, Classroom Building,
and the Holman Library, all have building heights of greater than 45'-0". The two closest
building include the Science Center P-0" in maximum height) and the Technology Center (48'-
0" in maximum height). The site is interior to the campus, and surrounded by extensive
vegetation, so the building will have minimal visibility on campus, and will not be seen from
outside the campus boundary. The building height will not alter the character or be detrimental to
the surrounding properties, but rather continue to improve the campus.
d. That the special circianstances and conditions associated with the variance are not a result of the
actions of the applicant or pr-evious owners.
The current SNIT building already exceeds the Institutional zone height limit of the Auburn City
Code, since the existing stair enclosure roof has a height of approximately 48'-0" above the finish
grade. The existing mechanical equipment located on the first floor and within the utility
enclosure west of SMT is in desperate need of replacement, due to its inefficiency, energy
consumption, and noncompliance with the state energy code requirements. The need for an
energy efficient mechanical system without impeding required program space resulted in a design
that locates the mechanical systems including air handling units, chillers, and boilers, on the
upper level (roof) of the building. The current mechanical room on the first level is not large
enough to house the two new mechanical systems. The current mechanical room is approximately
1,600 SF, and the two new Air- Handling Units are about 1,200 SF total, not including the
S.M. STEMPER i ARCHITECTS
4000 Delridge Way SW * Suile 200 * Seattle, WA 98106
(206) 624-2777 * Fax (206) 624-2973
associated piping and required clearances for maintenance. The best solution is to locate the new
equipment on the top level of the SMT building, allowing space for the associated components of
the mechanical systems. The upper level of the building is 38'-9" above finish grade and the air
handling unit is in height, therefore it exceeds the height limit when placed on the roof.
This height does not include the necessary housekeeping pads, equipment rails and isolation pads
that would ultimately raise the equipment even higher. These equipment heights are dictated by
the manufacturer and not the design team or owner.
To achieve performance criteria derived from the Washington State Energy Code and LEED
requirements, some of the rooftop mounted equipment and associated components, including
pumps, valves, piping, etc., needs to be protected from the elements. Exterior enclosure provided
by the mechanical penthouse will lead to superior performance and longevity of the mechanical
system. Locating the new mechanical equipment within the SMT penthouse will provide the new
facility with energy efficient mechanical and plumbing systems, will minimize operating costs,
will comply with the state energy code, and will comply with the state requirement for LEED
silver designed public facilities. We have proposed a solution that responds to the current built
environment and the campus requirements for an institutional use as described within the Auburn
City Code.
e. Literal interpretation of the provisions within the zoning code would deprive the applicant the rights
commonly er joyed by other properties in the same zoning district.
The literal interpretation of the zoning code, particularly 18.44.050, G, 3, limits the height of the
building to 45 feet. Abiding to this one restriction as written within the Institutional Use District
will deprive the college the right to provide a quality educational facility that is needed to
maintain a successful institution.
f. The approval of the variance will be consistent with the put pose of the zoning code and the zoning
district in which the property is located.
The intent of the Institutional District is to provide significant areas where educational,
governmental, theological, recreational, cultural and other public and quasi-public uses are
allowed (ACC 18.44.010). The zoning code identifies Colleges as conditionally permitted in the
Institutional zone subject to an administrative use permit (ACC 18.44.025). The current height
of the SMT building already exceeds the allowable height of 45'-0" per the zoning code.
S.M. STEMPER ARCHITECTS
4000 Delridge Way SW a Suite 200 e Seattle, WA 98106
(206) 624-2777 a Far (206) 624-2973
Therefore the impact to the campus, site and zoning district will not be compromised with the
SMT Renovation as currently proposed.
g. The variance will not allow an increase in the number of clrt,elling units permitted by the zoning
cistrict.
The proposed SMT Renovation addresses an existing educational facility. Dwelling units are not
part of the building or project so no increase will result froin the project
h. The authorization of such variance will not adversely affect the Comprehensive Plan.
Authorization of the requested variance in building height will not affect the Comprehensive
Plan, in large portion because the proposed SMT Renovation complies with the intent of the
zoning code. There will be no change to the use, culture, or aesthetics of the site or surrounding
neighborhoods. The renovation will only improve the use of the site and the college setting.
V. Conclusion
We request that the City of Auburn approve this height variance for the SMT Renovation, as the
proposed design meets the intent of the institutional Use District, will enhance college campus, and will
not affect surrounding neighborhoods or properties. The proposed SMT Renovation will provide Green
River Community College a quality facility to serve its students and the community of Auburn.
S.M. STEMPER ARCHITECTS
4000 Flelridge Way SW • Suite 200 o Seattle, WA 98106
(206) 624.2777 • Fax (206) 624-2973
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~ . . RECEIVEDYP<f1 d --MO'1
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AUBURN F MAR 16 2011
cmroFAUSURn,
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MASTERLiIND ZISEAPPLICITION-PLANNINGAPPLIC.4TIONS ~
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pro3ect lvame Green River CC - SMT Renovation Date March 16, 2011
Parce1 No(s) See Attached Site Address 12401 SE 320th !
Legal Descrlptlon (attaclied aepnrate sheet if necessary) SeB AttaChed
AppHcant
Name: Green River Communitv Colieqe - Sam Ball
Maiting Address:12401 SE 320th St. Aubum. WA 98092 ~
Telephone and Fax: 253-288-3316. 206-288-3455 . j
Emait: sbaii@greenriver.edu ~
Si ature• O`vner (if more than one attacli another sheet)
Name: Green River Community College - Sam Ball
Mailing Address:12401 SE 320th St, Auburn, WA 98092
Telephone and Fax: 253-288-3316. 206-288-3455
Emaii: sball@greenriver.edu
Si nahire•
Engineer/Architectiire/Otlier
lvame:Wavne E. Johnson, S.M. StemperArchitects, P.L,L.C.
Mailing.Address:4000 Delridge Way SW, Suite 200, Seattle, WA 98106
Telephone and Fax: 206-624-2777, 206-624-2973
Email:wa ne smstem er.com
Description of Proposed Action:
Requesting a variance for the design & construction of SMT Renovation which
exceeds the allowable building height of 45'-0".
T e of A llcation Re uired Check all that A 1
Administrative Appeal* Rezone (site specific)* Area Wide
Administrative Use Pernut* Short Plat
Annexation* Special Exception* .
Houndary Liae Adjustment Special Home Occupation Permit*
Comprehensive Plan Amendment (Text or Map)* Substantial5horelina Development* ,
Conditional Use Permit* Surface Mining Permit* ~
Critical Areas Variance* Temporary Use Permit i
Development Agreement* ✓ Variance* ;
Environmental Review (SEPA)* '"Please note that public notification is ~
Final Plat required. A separate cost is charged ?
Preliminary Plat* for the signs. City prepares signs but ;
PIJD Site Plan Approval applicant responsible for sign posting.
Reasonable Use Exce tion*
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Page 1 of 2 ~
t1UBURN'k MURE TIiAN YOU IMAGINED
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AUBURN'-
WASHINGtON pJanning, Brtiltling, und Conrmunity Deparlniettt
LE, TTCR FROM PRUPERTY UWNCR GRANTING AUTHQRIZATION TU ACT
(A copy of this letter must be submitted for each property owner involved)
I
I, Sqm Ball , being duly sworn declare that 1 am the owner of the property ~
(PROPERTY OWNEEL).
Ynvolved in the npplication. I hereby grant WaVne E. Johnson
af S.M. Stemper ArChiteets, P.L.L.C. -to act ou iny behalf. 1 furtlier d.eclare that nil
statements, answers, and infonnation herein submitted is in atl respccts truc tund correct to the
bost of my kaowledge and belief.
~ ab ~
Signature Date
V C'r' C...-ornrt-IcIl, ;4-1 Oolle~
/ a740 / ~56 3v7U GtJ/4
Addrass
Subscribed and sworn to before me this da L
Notary Pubtic in and for the State of Washington,
Residing at .
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Page2of2 ~
AUBURN *n~ORE Tt-inra vou innnciNEo `
Green River Community College
March 14, 2011
Legal description:
W 112 , NE NW Section 16, Township 21 North, Range 5 East, W.M., Containing 16ON acres
more or less, according to the government survey thereof.
162105 - 9006: 162105 6NE % of NW'/.
162105 - 9003:162105 3W V2 of NE Y less St Hwyless Co Rd & Less NP RIW
162105 - 9008: 162105 8S Y of NW'/
162105 - 9047:162105 47 POR of NE % 16-21-05 DAF COMM at NW COR of NE % of SD
SECTH SLY ALG W.
- LN of SD SUBD 100 FT to TPOBTH CONT SLY ALG SD W LN 880 FT MIL to NWLY
R/WOF PSH NO 2 TH SELY ALG R/W
- LN 155 FT MIL to WLY R/WOF PSH #2 TH NE LY ALG SDRIW 610 FT MIL to HES 426
+10 TH NWLY 512 FT MIL to TPOB
162105 - 9026:162105 26GLS 1 & 5 TGW POR NW A OFSE % LY WLY of ST HWY #2 THIs
162105 - 9104:104N 310 FT of S 330 FT of E 358 FT of SW'/ of SDSEC TGW VAC SE 320t"
ST also:
- S'/ of S % of SE % of SD SEC LYING WLY OFWLY RIW LN PSH #2 Less PORTH of
DAF COMM At NW COR of SD.
- NE Y of NE % of SEC 16" SLY ALG W LN of SD SUBD100 FT to TPOB TH SELY
ALGSD W LN 880 FT MIL to NWLY.
- R/W of PSH #2 TH SELY ALG SDRW/W LN 155 FT MIL to R/WOF PSH #2 TH NELY
ALG SD RIW610 FT MIL to HES 426 + 10".
- NWLY 512 FT M/L to TPOB
Parcel Number:
162105 - 9006 * Tax Assessor's Number
162105 -9003
162105 -9008
162105 -9047
162105 -9026
162105 -9104
Zoning:
I - Institutional
S. M. STEMPER ARCHITECTS
1 of 1
oom
PAte I i ~
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GREEN RIVER COMMUNITY COLLEGE~~~~~e~~g~~ i
SMT RENOVATION ~
APPLICANT'S NARRATIVE MaR 16 1011
CrTYC)FAUBURN
FOR VARIANCE SUBMITTAL PPRNptTCENTER
1. Introduction Green River Community College (GRCG) is requesting a Variance for an existing 54,000 syuare
foot building that is scheduled to be renovated. Various educational programs, ' e~'arg staff offices will
, occupy the buiIding. The building exterior footprint will remain unchanged, wlule the interior of the
g6lNCyes+-~f7
building will be extensively! This document, which is required as part of the application far the requested
Variance, eontains the ApplicanYs explanation of the propQSed changes and their respective compliance
with the criteria. set forth in the Variance Submittal Requirements.
Green River Commuuity College
The applicant, Green River Community College, is part of Washington Stabe's system of thirty-
four Community and Technical Colleges. The College is an agency of the State and is governed by a
board of hustees.
GRCC established its Auburn carnpus in 1966; it currently oAerates branch campuses in Kent and
Enumclaw. It also operates a center in downfown Auburn. GRCC provides instruction in a variety of
academic, professional and technical programs and provides continuing educatian. Enrollment at the
Auburn campus is approximately 6,000 students and there are 724 employees, including 137 full-time (
faculty. The College campus was annexed to the City in 2008 along with the Lea Hill neighborhood.
The SMT Renovation is one of the next critical components in the GRCC Faciliries Master Plan.
The Master Plan outlines the college's long term vision and how.it will be achieved. The renovation will
update instructional spaces, provide better circulation, and ultimately enhance the student experience.
The renovated facilitywill match the quality of recently completed projects on campus, with an emphasis
on sustainable features and energy eunservation.
Science Math Technology Building
The Science/Math/Technology (SM'1) Building is scheduled to be renovated in 2012. The
program developed for the SMT Renovation is the result of faculty input, pragramming meetings and
S.M. STEMPER 0 ARCHITBCTS
4000 Dehidge SVay SN o Suite 200 * Seatqe, NA 98106
(206) 6242777 9 Fax (206) 624-2973 . I
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workshops. The stakeholders and design team endeavored to maintain the portions of the building that
work well programmatically, while consolidating spaces and eliminating program. fragmentation and
resultant inefficiencies. Building entrances and circulation will be configured for wheelchair
accessibility. Infrastructure improvements will extend the service and program life of the building for
another thirty-five years. Life safety benefits will include fire sprinklers, and a new fire alarm system to
meet current jurisdictional requirements.
The renovated facility will house the Math Division, Math Learning Center, Early Childhood
Education, Natural Resources, Engineering, Design Technology, and nine general classrooms. Faculty
Offices will be provided for all departments listed above, as well as offices for Work Force Education,
and three Deans. Administrative support areas are included for faculty and staff. Two open study areas
are included adjacent to building circulation.
Site Plan & Building Concept
The project is a comprehensive renovation of the 54,000 gsf building. The renovation will right-
size instructional spaces, re-configure program areas, create smaller, less informal study spaces, and
improve way finding, Right-sizing (enlarging space to current instructional and curricular standards) of
the instructional and administrative spaces will result in program area needs that exceed the available
space in the building. Building entrances and circulation will be configured for wheelchair accessibility.
Infrastructure improvements will extend the service and program life of the building. Life safety benefits
will include fire sprinklers, and a new fire alarm system to meet current.code requirements.
The College is proposing to move many of the infrastructure elements to a mechanical penthouse
from the first floor level. By moving most of the infrastructure elements, such as mechanical systems,
boilers, and chillers to the upper level of the building and providing a mechanical penthouse, the program
space can be right-sized, while providing a more energy efficient building. An expanded entry volume on
the north side brings together the entries on the first and second floors, providing a better physical and
visual connection to the Science Center and Technology Center. New ADA compliant ramps and paths
connect the fire lane / pedestrian pathway on the north side to both floors. A new roof structure over the
existing creates a mechanical penthouse and will reduce maintenance for the Facilities staff and
streamline the mechanical system. Skylights in the new roof and extensive glazing at the entry will open
up the building circulation areas as well as bring more daylight into the building.
The footprint of the existing SMT Building is approximately 18,000 square feet and will not be
increased. Renovation design strategies were implemented that take advantage of the buildings existing
S.M. STEMPER ■ ARCHITECTS
4000 Delridge Way SW • Suite 200 • Seattle, WA 98106
(206) 624-2777 • Fax (206) 624.2973
2
structure. The existing structure consists of concrete beams, columns, and double T's which provide a
great opportunity to relocate the building infrastructure to the roof of the building. The mechanical
penthouse is crucial to the design of the building as it allows for the right-sizing of the program spaces,
more energy efficient mechanical system to meet the Washington State Energy Codes and LEED
Requirements, minimizes the impact to the surrounding environment.
The mechanical penthouse increased the height of the building by approximately 12'-0". The
current building elevation is approximately 48'-4" and the proposed maximum height is approximately
60'-6". These elevations are taken from the finish slab on grade level to the highest point of the building.
However, the site topography has an elevation gain of approximately 10'-0" along the north and east
elevations, resulting in an average maximum height for the proposed building of 55'-3".
The roof structure consists of a typical 3:12 roof pitch with an offset gable, therefore decreasing
the calculated height of the overall building. Per Auburn City Code the definitions of `Grade' and
`Building Height' within the zoning code, the heights of the building are calculated along the center of the
exterior walls of the building to the midpoint of the gable roof.
Auburn City Code -18.04.420 Grade.
"Grade" means the average of the finished ground level at the center of all exterior walls of a building. In
case walls are within five feet of a public sidewalk, alley or other public way, the grade shall be the
elevation of the sidewalk, alley or public way. (Ord. 6245 § 3, 2009; Ord. 4229 § 2, 1987.) "
Auburn City Code -18.04.200 Building height.
"Height of building" means the vertical distance measured from the finished grade to the highest point of
the roof for flat roofs, to the deck line of mansard roofs, and to the mean height between eaves and ridge for
gable, hip and gambrel roofs. If structure has none of the above features then the height shall be measured
from the finished grade to the highest portion of the structure."
Figure 18.04.2000 within the Auburn City Code shows that the building height for a gable/hip
roof shall be determined from the mid span of the slope between the eave and ridge to the finish grade.
Considering the grade changes along each elevation and modified gable roof we have calculated each
elevation:
South Elevation:
Existing height: 48'-4" above grade at center of building. (Flat mansard roof with stair enclosure)
Proposed height: Midspan of gable = +1-51'-6"
Lower eave height: 42'-6"
Ridge Height: 60'-6"
S.M. STEMPER ■ ARCHITECTS
4000 Delridge Way SW • Suite 200 • Seattle, wA 98106
(206) 624-2777 • Fax (206) 624-2973
3
North Elevation;
Existing height: 43'-4" above grade at center of building. (Flat mansard roof with stair enclosure and average grade
ranges from 0'-0" to 10'-0", therefore we took mean of the two grades 5'-0")
Proposed height: Midspan of gable - +/-45'-9"
Lower eave height: 36'-4"
Ridge Height: 53'-1"
Nest Elevation:
Existing height: 48'-4" above grade at center of building. (Flat mansard roof with stair enclosure) .
Proposed height: Midspan of gable = +/-51'-6"
Lower eave height: 42'-6"
Ridge Height: 60'-6"
East Elevation:
Existing height: 48'-4" above grade at center of building. (Flat mansard roof with stair enclosure)
Proposed height: Midspan of gable = +/-45'-9"
Lower eave height: 36'-4"
Ridge Height: 53'-1"
In summary, the average height of the building per definitions described in the Auburn City Code
equals 45'-9" + 5 P-6" / 2 = 49'-0" above the finish grade. The propose project will minimally exceed
the development standards set forth in chapter Auburn City Code 18.44.050.
II. Compliance with the Variance Criteria
College facilities are permitted in the Institutional zoning district which has a current building
height limit of forty-five feet. As referenced above we have determined the average height of the SMT
Renovation to be 49'-0". We have provided a written description of the proposed changes and listed
below you will see the responses to the requested criteria set forth in the Variance Submittal
Requirements:
a. That there are unique physical conditions including narrowness or shallowness of lot size or shape, or
exceptional topographical or other physical conditions peculiar to an inherent in the particular lot; and
that, as a result ofsuch unique physical conditions, practical difficulties or unnecessary hardships arise
in complying with the provisions of the zoning code.
The SMT Building is within the interior of the GRCC campus. Its programs are vital to the
college, but since the programs are already contained within the building, renovating SMT and
the additional height increase will have no effect on site circulation and access, parking and
loading. Its location on the.interior of the campus negates any screening and buffering concerns.
The building renovation will maintain the existing footprint; generate minimal noise or additional
light. In general, the facility would not compromise the safety to people, properties or
S.M. STEMPER ■ ARCHITECTS
4000 Belridge Way SW • Suite 200 • Seattle, WA 98106
(206) 624-2777 • fax (206) 624-2973
4
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improvements in the area. The unique topography of the site lends itself to higher building I
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heights necessary to house the mechanical penthouse and thus provide a quality energy efficient '
building. The building and site are also buffered by dense hee"s and landscaping, which reduce the ~
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scale and appearance of the building. i
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b. Tliat, I1EC111/SB OrSllCll jJJJ~SICQI COIIlIt /IOIIS, the development of t11e lot in slrict confornriry tivitJi the ~
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. zonixg code tivill nat allow a r•easoirable aiicl lranttoiiious «se ofstrclt lot. !
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The GRCC campus is cuiTently designated as an educational institution per the `I' Institutional . ~
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Use District, Given the existing 3-story shucture, the 45'-0" height limit does nat provide ~
sufficient-owmighroom for the proposed renovation.
c. That the varla►tce, if grai:ted, will not alter tlre clraracter of tlie neiglrborhood, or be detri»:ental to
sin•rotmding properties in svhicl: tlre lot is locatecl.
Recent campus buildings, including the Science Center, Technology Center, Classroom Building,
and the Holman Library, all have building heights of greater than 45'-0". The two closest
building5include the Science Center (71'-0" in maximum height) and the Technology Center (48'-
0" in maximum height). The site is interior to the campus, and surrounded by extensive
vegetation, so the building will Iiave minimal visibility on campus, and tivill not be seen from
outside the campus boundary. The building height will not alter the character or be detrimental to
the surrounding properties, but rather continue to improve the campus.
d. Tliat tjie special circro►rstances aird corrditions associuterl ivith tlie variaiice are not cr ieserlt of the
actioirs of tlre apptica►at ar previous otivners.
The variance requested fQr the SMT Renovation is a direct result of the improvement made to an
. existing buitding that is lacking in the correct size of program space, insufficient infrastructure,
and inefficient energy systems. The propased is a result of each improving a facility that has
exceeded its operational and effecrive life span. We have proposed a solution that responds to the
current built environment and the campus requirements for an institutional use as described
within the Auburn City Code. '
e. Lfteral interpretatfott of the provisiorrs within the zoniitg evde 1vailct deprive the crpplicaut tlre riglrts '
connnonly ei joyed by otlrer properties in tlte same zoning district.
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S.M. STEMPER 0 ARCHITECTS . . ~
4000 Detddge 1Vay S1V • Suite 200 • SeatUc, tVA 98106 ~
, (206) 624-2777 9 Fax (206) 6242973 '
5 '
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The literal interpretation of the zoning code, particularly 18.44.050, G, 3, limits the height of the
building to 45 feet. Abiding to this one restriction as written within the Institutional Use District
will deprive the college the right to provide a quality educational facility that is needed to
maintain a successful institution,
f. The approval of the variance will be consistent with the purpose of the zoning code and the zoning
district in which the property is located.
The intent of the Institutional District is to provide significant areas where educational,
governmental, theological, recreational, cultural and other public and quasi-public uses are
allowed (ACC 18.44.010). The zoning code identifies Colleges as conditionally permitted in the
Institutional zone subject to an administrative use permit (ACC 18.44.025). The current height
of the SMT building already exceeds the allowable height of 45'-0" per the zoning code.
Therefore the impact to the campus, site and zoning district will not be compromised with the
SMT Renovation as currently proposed.
g. The variance will not allow an increase in the number of dwelling units permitted by the zoning
district.
The proposed SMT Renovation addresses an existing educational facility. Dwelling units are not
part of the building or project so no increase will result from the project
h. The authorization ofsuch variance will not adversely affect the Comprehensive Plan.
Authorization of the requested variance in building height will not affect the Comprehensive
Plan, in large portion because the proposed SMT Renovation complies with the intent of the
zoning code. There will be no change to the use, culture, or aesthetics of the site or surrounding
neighborhoods. The renovation will only improve the use of the site and the college setting.
V. Conclusion
We request that the City of Auburn approve this height variance for the SMT Renovation, as the
"Tit-F-
proposed design meets the intent of the Institutional Use District, will enhance college campus, and will
not affect surrounding neighborhoods or properties. The proposed SMT Renovation will provide Green
River Community College a quality facility to serve its students and the community of Auburn.
S.M. STEMPER ■ ARCHITECTS
4000 Delridge Way SW • Suite 200 s Seattle, WA 98106
(206) 624-2777 • Fax (206) 624-2973
6
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Peter B
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ADBURK
~ WASHINGTON 25 West Main Strest * Aubum WA 98001-4948 * www:aubumwa.gov * 253-931-3000 ;
;
NOTICE OFAPPLICAT/ON ~~bot j,1 ;
& •.~~:~~~r ofFage 6.~ ;
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PUBLIC NEARING
PUBLIC HEARING: May 18, 2011 at 5:30 PM
COUNCIL CHAMBERS, AUBURN CITY HALL
APPLICATION REQUESTED: VARIANCE
APPLtCATION NUMBER & NAME: VAR11-0002 / Green River Community College height variance
APPLICANT: Sam Ball, Green River Community Cotlege
PROPERTY LOCATION: The subject property is 12401 SE 320th Street
PARCEL NUMBER: 1621059006
DESCRIPTION OF PROPOSAL: Application for a Variance to Aubum City Code (ACC) Section
18.44.050.G.3 to allow a 80' tall building in the Institutional (t) zoning
district. The applicant requests the variance as necessary to house
. needed mechanical upgrades to the buiiding.
AUBURN CONTACT: APPLICATION FILED: March 16,2011
Hillary Taylor, Senior Pianner COMPLETE APPLICATION: April 1, 2011
htaylor@aubumwa.gov NOTICE OF APPLICATION: May 3, 2011
253-288-7412
STUDIES SUBMITTED WITH APPLICATON: None
OTHER PERMITS AND PLANS WHICH MAY BE REQUIRED: None -
STATEMENT OF CONSISTENCY AND LIST OF APPLICABLE DEVELOPMENT REGULATIONS: This project is
subject to and shall be consistent wifh the City of Auburn Zoning Cade, Surtace and Stormwater Management
Ordinance, Street Standards, International Buiiding Code and Intemational Fire Code.
Citizens with speech, sight or hearing disabilities wishing to review documents pertaining to this hearing should
contact the City of Auburn within 14 ca(endar days prior to the meeting as to the type of service or equipment
needed. Each request wifl be considered individually according to the type of request, the availabllity of resources,
and the financial ability of the City to provide the requested services or equipment.
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PUBLIC GOMMENT PERIOD: Yau are invited to comment, request a copy of the decision, when available, and be
made aware of any appeal rights. Comments must be received withln 15 days of this notice or by May 18, 2017 in
writing by the Planning and Development Department at the mailina address: 25 West Main Street, Auburn, WA
98001-4898, or delivered to the Planning and Development Department located on the 2"d floor of the One Main
Street Building across from City Hall, or via email at htavloraauburnwa.qov. If you call or write, please reference
File No. VAR11-0002
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AUBURN*MORE THAN YOU iMAGINED i
CIITTYTOF
V B
WASHINGTON
AFFIDAVIT OF MAILING
NOTICE OF APPLICATION and/or NOTICE OF HEARING
Application No.: VAR11-0002
Applicant: GRCC
Location: Parcel 162105-9006 12401 SE 3201" ST
Date of Notice of Application: May 3, 2011
Date of Notice of Public Hearing: May 3, 2011
Date of Hearing: May 18, 2011
I certify that on 513111 1 sent the:
X Notice of Application, (within 14 days after the application was determined complete
ACC 14.07.020 and a minimum of 15 days prior to a scheduled open hearing per
ACC14.07.030),
And/Or,
X Notice of Public Hearing, (a minimum of 10 days prior to a scheduled open hearing
ACC 18.66.110 and 130).
The notice for the above referenced application was mailed to all property owners located within
300 feet of the Subject Property. Said Notice was mailed pre-paid stamped through the United
States Postal Service.
I declare under penalty of perjury of the laws of the State of Washington that the foregoing is
true and correct.
Darcie Hanson Administrative and Business Services Manager
Planning and Development Department
25 West Main Street, Auburn, WA 98001
(253) 931-3090
www.auburnwa.gov
httpalauburnspldeptslpddladminlNOTICE of APPLICATION and HEARING FORMS!"Mailing Affidavit NOA NOH - Radius DOC Revised: 6130110