HomeMy WebLinkAbout01-15-2019 AGENDA PACKETHEARING EXAMINER
January 15, 2018
5:30 p.m.
City Council Chambers
25 West Main Street
I.Case No:CUP18-0001 – Conditional Use Permit
Applicant(s):Shekh Ali
Valley Cities Counseling and Consultation
325 West Gowe Street
Kent, WA 98032
Agent: Don Devore
SMR Architects
117 S. Main Street, # 400
Seattle, WA 98104
Request: Conditional Use permit (CUP) for the construction &
operation of second phase of a group residence facility on
an approximately 1.08-acre site consisting of 12 additional
dwelling units. The first phase consisted of two, detached
4,394 single story residential buildings with twelve
bedrooms per building and a 4,528 square foot, detached,
single story common building with congregate kitchen,
dining & service area, and parking areas and landscaping.
A CUP was previously secured for both phases but a new
CUP is required since the original CUP expired.
Project Location: Eastern portion of 915 - 26th Street NE, Auburn, WA
98002, King County Parcel No. 0001000068.
II.Case No:PLT18-0002 – Preliminary Plat Application
Applicant(s):Kyle Lublin, Pulte Group
3535 Factoria Blvd. SE, Ste. 110
Bellevue, WA 98006
Agent: Clark Kunitisugu, ESM Consulting Engineers
33400 8th Ave. S.
Federal Way, WA 98003
Request: Preliminary plat application to subdivide approx. 19.86
acres into 74 single-family residential lots.
Project Location: West Hill, west of Calla Crest subdivision, King County
Parcel Nos. 022104-9114, 022104-9037, 022104-9034.
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AGENDA BILL
HEARING EXAMINER
Agenda Subject/Title:
CUP18-0001 – Conditional Use Permit,
Valley Cities Counseling and Consultation
Pheonix Rising Project, Phase 2
Date:
January 15, 2019
Department:
Community Development
Budget Impact:
Current Budget: $0
Proposed Revision: $0
Revised Budget: $0
DESCRIPTION:
Conditional Use permit (CUP) for the construction & operation of second phase of a group
residence facility on an approximately 1.08-acre site consisting of 12 additional dwelling units.
ADMINISTRATIVE RECOMMENDATION:
Hearing Examiner to conduct a public hearing and approve the Conditional Use Permit with four
conditions.
PROJECT SUMMARY:
Conditional Use permit (CUP) for the construction & operation of second phase of a group
residence facility on an approximately 1.08-acre site consisting of 12 additional dwelling units.
The first phase consisted of two, detached 4,394 single story residential buildings with twelve
bedrooms per building and a 4,528 square foot, detached, single story common building with
congregate kitchen, dining & service area, and parking areas and landscaping. A CUP was
previously secured for both phases but a new CUP is required since the original CUP expired.
LOCATION:
Eastern portion of 915 - 26th Street NE, Auburn, WA 98002, King Co. Parcel Number
0001000068
APPLICANT(S): Shekh Ali
Valley Cities Counseling and Consultation
325 West Gowe Street
Kent, WA 98032
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AGENT(S): Donn Devore, Architect
SMR Architects
117 S Main St, #400
Seattle, WA 98104
PROPERTY OWNER(S): Valley Cities Counseling and Consultation
325 West Gowe Street
Kent, WA 98032
Subject Property and Adjacent Property Comprehensive Plan designation, Zoning
classification, and current land use:
Comprehensive Plan
designation
Zoning classification Current land use
Project Site High Density Residential R-20, Residential 20
dwelling units (du)/acre
First phase of a group
residence facility
North High Density Residential R-20, Residential 20
du/acre
Valley Cities Counseling
and Consultation offices
South High Density Residential R-20, Residential 20
du/acre
On the south side of 26th
St NE, Valley Cities
Counseling &
Consultation Day Shelter
and Supportive Housing
with Multiple family
residential beyond.
East High Density Residential R-20, Residential 20
du/acre
Residential - duplexes
West Heavy Commercial C-3, Heavy Commercial Les Schwab Tire Center
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Valley Cities
Counseling
and Consultation
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I. SEPA STATUS:
A combined Notice of Application (NOA) and Determination of Non-Significance (DNS) was
issued on April 15, 2014 for both phases of the proposed group residence facility (SEP13-
0032) (EXHIBITS 5 & 7). The comment period ended on April 30, 2014 with no comments
received. The appeal period ended May 14, 2014 and no appeals were filed.
As there is no time limit on the validity of a SEPA threshold determinations and the
circumstances remain appropriate after re-review by the SEPA official. The referenced
decision continues to apply and be relevant to the Proposal.
II. FINDINGS OF FACT:
1. On December 12, 2012 Valley Cities Counseling and Consultation applied for a
Conditional Use Permit (File No. CUP13-0004) for the construction of 36 single
residential occupancy units providing housing for homeless youth and young adults.
The project proposed to be constructed in two phases with Phase I, within the western
portion of the site, consisting of 24 units within two single-story buildings, 8,968 square
feet, a single-story common building with congregate kitchen, dining and service area,
and food service training that is 4,556 square feet. The total building area for Phase 1
is 13,524 square feet. Phase I also includes on-site parking, landscaping, and pea
patch garden (EXHIBIT 3)
Phase 2 was identified as the remaining 12 dwelling units to be constructed in a single
story building within the east side of the subject property at 4,484 square feet.
2. The proposed project is located at 915 - 26th Street NE on an approximately 47,084
square foot site that at the time, contained a single-family house (EXHIBIT 2). The
house has been subsequently removed under city demolition permit (DEM14-0002)
3. On May 25, 2014, the City’s Hearing Examiner conducted a public hearing on the
Conditional Use Permit request (EXHIBIT 6). There was no oral testimony at the
hearing besides city staff. The Hearing Examiner issued a written decision on June 12,
2014 approving the Conditional Use Permit with five conditions (EXHIBIT 8).
Condition No. 5 repeats City Code Section ACC 18.64.060, (Time limitations) for
conditional use permits and says:
5. The conditional use permit shall be implemented within two years of
the approval. If a building permit or occupancy permit is required for the
administrative or conditional use and has not been issued within the two-
year period, then the administrative or conditional use permit shall be null
and void.
4. On June 2, 2016, Valley Cities Counseling and Consultation applied for approval of civil
plans (public facility extension) (FAC14-0006) for the code-required utility and street
improvements associated with the project. The civil plans were approved June 29,
2015, construction commenced and the construction was inspected by the City as
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“complete” on April 15, 2016. A portion of the public sidewalk along the north side of
26th ST NE was allowed to remain unfinished to avoid subsequent disturbance at the
time of construction of Phase 2.
5. On June 16, 2016 three building permits were applied for the first phase of the
development (BLD14-0161, BLD14-0162 & BLD14-0163). Permits were issued on
March 9, 2016, construction commenced and the buildings inspected, and accepted as
“complete” on February 3, 2017.
6. On June 20, 2016 Valley Cities Counseling and Consultation applied for a building
permit for the second phase of development (BLD16-0242). The permit was issued by
the City on December 12, 2016. There was no start of construction or building
inspections requested and the permit expired on June 10, 2017.
7. the City’s zoning code contains provisions for the valid period of a conditional use
permits, as follows:
18.64.060 Time limitations.
A. Unless specified elsewhere, an administrative or conditional use
permit shall be implemented within two years of the approval. If a building
permit or occupancy permit is required for the administrative or
conditional use and has not been issued within the two-year period, then
the administrative or conditional use permit shall be null and void.
B. The planning director or designee may grant one extension of the time
period for implementation of the administrative or conditional use permit
of up to 12 months following the submittal of a written request by the
holder of the permit a minimum of 30 calendar days prior to the expiration
date of the permit.
The Conditional Use Permit expired. No written request for extension of the Conditional
Use Permit was received by the city.
8. Additionally, The City Code Section 15.08A.011 adopts the provision of the International
Building Code related to administration of building permits, as follows:
15.08A.011 Adoption of International Building
Code.mailto:%26subject=15.08A.011%20Adoption%20of%20International%20
Building%20Code.%26body=https://www.codepublishing.com/WA/Auburn/
The 2015 International Building Code, as adopted and hereafter
amended by the State Building Code Council, and included in Chapter
51-50 WAC, is adopted as the building code of the city; provided, that the
amendments, deletions and additions thereto as provided in this chapter
shall govern over the published provisions of the International Building
Code.
In turn, the International Building Code in Section 105. (Permits), provides that building
permits that are issued by the City expire if the work authorized by the permit is not
started or is halted for greater than 180 days (6 months).
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[A] 105.5 Expiration. Every permit issued shall become invalid unless
the work on the site authorized by such permit is commenced within 180
days after its issuance, or if the work authorized on the site by such
permit is suspended or abandoned for a period of 180 days after the time
the work is commenced. The building official is authorized to grant, in
writing, one or more extensions of time, for periods not more than 180
days each. The extension shall be requested in writing and justifiable
cause demonstrated.
No written request for extension of the building permit was received by the City. As a
result of the CUP expiration, on November 7, 2018 Valley Cities Counseling and
Consultation applied for a Conditional Use Permit (File No. CUP18-0001) for Phase 2,
the construction of 12 units of a group residence providing housing for homeless youth
and young adults (EXHIBIT 4).
9. The Comprehensive Plan designation of the property is ‘High Density Residential’. At
this location, this map designation serves as a transition in intensity between the ‘Heavy
Commercial’ map designation associated with the Auburn Way North roadway corridor
to the west and “Single Family Residential’ designation mapped to the east.
10. The project site is zoned R-20, Residential 20 Dwelling Units Per Acre. Pursuant to
Auburn City Code (ACC) 18.07.020, ((Residential) Uses), the proposed use of group
residence facilities with 7 or more residents in the R-20 zoning district requires a
conditional use permit be secured.
11. The subject property is a corner rectangular lot with frontages on 26th Street NE, a
‘Local Residential’ classified street, and I Street NE, a ‘Minor Arterial’ classified street.
12. The first phase of development triggered requirements for the Applicant to construct
street improvements along I St NE and 26th St NE under city Code Chapter 12.64A,
(Required Public Improvements). The improvements were completed with the
exception of a portion of the public sidewalk along 26th ST NE along the Phase 2
portion of the site. The understanding at the time was that this portion was postponed
to avoid disturbing the more sensitive pervious pavement at the time of Phase 2
construction. A deviation from the city‘s Engineering Design Standards was authorized
to use of non-standard pervious pavement.
13. Related to the use of pervious pavement for 26th Street NE, Condition No. 4 of the
previous Conditional Use Permit approved by the Hearing Examiner contained the
following provision related to the maintenance of pervious pavement for 26th Street NE:
Condition No. 4 Valley Cities Counseling and Consultation will enter into a 10-
year maintenance agreement with a 5-year financial guarantee (estimate
$25,000), could be a bond or money in an escrow account that City would access
if maintenance is not being done per the agreement, or another form or
guarantee acceptable to the City. After 10 years, the City would take on the
maintenance responsibility in perpetuity as long as 26th Street NE remains a
public road.
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The 5-year financial guarantee period is 04/16/2016 thru 04/15/2021.
14.The building area is relatively flat and is a corner lot with 26th Street NE located to the
south and I Street NE to the west. The western portion contains the initial phase of
development with three buildings and a parking lot. The eastern portion of the lot is
vacant with vegetation.
15.ACC 18.07.030 ((Residential) Development Standards) outlines the development
standards for the R-20 zoning district. Those standards are:
Setbacks: 10-foot front yard; 5-foot side yard and 10-foot street side yard; and
20-foot rear yard
Maximum height: 50 feet
Lot coverage: 70% maximum
Landscaping: 10 feet front and side setback area; minimum 20% of site
landscaped
16.ACC 18.52.020 requires one parking space for every two bedrooms for group living.
For both phases of the Project with 36 bedrooms, a minimum of 18 parking spaces are
required and one ADA parking stall. The project will also eliminate 5 existing parking
stalls by construction of driveway access to the adjacent Valley Counseling and
Consultation offices to the north. A total of 23 parking stalls are required on the subject
property; 18 minimum plus the 5 displaced parking stalls. The site plan shows a total of
23 parking stalls which meets the minimum amount requirement (Exhibit 4).
17.ACC 18.50.040 requires the following landscaping for properties zoned R-20,
residential
Abutting street minimum 6 foot planter width
Adjacent to residential property 10 foot planter width
Minimum 20% of site landscaped
The proposed landscape plan meets the requirements of ACC 18.50.040 (Exhibit 4).
18.ACC 18.31.200 (Architectural and Site Design Standards) in Subsection ACC
18.31.200(B)(1)(c). requires that congregate living facilities be reviewed under the Multi-
Family/Mixed-Use Design Standards, as follows:
“ACC 1831.200(B). Applicability. The following land uses, types of
development activities, including all related site improvements, and geographic
areas, are subject to the architectural and site design standards and the
processes and regulations for conducting design review contained in this
chapter:
1. Multiple-Family and Mixed-Use Developments. The following land uses and
types of development are subject to the city’s multiple-family and mixed-use
design standards document unless addressed by a different set of architectural
and site design standards applicable to a specific geographic area.”
“a. Multifamily development inclusive of triplexes and four-plexes in all
zones in the city where permitted outright or as a conditional use and not
otherwise addressed through the city’s residential infill development
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standards (Chapter 18.25 ACC); and”
“b. Mixed-Use Residential Development. Mixed-use development
containing residential living units in all zones in the city where permitted
outright or as a conditional use; and”
“c. Retirement apartments, congregate living facilities and senior housing
complexes in all zones in the city where permitted outright or as a
conditional use.”
An administrative design review has been conducted for the project and finds that the
proposed project generally meets the requirements of the Multi-Family/Mixed-Use
Design Standards. (Exhibit 13 Proposed Design Review Standards Chart and Materials
Board)
Section ACC 18.31.200 (Architectural and Site Design Standards) specifies that the
timing of the design review may be concurrent with discretionary land use approvals
(Conditional Use Permit) or building permit, but must come before issuance of building
permits, as follows:
ACC 18.31.200 “E. Timing of Administrative Design Review.
1. Design review shall be conducted by the planning director or designee prior to
or concurrent with the processing of building permits and/or review of
discretionary land use approvals/permits.
2. The decision on the administrative design review shall be issued prior to
issuance of the building permits and/or issuance of discretionary land use
approvals/permits.”
19. The subject property is located within the City’s water and sewer service area and the
city provides these utility services to the property.
20. There is an existing 8-inch water main along the east side of the central parking lot.
The northern part of the proposed Phase 2 building currently is proposed over the top of
the existing 8-inch water main and this water main needs to be either relocated or the
footprint of the new building be reduced or the building be moved further south to
accommodate the existing water main. The Applicant proposes relocating the water
line. The water easement over the relocated water main will also need to be revised.
The Applicant will need to prepare a legal description and exhibit of the revised
easement over the entire water main with the revised layout. Once these documents
are prepared and provided to the City, the City will prepare an easement relinquishment
and provide an updated easement to be signed and notarized by the property owner.
The approval of civil plans pursuant to a Public Facility Extension approval (FAC) will be
required for reconstruction of the portion of the water main under the building if the
building footprint is not relocated or reduced and for completion of the public sidewalk
along 26th ST NE.
21. A Notice of Application (NOA) (CUP13-0004) was originally issued on April 15, 2014
with the comment period ending on April 30, 2014 for both phases of the Project. No
comments were received (Exhibit 5).
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22. Again, for Application CUP18-0001 a Notice of Application (NOA) combined with a
Notice of Hearing was published on December 30, 2018 in the Seattle Times
newspaper, at least 10-days prior to the public hearing date of January 15, 2019. On
December 28, 2018 the notice was also posted at the subject property on the land use
notice board and mailed to property owners within 300 feet of the subject property and
e-mailed to potentially interested parties (Exhibits 11 & 12). Subsequently, the notice
was made available on the City website.
23. Pursuant to ACC 18.64.020(B) ((Administrative and Conditional Use Permit) Process)
the City of Auburn Hearing Examiner is authorized to conduct a duly noticed public
hearing and render a final decision on a conditional use permit application. The Hearing
Examiner’s decision is appealable to the Superior Court of the applicable county
government.
24. In accordance with ACC 18.64.035(B) ((Administrative and Conditional Use Permit) Site
Plan), the site plan shall be adopted and made part of the permit. Subsequent building
permits and construction activity shall be in accordance with the approved site plan.
The site plan is included as part of Exhibit 4.
25. Associated with the initial phase of the Project a Trip Generation and Site Access for
the Phoenix Rising Project, Heath & Associates, Inc. August 23, 2013 has been
prepared for the project. The City concurred with the Report (Exhibit 9).
26. Associated with the initial phase of the Project, a Subsurface Exploration &
Geotechnical Engineering Report, Jason Engineering & Consulting Business, Inc.
February 20, 2009 has been prepared for the project (Exhibit 10).
III. CONCLUSIONS:
The city’s code at Section ACC 18.64 (Administrative and Conditional Use Permits) provides
specific criteria that is required for approval of a Conditional Use Permit. What follows is a
list of these criteria (in bold) and a staff analysis of how the proposed compares to the
criteria.
A. The use will not have a substantively greater adverse effect on the health, safety
or comfort of persons living or working in the area and will not be substantively
more injurious, economically or otherwise, to property or improvements in the
surrounding area than would any use generally permitted in the district. Among
matters to be considered are traffic flow and control, access to and circulation
within the property, off-street parking and loading, refuse and service area,
utilities, screening and buffering, signs, yards and other open spaces, height,
bulk, and location of structures, location of proposed open space uses, hours and
manner of operation, and noise, lights, dust, odor, fumes and vibration.
Staff Analysis: The Phoenix Rising project is an extension of the Valley Cities
Counseling and Consulting services provided at their existing facilities located to the
north of the subject property and their other facilities of a day-shelter and supportive
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housing projects located to the south (See Exhibit 2). The multiple sites and diverse
building types and purposes result in creating a campus like atmosphere for the service
provider and the provision of their services.
Multi-family Residential is a permitted use within the zoning district in which the facility is
located and the proposed project is similar in nature to a traditional multi-family
development with on-site parking, landscaping, pedestrian circulation, community
building, and single room units.
The Phase 2 portion will differ from what was previously proposed. Rather than wood
frame construction built on-site, the project proposes to use modular building
components manufactured off-site, that are inspected by WA State Department of Labor
and Industries that will be transported to the site and installed. Site preparation and
relocation of a water line and associated easement will be required prior to placement of
the modular units. Building permits will be required to be issued by the City for
anchoring the modular units to the ground and for the decks and stairs for access to the
units. The project changes also include two buildings rather than one; and use of
different exterior building materials and flat roofs rather than pitched roofs.
As identified in the previous staff report for the first Phase, traffic flow and site circulation
have been reviewed and the proposed use will not substantially increase traffic to the
City’s street network. As noted in the trip generation report prepared by Heath and
Associates, Inc., the PM peak hour trips generated by the proposed project is quite low
at 11 trips. On-site circulation for both vehicles and pedestrians has been provided
through a driveway access onto 26th Street NE and pedestrian walkways throughout the
site connecting to the sidewalk network on I Street NE and the future sidewalk network
on 26th Street NE. As part of the first phase of the project, 26th Street NE was improved
to the City’s local residential street standards with deviations proposed to the City
allowing Valley Cities Counseling and Consulting to create a campus like atmosphere
between their sites while still allowing through public access on 26th Street NE.
As identified in the previous staff report associated with the first phase, adequate on-site
parking is provided for the project. A minimum of 18 parking stalls is required for the
project based on the number of dwelling units but the project is also displacing 5 existing
parking stalls so the total minimum parking required are 23 stalls with one of those ADA
compliant. These parking stalls were provided with the first phase of development and
exist on-site. The site plan also indicates adequate refuse and service areas are
provided on north side of the parking lot.
As identified in the previous staff report, the project is subject to the Multi-Family/Mixed-
Use Design Standards. Design review is an administrative decision under the City’s
Code, ACC 18.31.200 and staff has reviewed the project against those standards finding
the plans generally meet the requirements. Also a requirement of the Design Standards,
and City Code Section ACC 18.07.020 is the subject site have a minimum of 20%
landscaped. As noted on the Site Plan (Exhibit 4), and the Design Standards Chart
(Exhibit 13), the provided landscaped open space is 2,322 square feet (20% of 11,608
square feet) the provided landscaped open space is 4,527 square foot (39% of the site)
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exceeding the minimum standard.
The proposed project, as part of a larger 36-unit single room group residence facility, will
not have a substantially greater adverse effect on health, safety, or comfort of persons
living or working in the area and will not be substantively more injurious, economically or
otherwise, to property or improvements in the surrounding area that would any use
generally permitted in the district.
Staff finds the proposal to be consistent with this criteria.
B. The proposal is in accordance with the goals, policies, and objectives of the
comprehensive plan.
The proposal is in accordance with the goals, policies, and objectives of the
comprehensive plan as follows:
The proposal is consistent with the following policies from the Multiple Family Residential
land use designation section of the Land Use Element, Volume 1.
“LU-26 Multiple-family development should be subject to building and site design
standards. These standards should address the appearance of buildings,
compatibility with nearby uses, exterior lighting, connectivity with surrounding
properties and uses, the relationship of ground floor spaces and entryways with the
streetscape, and connectivity to nearby non-residential hubs (shopping centers and
schools).”
“LU-27 Provide a variety of housing typologies to suit the needs of various
potential residents.”
The proposal is consistent with the following policies from the Housing Element, Volume
2:
“H-3 Encourage and support human and health service organizations that offer
programs and facilities for people with special needs. Support programs in particular
that help people to remain within the community, including those that are veterans,
disabled, seniors, single-parent households, and the homeless. [Broadened HO-1]”
“H-35 Provide opportunities for transitional housing assisted living and
retirement communities. [Element audit, needs assessment, outreach]”
“H-46 Work in partnership with public and private housing providers,
businesses, and other agencies in the provision of housing assistance to Auburn
residents and business employees.”
“H-47 Support nonprofit organizations during all stages of siting and project
planning and when applying for county, state, and federal funding.”
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The Phoenix Rising project is consistent with the above identified objective and policies
of the City’s Comprehensive Plan. Phoenix Rising is a 36-unit single room occupancy
housing project that will serve homeless youth and young adults. This project provides a
needed service and facility to assist individuals with professional support to gain general
education development (GED) and life skills to gain employment and transition into their
own permanent housing.
Valley Cities Counseling and Consulting will provide a range of services that will address
permanent connections, education and employment, emotional wellbeing, and stable
housing that will support these young adults. The program/facility will also help prepare
them to move on to successfully secure their own permanent housing in the greater
community.
As part of the street improvements, existing aerial utility lines were undergrounded. As
noted under Finding of Fact No. 15, the Project will include a significant amount of
landscaping and open space. The project is providing above the required minimum 20%
of the site being landscaped. The project is also subject to the Multi-Family/Mixed Use
Design Standards ensuring that the project will be compatible with the surrounding
existing development and have high quality design.
Staff finds the proposal to be consistent with this criteria.
C. The proposal complies with all requirements of this title (i.e., Zoning Code).
The proposed project complies with the requirements of Title 18, (Zoning) that are
applicable to the project as follows:
ACC 18.07.020 Development Standards: The project meets the minimum setbacks with
the exception of the 10-foot street side setback from 26th Street NE which has been
addressed through the previous granting of an administrative variance for less than 10
feet at the time of Phase 1. For Phase 2, the building will meet the 10-foot setback and
canopies and deck will extend into the setback. Maximum lot coverage standard is 70%
and the proposed project is at 39% lot coverage, additionally pervious concrete is
utilized in the project lessening the storm drainage impacts. The maximum height in the
R-20 zone is 50 feet and the proposed buildings do not exceed the maximum height.
ACC 18.31.200 Architectural Design Standards: The project is subject to the Multi-
Family/Mixed Use Design Standards. Design review is an administrative decision
process and staff finds that the project is capable of complying with the Multi-
Family/Mixed-Use Design Standards.
ACC 18.50.040 Landscaping and Screening: In the R-20 zone, 20% of the site shall be
landscaped. Abutting the street a minimum 6-foot wide landscape area and abutting
residential property a minimum 10 foot wide landscape area is required. As shown on
the landscape plan, the project complies with these requirements.
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ACC 18.52.020 Off-street Parking and Loading: Group living facilities requires a
minimum of one parking stall for every two bedrooms. With 36 total units proposed, a
minimum of 18 parking stalls is required. The project also displaces 5 existing parking
stalls. A total of 23 parking stalls with one ADA compliant is required. As shown on the
site plan, 23 parking stalls will be provided meeting this requirement.
ACC 18.55 Outdoor Lighting: A photometric plan has been submitted along with the
Conditional Use Permit application (CUP18-0001). The Plan demonstrates the Project
will minimize light spillage on abutting residential property, the illumination estimated at
the eastern property line (rear yard setback line) is shown not to exceed one-tenth foot-
candle illumination as required by ACC 18.55.030(D). Subsequent development and
construction must implement the type and location of outdoor lighting fixtures consistent
with the design of the illumination plan.
ACC 18.56 Signs: Any signage for the proposed project will require a separate sign
permit and compliance with the requirements in ACC 18.56 (Signs). An existing 4 foot
by 12 foot sign was installed with Phase 1. The Applicant’s narrative indicates no
additional signage is proposed.
ACC 18.70.015 Administrative Variances: An administrative variance was previously
granted to reduce the side street setback by one foot for the first phase building adjacent
to 26th Street NE since the right-of-way of 26th Street NE was not vacated. A portion of
the building is 9’ 3 7/8” from the property line. The Phase 2, buildings will meet the
setbacks however, the canopies over the doorway and the decks will extend into the
street side setback of 10 feet. Other City Code provisions allow cover porches and
eaves to extend 3 feet and 2 feet, respectively into setbacks (ACC 18.31.070,
(Setbacks)).
Staff finds the proposal to be consistent with this criteria.
D. The proposal can be constructed and maintained so as to be harmonious and
appropriate in design, character, and appearance with the existing or intended
character of the general vicinity.
As identified above, the project is subject to the Multi-Family/Mixed Use Design
Standards ensuring that the project is of high quality design and its appearance is
consistent with character of the general vicinity. Valley Cities Counseling and
Consulting’s main building is to the north of subject site as well as their day shelter and
supportive housing projects to the south of the subject site. The proposed project is
consistent with those facilities.
To be compatible with the existing duplex development to the east, the proposed project
is keeping the buildings at a single story and the buildings are oriented westward and
using multiple buildings to break up building massing creating a modulated look.
The parking is proposed to be interior to the site with the southern building facing the
street minimizing the visual impact of on-site parking and generating visual appeal from
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Staff Report
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Page 14 of 17
the public right-of-way.
Staff finds the proposal to be consistent with this criteria.
E. The proposal will be supported by adequate public facilities and services and will
not adversely affect the public infrastructure.
Adequate public facilities and services are available for the project and will not adversely
affect the public infrastructure. The side sewer installed with Phase 1, terminates north
of the proposed Phase 2 building and can be used for connection.
There is an existing 8” water main along the east side of the parking lot. The north end
of the proposed Phase 2 buildings currently is proposed over the top of the existing 8”
water main and this water main needs to be either relocated or the footprint of the new
building be reduced or the building be moved further south to accommodate the existing
water main. The Applicant proposed relocating the water line.
On-site storm drainage will be constructed to meet city standards. An infiltration trench
is proposed on the east side of the buildings. Pervious concrete is being utilized
allowing water run-off to infiltrate.
The proposed improvements to 26th Street NE by the applicant include pervious
concrete. Pervious concrete within the public right-of-way is not a current standard for
the City of Auburn. The City accepted the pervious concrete construction and approved
a deviation, which reduces the requirements for storm detention on the applicant as
storm drainage is infiltrated, however, long term maintenance was a concern for the City.
As part of the deviation from standard asphalt construction to a pervious concrete, the
City requested Valley Cities Counseling and Consultation to enter into a 10-year
maintenance agreement with a 5-year financial guarantee for the roadway. After 10
years, the City would assume maintenance responsibilities in perpetuity.
There is an existing Metro bus stop within a ¼ mile of the project site for Route 180 and
Route 910 services the I Street NE corridor and stops within 1 block of the project site.
Residents are likely to be more dependent on public transit.
Staff finds the proposal to be consistent with this criteria.
F. The proposal will not cause or create a public nuisance.
The proposed project will not cause or create a public nuisance. Phoenix Rising will be
part of Valley Cities Counseling and Consulting’s existing Auburn Campus which
provides mental health services, social services, administration, and housing. The
residents of Phoenix Rising will have immediate access to a range of on-site and off-site
services. Being part of an established facility allows for 24-hour oversight and
monitoring of the facility and residents. As noted in the applicant’s application to King
County for their funding request, health and safety of the residents are a priority through
the design and will include:
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Staff Report
January 9, 2019
Page 15 of 17
24 hour on-site support
Community garden for residents
Pedestrian friendly design amenities
The City did not receive any public comments related to this project.
Staff finds the proposal to be consistent with this criteria.
G. The proposal’s impacts can be appropriately mitigated through the application of
conditions of approval, as applicable.
The project’s impacts can be appropriately mitigated through the proposed conditions of
approval.
IV. STAFF RECOMMENDATION
Staff recommends approval of the Valley Cities Phoenix Rising Phase 2, Conditional Use
Permit (CUP18-0001) with the four proposed conditions of approval.
V. RECOMMENDED CONDITIONS OF APPROVAL
Approval of this Conditional Use Permit is based upon compliance with the project
description as provided in the application submitted on November 7, 2018 and the
Conditions of Approval set forth below. Any deviations from the project description, exhibits,
timing or conditions must be reviewed and approved by the City of Auburn for conformity
with this approval. Any change from these may require approval of changes to the permit
and/or environmental review.
1. A lighting plan meeting the requirements of ACC 18.55.030 (Outdoor Lighting) was
submitted as part of the Conditional Use Permit submittal. Proposed lighting fixtures and
locations subsequently installed must be consistent with those identified in this
photometric plan, unless the photometric plan is revised and maintains compliance.
2. The site plan submitted November 7, 2018 is hereby incorporated into the decision. Any
modifications to the site plan shall meet the following requirements of ACC
18.64.035(C):
a. Minor Adjustments. Minor adjustments to the site plan may be made and approved
by the planning director or designee. Minor adjustments are those which may affect
the precise dimensions or siting of buildings, but which do not affect the basic
character or arrangement of buildings approved, nor the development coverage of
the development or the open space requirements. Such dimensional adjustments
shall not vary more than 10 percent from the original. Changes to landscape
materials, lighting location in the right-of-way or other similar features may be made
and are not considered a minor adjustment.
b. Major Adjustments. Major adjustments are those, when determined by the planning
director or designee, that substantially change the basic design, coverage, open
space or other requirements of the permit. When the planning director or designee
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January 9, 2019
Page 16 of 17
determines a change constitutes a major adjustment, no building or other permit
shall be issued for the use without prior review and approval such adjustment.
1. The submittal requirements, and review and approval process for a major
adjustment to the site plan of an approved administrative or conditional use
permit shall be substantially the same as that required for the original
administrative or conditional use permit. An application for major adjustment
meeting the information requirements of ACC 18.64.030 shall be submitted. At
the discretion of the planning director or designee, the applicant may be able to
resubmit or incorporate by reference some portions of the original administrative
or conditional use permit submittal as part of the application for major
adjustment; however, the application for major adjustment shall be subject to the
same submittal, processing, and findings of fact requirements of this chapter for
administrative or conditional use permits, as applicable.
3. The Conditional Use Permit shall be implemented within two years of the approval. If a
building permit or occupancy permit is required for the Conditional Use Permit and has
not been issued within the two-year period and actively pursued, then the Conditional
Use Permit shall be null and void.
4. A portion of the pervious pavement sidewalk along 26th St NE south of the proposed
Phase 2 portion of the site was not constructed with the Phase 1 improvements. This
was done to avoid impacts to the pervious concrete sidewalk during the construction of
the Phase 2 building. To meet code requirements for street improvements associated
with the original project, the Applicant will be required to complete this remaining portion
of the sidewalk during this second phase of the construction.
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
VI. EXHIBITS
Exhibit 1 Staff Report
Exhibit 2 Vicinity Map (2017 aerial photo base map)
Exhibit 3 Previous Conditional Use Permit Application Materials (CUP13-0004),
December 12, 2013 including:
Site Plan and Landscape Plan, date stamped March 21, 2014
Exhibit 4 Conditional Use Permit Application Materials (CUP18-0001), November 7,
2018 including:
CUP Written Statement, SMR Architects, Oct. 26, 2018;
Site & Elevation Plans, Sheets A1.00-A4.00, SMP Architects, Nov. 5, 2018;
Landscape Plans Sheets L1.11-L1.32, Thomas Rengstorf & Assoc., Oct. 26,
2018;
Photometric Plan, Sheet ES-101, McKinstry, undated; and Subdivision
Certificate (Title Report), Ticor Title Company, Oct. 10, 2018
Exhibit 5 Previous Notice of Application and Determination of Non-Significance with
affidavits (Previous CUP13-0004, SEP13-0032)
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Exhibit 6 Previous Public Hearing Notice with affidavits (Previous CUP13-0004)
Exhibit 7 Completed Environmental Checklist Application (SEP13-0032), Alan Kiemig,
The Kiemig Associates, March 21, 2014.
Exhibit 8 Previous Hearing Examiner’s Conditional Use Permit Decision (Previous
CUP13-004), June 12, 2014.
Exhibit 9 Trip Generation and Site Access for the Phoenix Rising Project, Heath &
Associates, Inc. August 23, 2013 (Previous CUP13-004)
Exhibit 10 Subsurface Exploration & Geotechnical Engineering Report, Jason Engineering
& Consulting Business, Inc. February 20, 2009 (Previous CUP13-004)
Exhibit 11 Combined Notice of Application and Notice of Public Hearing (CUP18-0001)
Exhibit 12 Affidavits of Publication, Mailing, and Posting (CUP18-0001)
Exhibit 13 Proposed Design Review Standards Chart and Materials Board, CUP18-0001
Prepared by: Planning Services Manager Jeff Dixon
Jeff Dixon, Planning Services Manager
Department of Community Development
City of Auburn
253.804-5033 | jdixon@auburnwa.gov
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333.3
NAD_1983_StatePlane_Washington_North_FIPS_4601_Feet
Feet333.3166.70
eGIS CDPW 1/7/2019Printed Date:
Map Created by City of Auburn eGIS
Imagery Date: May 2015
Information shown is for general reference
purposes only and does not necessarily
represent exact geographic or cartographic
data as mapped. The City of Auburn makes
no warranty as to its accuracy.
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.~Jit~;~~g~~~~~:',_m
Auburn City Hall Annex,2nd Floor
1 East Main Street
Auburn, WA 98001
Tel: 253.931.3090
Fax: 253.804.3114
permitcenter@auburnwa.gov
www.auburnwa.gov
CONDITIONAL USE PERMIT
APPLICATION
CONDITIONAL USE PERMIT APPLICATION - CONCURRENT
APPLICATIONS
Please indicate whether you are submitting one or more concurrent applications with this application by checking one or more
of the boxes below:
Type I Applications
(administrative decisions
made by the City which are not
subject to environmental
review under the State
Environmental Policy Act
[SEPAl):
o Administrative Use Permit
o Boundary Line Adjustment
o Boundary Line Elimination
o Building Permit
o Excavation Permit
o Floodplain Development
Permit
o Grading Permit
o Home Occupation Permit
o Land Clearing Permit
o Mechanical Permit
o Plumbing Permit
o Public Facility Extension
AgreementoRight-of-way Use PermitoShort Subdivision
o Special Permit
o Temporary Use Permit
(administrative)o Utility Permit
Type IIApplications
(administrative decisions
made by the City which
include threshold
determinations under
SEPAl:
o Administrative Use
Permit
o Building Permit
o Floodplain
Development Permit
o Grading Permit
o Land Clearing Permit
D Public Facility
Extension AgreementoShort Subdivision
Type IIIApplications
(quasi-judicial final
decisions made by the
hearing examiner
following a
recommendation by
staff):
~onditional Use Permit
o Preliminary Plat
o Special Exceptions
o Special Home
Occupation Permit
o Substantial Shoreline
Development
Permit
o Surface Mining Permit
o Temporary Use Pe(mit
o Variance
Type IV Applications (quasi-
judicial decisions made by the
City Council following a
recommendation by the
hearing examiner):
o Rezone (site-specific)
OTHER - as may apply:
JiI csf2?A0 _
4
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THE KEIMIG ASSOCIATES
ARCHITECTS-PLANNERS 216 A STREET NW, AUBURN, WA 98001
(253) 939-3232, FAX (253) 735-1309
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Conditional Use Permit
Written Statement
The proposed project will be located at 915 26th Street NE, Auburn, Washington, King County parcel number
#0001000068, with a site area of approximately 47,084 S.F. The vacation of 26th Street NE will add another 19,514
S.F. once the property is deeded to Valley Cities and arrangements are made to acquire the School District’s
portion of the vacation making the total site area 66,598 S.F. The project, however, is not required to have the
26th Street NE vacated land area to comply with the zoning requirements for the project’s 36 bedrooms and
Common Building approved under a Conditional Use process. The site currently has one (1) low income single
family residential building and a garage which will be deconstructed and recycled. The residence is currently
unoccupied so no tenants will need to be relocated.
In accordance with the City’s definition of Supportive Housing the project is inappropriate for such a classification.
“Supportive Housing means a multiple‐family dwelling owned or sponsored by a nonprofit corporation or
government entity, designed for occupancy by individual adults that are either:
A) Homeless or at risk of homelessness
B) Are experiencing a disability that presents barriers to employment and housing stability, or
C) Generally require structured services to be successful living in the community
Is permitted at a greater density than otherwise allowed within a particular zone; and is intended to
provide long‐term, rather than traditional housing. Long term housing is approximately longer than two
years, whereas transitional housing is no more than two years.”
This will be a Transitional Housing Project. The intent is to bring young adults off of the streets and into a safe
environment that will serve as a springboard to project them into life as a fully contributing member of society.
The tenants’ will be expected to move out within 18 months of their arrival and be equip with GED and other
service and life skills that will allow them to procure their own permanent housing. The project will be a Group
Residence Facility of 7 or more individuals as defined in the Auburn City Code.
The project will provide 36 single residential occupancy (SRO) units providing much needed living
accommodations that are in conformance with the density of the R20 zoning district and overall Comprehensive
Plan land use and Plan goals. The proposed project scope is initially for two (2) detached 4,394 single story
residential buildings with twelve bedrooms per building and the future development of an additional single story
identical residential building with twelve bedrooms. A 4,528 S.F. detached single story common buildings with
congregate kitchen, dining and service area allowing for residents to gather, have meals and participate in food
service training is included as a part of the project’s first. The project site will feature open green space area, 23
onsite parking spaces surfaced with impervious paving, landscaping and a “pea patch” garden for residents to
grow produce for tenant consumption. It is anticipated the additional units will be constructed in 3 years.
The following is an item by item account of the Findings of Fact of the ACC 18.64.040
A. The use will have no more adverse effect on the health, safety or comfort of persons living or working in
the area and will be no more injurious, economically or otherwise, to property or improvements in the
surrounding area than would any use generally permitted in the District. Among matters to be considered
are traffic flow and control, access to and circulation within the property, off‐street parking and loading,
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refuse and service area, utilities, screening and buffering, signs, yards and other open spaces, height, bulk,
and location of structures, location of proposed open space uses, hours and manner of operation, and
noise, lights, dust, odor, fumes and vibration;
The site is zoned R‐20 which would permit a 22 unit apartment development with a minimum of 33 parking
spaces outright. The proposed project will house a maximum of 36 residence, with just 24 as part of the initial
phase, which is comparable to the number of individuals that would live in a 22 unit apartment building. The
young adults living in these units will have come from homelessness and very few of them will own their own
vehicles so the impact to traffic will be considerably less than a standard apartment complex would be while the
demand on public transportation would be increased. The proposed project will be required to provide 17
parking spaces which will connect to the Valley Cities Counseling Office Parking Lot to the north which allows full
fire access circulation and overflow shared parking with the office building. The demand on utilities will be similar
to the demand of an apartment building.
A traffic study has been completed which illustrates the very low impact of the proposed development on public
infrastructure. The project will aesthetically and functionally be tied to the existing Valley Cities properties to the
north and south. The design cohesively blends the residential look and feel of the Valley Cities Landing housing
project to the south and the Pacific Northwest commercial building style of Valley Cities Counseling offices to the
north. The tenants of the new project will enjoy the support and services of Valley Cities Counseling as well as
having the unparalleled access to across the street services of DSHS and WorkSource allowing this housing project
to serve the homeless youth in a comprehensive fashion. The project will be managed and maintained to the
same rigorous standards that are standard throughout Valley Cities properties.
The site will be well lit for safety but light will be designed so as not to spill over onto neighboring parcels. Type III
screened landscaping will provide a visual buffer of the site from neighboring parcels and garbage and recycling
will be screed with an enclosure in the parking lot. All of the building on site will be single story with the tallest
structure being the Common Building with a ridge height of 28’‐8 ½ “ which is considerably less than the allowed
50’‐0” maximum height. The total coverage with all 36 units and Common Building amounts to just 17,870 square
feet, 38% on the 47,084 sf parcel. The site allows for 70% lot coverage. The site will provide all setbacks required
of and R‐20 site. From “I” Street the parking lot will be completely obstructed by the Group Residence and
Common Building. The site features a plaza for outdoor seating and allows for open space on the South‐West
corner of the site. The project will have one (1) 48 square foot (4’x12’) monument sign on the South‐West corner
of the parcel.
The residence and Common Building will be managed by Valley Cities Staff. The Dining Hall portion of the
Common Building will serve a prepared lunch and dinner daily and the Café will be available from 7:00 am to
10:00 pm for breakfast and snacks. The Dining Hall and Café will be staffed primarily by the tenants with
appropriate professionals serving as management. Noise, lights, dust, odor, fumes and vibration will no greater
than an apartment complex.
B. The proposal is in accordance with the goals, policies and objectives of the comprehensive plan;
The goals of the Comprehensive Plan for Housing are:
4. To maintain and enhance Auburn’s character as a family‐oriented community while managing potential
economic opportunities in a manner that provides necessary employment and fiscal support for needed
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services and while recognizing the need to provide human services and opportunities for housing to a
wide array of household types and sizes.
7. To emphasize housing development at single family densities in order to reestablish a mix of housing
types appropriate for a family‐oriented community while recognizing the need and desire for both rural
density and moderate density housing appropriated located to meet the housing needs of all members of
the community.
8. To maintain and protect all viable and stable residential neighborhoods.
12. To encourage redevelopment of underutilized areas to reduce sprawl and take full advantage of the
City’s investment in existing infrastructure.
22. To ensure a high quality visual environment through appropriate design standards and procedures
which encourages high quality architectural and landscape design in all development through the
placement of artwork in public spaces. The City recognizes the linkages between transportation, land use
and site design, and encourages development which eases access by pedestrians, bicyclists, and transit
users.
The proposed project is compatible with all of the stated goals. It will provide housing for homeless youth which
will stabilize a vulnerable population and give them the necessary step to become a participating member of the
community. The Project is located in a multi‐family residential area and the size and density will be compatible
with the existing neighborhood. The Project is located along existing bus routes and these services will be
utilized by the tenant’s. The Project will be well designed and landscaped such that the final site will serve as a
true enhancement to the neighborhood and community.
C. The proposal complies with all requirements of this title;
The Project will comply with all Auburn’s City Code and the Comprehensive Plan.
D. The proposal can be constructed and maintained so as to be harmonious and appropriate in design,
character, and appearance with the existing or intended character of the general vicinity;
The proposed project is designed to be compatible with the surrounding neighborhood. The buildings are
single story and provide an aesthetic consistent with the existing Mult‐Family and Single‐Family
residences. During construction the project will comply with existing City ordinances regarding noise and
work hours.
E. The proposal will not adversely affect the public infrastructure;
The Project will utilize existing transit services and the impact on existing infrastructure will be
insignificant.
F. The proposal will not cause or create a public nuisance.
The project will serve as a true enhancement to the community. Homeless youth will be given a place to
live and become connected to services which will allow them to finish their GED and learn skills that can
allow them to gain employment, “graduate” from this housing program and move into their own
permanent housing. Valley Cities is prepared to match all of the savings that these individuals save during
their time at Phoenix Rising so that as, long as they graduate within the allotted 18 months, they will have
a savings nest‐egg to help them with the next phase of their life and be prepared for the expenses of
moving into their next apartment. This is an exciting project which will change the lives of hundreds of
homeless youth and prove to be a valuable asset for the Auburn community.
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October 26, 2018
Conditional Use Permit
Written Statement
The proposed project will be located at 915 26th Street NE, Auburn, Washington,
King County parcel number #0001000068, with a property area of approximately
47,084 SF of which 35,476 SF was previously developed in 2016. The current
application for the Conditional Use Permit is to fulfill the goals of the previously
approved Conditional Use Permit that is now expired.
This will be a Transitional Housing Project. The intent is to bring young adults off of
the streets and into a safe environment that will serve as a springboard to project
them into life as a fully contributing member of society. The tenants’ will be
expected to move out within 18 months of their arrival and be equipped with GED
and other service and life skills that will allow them to procure their own permanent
housing. The project will be a Group Residence Facility of 7 or more individuals as
defined in the Auburn City Code.
The project will provide (12) apartment style units in a mix of 1-bedroom and studio
style units providing much needed living accommodations in (2) single story
buildings that are in conformance with the density of the R-20 zoning district and
overall Comprehensive Plan land use and Plan goals. The project site will feature
open green space area, landscaping and a “pea patch” garden for residents to
grow produce for tenant consumption.
The following is an item by item account of the Findings of Fact of the ACC
18.64.040
A. The use will not have a substantively greater adverse effect on the health,
safety or comfort of persons living or working in the area and will not be
substantively more injurious, economically or otherwise, to property or
improvements in the surrounding area than would any use generally permitted
in the district. Among matters to be considered are traffic flow and control,
access to and circulation within the property, off-street parking and loading,
refuse and service area, utilities, screening and buffering, signs, yards and
other open spaces, height, bulk, and location of structures, location of
proposed open space uses, hours and manner of operation, and noise, lights,
dust, odor, fumes and vibration;
The site is zoned R‐20 which would permit a 22 unit apartment development
with a minimum of 33 parking spaces outright. The proposed project will house
12 apartments which were previously approved in addition to the 24 units that
have been built in the initial phase for a total of 36 single occupancy units. This
is comparable to the number of individuals that would live in a 22 unit
apartment building that may have multiple bedroom units. The young adults
living in these units will have come from homelessness and very few of them
will own their own vehicles so the impact to traffic will be considerably less than
a standard apartment complex would be while the demand on public
transportation would be increased. The proposed project will utilize the parking
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lot for 17 parking spaces that are required per code for the entire 36 unit project. These
parking spaces are connected to the Valley Cities Counseling Office Parking Lot to the north
which allows full fire access circulation and overflow shared parking with the office building.
The demand on utilities will be similar to the demand of an apartment building.
A traffic study was previously completed with the initial phase which illustrates the very low
impact of the proposed development on public infrastructure.
The tenants of the new project will enjoy the support and services of Valley Cities
Counseling as well as having the unparalleled access to across the street services of DSHS
and WorkSource allowing this housing project to serve the homeless youth in a
comprehensive fashion. The project will be managed and maintained to the same rigorous
standards that are standard throughout Valley Cities properties.
The site will be well lit for safety but light will be designed so as not to spill over onto
neighboring parcels. Landscaping will provide a visual buffer of the site from neighboring
parcels. All of the buildings on site will be single story with a maximum height of 12’‐0“ which
is considerably less than the allowed 50’‐0” maximum height. The total coverage with all 36
units (including the previously built 24 units and the Common Building) amounts to just
18,290 square feet, 39% on the 47,084 sf parcel. The site allows for 70% lot coverage. The
site will provide all setbacks required of and R‐20 site. From “I” Street the parking lot will be
completely obstructed by the previously built Group Residences and Common Building. The
site features a plaza for outdoor seating and allows for open space on the east portion of the
site. There will be no new signage other than the previously approved (4’x12’) monument
sign on the South‐West corner of the parcel.
The project will be managed 24 hours per day/7 days per week by Valley Cities staff. Noise,
lights, dust, odor, fumes and vibration will no greater than a similarly sized apartment
complex.
B. The proposal is in accordance with the goals, policies and objectives of the comprehensive
plan;
The goals of the Comprehensive Plan for Housing are:
4. To maintain and enhance Auburn’s character as a family‐oriented community while
managing potential economic opportunities in a manner that provides necessary
employment and fiscal support for needed services and while recognizing the need to
provide human services and opportunities for housing to a wide array of household types
and sizes.
7. To emphasize housing development at single family densities in order to reestablish a
mix of housing types appropriate for a family‐oriented community while recognizing the
need and desire for both rural density and moderate density housing appropriated
located to meet the housing needs of all members of the community.
8. To maintain and protect all viable and stable residential neighborhoods.
12. To encourage redevelopment of underutilized areas to reduce sprawl and take full
advantage of the City’s investment in existing infrastructure.
22. To ensure a high-quality visual environment through appropriate design standards and
procedures which encourages high quality architectural and landscape design in all
development through the placement of artwork in public spaces. The City recognizes the
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3
linkages between transportation, land use and site design, and encourages development
which eases access by pedestrians, bicyclists, and transit users.
The proposed project is compatible with all of the stated goals. It will provide housing for
homeless youth which will stabilize a vulnerable population and give them the necessary
step to become a participating member of the community. The Project is located in a
multifamily residential area and the size and density will be compatible with the existing
neighborhood. The Project is located along existing bus routes and these services will be
utilized by the tenants. The Project will be well designed and landscaped such that the final
site will serve as a true enhancement to the neighborhood and community.
C. The proposal complies with all requirements of this title;
The Project will comply with all Auburn’s City Code and the Comprehensive Plan.
D. The proposal can be constructed and maintained so as to be harmonious and appropriate in
design, character, and appearance with the existing or intended character of the general
vicinity;
The proposed project is designed to be compatible with the surrounding neighborhood. The
buildings are single story and will provide a clean modern design with high quality materials
that is consistent with current design trends in the building industry. The building scale is
similar to or smaller than the scale of nearby residential buildings, and the simple design of
the buildings is intended to complement and to not distract from the main building. During
construction the project will comply with existing City ordinances regarding noise and work
hours.
E. The proposal will not adversely affect the public infrastructure;
The Project will utilize existing transit services and the impact on existing infrastructure will
be insignificant.
F. The proposal will not cause or create a public nuisance.
The project will serve as a true enhancement to the community. Homeless youth will be
given a place to live and become connected to services which will allow them to finish their
GED and learn skills that can allow them to gain employment, “graduate” from this housing
program and move into their own permanent housing. Valley Cities is prepared to match all
of the savings that these individuals save during their time at Phoenix Rising so that as, long
as they graduate within the allotted 18 months, they will have a savings nest‐egg to help
them with the next phase of their life and be prepared for the expenses of moving into their
next apartment. This is an exciting project which will change the lives of hundreds of
homeless youth and prove to be a valuable asset for the Auburn community.
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SUBDIVISION
Guarantee/Certificate Number:
Issued By: COMMONWEALTH LAND TITLE INSURANCE COMPANY
by its agent:
70102916
Subdivision Guarantee/Certificate Printed: 10.10.18 @ 01:00 PM
Page 1 WA-TT-FNWT-02840.660004-SPS-1-18-70102916
COMMONWEALTH LAND TITLE INSURANCE COMPANY, a corporation, herein called the Company,
GUARANTEES
Valley Cities Counseling and Consultation
herein called the Assured, against actual loss not exceeding the liability amount stated in Schedule A which the Assured
shall sustain by reason of any incorrectness in the assurances set forth in Schedule A.
LIABILITY EXCLUSIONS AND LIMITATIONS
1. No guarantee is given nor liability assumed with respect to the identity of any party named or referred to in Schedule A
or with respect to the validity, legal effect or priority of any matter shown therein.
2. The Company’s liability hereunder shall be limited to the amount of actual loss sustained by the Assured because of
reliance upon the assurance herein set forth, but in no event shall the Company’s liability exceed the liability amount
set forth in Schedule A.
Please note carefully the liability exclusions and limitations and the specific assurances afforded by this guarantee. If you
wish additional liability, or assurances other than as contained herein, please contact the Company for further information
as to the availability and cost.
Ticor Title Company
1505 Westlake Ave N, Ste 150
Seattle, WA 98109
Commonwealth Land Title Insurance
Company
By:
Countersigned By:
Authorized Officer or Agent
President
Attest:
Secretary
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Subdivision Guarantee/Certificate Printed: 10.10.18 @ 01:00 PM
Page 2 WA-TT-FNWT-02840.660004-SPS-1-18-70102916
COMMONWEALTH LAND TITLE INSURANCE
COMPANY GUARANTEE/CERTIFICATE NO. 70102916
ISSUING OFFICE:
Title Officer: Charie Winburn
Ticor Title Company
1505 Westlake Ave N, Ste 150
Seattle, WA 98109
Phone: 425-586-6969 Fax: 877-521-9938
Main Phone: (425)255-7472
Email: charie.winburn@ticortitle.com
SCHEDULE A
Liability Premium Tax
$1,000.00 $350.00 $35.35
Effective Date: October 4, 2018 at 08:00 AM
The assurances referred to on the face page are:
That, according to those public records which, under the recording laws, impart constructive notice of matter relative to
the following described property:
SEE EXHIBIT "A" ATTACHED HERETO AND MADE A PART HEREOF
Title to said real property is vested in:
Valley Cities Counseling and Consultation, a Washington non-profit corporation
subject to the matters shown below under Exceptions, which Exceptions are not necessarily shown in the order of their
priority.
END OF SCHEDULE A
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EXHIBIT "A"
Legal Description
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Page 3 WA-TT-FNWT-02840.660004-SPS-1-18-70102916
THAT PORTION OF THE W.H. BRANNAN DONATION LAND CLAIM NO. 37 IN SECTION 6, TOWNSHIP 21 NORTH,
RANGE 5 EAST, WILLAMETTE MERIDIAN, IN KING COUNTY, WASHINGTON, BEING DESCRIBED AS FOLLOWS:
COMMENCING AT A CASE MONUMENT LOCATED ON THE CENTERLINE OF "I" STREET NORTHEAST FROM
WHICH THE INTERSECTION OF THE CENTERLINE OF 26TH STREET NORTHEAST AND THE CENTERLINE OF "I"
STREET NORTHEAST BEARS SOUTH 00°57'35" EAST 214.77 FEET;
THENCE NORTH 88°58'20" EAST A DISTANCE OF 30.00 FEET TO THE EASTERLY MARGIN OF "I" STREET
NORTHEAST AND THE NORTHWEST CORNER OF LOT 1 OF CITY OF AUBURN SHORT PLAT NUMBER SPL
0010-97, AS RECORDED UNDER RECORDING NO. 9711190806, RECORDS OF KING COUNTY;
THENCE SOUTH 00°57'35" EAST ALONG SAID EAST MARGIN, A DISTANCE OF 50.03 FEET TO THE SOUTH LINE
OF THE NORTH 50 FEET OF SAID LOT 1 AND THE TRUE POINT OF BEGINNING;
THENCE CONTINUING SOUTH 00°57'35" EAST, ALONG SAID MARGIN, A DISTANCE OF 123.07 FEET;
THENCE ALONG THE ARC OF A CURVE TO THE LEFT WITH A RADIUS OF 22.00 FEET, A CENTRAL ANGLE OF
89°41'05" AND AN ARC LENGTH OF 34.44 FEET, TO THE NORTHERLY MARGIN OF 26TH STREET NORTHEAST;
THENCE NORTH 89°21'20" EAST ALONG SAID MARGIN A DISTANCE OF 86.54 FEET;
THENCE NORTH 84°31’18" EAST ALONG SAID MARGIN A DISTANCE OF 227.60 FEET, TO THE WESTERLY
BOUNDARY OF THE PLAT OF “PARK PLACE-AUBURN”, AS RECORDED IN VOLUME 104 OF PLATS ON PAGES 14
THROUGH 17;
THENCE NORTH 09°04‘08" WEST ALONG SAID WESTERLY BOUNDARY, A DISTANCE OF 139.16 FEET TO THE
SOUTH LINE OF SAID NORTH 50 FEET OF SAID LOT 1;
THENCE SOUTH 87°11'46" WEST, ALONG SAID SOUTH LINE, A DISTANCE OF 315.85 FEET, TO THE TRUE POINT
OF BEGINNING.
(ALSO KNOWN AS PARCEL B OF CITY OF AUBURN LOT LINE ADJUSTMENT NUMBER LLA-0029-99, RECORDED
UNDER RECORDING NO. 19991019001629, IN KING COUNTY, WASHINGTON.)
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COMMONWEALTH LAND TITLE INSURANCE
COMPANY GUARANTEE/CERTIFICATE NO. 70102916
SCHEDULE B
Subdivision Guarantee/Certificate Printed: 10.10.18 @ 01:00 PM
Page 4 WA-TT-FNWT-02840.660004-SPS-1-18-70102916
GENERAL EXCEPTIONS:
H. Reservations and exceptions in United States Patents or in Acts authorizing the issuance thereof.
SPECIAL EXCEPTIONS:
1. Easement(s) for the purpose(s) shown below and rights incidental thereto, as granted in a document:
Granted to: Puget Sound Power & Light Company
Purpose: Electric transmission line and appurtenances
Recording Date: June 15, 1926
Recording No.: 2199283
Affects: Portion of premises.
2. Easement(s) for the purpose(s) shown below and rights incidental thereto, as granted in a document:
Granted to: City of Auburn, a municipal corporation
Purpose: Slopes for cuts and fills
Recording Date: August 31, 1990
Recording No.: 9008310297
Affects: Portion abutting "I" Street Northeast
3. Covenants, conditions, restrictions, recitals, reservations, easements, easement provisions, dedications, building
setback lines, notes and statements, if any, but omitting any covenants or restrictions, if any, including but not
limited to those based upon race, color, religion, sex, sexual orientation, familial status, marital status, disability,
handicap, national origin, ancestry, or source of income, as set forth in applicable state or federal laws, except to
the extent that said covenant or restriction is permitted by applicable law, as set forth on the City of Auburn Short
Plat Number SPL 0010-97:
Recording No: 9711190806
4. City of Auburn Ordinance No. 5127 and the terms and conditions thereof:
Recording Date: February 5, 1999
Recording No.: 9902052063
5. City of Auburn Ordinance NO. 5285 (Conditional Use Permit) and the terms and conditions thereof:
Recording Date: October 15, 1999
Recording No.: 19991015001293
6. Covenants, conditions, restrictions, recitals, reservations, easements, easement provisions, dedications, building
setback lines, notes and statements, if any, but omitting any covenants or restrictions, if any, including but not
limited to those based upon race, color, religion, sex, sexual orientation, familial status, marital status, disability,
handicap, national origin, ancestry, or source of income, as set forth in applicable state or federal laws, except to
the extent that said covenant or restriction is permitted by applicable law, as set forth on the City of Auburn Lot
Line Adjustment Number LLA-0029-99:
Recording No: 19991019001629
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COMMONWEALTH LAND TITLE INSURANCE
COMPANY GUARANTEE/CERTIFICATE NO. 70102916
SCHEDULE B
(continued)
Subdivision Guarantee/Certificate Printed: 10.10.18 @ 01:00 PM
Page 5 WA-TT-FNWT-02840.660004-SPS-1-18-70102916
7. Agreement and Easement for Sewer Intercepto and the terms and conditions thereof:
Between: Valley Cities Counseling and Consultation, a Washington non-profit corporation
And: Sunao Iwai and Yukiko Iwai, husband and wife
Recording Date: October 19, 1999
Recording No.: 19991019001631
8. Easement(s) for the purpose(s) shown below and rights incidental thereto, as granted in a document:
Granted to: Puget Sound Energy, Inc., a Washington corporation
Purpose: One or more utility systems for transmission, distribution and sale of gas and electricity
Recording Date: August 22, 2000
Recording No.: 20000822001534
Affects: As described in said premises
9. Storm Water Easement and Maintenance Agreement and the terms and conditions thereof:
Between: Valley Cities Counseling and Consultation
And: City of Auburn, a Municipal corporation
Recording Date: April 9, 2001
Recording No.: 20010409000680
10. Parking Agreement and the terms and conditions thereof:
Executed by: Valley Cities Counseling and Consultation
Recording Date: November 7, 2003
Recording No.: 20031107001370
11. City of Auburn Ordinance No. 5790 (Conditional Use Permit) and the terms and conditions thereof:
Recording Date: February 11, 2004
Recording No.: 20040211001968
12. Landscape Irrigation and Reciprocal Access Easements and Maintenance Agreement and the terms and
conditions thereof:
Executed by: Valley Cities Counseling and Consultation
Recording Date: September 28, 2009
Recording No.: 20090928001223
13. Storm Water Easement and Maintenance Agreement and the terms and conditions thereof:
Between: Valley Cities Counseling & Consultation
And: City of Auburn
Recording Date: February 4, 2010
Recording No.: 20100204000185
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COMMONWEALTH LAND TITLE INSURANCE
COMPANY GUARANTEE/CERTIFICATE NO. 70102916
SCHEDULE B
(continued)
Subdivision Guarantee/Certificate Printed: 10.10.18 @ 01:00 PM
Page 6 WA-TT-FNWT-02840.660004-SPS-1-18-70102916
14. Low Income Housing Covenant Agreement and the terms and conditions thereof:
Between: Valley Cities Counseling and Consultation, a Washington non-profit corporation
And: Department of Commerce, a Department of the State of Washington
Recording Date: February 6, 2015
Recording No.: 20150206000642
First Amended and Restated Low income Housing Covenant Agreement recorded on Jult 17, 2017 under King
County Recording No. 20170717000302.
15. Easement(s) for the purpose(s) shown below and rights incidental thereto, as granted in a document:
Granted to: Puget Sound Energy, Inc., a Washington corporation
Purpose: Transmission, distribution and sale of electricity
Recording Date: March 27, 2015
Recording No.: 20150327000966
Affects: 10 feet in width having 5 feet of such width on each side of a centerline of grantee's facilities
as now constructed, to be constructed, extended or relocated
16. Affordable Housing Covenant Agreement and the terms and conditions thereof:
Between: Valley Cities Counseling and Consultation
And: King County Housing and Community Development Program
Recording Date: August 7, 2015
Recording No.: 20150807001001
17. Storm Water Easement and Maintenance Agreement and the terms and conditions thereof:
Between: Valley Cities Counseling and Consultation
And: City of Auburn, a Municipal corporation
Recording Date: July 22, 2016
Recording No.: 20160722000736
18. Right-of-Way Maintenance Agreement and the terms and conditions thereof:
Between: Valley Cities Counseling and Consultation
And: City of Auburn, a Municipal corporation
Recording Date: July 22, 2016
Recording No.: 20160722000737
19. Easement(s) for the purpose(s) shown below and rights incidental thereto, as granted in a document:
Granted to: City of Auburn, a municipal corporation
Purpose: Public sidewalk
Recording Date: November 7, 2016
Recording No.: 20161107000368
Affects: As described in said premises
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COMMONWEALTH LAND TITLE INSURANCE
COMPANY GUARANTEE/CERTIFICATE NO. 70102916
SCHEDULE B
(continued)
Subdivision Guarantee/Certificate Printed: 10.10.18 @ 01:00 PM
Page 7 WA-TT-FNWT-02840.660004-SPS-1-18-70102916
20. Easement(s) for the purpose(s) shown below and rights incidental thereto, as granted in a document:
Granted to: City of Auburn, a Municipal corporation
Purpose: Public sewer main, manholes and appurtenances
Recording Date: November 7, 2016
Recording No.: 20161107000369
Affects: As described in said premises
21. Easement(s) for the purpose(s) shown below and rights incidental thereto, as granted in a document:
Granted to: City of Auburn, a Municipal corporation
Purpose: Public water main, fire hydrants and appurtenances
Recording Date: November 7, 2016
Recording No.: 20161107000370
Affects: As described in said premises
22. General and special taxes and charges, payable February 15, delinquent if first half unpaid on May 1, second half
delinquent if unpaid on November 1 of the tax year (amounts do not include interest and penalties):
Year: 2018
Tax Account Number: 000100-0068-08
Levy Code: 0133
Assessed Value-Land: $0.00
Assessed Value-Improvements: $0.00
General and Special Taxes: Billed: $12.86
Paid: $12.86
Unpaid: $0.00
23. The Land is presently classified as exempt and may be subject to the collection of back taxes for a possible three
to ten year period, depending upon the actual use classification of the property during its exempt status. Inquiry
should be made to the King County Assessor’s Office or the Company for additional information.
Tax Account No.: 000100-0068-08
Levy Code: 0133
24. A deed of trust to secure an indebtedness in the amount shown below,
Amount: $2,659,021.00
Dated: November 13, 2014
Trustor/Grantor: Valley Cities Counseling and Consulation, a Washington non-profit corporation
Trustee: Ticor Title Company
Beneficiary: The Washington State Department of Commerce, or its successor agency
Recording Date: February 6, 2015
Recording No.: 20150206000641
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COMMONWEALTH LAND TITLE INSURANCE
COMPANY GUARANTEE/CERTIFICATE NO. 70102916
SCHEDULE B
(continued)
Subdivision Guarantee/Certificate Printed: 10.10.18 @ 01:00 PM
Page 8 WA-TT-FNWT-02840.660004-SPS-1-18-70102916
25. A deed of trust to secure an indebtedness in the amount shown below,
Amount: $1,771,360.00
Dated: July 29, 2015
Trustor/Grantor: Valley Cities Counseling and Consultation, a Washington nonprofit corporation of the
State of Washington
Trustee: Ticor Title Company
Beneficiary: King County
Recording Date: August 7, 2015
Recording No.: 20150807001002
26. Any unrecorded leaseholds, right of vendors and holders of security interests on personal property installed upon
the Land and rights of tenants to remove trade fixtures at the expiration of the terms.
NOTES:
Note: FOR INFORMATIONAL PURPOSES ONLY:
The following may be used as an abbreviated legal description on the documents to be recorded, per Amended
RCW 65.04.045. Said abbreviated legal description is not a substitute for a complete legal description within the
body of the document:
PAR. B, CITY OF AUBURN LLA. # LLA-0029-99, REC. # 19991019001629
Tax Account No.: 000100-0068-08
Note: The Public Records indicate that the address of the improvement located on said Land is as follows:
915 26th Streer Northeast
Auburn, WA 98002
END OF SCHEDULE B
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Planning, Building, and Community Department
ENVIRONMENTAL CHECKLIST Page 1 of 14
ENVIRONMENTAL CHECKLIST
1. Name of proposed project, if applicable:
Valley Cities Phoenix Rising (CUP13-0004, SEP13-0032)
2. Name of Applicant:
Valley Cities Counseling and Consultation, Inc.
3. Address and phone number of applicant and contact person:
Applicant: Agent (if applicable):
Valley Cities Counseling and Consultation Alan C. Keimig, Architect
325 West Gowe St The Keimig Associates
Kent, WA 98032 216 A Street NW
(253)833-7444 Auburn, WA 98001
(253)939-3232
4. Date checklist prepared:
December 2, 2013, revised March 21, 2014.
5. Agency requesting checklist:
City of Auburn
6. Proposed timing or schedule (including phasing, if applicable):
Construction to start May 2014 and end February 2015 for Phase 1, which includes two
12 bedroom buildings, the Commons Building, and site development. Phase 2 is
anticipated in 2018 for another residential building with an additional twelve bedrooms.
7. Do you have any plans for future additions, expansion, or further activity related
to or connected with this proposal? If yes, explain.
The subject property falls within the R20 zoning district (Residential 20 DU/Acre). The
proposed project scope is for two detached 4,394 S.F. single story residential buildings
to be constructed in 2014 as Phase 1 and one additional building constructed within
another three years. Each Residential building will have twelve bedrooms per building.
The detached, single story common building will be constructed as part of Phase 1.
This is a building with a commercial kitchen and dining area for all resident meals,
several group meeting rooms, management office and related support accommodations
related to the tenants and services. The R20 zoning district allows for a greater density
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Environmental Checklist (continued)
TO BE COMPLETED BY APPLICANT
Page 2 of 14
than what is currently proposed. With a site area of approximately 47,084 S.F plus a
sought right-of-way Vacation of 26th Street NW consisting of 19,514 S.F. there is
adequate land area for the additional development of the residential buildings,
associated parking, landscaping and related site improvements. The project will be
developed under an approved Conditional Use Permit.
8. List any environmental information you know about that has been prepared, or
will be prepared, directly related to this proposal.
Geotechnical Report prepared by Jason Engineering includes infiltration study
Environmental Phase I Study by Robinson Noble Saltbush, Inc.
HazMat Survey by Orion Environmental
Survey by Holmvig, Dewitt & Associates and Contour Engineering
Stormwater Report will be prepared by Davido Engineering.
Trip Generation & Site Access Report by Heath & Associates, Inc.
9. Do you know whether applications are pending for governmental approvals of
other proposals directly affecting the property covered by your proposal? If yes,
explain.
No
10. List any government approvals or permits that will be needed for your proposal, if
known.
Conditional Use Permit
Vacation of 26th Street NE
Building Permits including Mechanical , Plumbing, Fire Sprinkler and Alarms, Grading
and all Utilities.
Stormwater Drainage
Electrical Permit
11. Give a brief, complete description of your proposal, including the proposed uses
and the size of the project and site. There are several questions later in this
checklist that ask you to describe certain aspects of your proposal. You need not
repeat those answers on this page.
The proposed project will be located at 915 26th Street NE, Auburn, Washington, King
County parcel number #0001000068, with a site area of approximately 47,084 S.F. The
vacation of 26th Street NE will add another 19,514 S.F. once the property is deeded to
Valley Cities and arrangements are made to acquire the School District’s portion of the
vacation. The Project is however not required to have the 26th Street NE vacated land
area to comply with the zoning requirements for the Project’s 36 bedrooms and Common
Building approved under a Conditional Use process.
The project will provide 24 single residential occupancy (SRO) units providing much
needed housing that is in conformance with the density of the R20 zoning district and
overall Comprehensive Plan land use and Plan goals. The proposed project scope is
initially for two, detached 4,394 single story residential buildings with twelve bedrooms
per building and the future development of an additional single story residential building
with twelve additional bedrooms. A 4,528 S.F., detached, single story common buildings
with congregate kitchen, dining and service area allowing for residents to gather, have
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Environmental Checklist (continued)
TO BE COMPLETED BY APPLICANT
Page 3 of 14
meals and participate in food service training is proposed. The Project site will feature
open green space area, onsite parking, landscaping and a “pea patch” garden for
residents to grow produce for tenant consumption.
12. Location of the proposal. Give sufficient information for a person to understand
the precise location of your proposed project, including a street address, if any,
and section, township, and range, if known. If a proposal would occur over a
range of area, provide the range or boundaries of the site(s). Provide a legal
description, site plan, vicinity map, and topographic map, if reasonably available.
While you should submit any plans required by the agency, you are not required
to duplicate maps or detailed plans submitted with any permit applications related
to this checklist.
BRANNAN W-D C #37 POR SD DC IN SW ¼ 6-21-5 DAF-BEG C/L I ST AT A PT N 0-
57-35 W 214.77 FT FROM C/L OF 26 TH ST NE TH N 88-58-20 E 30 FT TO ELY LN
SD I ST & NW COR LOT 1 AUBURN SP #SPL 0010-97 REC #9711190806 TH S 0-57-
35 E MGN 50.03 FT TO S LN OF N 50 FT SD LOT 1 & POB TH CONT SD BRNG
123.07 FT TH TO CRV TO L RAD 22 FT ARC DIST 34.44 FT TO NLY LN SD 26TH ST
NE TH N89-21-20 E ALG SD LN 86.54 FT TH N 84-31-18 E ALG SD MGN227.6 FT TO
WLY LN PARK PLACE-AUBURN PLAT TH N 9-04-08 W ALG SD WLY LN 139.16 FT
TO S LN OF SD N 50 FT SD LOT 1 TH S 87-11-46 W ALG SD S LN 315.85 FT TO
POB-AKA-PCL B AUBURN LLA #LLA-0029-99 REC #19991019001629
SITE AREA: 47,084 SF
Potential Vacated 26th Street NE: 19,514 S. F.
ZONE: R-20 with a Conditional Use Permit Application.
B. ENVIRONMENTAL ELEMENTS:
1. Earth:
A. General description of the site (circle one): Flat, rolling, hilly, steep slopes,
mountainous, other.
B. What is the steepest slope on the site (approximate percent slope)?
1 percent
C. What general types of soils are found on the site (for example, clay, sand, gravel,
peat, muck)? If you know the classification of agricultural soils, specify them and
note any prime farmland.
The soils are loose, sandy silt and silty fine sand with organics in the top one foot then
loose to medium dense silt and sandy silt to about 25 to 30 feet over dense fine sand
with gravel.
D. Are there surface indications or history of unstable soils in the immediate
vicinity? If so, describe.
The underlying burden is generally susceptible to liquefaction during seismic events.
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Environmental Checklist (continued)
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E. Describe the purpose, type, and approximate quantities of any filling or grading
proposed. Indicate source of fill.
2,192 cubic yards for disposal. An additional 3.100 cubic yards fill for structural fill and
1,107 cubic yards of fill for utilities and paving. Fill will come from a selected local
quarry. A haul route will be provided for approval once sources are established for both
fill and disposal.
F. Could erosion occur as a result of clearing, construction, or use? If so, generally
describe.
Erosion is not likely to occur during construction given the time of the year, but properly
executed TESC plans will assure minimal or eliminate the probability. No erosion could
occur after the project is completed.
G. About what percent of the site will be covered with impervious surfaces after
project construction (for example, asphalt or buildings)?
The existing site contains 47,084 S.F. and the vacated street will add 19,514 S.F. to the
site for a total of 66,598 S.F. For Phase 1 of the project, the impervious areas will be as
follows:
Roof Areas- 15,058 S.F. = 22.6% w/vacation 32% without vacation
Impervious Walkway- 3,249 S.F. = 4.9% w/vacation 6.9% without vacation
Total Impervious- 18,307 S.F. = 27.5% w/vacation 38.9% without vacation
Pervious Paving- 9,039 S.F.( parking and plazas)
For Phases 1 and 2 the impervious areas will be:
Roof- 19,914 S.F. = 29.9% w/vacation 42.3% without vacation
Walkway- 4,179 S.F. = 6.3% w/vacation 8.9% without vacation
Total- 24,093 S.F. = 36.2% w/vacation 51.2% without vacation
Pervious Paving-9,039 S.F. (parking and plazas) No Change
H. Proposed measures to reduce or control erosion or other impacts to the earth.
A TESC Plan prepared by the Project Civil Engineer will be submitted to include all
means necessary to protect the site, adjacent sites, and the environment to control
erosion per City of Auburn standards. Elements of the plan include catch basin inserts,
filter fabric fencing, and a construction entrance. The contractor will be responsible and
will be directed to modify the TESC features and BMP’s to ensure that the neighboring
properties and downstream stormwater system is not negatively impacted by sediment
during construction.
2. Air:
A. What types of emissions to the air would result from the proposal (i.e., dust,
automobile, odors, industrial wood smoke) during construction and when the project
is completed? If any, generally describe and give approximate quantities if know.
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Page 5 of 14
There will be typical emissions associated with construction dust during the project work.
Project best practices will be exercised throughout to minimize emissions. The emissions
after would be very limited to incidental and infrequent vehicular traffic.
B. Are there any off-site sources of emissions or odors that may affect your
proposal? If so, generally describe.
None that are known.
C. Proposed measures to reduce or control emissions or other impacts to air, if any:
The project will employ all know and accepted means to control emissions from the
construction activity and vehicular emissions as current science allows to reduce the
carbon imprint and particle contamination. The completed project will be as near carbon
neutral as possible the Owner’s will work to continually reduce its imprint on the
environment through proven reduction programs.
3. Water:
A. Surface:
1) Is there any surface water body on or in the immediate vicinity of the site
(including year round and seasonal streams, saltwater, lakes, ponds, wetlands): If
yes, describe type and provide names. If appropriate, state what stream or river it
flows into.
No
2) Will the project require any work over, in, or adjacent to (within 200 feet) the
described waters? If yes, please describe and attach available plans.
No
3) Estimate the amount of fill and dredge material that would be placed in or
removed from surface water or wetlands and indicate the area of the site that
would be affected. Indicate the source of fill material.
None
4) Will the proposal require surface water withdrawals or diversions? Give general
description, purpose, and approximate quantities if known.
No
5) Does the proposal lie within a 100-year floodplain? If so, note location on the site
plan.
No
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Page 6 of 14
6) Does the proposal involve any discharges of waste materials to surface waters? If
so, describe the type of waste and anticipated volume of discharge.
No
B. Ground:
1) Will ground water be withdrawn, or will water be discharged to ground water?
Give general description, purpose, and approximate quantities if known.
Stormwater runoff from the site will be infiltrated in order to recharge the groundwater in
this area, as is the City of Auburn’s stated preference.
2) Describe waste material that will be discharged into the ground from septic tanks
or other sources, if any (for example: domestic sewage; industrial, containing any
toxic chemicals; agricultural; etc.). Describe the general size of the system, the
number of such systems, the number of houses to be served (if applicable), or the
number of animals or humans the system(s) is (are) expected to serve.
This development does not include any plans or expectations to discharge any waste
material into the ground.
C. Water Runoff (including storm water):
1) Describe the source of runoff (including storm water) and method of collection
and disposal, if any (include quantities, if known). Where will this water flow?
Will this water flow into other waters? If so, describe.
Stormwater runoff will be collected from the roofs of the existing buildings, the vehicle
maneuvering areas, the pedestrian access areas, and the landscaping areas on this
parcel. All of the collected runoff will be discharged through the pervious concrete
infiltration system into native soils. The location of the proposed infiltration facilities for
this development is not immediately adjacent to any other waters that this runoff would
be expected to flow into.
2) Could waste materials enter ground or surface waters? If so, generally describe.
Oil from passenger vehicles could be carried into the pervious concrete infiltration
system in stormwater runoff. However, the design will appropriately consider the
materials and be compliant with all requirements.
D. Proposed measures to reduce or control surface, ground, and runoff water
impacts, if any:
The project is being designed and detailed to be environmentally sensitive to these
issues under Evergreen Sustainable Development Standards to reduce and control
surface waters impact. Natural processes in and around pervious concrete have been
shown to be effective at breaking down and removing oil from the stormwater in the
concentrations typically found in this kind of development.
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4. Plants:
A. Check or circle types of vegetation found on the site:
deciduous tree: alder, maple, aspen, other.
evergreen tree: fir, cedar, pine, other.
shrubs.
grass.
pasture.
crop or grain.
wet soil plants: cattail, buttercup, bullrush, skunk cabbage, other.
water plants: water lily, eelgrass, milfoil, other.
other types of vegetation.
B. What kind and amount of vegetation will be removed or altered?
The existing site is mostly lawn with no significant trees. The existing small trees and
shrubs will be removed and replaced as provided by the Landscape Plan.
C. List threatened or endangered species known to be on or near the site:
None are known.
D. Proposed landscaping, use of native plants, or other measures to preserve or
enhance vegetation on the site, if any:
The project will use 100% native drought tolerant plant and turf throughout the site in an
environmentally sensitive way. A portion will be developed into a produce production,
tended by the local resident tenants to grow for their own use.
5. Animals:
A. Circle any birds and animals which have been observed on or near the site or are
known to be on or near the site:
Birds: hawk, heron, eagle, songbirds, other: geese, ducks, crows, etc.
Mammals: deer, bear, elk, beaver, other: raccoon, possum
Fish: bass, salmon, trout, herring, shellfish, other:
B. List any threatened or endangered species known to be on or near the site.
None are known.
C. Is the site part of a migration route? If so, explain.
No
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D. Proposed measures to preserve or enhance wildlife, if any:
Native Landscaping selected will provide enhanced habitats for natural species of small
mammals and birds.
6. Energy and Natural Resources:
A. What kinds of energy (electric, natural gas, oil, wood stove, solar) will be used to meet
the completed project’s energy needs? Describe whether it will be used for heating,
manufacturing, etc.
The project will use electricity for heating and lights and gas for the water heater and dryers
and kitchen equipment. All appliances, to the greatest extent possible, will be energy saver
and efficient apparatuses.
B. Would your project affect the potential use of solar energy by adjacent
properties? If so, generally describe.
No.
C. What kinds of energy conservation features are included in the plans of this
proposal? List other proposed measures to reduce or control energy impacts, if
any:
The project is designed and details to reduce energy consumption through the use of
EnergyStar materials.
7. Environmental Health:
A. Are there any environmental health hazards, including exposure to toxic chemicals,
risk of fire and explosion, spill, or hazardous waste that could occur as a result of this
proposal? If so, describe.
No this project strives to eliminate these elements completely from the improvements and
promotes a healthy environment through the appropriate selection of materials.
1) Describe special emergency services that might be required:
None will be required.
2) Proposed measures to reduce or control environmental health hazards, if any:
The project is designed and will be managed to control environmental health hazards.
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B. Noise:
1) What types of noise exist in the area which may affect your project (for example:
traffic, equipment, operation, other)?
The existing traffic from I Street will increase creating noise and the adjacent school
track and play field will provide noise from school children activities. These will not be a
distraction for this project.
2) What types and levels of noise would be created by or associated with the project
on a short-term or a long-term basis (for example: traffic, construction, operation,
other)? Indicate what hours noise would come from the site.
The project will generate construction activity noise during the activity of work. After
completion there will be low level noise from intermittent activities. This should be
minimized by the nature of the use and not an element of concern. There will be no
noise above the normal operation after construction.
3) Proposed measures to reduce or control noise impact, if any:
None will be required.
8. Land and Shoreline Use:
A. What is the current use of the site and adjacent properties?
The site currently has (1) single family residence. The parcel to the south contains (2)
storage buildings owned by Valley Cities. The parcel to the north is Valley Cities
Counseling’s office building. West, across “I” Street is a multi family use and East are multi
family homes. Directly west is Les Schwab Tire Center.
B. Has the site been used for agriculture? If so, describe:
Over fifteen years ago the area was used for incidental agriculture use.
C. Describe any structures on the site:
The site has a single family residence.
D. Will any structures be demolished? If so, what?
The existing garage/house will be deconstructed and recycled.
E. What is the current zoning classification of the site?
The site is currently zone R-20
F. What is the current comprehensive plan designation of the site?
The comprehensive plan designation is for High Density Residential
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G. If applicable, what is the current shoreline master program designation of the
site?
Not applicable
H. Has any part of the site been classified as an “environmentally sensitive” area? If
so, specify:
Yes, the site is designated a Seismic Hazard Area, a Volcanic Hazard Area and an Aquifer
Recharge area.
I. Approximately how many people would reside or work in the completed project?
The dining and living hall will employ 4 full time staff.
J. Approximately how many people would the completed project displace?
None. The existing home has been vacant since the summer of 2013.
K. Proposed measures to avoid or reduce displacement impacts, if any:
Not applicable
L. Proposed measures to ensure the proposal is compatible with existing and
projected land uses and plans, if any:
The existing parcel to the north and the two parcels to the south are all owned and
operated by Valley Cities Counseling. The parcel to the north is home to the counseling
offices and one of the parcels to the south provides housing to homeless veterans. This
new project, which will provide housing to homeless youth, young adult individuals and
the residence, will be able to utilize the services provided by Valley Cities. The facility is
designed to provide compatibility with the existing surrounding uses.
9. Housing:
A. Approximately how many units would be provided, if any? Indicate whether high, middle,
or low-income housing.
The project will provide 36 single residential occupancy (SRO) bedrooms in 3 building units. The
project provides housing for individuals at incomes below 30% area median income (AMI),
addressing the critical need for both affordable housing which supports the City of Auburn and
King County’s local and regional and intent to eliminate homelessness within our communities.
B. Approximately how many units, if any, would be eliminated? Indicate whether high,
middle, or low-income housing.
The existing single family dwelling and accessory structures on the site shall be removed
and applicable permits shall be obtained. The existing use is considered low income
housing and is currently unoccupied.
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C. Proposed measures to reduce or control housing impacts, if any:
The proposed project will provide housing units at a density that is in greater conformance
with the density of the R20 zoning district and comprehensive land use than the existing
single family use. Any applicable site improvements, landscaping and/or landscaping
buffers as required by the Auburn City Code shall be implemented.
10. Aesthetics:
A. What is the tallest height of any proposed structure(s), not including antennas; what is the
principal exterior building material(s) proposed?
The highest point is the ridge of the building which is 16.25 feet.
B. What views in the immediate vicinity would be altered or obstructed?
No views will be obstructed. The view from I Street will be altered by the new facility.
C. Proposed measures to reduce or control aesthetic impacts, if any:
Project is designed to present a compatible and pleasing aesthetic for the neighborhood.
11. Light and Glare:
A. What type of light or glare will the proposal produce? What time of day would it mainly
occur?
The project will provide some night light security however this will be shielded and its
impacts controlled. Traffic from the site will be very low to nonexistent at night and not a
contributor to light and glare.
B. Could light or glare from the finished project be a safety hazard or interfere with
views?
No
C. What existing off-site sources of light or glare may affect your proposal?
None
D. Proposed measures to reduce or control light and glare impacts, if any:
The exterior lights will be appropriately shielded to cut light spill off at the property lines.
12. Recreation:
A. What designated and informal recreational opportunities are in the immediate vicinity?
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The project is within four blocks of Brannan Park with many active and passive recreation
opportunities. The project will provide a living and dining hall and community garden to be used
by residents.
B. Would the proposed project displace any existing recreational uses? If so,
describe.
No. The balance of the site will be used as an open space area for outdoor low intensity
activities on an intermittent schedule.
C. Proposed measures to reduce or control impacts on recreation including
recreation opportunities to be provided by the project or applicant, if any:
The project provides outside congregation space a dining and living hall to serve the residence
and a garden to be used by residence. The site provides a walking path connecting “I” Street to
26th Street in a safe, comfortable setting.
13. Historic and Cultural Preservation:
A. Are there any places or objects listed on, or proposed for, national, state, or local
preservation registers known to be on or next to the site? If so, generally describe:
No
B. Generally describe any landmarks or evidence of historic, archaeological, scientific,
or cultural importance known to be on or next to the site.
None are known
C. Proposed measures to reduce or control impacts, if any:
None will be required. However should any artifacts be encountered in the construction
activity all work will be stopped until it is assessed by qualified individuals.
14. Transportation:
A. Identify public streets and highways serving the site, and describe proposed access to
the existing street system. Show on site plans, if any.
The project is located on the NE corner of I Street NE and 26th Street NE. I Street is accessed by
any number of intersecting streets most naturally 28th NE and 22nd NE. Both which connect to
Auburn Way North. Auburn Way North continues to 15th and 272nd to connect to State Route
167.
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B. Is site currently served by public transit? If not, what is the approximate distance to
the nearest transit stop?
Yes, King County Metro provides public transit on Auburn Way North and I street with stops
within 1 block of the site.
C. How many parking spaces would the completed project have? How many would the
project eliminate?
The project will eliminate 5 parking stalls from the parking lot to the north, which will be
replaced on the newly developed site. The proposed project requires 18 parking spaces so
including the displaced 5 stalls a total of 23 parking spaces are required on site.
D. Will the proposal require any new roads or streets, or improvements to existing roads
or streets, not including driveways? If so, generally describe (indicate whether public
or private):
Yes, the existing 26th Street NE will need street improvements to meet the intent of the code.
The existing asphalt street does not provide sidewalk from the East side of the parcel to the
West side and the proposed development will provide the required access as well as a
newly paved street. A Street Vacation application is underway and the intent is to privatize
the portion of 26th street that runs the length of the parcel and establish an easement to
allow public access on the new stretch of road.
E. Will the project use (or occur in the immediate vicinity of) water, rail, or air
transportation? If so, generally describe:
No
F. How many vehicular trips per day would be generated by the completed project? If
known, indicate when peak volumes would occur.
There 164 Average Daily Trips (ADT) with the peak between 4:00PM-6:00 PM at a rate of
11 vehicles per hour.
G. Proposed measures to reduce or control transportation impacts, if any:
The project through its ownership will pursue a strategy to reduce its overall traffic impacts
by incorporating various programs under its operation vision.
15. Public Services:
A. Would the project result in an increased need for public services (for example: fire
protection, police protection, health care, schools, other)? If so, generally describe:
The project could create a very slight increase in emergency services over the current use.
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B. Proposed measures to reduce or control direct impact on public services, if any:
The project is managed by fulltime staff that can provide continued oversight to help reduce
public services and alarms with surveillance are being contemplated to increase site
security.
16. Utilities:
A. Circle utilities currently available at the site:
Electricity, water for irrigation of street plantings and telephone.
B. Describe the utilities that are proposed for the project, the utility providing the service,
and the general construction activities on the site or in the immediate vicinity which might
be needed:
Water – City of Auburn
Sewer- City of Auburn
Storm Sewer – will be infiltrated all on-site
Electricity and Gas – Puget Sound Energy
Refuse – Waste Management
Telephone – Qwest
C. SIGNATURE
The above answers are true and complete to the best of my knowledge. I understand that the lead
agency is relying on them to make its decision.
OWNER/AGENT SIGNATURE: ________________________________________________
DATE SUBMITTED:
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HEATH & ASSOCIATES, INC Transportation and Civil Engineering
August 23, 2013
James Webb, P.E., PTOE
Traffic Engineer
City of Auburn
25 West Main Street
Auburn, WA 98001
Subject: Trip Generation & Site Access for the Phoenix Rising Development
Mr. Webb:
This letter addresses trip generation and site access for the Phoenix Rising project. The proposed
project will add a total of 36 beds of housing for in-need youth. These rooms will occupy three
buildings on site. A fourth building will have a dining hall that will serve onsite attendees only,
and is therefore considered ancillary space. The site is located on the northeast corner of the I
Street NE & 26th Street NE intersection. Access to the project will be provided via 26th Street.
A general vicinity map is shown in
Figure 1 and a site plan is shown in Figure 2. Both are attached at the end of the letter.
Project Trip Generation
Trip generation is used to determine the magnitude of project impacts on the surrounding street
system. Typically for a new development, data is taken from the Institute of Transportation
Engineer's publication Trip Generation. This project is unique in that it serves younger residents
who may not be driving or may not have income available to own and drive a vehicle. The site
will therefore generate less traffic than a similar usage of an apartment complex or condominium
development.
Trip generation for the Phoenix Rising site was based on a trip generation study performed at a
similar site operated by the same owners. Valley Cities Landing is located at 2516 I Street NE,
which is just south of the proposed site. The capacity at the studied site is 25 beds.
Twenty-four hour tube counts were conducted at the entrance driveway for Valley Cities
Landing on Tuesday August 6, Wednesday August 7, and Thursday August 8. The rooms were
100 percent occupied for the three days of the counts. Data is summarized in Table 1. Shown
are the average daily volumes (ADT), AM peak hour volumes, and PM peak hour volumes the
site generates for each of the three days. The PM peak hours reviewed would coincide with the
street PM peak hours which are between 4 PM and
6 PM. The hour between 4 PM and 5 PM is the highest hour and is used in Table 1. Original
data at the collected site has been attached.
2214 Tacoma Road Puyallup WA 98371 (253) 770 1401 Fax (253) 770 1473 heathtraffic.com 89 of 381
TABLE 1
Project Trip Generation
Valley Cities Landing – 25 Beds
Time Period August 6 August 7 August 8 Average Rate
ADT Total 107 vpd 115 vpd 120 vpd 114.0 vpd 4.56
PM Peak In 4 vph 6 vph 4 vph 4.67 vph 0.187
PM Peak Out 3 vph 4 vph 2 vph 3.00 vph 0.120
PM Peak Total 7 vph 10 vph 6 vph 7.67 vph 0.307
As shown, the existing site is a mild generator of traffic. During the critical PM peak hour the
Valley Cities Landing site generates 10 trips. The far right column, “Rates,” is found by
dividing the average trips by the 25 beds the site operates. These rates represent the number of
trips per bed that are generated. These rates were then multiplied to the proposed 36 beds that
will be used at the Phoenix Rising site to determine trip generation for the proposed project.
Table 2 gives the trips the propose project will generate.
TABLE 2
Project Trip Generation
Phoenix Rising – 36 Beds
Time Period Volume
ADT Total 164 vpd
PM Peak In 6.7 vph
PM Peak Out 4.3 vph
PM Peak Total 11.0 vph
Table 2 shows the Phoenix Rising project will generate 11 trips during the PM peak hour. This
represents trips the project will generate at 100 percent occupancy. If not 100 percent occupied,
the site will generate less trips.
Site Access
Trip distribution and assignment describes the process by which project generated trips are
dispersed on the street network surrounding the site. Site generated trips are expected to follow
the trip pattern shown in the attached Figure 3. This figure reflects work-based and other-based
trips taken by project traffic during the PM peak hour.
Access for the site will be provided onto 26th Street and then I Street. Currently 26th Street is a
gravel drive along the south side of the site and is paved to the east. It is proposed that 26th
Street terminate near the eastern side of the project allowing use for project patrons only.
As a gravel drive, this roadway is not designed to support traffic from vehicles that come east of
the site. To the east, on 26th Street, there are houses and Cascade Junior High School that may
occasionally use the gravel drive on 26th Street to access I Street. The street network is designed
for vehicles destined south to use M Street to access 22nd Street and vehicles destined north to
use 28th Street to access I Street.
Heath & Associates, Inc. (253) 770 1401 Fax (253) 770 1473 heathtraffic.com 90 of 381
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TRAFFIC COUNT CONSULTANTS, INC.
Team@tc2inc.com
(253) 926-6009AUBURN, WASHINGTON
VALLEY CITIES LANDING DRIVEWAY E/O
I ST NE
LOC# 01 V HEA13137T
Site Code: 01
Station ID:
Latitude: -999' 0.000 South
Page 1
Start 06-Aug-1 IN Hour Totals OUT Hour Totals Combined Totals
Time Tue Morning Afternoon Morning Afternoon Morning Afternoon Morning Afternoon Morning Afternoon
12:00 0 2 01
12:15 2 0 0 0
12:30 0 3 02
12:45 0 0 2 5 1 0 1 3 3 8
01:00 0 0 02
01:15 0 0 0 0
01:30 1 2 00
01:45 0 3 1 5 0 3 0 5 1 10
02:00 0 0 01
02:15 0 0 0 1
02:30 0 2 01
02:45 0 1 0 3 0 0 0 3 0 6
03:00 0 0 11
03:15 0 1 0 0
03:30 0 0 01
03:45 0 2 0 3 0 1 1 3 1 6
04:00 0 0 00
04:15 0 3 0 2
04:30 0 1 01
04:45 0 0 0 4 0 0 0 3 0 7
05:00 0 0 00
05:15 0 0 0 1
05:30 0 1 00
05:45 0 2 0 3 0 2 0 3 0 6
06:00 0 0 00
06:15 0 0 0 0
06:30 1 0 00
06:45 1 1 2 1 1 0 1 0 3 1
07:00 0 1 02
07:15 0 1 2 0
07:30 0 0 02
07:45 1 0 1 2 1 0 3 4 4 6
08:00 2 0 00
08:15 0 1 2 1
08:30 1 4 00
08:45 0 0 3 5 0 0 2 1 5 6
09:00 0 0 00
09:15 0 2 0 4
09:30 0 0 03
09:45 1 0 1 2 2 0 2 7 3 9
10:00 2 2 10
10:15 0 0 1 0
10:30 1 2 00
10:45 0 0 3 4 1 0 3 0 6 4
11:00 1 0 03
11:15 2 0 3 0
11:30 1 0 10
11:45 0 1 4 1 0 0 4 3 8 4
Total 17 38 17 35 34 73
Percent 30.9% 69.1% 32.7% 67.3% 31.8% 68.2%
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TRAFFIC COUNT CONSULTANTS, INC.
Team@tc2inc.com
(253) 926-6009AUBURN, WASHINGTON
VALLEY CITIES LANDING DRIVEWAY E/O
I ST NE
LOC# 01 V HEA13137T
Site Code: 01
Station ID:
Latitude: -999' 0.000 South
Page 2
Start 07-Aug-1 IN Hour Totals OUT Hour Totals Combined Totals
Time Wed Morning Afternoon Morning Afternoon Morning Afternoon Morning Afternoon Morning Afternoon
12:00 0 1 02
12:15 0 2 0 0
12:30 0 0 00
12:45 0 2 0 5 0 0 0 2 0 7
01:00 0 1 00
01:15 0 1 0 1
01:30 0 0 00
01:45 0 0 0 2 0 0 0 1 0 3
02:00 0 0 02
02:15 0 1 0 2
02:30 0 0 02
02:45 0 2 0 3 0 2 0 8 0 11
03:00 0 2 03
03:15 0 3 0 3
03:30 0 2 02
03:45 0 2 0 9 0 0 0 8 0 17
04:00 0 0 00
04:15 0 2 0 0
04:30 0 0 02
04:45 0 4 0 6 0 2 0 4 0 10
05:00 0 2 03
05:15 0 0 0 0
05:30 0 2 00
05:45 0 0 0 4 0 0 0 3 0 7
06:00 0 2 00
06:15 0 0 0 0
06:30 0 0 00
06:45 0 1 0 3 0 0 0 0 0 3
07:00 0 0 30
07:15 0 0 0 0
07:30 2 1 00
07:45 0 0 2 1 2 0 5 0 7 1
08:00 0 2 00
08:15 1 1 0 4
08:30 0 0 03
08:45 1 2 2 5 0 0 0 7 2 12
09:00 0 2 23
09:15 1 0 0 0
09:30 2 0 20
09:45 0 2 3 4 0 3 4 6 7 10
10:00 1 0 00
10:15 0 0 0 0
10:30 4 0 20
10:45 0 2 5 2 0 2 2 2 7 4
11:00 0 0 20
11:15 0 0 0 0
11:30 0 0 00
11:45 0 2 0 2 0 3 2 3 2 5
Total 12 46 13 44 25 90
Percent 20.7% 79.3% 22.8% 77.2% 21.7% 78.3%
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TRAFFIC COUNT CONSULTANTS, INC.
Team@tc2inc.com
(253) 926-6009AUBURN, WASHINGTON
VALLEY CITIES LANDING DRIVEWAY E/O
I ST NE
LOC# 01 V HEA13137T
Site Code: 01
Station ID:
Latitude: -999' 0.000 South
Page 3
Start 08-Aug-1 IN Hour Totals OUT Hour Totals Combined Totals
Time Thu Morning Afternoon Morning Afternoon Morning Afternoon Morning Afternoon Morning Afternoon
12:00 0 2 00
12:15 0 2 2 0
12:30 0 0 02
12:45 0 2 0 6 0 2 2 4 2 10
01:00 0 0 00
01:15 1 0 0 0
01:30 0 2 00
01:45 0 2 1 4 0 3 0 3 1 7
02:00 0 0 00
02:15 0 0 0 2
02:30 0 0 00
02:45 0 0 0 0 3 0 3 2 3 2
03:00 0 3 02
03:15 0 0 0 2
03:30 0 0 00
03:45 0 0 0 3 0 2 0 6 0 9
04:00 0 3 00
04:15 0 0 0 0
04:30 0 1 02
04:45 0 0 0 4 0 0 0 2 0 6
05:00 2 1 00
05:15 0 2 2 3
05:30 0 2 00
05:45 2 0 4 5 0 2 2 5 6 10
06:00 0 2 00
06:15 0 2 0 2
06:30 0 1 03
06:45 1 0 1 5 0 0 0 5 1 10
07:00 1 0 20
07:15 0 2 2 0
07:30 0 0 00
07:45 0 0 1 2 0 0 4 0 5 2
08:00 3 0 00
08:15 0 1 2 0
08:30 0 0 00
08:45 1 0 4 1 2 0 4 0 8 1
09:00 2 0 20
09:15 1 0 0 0
09:30 0 2 02
09:45 0 2 3 4 0 0 2 2 5 6
10:00 2 0 32
10:15 0 0 0 0
10:30 2 2 20
10:45 0 0 4 2 0 2 5 4 9 6
11:00 3 0 00
11:15 0 0 3 0
11:30 1 0 00
11:45 2 0 6 0 0 2 3 2 9 2
Total 24 36 25 35 49 71
Percent 40.0% 60.0% 41.7% 58.3% 40.8% 59.2%
Grand
Total 53 120 55 114 108 234
Percent 30.6% 69.4% 32.5% 67.5% 31.6% 68.4%
ADT Not Calculated
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TRAFFIC COUNT CONSULTANTS, INC.Team@tc2inc.com(253) 926-6009AUBURN, WASHINGTONVALLEY CITIES LANDING DRIVEWAY E/OI ST NELOC# 01 V HEA13137TSite Code: 01Station ID: Latitude: -999' 0.000 SouthPage 1Start05-Aug-13TueWedThuFriSatSunWeek AverageTimeINOUTINOUTINOUTINOUTINOUTINOUTINOUTINOUT12:00AM * *210002******1101:00**100010******1002:00 * *000003******0103:00**010000******0004:00 * *000000******0005:00**000042******1106:00 * *210010******1007:00**132514******1408:00 * *322044******3209:00**123432******2310:00 * *335245******4311:00**440263******3312:00PM * *535264******5301:00**552143******4302:00 * *333802******2403:00**339836******5604:00 * *436442******5305:00**334355******4406:00 * *103055******3207:00**241020******2108:00 * *515710******4309:00**274642******3510:00 * *402224******3211:00**132302******13Lane005552585760600000005857Day0107115120000115AMPeak11:00 11:00 10:00 07:00 11:00 10:00 10:00 07:00Volume 4 4 5 5 6 544PMPeak12:0021:0015:0014:0012:0015:0012:0015:00Volume 5 7 9 8 6 656Comb.Total0 107 115 120 0 0 0 115ADT Not Calculated98 of 381
Attachment A Page 3 of 4 REF. H\DEVELOPMENT\Handouts\Transportation Impact Fees (07-13) Transportation Impact Fee Rate Schedule Effective August 1, 2013 Land Use Independent Variable Basic Trip Rate Non-Downtown Impact Fee Rate Downtown Impact Fee Rate Land Use Independent Variable Basic Trip Rate Non-Downtown Impact Fee Rate Downtown Impact Fee Rate Industrial Retail General Light Industrial sf/GFA 0.97 $6.43 - Free Standing Discount Superstore sf/GFA 4.35 $6.84 $5.06 General Heavy Industrial sf/GFA 0.68 $5.05 - Free Standing Discount Store sf/GFA 4.98 $9.03 $6.68 Industrial Park sf/GFA 0.85 $5.64 - Hardware/Paint Store sf/GFA 4.84 $6.34 $4.69 Manufacturing sf/GFA 0.73 $4.84 - Shopping Center sf/GLA 3.71 $5.35 $3.96 Mini-Warehouse/Storage sf/GFA 0.26 $1.59 - Car Sales - New sf/GFA 2.59 $9.92 $7.34 Residential Car Sales – Used space 0.28 $1,072.02 $793.29 Single-Family (detached) du 1.00 $3,641.36 $2,949.50 Automobile Parts Sales sf/GFA 5.98 $6.03 $4.46 Multi-Family du 0.62 $2,386.65 $1,933.19 Tire Store sf/GFA 4.15 $6.84 $5.06 Mobile Home du 0.59 $1,718.72 - Supermarket sf/GFA 9.48 $13.26 $9.81 Senior Housing du 0.27 $786.53 $637.09 Convenience Market sf/GFA 52.41 $27.65 $20.46 Lodging Home Improvement Superstore sf/GFA 2.33 $2.65 $1.96 Hotel room 0.60 $2,496.93 $2,022.52 Drugstore without Drive-Through sf/GFA 8.40 $6.98 $5.17 Motel room 0.47 $1,955.93 - Drugstore with Drive-Through sf/GFA 9.91 $8.94 $6.61 Recreational Furniture Store sf/GFA 0.45 $0.38 $0.28 Movie Theater seat 0.08 $162.72 $120.41 Services Health Club sf/GFA 3.53 $8.54 $6.32 Drive-in Bank sf/GFA 24.3 $20.10 $14.87 Institutional Quality Restaurant sf/GFA 7.49 $14.84 $10.98 Elementary School Student 0.15 $212.24 $157.06 High Turnover Restaurant sf/GFA 9.85 $13.44 $9.94 Middle/Jr. School Student 0.16 $359.56 $266.07 Fast Food Restaurant - without drive-through sf/GFA 26.15 $27.75 $20.54 High School Student 0.13 $400.34 $296.25 Fast Food Restaurant - with drive-through sf/GFA 32.65 $34.65 $25.64 Church sf/GFA 0.55 $2.12 $1.57 Espresso Stand drive thru sf/GFA 75.00 $26.53 $19.63 Day Care Center sf/GFA 12.34 $19.26 $14.25 Auto Care Center sf/GLA 3.11 $4.98 $3.69 Library sf/GFA 7.30 $9.68 $7.17 Service Station VFP 13.87 $14,228.16 $10,528.84 Medical Service Station w/minimart VFP 13.51 $10,513.62 $7,780.08 Hospital sf/GFA 0.93 $3.87 $3.14 Assisted Living, Nursing Home bed 0.22 $640.88 - Office General Office sf/GFA 1.49 $7.12 $4.84 Medical Office sf/GFA 3.57 $13.37 $9.09 Post Office sf/GFA 11.22 $14.88 $10.12 Notes: A. Basic trip rates are based on the ITE Trip Generation Manual, 9th Edition. B. Impact fee rate calculation is based upon the following methodology: - Basic Trip Rate = PM Peak Hour Trip Generation (per unit of measure) - Basic Trip Rate x Percent of New Trips x Trip Length Adjustment x Per Trip Fee ÷ (divide by) 1,000 for rate per square foot (where applicable) = Impact Fee Rate (per unit of measure) C. For land uses not specifically identified here, trip generation rates could by the applicant. D. Sf/GFA = Square feet gross floor area; sf/GLA = Square feet gross leasable area; du = dwelling unit, VFP = Vehicle Fueling Position. Footnotes: 1 Space is individual vehicle sales space. 70 vehicles for sale = 70 vehicle spaces 99 of 381
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Auburn Valley Cities - Design Standards Reponses 11/5/2018
Code Section Design Standards Description
Meets
Requirement Response
Roof and Rooflines
2.1.1 Flat roof lines must include parapet walls as a design
feature or a distinct eave and cornice line
X Flat roofs with parapets and distinctive
canopies provide a modulating cornice line.
2.1.2
All other rooflines shall have variation in the ridgeline by
employing one or more of the following techniques:
- roof hips
- sloped offsets
- other similar design features
N/A
Facades
2.2.1 Include 2 or more architectural features:
- Modulating building façade with vertical intervals no
wider than 24 feet with at least a two-foot offset between
each interval.
- Provide extensions to the building to the front façade at
least two feet.
- Include a recess or projection of at least two feet
between stories of a building.
X Both buildings will have modulation
including raised walkways/decks, steel
planters with low landscaping in front of
units, and dark anodized aluminum awnings
over entrances. The two buildings are
residential scale with footprints of 32'x52'
and 42'x72' and only one floor high.
2.2.2-2.2.3 Regulations for buildings over 13 units.N/A
Articulation
2.2.4 Include 2 or more architectural features:
- awnings or canopies above or window boxes below
windows or use decorative trim around windows to
distinguish one section of a building from another.
- variation in materials between horizontal or vertical
building intervals.
- other features not limited to: decorative moldings,
shutters, dormers, chimneys, balconies.
X Architecural features include: color and
material changes on different facades of the
buildings. Awnings above primary
entrances and glazing of unit provide
articulation and modulation. Colored
recesses around windows and the
complimentary color of door entrances
identify buildings.
2.2.5-2.2.6 Regulations for buildings over 13 units. N/A
2.2.7 Multiple buildings on single site shall demonstrate design
variety from one another. Variety may be achieved by
variation in each building's footprint, rooflines, façade
modulation, and window arrangement. Color and
materials may also be varied.
X Colored recesses around windows and the
complimentary color of door entrances
identify buildings.
Entryways
2.3.1 Include at least two of the following entrance features:
- Porches protected by a roof overhang or canopy
- Wall material within the entryway that is different and
distinct from the material of the front façade
- Varied color scheme of the entry space walls
- Trim detailing around the exterior entry doors and
windows
- Differentiation among front entry designs by such means
as variation in porch roof designs, columns and balustrade
desgins, entry court designs, door designs and door colors.
X Entry features include: different colored
entry doors and recesses. Aluminum
awinings are provided over entries. Large
integrated glazing and entry doors panels
are recessed from the plane of the façade.
Building Siting and Orientation
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Code Section Design Standards Description
Meets
Requirement Response
2.4.1 Courtyards (30% of required common open space). A
portion of the courtyard space may be private open space.
X
The required open space area for this
development is 2,322 SF (20% of 11,608 SF).
The provided landscaped open space is
4,527 SF (39% of lot area) and the courtyard
is 938 SF (40% of required open space.
2.4.2 The width of the courtyard shall be equal to the minimum
average height of on site buildings.
X Courtyard is 13 feet wide, which is wider
than buidling height.
2.4.3 Courtyard shall have enclosure. X Enclosed by buildings on two sides and
planters on other sides
2.4.4 Pedestrian amenties are to be provided in the courtyard
space.
X Planters , landscaping, and resident garden
plots will be provided.
2.4.5 Landscaped space shall be 10 percent of courtyard. X The courtyard provides 254 SF of
landscaped area or 27%.
2.4.6 Alternate planting materials may be approved following
submittal of a landscape plan prepared by a registered
landscape architect.
N/A
2.4.7 Dwelling units are encouraged to have their entrance and
front façade oriented to the traditional street system.
X The units face the street.
2.4.8 Private strets shall not exceed 500 feet. N/A
2.4.9 Multi-family dwellings that have garages shall have a
building façade containing window area that is at least 50
percent of the total area of any garage door openings on
the same façade.
N/A
2.4.10 For dwelling units oriented to the street, at least one
window or door from a primary room of each unit must
face the street.
X The primary entrances face the street.
Neighborhood Context
2.5.1 Design feature required for buildings adjacent to single
family zoned properties.
N/A Neighboring properties are zoned R-20.
2.5.2 Set back of 25 feet from RC, R1, R5 or R7 zones.N/A
2.5.3 Multi-family buildings within 50 feet of single-family zoning
district shallnot exceed two stories.
N/A
Access, Circulation and Parking
2.6.1 Common driveways X No new driveways are proposed for this
project.
2.6.2 Curb cuts shall be as narrow as safety allows in order to
reduce the distance a pedestrian must cross.
X
2.6.3 Auto circulation and parking shall be designed as an
extension of the public street system through the use of
continuous sidewalks and landsaping.
X Sidewalks and landscaping connect to
public way.
2.6.4 Developments shall be divided into blocks with perimeters
of eight hundred to two thousand feet per side.
N/A
2.6.5 Carports shall not exceed 72 feet in length. N/A
2.6.6 For parking areas with over 20 stalls, sidewalks or
designated pedestrian paths shall be provided from
parking areas to units.
N/A Existing parking lot has 17 parking stalls.
Sidewalks and marked pedestrian
crosswalks are provided.
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Auburn Valley Cities - Design Standards Reponses 11/5/2018
Code Section Design Standards Description
Meets
Requirement Response
2.6.7
Parking stalls shall not be located nor positioned to cause
headlights to shine into windows of residential units.
X Units will be screened from headlights of
cars by planters.
2.6.8 Parking lots shall be located behind and to the side of
buildings and shall not be placed on the corner of two
streets.
X Exisitng parking is located to the side of the
buildings, not on a corner.
2.6.9-2.6.13 Structred Parking Regulaitons N/A
2.6.14 Site circulation plan shall be submitted and shall focus on
the following three areas:
- site connectability between buildings, uses, and activity
areas
- off-site connectability to surrounding uses
- access considerations for vehicles, pedestrians, bicycles,
and handicapped.
X Site plan shows connetivity between
buildings and uses, connection to public
sidewalk, and access for vehicles, and
accessible routes to buildings.
Service Areas and Fencing
2.7.1
Accessory buildings shall use similar building materials
X No accessory buildings on site.
2.7.2 Trash and recycling receptacles shall be visually screened
from streets and adjacent properites.
X
Trash to be stored in existing development's
trash enclosure that was designed to
accommodate these 12 units in addition to
the previously constructed project.
2.7.3 N/A
2.7.4 Maximum height of free-standing walls, fences or hedges
along public streets shall be 3 feet .
X Planters will be 3 feet high.
2.7.5 Maximum height of any decorative wall or fence shall be 6
feet.
N/A No fences are located between project and
the street.
2.7.6 Chain link, barbed wire, razor wire are prohibited. X No new fences are proposed.
Defensive Space
2.8.1 Building entryways shall be oriented to be visible from
other buildings, apartments, and houses.
X Building entryways are visible from street
and parking areas.
2.8.2 Screening shall not block visibility and make two-way
surveillance difficult.
X Buildings are not blocked by screening or
landscaping.
2.8.3 Lighting for trails to have appropriate spacing to avoid
creation of dark spots.
X Site lighting includes lighting for parking lot,
at unit entries, at walkways.
2.8.4
Over illumination and glare shall be avoided
X Site lighting plan shows that lighting is
contained within the site and is not
excessive
Signage
2.9.1
Building and site addressing shall comply with applicable
City Addressing policies.
X Units will be individually addressed with a
unit number attached to the street address.
2.9.2 For developments of 50 units or greater, way finding signs
shall be installed.
N/A
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AGENDA BILL
HEARING EXAMINER
Agenda Subject/Title:
PLT18-0002, Preliminary Plat of
Huntington Woods
Date:
January 15, 2019
Department:
Community Development
Budget Impact:
Current Budget: $0
Proposed Revision: $0
Revised Budget: $0
DESCRIPTION:
Preliminary plat application to subdivide approximately 19.86 acres into 74 single-family
residential lots.
ADMINISTRATIVE RECOMMENDATION:
Hearing Examiner to conduct a public hearing and approve the preliminary plat of Huntington
Woods, the Plat Modification Request, and the Engineering Deviation request, with 17
conditions.
PROJECT SUMMARY:
Preliminary plat application to subdivide approximately 19.86 acres into 74 single-family
residential lots. The site is zoned R-5, Residential, which allows 5-7 dwelling units per acre. The
proposed lots range in size from 4,500 sq. ft. to 11,264 sq. ft. Roadways to be constructed
include extension of S. 302nd Pl. (from within the Calla Crest Subdivision) to form a cul-de-sac
which 3 of the proposed lots will access; extension of 57th Pl. S and 56th Ave. S to and through
the plat; and construction of new roadways connecting 57th Pl. S and 56th Ave. S. Water and
sewer will be extended through the site to service each lot. A large open space tract will be
preserved along the southern boundary of the property. Sidewalks will be constructed through
the site as well as a walkway through the open space.
LOCATION:
The project site is located at the west end of S. 302nd Pl., south end of 57th Pl. S, and
approximately 200 ft. north of S. 305th St. King Co. Parcel Nos. 022104-9114, 0222104-9037,
022104-9034.
APPLICANT(S):
Kyle Lublin, Land Planning and Entitlement Manager, Pulte Group, 3535 Factoria Blvd. SE, Ste.
110, Bellevue, WA
AGENT(S):
Clark Kunitsugu, Project Manager, ESM Consulting Engineers, 33400 8th Ave. S, Ste. 205,
Federal Way, WA130 of 381
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Date: December 28, 2018
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PROPERTY OWNER(S):
Gardner Family Trust, 30210 56th Ave. S, Auburn, WA
Subject Property and Adjacent Property Comprehensive Plan Designation, Zoning
Classification and Current Land Use:
Comprehensive Plan
Designation Zoning Classification Current Land Use
Project
Site Single Family R-5 Residential Zone
Single-family Residence /
Old Christmas Tree Farm /
Informal Trails / Forested /
Dilapidated Cabin
North Single Family R-5 Residential Zone Single-Family Residences
South Single Family R-5 Residential Zone Single-Family Residences
East Single Family R-5 Residential Zone Single-Family Residences
/ Open Space Tract
West Single Family and
Institutional R-5 Residential Zone Lakehaven Water Towers /
Open Space Tract
Excerpted Zoning Map:
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Date: December 28, 2018
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Excerpted Comp Plan Map:
Aerial Vicinity Map:
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Date: December 28, 2018
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Street Layout Map:
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SEPA STATUS:
A Determination of Non-Significance (DNS) was issued under City File No. SEP18-0009 on
December 5, 2018, see Exhibit 4. The comment period ended December 20, 2018 and the
appeal period ended January 3, 2019. The comments received along with the City responses
are included as Exhibit 5. No appeal of the SEPA decision was received.
FINDINGS OF FACT:
Preliminary Plat Findings
1. Clark Kunitsugu, Project Manager, with ESM Consulting Engineers, on behalf of Kyle Lublin,
Land Planning and Entitlement Manager, with Pulte Group, Applicant, submitted a
Preliminary Plat application and associated SEPA application on May 17, 2018 to subdivide
approximately 19.86 acres (referred to in this Staff Report as the “Site”) into 74 single-family
residential lots, 1 access and utility tract serving 4 lots (Tract C), an open space tract (Tract
A), and a stormwater tract (Tract B), referred to in this Staff Report as the “Project”.
2. The Site consists of three parcels and is located in the West Hill portion of the City, at the
west end of S. 302nd Pl., south end of 57th Pl. S, and approximately 200 ft. north of S. 305th
St. The Site is located within the City of Auburn’s corporate limits, and referenced by King
County Tax Assessor Parcel Nos. 022104-9114, 0222104-9037, 022104-9034.
3. The Site currently has one single-family home and a dilapidated cabin. The Site has many
informal trails throughout and a portion was formerly a Christmas tree farm. Both the home
and cabin will be demolished. The former Christmas tree farm (of which there are still many
trees remaining) is located along a portion of the south approximately 100 ft. of the Site.
4. The Site is rectangular in shape, as shown and dimensioned here:
1,310 ft.
1,312 ft. 660 ft. 660 ft. 134 of 381
Staff Member: Gouk
Date: December 28, 2018
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5. The Site is bordered by three existing “Local Residential” streets which will be extended to
and through the Project, as follows:
a. 57th Pl. S, which is stubbed to the northern property boundary. This street will be
extended southerly into the Site with full street improvements.
b. S. 302nd St., which is stubbed to the eastern property boundary. This street will be
extended a short distance into the site then terminated with a cul-de-sac and serve three
new lots. There is an existing temporary turnaround at the end of S. 302nd St. (off-site)
which will be removed and straightened out. See the following image for reference:
Existing: Proposed:
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Staff Member: Gouk
Date: December 28, 2018
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c. 56th Ave. S is a gravel roadway that extends north from S. 305th St. (which is also a
“Local Residential” street) to near the southwest corner of the Site. This street will be
extended to the site from S. 305th St. with half street improvements and through the site
with full street improvements.
See the following map for a layout of the Project. For full size plans, see Exhibit 6.
6. The Site has a Comprehensive Plan designation of “Single Family Residential” and is
currently zoned R-5, Residential, Five Dwelling Units Per Acre, which has a density range of
between 4 and 5 dwelling units per acre; the site is approximately 19.86 acres, which for
density calculation purposes would require between 79 and 99 lots. The Project proposes
3.7 dwelling units per acre. Per ACC 18.02.065(A)(5) (adopted January 2018) a project may
request to deviate from the required density if encumbrances such as critical area or similar
features are encountered; this Site has a 200-ft. wide overhead electric transmission line
easement (per Superior Court Decree 80-2-15783-3) running along the southern portion of
the property which encumbers approximately 5.97 acres (noting that within the south 100 ft.
of the easement there is also an underground Tacoma Water pipeline easement (per Rec.
Nos. 197307170373 and 197601020301). Per the cited Code section, this Deviation from
the density standard request is an administrative decision made by the Community
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Development Director during the preliminary plat application process. The Director has
reviewed this request, and based upon the noted encumbrance(s), approves the Deviation.
More specifically, ACC 18.02.065(5) provides:
“Where a proposed area for subdivision cannot meet the minimum density due to
encumbrance by critical areas, critical area buffers, or other similar types of features that
preclude development, the applicant may seek to deviate from the minimum density
which will be reviewed as an administrative decision as part of the subdivision
application. If the applicant seeks a variance from the development standards in Chapter
18.07 ACC the variance shall be processed utilizing the provisions of ACC 18.70.010.
Alterations of a critical area or its buffer shall be processed in accordance with Chapter
16.10 ACC. Compliance with the density requirements of the underlying zone shall not
be used as justification for alteration of a critical area.”
7. The north 80 ft. of the 200-ft. electric easement will be incorporated as part of the adjacent
lots (Proposed Lots 41-59 and 72-74). In accordance with the established easement
provisions, no structures will be allowed within the easement area, any other improvements
(e.g. fencing) are subject to the easement owner’s approval. There are no City standards
that preclude the inclusion of any or all of this type of easement into a proposed lot. But, as
a practical matter, lots must provide a reasonable development area.
8. Per ACC 18.02.130, subdivisions of 40 or more lots must hold a Neighborhood Review
Meeting prior to submitting a preliminary plat application to the City. This meeting is
separate from and in addition to the City’s public hearing process and is completely
facilitated by the Applicant. This meeting was held on May 9, 2018 by ESM Consulting
Engineers. See Exhibit 7 for reference.
9. Per Chapter 19.08 ACC ‘Parks Impact Fees’ each new house will be required to pay the
Park Impact Fee applicable at the time of building permit issuance.
10. The Applicant requested a credit for the proposed trail along the south portion of the
property, however, the Parks Dept. declined this request as the trail does not meet the
requirements for parkland dedication based on the alignment and lack of connectivity to
open space and/or recreational areas. The surface of the trail will be determined along with
the civil plan review.
11. There are no wetlands, streams, or priority habitat areas identified on the site (see the
Critical Areas Report ,Exhibit 8, and ESA Assessment, Exhibit 9).
12. There are small areas of isolated Class II Landslide Hazard Areas on the site that are
proposed to be altered. ACC 16.10.100(E)(2)(c) lists the requirements for altering Class II
Landslide Hazard Area; the Applicant has provided the City with adequate information to
show that risks associated with the alterations will be in conformance with the City’s Critical
Areas Code and Engineering and Design Standards. Reference the Geotechnical Report
and Geotechnical Response Letter (Exhibits 10 and 11). Final design for altering the Class II
Landslide Hazard areas will be reviewed during the civil plan review phase.
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13. The Site is located within Groundwater Protection Zone 4, the least stringent classification.
A small portion of the Site, in the southwest corner is located within Groundwater Protection
Zone 3, minimal development is proposed in this area (street improvements), therefore no
impacts are anticipated that cannot be mitigated by utilizing Best Management Practices
(BMPs).
14. The Site is not located within any shoreline designation.
15. The Site is not located in the regulatory floodplain per Federal Emergency Management
Agency (FEMA) maps.
16. No state or federal candidate threatened or endangered plant or animal species or habitat
has been identified on the Site. Reference the Critical Areas Report ,Exhibit 8, and ESA
Assessment, Exhibit 9.
17. There are occupation features (apparent property line encroachments) at the northeast and
southeast corners and along the east line of the Site (i.e. fences, gates, walls) affecting the
boundary between the subject site and adjoining parcels, which are shown and
appropriately dimensioned. Any potential adverse claims and/or unwritten rights associated
with the depicted occupation features is a civil matter between private parties. It is
suggested the Applicant or their authorized representative establish communication with the
adjoiners to create an open discussion regarding the occupation features. The City’s review
of this preliminary plat application is for its conformity to Auburn City Code and state law,
and as such does not address nor adjudicate any potential unwritten rights that may be
acquired by the Applicant or the adjoiners. A note may be required on the Final Plat if these
remain unchanged and/or unresolved.
18. The Site is located within the boundaries of, and will be served by, Lakehaven Utility District
(“Lakehaven”) for public water and sewer. The Applicant will need to receive approved
construction drawings from Lakehaven prior to the City issuing the Civil Site Plan
Improvement (FAC) approval.
19. A combined Notice of Application, Notice of Public Hearing, and Determination of Non-
Significance, was issued on December 5, 2018 (Exhibit 4). The notices were posted at the
Site, mailed to adjacent property owners within 300 ft. of the Site, and published in The
Seattle Times newspaper. The City received comment letters from four individuals as of
January 3, 2019 (the date this Staff Report was finalized) on the project and commenters
were provided with written responses, if applicable. The following list is Staff’s abbreviated
summary of the comments along with a short summary of the City’s response, if one was
necessitated. A compilation of the comments and responses are included as Exhibit 5.
a. Alyssa Johnson: expressed concerns regarding conversion of this forested area into
homes and the loss of air and water quality, habitat, mitigation of the heat island effect,
and stormwater control on the sloped areas, etc. She also had concerns about changing
the zoning of the property to allow this development.
City Response: Staff’s response included information on what rules the City must follow
when reviewing development proposals and how the City must observe private property
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owner rights. Also, the City reply clarified a few comments relating to environmental
review and the zoning applied to the property.
b. Ian Johnson: offered support to the Developer revegetating the open space area along
the southern portion of the property. Their property is adjacent to and south of this open
space area.
City Response: Staff noted that there are trees are located within a BPA easement
however, the viability of the trees may be in question in any event BPA should determine
they are not consistent with the easement and that they may impact their facilities.
c. David Dokken: concerns about the stormwater pond as his property is adjacent to and
north of this pond. Also requests that the Developer install a 6-ft. wood fence along the
northern boundary of the Site (similar to what was done in the new plat adjacent and the
west, Calla Crest).
City Response: the pond area within the stormwater tract will be fully fenced-in with
black, vinyl-coated, chain-link fence, the City will maintain the area within the fence, and
the HOA will maintain the areas outside the fence. Via phone conversation, Thaniel
Gouk, Senior Planner, indicated that he did not believe the City could require the wood
fence as there was not an apparent nexus to do so, however, recommended Mr. Dokken
to submit the request for the Hearing Examiner’s review. A written response by the City
was not provided to the fence request.
d. Susan Brooks: submitted concerns about the loss of habitat for potential endangered
species. Mrs. Brooks other concern related to the location of the storm pond being built
right behind her house.
City Response: a formal response letter was provided to Mrs. Brooks addressing her
concerns. Staff forwarded the potential impacts to the Applicant for a response to these
concerns. This response is included as Exhibit 9 (ESA Assessment). Based upon the
ESA Assessment, there are no impacts to any endangered species. Relating to the
stormwater concerns, Staff provided information relating to the facility meeting state and
local standards to ensure it will not fail. In addition, an overflow system will be in place to
direct stormwater to the City’s existing system in S. 302nd Pl.
Plat Modification Findings
1. The Applicant has requested a plat modification from the requirement for park land
dedication (ACC 17.14.100). The amount of parkland required for this 74-lot subdivision is
1.19 acres (see Park Fee-in-Lieu Calculations, Exhibit 13.
2. Per ACC 17.18 ‘Modifications for Formal Subdivisions’, the Hearing Examiner may approve
a modification of any standard or specification established or referenced by Chapter 17.14
ACC ‘Improvement Requirements – Subdivisions’. See ‘Plat Modifications Conclusions’,
below.
Engineering Deviation Findings
1. One Deviation request from the City of Auburn Engineering and Design Standards was
requested by the Applicant on November 16, 2018 (DEV18-0045): to reduce the minimum
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horizontal curve of Road A and 56th Ave. S. from 333-feet to 100-feet. See Engineering
Deviation Request, Exhibit 14.
2. Deviations from the Engineering and Design Standards are subject to approval of the
Hearing Examiner per ACC 17.18.010(A) which states (emphasis added):
“A. The hearing examiner may approve a modification of any standard or specification
established or referenced by Chapter 17.14 ACC or established or referenced in the
city’s design standards or construction standards, upon making the findings of fact in ACC
17.18.030; provided, that the hearing examiner shall obtain the concurrence of the city
engineer for any requests to modify any city of Auburn design or construction
standard.”
3. The City Engineer has reviewed the Deviation request and conditionally recommends
approval, see Condition No. 1 under ‘Recommended Conditions of Approval’, below.
CONCLUSIONS:
Preliminary Plat Conclusions
Per ACC 14.03.030, a preliminary plat is a Type III Decision which are quasi-judicial final
decisions made by the Hearing Examiner. ACC 17.10.070 lists the approval criteria for a
preliminary plat; the criteria are as follows (in italics) followed by Staff’s analysis:
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 schools;
Staff Analysis: No adverse impacts to the public health, safety and general welfare are
anticipated from the proposed subdivision. Staff offers the following analysis of each of
subcategory listed in this criterion:
Open Spaces: The south 120 ft. of the Site (within the 200-foot wide electrical transmission
easement and outside the proposed lots) will be set aside as open space, to be owned and
maintained by the Homeowner’s Association. A trail will be constructed through the open
space tract connecting S. 302nd Pl. with S. 303rd Pl. and 56th Ave. S.
Drainage Ways: No drainage ways appear to be located on the Site. There are some
existing drainage facilities that were constructed along with the subdivision located to the
east to control sheet flow from this site onto the lots in that subdivision. These facilities will
be removed and the sheet flow controlled as necessary. Through subsequent civil plan
review process, the stormwater runoff from the Project will be evaluated, treated, and
detained or retained as necessary to meet the Department of Ecology Stormwater
Management Manual for Western Washington (SWMM) and Auburn Supplements.
Streets, Alleys, other Public Ways: The Project will be required to construct streets per City
Code, Chapter 12.64A ACC, the Engineering, Design, and Construction Standards, and the
City’s Comprehensive Transportation Plan. With construction of the new roadways the City’s
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Transportation Division finds that there will be no decrease in the road network level of
service (LOS) standard. In addition, each new residence will be required to pay the Traffic
Impact Fee in place at time of building permit issuance. Roadways will be constructed as
follows:
1. 57th Pl. S is stubbed to the Site’s northern boundary and will be extended southerly into
the Site for approximately 350 ft. There will be two “T” intersections with this road, one
with Road A and another with S. 303rd Pl. Full street improvements will be required
including a full-width paved roadway (28 ft.), curb, gutter, sidewalks, street lighting,
stormwater controls, and landscape strips. Parking will be allowed on one side of the
road for portions of this street as there will be minimal driveway cuts. Four lots (Lots 62-
65) will take access from this road. 57th Pl. S connects directly to S. 300th St./Pl. (a
“Residential Collector, Type 1”) which then connects to 51st Ave. S (a “Minor Arterial”) to
the west.
2. S. 302nd Pl. is stubbed to the Site’s eastern boundary and will be extended a short
distance into the Site and end in a cul-de-sac. Full street improvements will be required.
In addition some off-site work will be required to remove an existing temporary
turnaround cul-de-sac in the Calla Crest subdivision (see ‘Findings of Fact’ No. 5-b,
above for additional information). Three lots (Lots 72-74) will take access from this road;
access to the stormwater pond will also be from this road.
3. 56th Ave. S will be extended to and through the Site. This will require approximately 215
ft. of off-site work to bring the improvements north from S. 305th St. to the southwest
corner of the Site. The off-site work will include half street improvements, including curb,
gutter, and sidewalk, street lighting, and a landscape strip on one side of the street; and
24 ft. of pavement. There are two existing driveways on the off-site portion of 56th Ave.
S, one of which was legally created prior to annexing into the City in 2008, the other was
created without permits after annexation (per aerial imagery) and will be removed. 56th
Ave. S will then be constructed with full street improvements from the southwest corner
of the Site northerly for approximately 315 ft. where it will create a “T” intersection with S.
303rd Pl. with a small roundabout. 56th Ave. S will then continue north for approximately
185 ft. where it will transition into Road A. A portion of the improvements will be on what
is currently Lakehaven-owned property, the Applicant is currently in talks with
Lakehaven about both purchasing area for right-of-way as well as relocating their
existing driveway; these issues will be required to be finalized prior to the City approving
the civil plans for the plat. Lot 1 may take access from this road (depending on
addressing as this lot is on the curve of the transition). From the 56th Ave. S / S. 305th St.
intersection a connection to 51st Ave. S (“Minor Arterial”) is made indirectly to the west. A
connection to another “Minor Arterial” (S. 316th St.) is also available to the south, via 55th
Ave. S.
4. S. 303rd Pl. is all interior to the Site and will be extended from 56th Ave. S easterly for
approximately 755 ft. where it will form a “T” intersection with 57th Pl. S then continue
east for another approximately 200 ft. and end in a cul-de-sac. This road will include full
street improvements. Lots 28-61 and 70-71 will take access from this road.
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5. Tract C will include a paved private street with a fire turnaround and sidewalk on one
side, per the Engineering and Design Standards. Lots 66-69 will take access from this
private access street.
Based on the City’s Comprehensive Transportation Plan, Functional Roadway Classification
Map, all three of the existing streets are classified as “Local Residential” streets. The
extensions of these streets, and the new internal streets, will also be classified as “Local
Residential” streets.
One Deviation has been requested for 56th Ave. S. / Road A, which the City Engineer has
conditionally recommended for approval.
Also reference the Transportation Impact Analysis, Exhibit 15
Public Water: The Site is served by Lakehaven and will provide adequate water for the
Project.
Public Sanitary Sewer: The Site is served by Lakehaven and will provide adequate sanitary
sewer service for the Project.
Parks, Playgrounds: No parks or playgrounds are proposed for the Project, one trail is
proposed within the open space tract along the south portion of the Site. The Parks Dept.
recommends that park land not be dedicated, and instead a fee-in-lieu be paid instead. Park
Impact Fees will be paid at the time of building permit issuance (currently $3,500.00 per
unit).
Schools: The Site is located within the Federal Way School District boundaries. Per the
Applicant, students within the Project will attend: 1) Meredith Hill Elementary School; 2) Kilo
Middle School; and, 3) Thomas Jefferson High School. Students will walk to Meredith Hill
and there are safe walking routes available (sidewalks). Students will walk to one of two bus
stops for Kilo an Thomas Jefferson and there are safe walking routes available to both stops
(sidewalks). Reference the School Access Analysis, Exhibit 16. Note that the Federal Way
School District was provided email notice on December 5, 2018 of the Project and no
response was received.
Staff therefore finds the Project meets this criterion, as conditioned herein.
B. Conformance of the proposed subdivision to the general purposes of the comprehensive
plan;
Staff Analysis: The Project is consistent with the general purposes of the Comprehensive
Plan. Specifically the Project is consistent with or implements the following objectives, goals,
and policies:
Land Use
Policies:
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“LU-5 New residential development should contribute to the creation, enhancement and
improvement of the transportation system, health and human services, emergency
services, school system, and park system. This may be accomplished through the
development of level of service standards, mitigation fees, impact fees, or construction
contributions.”
The Project will be extending several public streets as well as constructing new internal
streets. Connection of the existing street system through the Project will also improve traffic
circulation in the general vicinity by providing additional options for vehicle circulation.
Capital Facilities
“Objective 1.1. To ensure that new development does not out-pace the City's ability to
provide and maintain adequate public facilities and services, by allowing new development
to occur only when and where adequate facilities exist or will be provided, and by
encouraging development types and locations which can support the public services they
require.”
Policies:
“CF-1 Lands designated for urban growth by this Plan shall have an urban level of
public facilities (sewer, water, storm drainage, and parks) prior to or concurrent with
development.”
“CF-2 Encourage development where new public facilities can be provided in an
efficient manner.”
“CF-4 If adequate facilities are currently unavailable and public funds are not committed
to provide such facilities, developers must provide such facilities at their own expense in
order to develop.”
“CF-7 The City shall encourage and approve development only where adequate public
services including police protection, fire and emergency medical services, education,
parks and other recreational facilities, solid waste collection, and other governmental
services are available or will be made available at acceptable levels of service prior to
project occupancy or use.”
The Project is providing adequate public facilities: public water and sewer from Lakehaven;
providing stormwater management; providing open space throughout the development; and,
paying park, school, and other applicable impact fees.
“Objective 1.2. To ensure that new developments are supported by an adequate level of
public services through an effective system of public facilities.”
Policies:
“CF-10 Public facilities shall be provided in accord with the guidance of the Capital
Facilities Plan or, as may be appropriate a system plan for each type of facility designed to
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serve at an adequate level of service the locations and intensities of uses specified in this
comprehensive plan.”
“CF-11 No new development shall be permitted unless the facilities specified in each
facility plan are available or can be provided at a level adequate to support the
development. The adequacy of facilities shall be determined by the following:
1. An adopted system plan;
2. Policy guidance as provided in the City Capital Facilities Plan;
3. Appropriate engineering design standards as specified in applicable City Plans,
Codes, and manuals as approved by the City Engineer;
4. Environmental review standards (adequacy includes the absence of an unacceptable
adverse impact on a public facility system).
5. Case by case evaluation of the impacts of a proposed development on the public
facility systems: first to determine the minimum amount of facilities necessary to support
the development and second to determine a proportionate share of the system to be
developed or financially guaranteed before approving the development.”
“CF-12 No new development shall be approved which is not supported by a minimum of
facilities to support the development and which does not provide for a proportionate share
of related system needs.”
The proposed subdivision is providing adequate public facilities and will be designed to meet
all applicable codes and standards for development.
“Objective 1.6. To ensure that collection, conveyance, storage and discharge of storm
drainage is provided in a sufficient and environmentally responsible manner, in order to
meet the needs of the existing community and provide for its planned growth.”
Policies:
“CF-37 The City shall require developers to construct storm drainage improvements
directly serving the development, including any necessary off-site improvements.”
The Project will provide adequate facilities for stormwater; all stormwater will be directed to
the detention facility (pond) in the northeast portion of the site. Due to poor soils no on-site
LID facilities are able to be utilized. The detention facility will be required to meet applicable
code and design standards, as conditioned below.
Staff therefore finds the Project meets this criterion, as conditioned herein.
C. Conformance of the proposed subdivision to the general purposes of any other applicable
policies or plans which have been adopted by the city council;
Staff Analysis: The preceding analysis for Criterion B demonstrates the Project’s
consistency with the City of Auburn Capital Facilities Plan, Comprehensive Storm Drainage
Plan, and the Parks, Recreation and Open Space Plan.
The Project is also consistent with the general purposes of the Comprehensive
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Transportation Plan. Specifically, the Project is consistent with the following Plan elements:
“Connect-01: An efficient transportation system seeks to spread vehicle movements over
a series of planned streets. The goal of the system is to encourage connectivity while
preventing unacceptably high traffic volumes on any one street. Ample alternatives should
exist to accommodate access for emergency vehicles. For these reasons the City will
continue to plan a series of collectors and arterials designed to national standards to
provide efficient service to the community.”
“GMA-01: Require developments to construct or finance transportation improvements
and/or implement strategies that mitigate the impacts of new development concurrent with
(within 6 years of) development, as required by the Growth Management Act.”
“Funding-01: Require developments or redevelopments to construct transportation
infrastructure systems needed to serve new developments.”
“Funding-03: Improvements that serve new developments will be constructed as a part of
the development process. All costs will be borne by the developer when the development
is served by the proposed transportation improvements. In some instances, the City may
choose to participate in this construction if improvements serve more than adjacent
developments.”
“ROW-01: The acquisition and preservation of right-of-way is a key component of
maintaining a viable transportation system. Methods used to acquire and preserve right-
of -way include:
- Requiring dedication of right-of-way as a condition of development;
- Purchasing right-of-way at fair market value; and
- Acquiring development rights and easements from property owners.”
“Street-07: The Functional Roadway Classifications Map shall serve as the adopted
standard for identifying classified streets in the City of Auburn and the potential annexation
areas.”
“Ped-03: Require developers to incorporate pedestrian facilities into new development
and redevelopment in conformance with the Auburn City Code.”
As analyzed in Criterion A, above, and within the ‘Preliminary Plat Findings’, above, the Project
will be constructing new internal roadways to serve the new lots. In addition, 57th Pl. S and 56th
Ave. S will be connected within the Project which will provide alternatives for traffic circulation in
the general vicinity (reference the maps included, above). The Developer is fully responsible for
constructing everything within the Project site including all roadways and including the off-site
portion of 56th Ave. S. All roadways will include all necessary facilities including, but not limited
to, storm drainage, lighting, and sidewalks, as noted in Criterion A, above, and the Draft Civil
Plans (Exhibit 6).
One Deviation from the Engineering and Design Standards has been requested by the
Applicant. The Deviation has been reviewed by the City Engineer and recommended to be
conditionally approved; see ‘Deviation Conclusions’, below.
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D. Conformance of the proposed subdivision to the general purposes of this title, as
enumerated in ACC 17.02.030;
Staff Analysis: The proposed subdivision meets the general purposes of Title 18 ACC
‘Land Adjustments and Subdivisions’. The enumerated list found in ACC 17.02.030 is as
follows (in italics) including Staff’s analysis for each item.
“The purpose of this title is to regulate the division of land lying within the corporate limits
of the city, and to promote the public health, safety and general welfare and prevent or
abate public nuisances in accordance with standards established by the state and the
city, and to:
A. Prevent the overcrowding of land;
Staff Analysis: The Project is providing a large open space tract along the southern
portion of the site (with the caveat that the open space is non-buildable due to existing
easements) as well as meeting the applicable zoning development standards (e.g.
setbacks, lot coverage, etc.); therefore, the Project would not be considered
overcrowding of the land.
B. Promote safe and convenient travel by the public on streets and highways;
Staff Analysis: The Project is constructing new public roadways and pedestrian
connections to and through the Project and therefore is providing a means of safe and
convenient travel.
C. Promote the effective use of land;
Staff Analysis: The Project is effectively developing the Site by maximizing the number
of residential units that are allowed based on the existing constraints, including the 200-
ft. easement, connecting to the three existing roads that serve the Site, and
topographical constraints that make it challenging to meet City standards (e.g. road
grades).
D. Provide for adequate light and air;
Staff Analysis: The Project will provide adequate light and air through the applicable
setback and lot coverage development standards.
E. Facilitate adequate provision for water, sewerage, storm drainage, parks and
recreational areas, sites for schools and school grounds, and other public requirements;
Staff Analysis: The Project is providing: pubic water and sewer from Lakehaven;
adequate storm drainage provisions by meeting the SWMM and Auburn Supplement;
parks and recreational areas by paying Park Impact Fees and paying a fee-in-lieu of
park dedication; payment of applicable School Impact Fees (Federal Way School
District); and, other public requirements such as roads and fire protection.
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F. Identify, preserve, and utilize native soils and/or vegetation for the purposes of
reducing storm water discharges, promoting groundwater infiltration, and implementing
the use of storm water low impact development techniques;
Staff Analysis: With the exception of existing tree vegetation within the south
approximately 175 ft. of the 200-ft. easement along the southern portion of the property,
the Site will be stripped of vegetation (i.e. the approximately north 25 ft. of the 200-ft
easement may be graded and cleared, reference Sheet PP-05 of the Draft Civil Plans,
Exhibit 6). This is necessary due to the existing topography and existing roadways at the
Site’s boundaries; extensive grading will be required to meet the City’s Engineering and
Design Standards and to create buildable lots. Due to the extensive loss of tree canopy
upon development of the Site, it is suitable to require each lot within the project to
provide a front yard tree upon construction of a house. The potential for this requirement
was also discussed with the Applicant, see Tree Waiver Request, Exhibit 17.
Per the Geotechnical Report, (Exhibit 10) Geotechnical Response Letter (Exhibit 11),
and the Geotechnical Infiltration Study (Exhibit 12), the soils on the Site will not infiltrate
and therefore minimal utilization of the existing soils is possible.
G. Provide for proper ingress and egress;
Staff Analysis: The Project will provide proper ingress and egress for each individual
future home and connections to the public road network via 57th Pl. S, S. 302nd Pl., and
56th Ave. S.
H. Provide for the expeditious review and approval of proposed land divisions which
comply with this title, the Auburn zoning ordinance, other city plans, policies and land
use controls, and Chapter 58.17 RCW;
Staff Analysis: The Project has moved expeditiously through the public review process
with the City and Applicant working with each other to help the Project proceed.
I. Adequately provide for the housing and commercial needs of the citizens of the state
and city;
Staff Analysis: The Project will eventually provide for 74 new single-family residences to
serve future populations.
J. Require uniform monumenting of land divisions and conveyance by accurate legal
description;
Staff Analysis: Upon final plat map review, the Project will be required to meet all
applicable survey requirements.
K. Implement the goals, objectives and policies of the Auburn Comprehensive Plan.”
Staff Analysis: As analyzed in Criteria B and C, above, the Project successfully
implements the Comprehensive Plan.
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Staff therefore finds the Project meets this criterion, as conditioned herein.
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 previously approved PUD;
Staff Analysis: As analyzed in the ‘Preliminary Plat Findings’, above, the Project is able to
meet applicable zoning and engineering standards, if the requested Deviation is approved
along with this Preliminary Plat.
The future residences will be required to meet the zoning development standards in effect at
the time this Preliminary Plat application was considered “Complete” (i.e. vested).
The Deviation request to reduce the minimum horizontal curve of Road A and 56th Ave. S is
conditionally recommended for approval by the City Engineer. All other engineering
standards and specifications will be reviewed for consistency upon submittal of the Civil Site
Plan Improvement (“FAC”). The Site is not part of a planned unit development (PUD).
Staff therefore finds that the Project is able to meet this criterion, as conditioned
herein.
F. 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;
Staff Analysis: There are no wetlands, streams, or priority habitat areas on the Site. A
Critical Areas Report (Exhibit 8) and associated follow-up letter (ESA Assessment, Exhibit 9)
in response to a neighbor’s comments were prepared by the Applicant’s consultant. The Site
is, however, heavily forested (based on aerial photos it appears that approximately 8.7 acres
are forested) outside of the 200-ft. easement, as was most of the surrounding area at some
point in the past. Per the Critical Areas Report, the forest canopy consists mainly of Douglas
fir, big leaf maple, and western hemlock. A majority of the trees and vegetation onsite will be
cleared upon development, in addition any trees located within the 200-ft. power easement
or 100-ft. Tacoma Water easement may be subject to removal in the future if there are
conflicts with easement provisions. It is therefore appropriate to mitigate for the loss of trees
by requiring trees to be planted within each lot along with home construction.
There are limited areas of Class II Landslide Hazard Areas on the Site, which will be altered
as discussed in ‘Findings of Fact’ No. 12, above.
The FAC plans will be reviewed in accordance with applicable local, state, and federal
standards to ensure no unacceptable adverse impacts to the environment occur.
Staff therefore finds the Project meets this criterion, as conditioned herein.
G. Adequate provisions are made so the preliminary plat will prevent or abate public nuisances;
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Staff Analysis: Adequate provisions are made so the proposed Project will prevent or abate
public nuisances. As the Site is mainly undeveloped, there are no active code violation
cases for the site and no known public nuisances.
In the future, the proposed construction of the Project will be reviewed as part of the FAC,
Grading, Storm, and Building Permit applications and plans to be submitted by the
Applicant. With construction consistent with subsequent City approvals, the creation of
public nuisances will be prevented.
Staff therefore finds the Project meets this criterion, as conditioned herein.
H. Lot configuration, street and utility layouts, and building envelopes shall be designed in a
manner that identifies, preserves, and utilizes native soils and/or vegetation that are
integrated into a low impact development facility, consistent with the city’s adopted storm
water management manual.
Staff Analysis: Due to the topography of the site and the poor drainage provided by the on-
site soils, low impact development (LID) stormwater management facilities are infeasible.
The Preliminary Stormwater Site Plan (Exhibit 18) shows the process used for determining
LID infeasibility.
Staff therefore finds the Project meets this criterion, as conditioned herein.
Plat Modification Conclusions Related to Park Land
Per ACC 17.18 ‘Modifications for Formal Subdivisions’, the Hearing Examiner may approve a
modification of any standard or specification established or referenced by Chapter 17.14 ACC
‘Improvement Requirements – Subdivisions’.
Per ACC 17.14.100 (‘Improvement Requirements – Subdivisions’) dedication of park land is
triggered as the Project has more than 50 lots. Based on the 74 proposed lots, 1.19 acres of
park land would be required to be dedicated (see Park Fee-in-Lieu Calculations, Exhibit 13).
The Applicant has requested a plat modification from this Code section , which is included as
follows:
“Where dedication of land for park and recreation purposes is required, the hearing
examiner shall be guided by the policies and recommended standards of the Auburn parks,
recreation, and open space plan. It is the policy of the city to require park land dedication
where a proposed subdivision will result in a substantial increase in demand for park land or
is needed to prevent or abate public nuisances. Generally, this will occur where a
subdivision will result in the creation of lots capable of supporting 50 or more residential
dwelling units; however, where it is determined that the proposed subdivision, together with
any reasonably anticipated future development on adjacent or nearby land, will act in a
cumulative manner to substantially increase demand for park land, dedication may be
required of smaller subdivisions. The acceptability of the size, configuration and location of
land proposed for park dedication shall be determined by the hearing examiner based upon
such factors as topography, drainage, natural amenities and access.”
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The City’s Parks and Recreation Department (“Parks Dept.”) reviewed the Project and
recommended an alternative, that a fee-in-lieu of dedication be paid by the Applicant in the
amount of $129,591 (see Park Fee-in-Lieu Calculations, Exhibit 13).
ACC 17.18.030 lists the findings that the Hearing Examiner must make for a plat modification;
the criteria are as follows (in italics) followed by Staff’s analysis:
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;
Staff Analysis: Extensive grading throughout the Site is required due to the location of the
existing streets stubbed to the Site and the topographical restraints; due to this there does
not appear to be a suitable location for a park without significant earthwork. In addition there
is very limited opportunity to expand a park off-site to larger than 1.19 acres due to the
existing surrounding development. Approving this plat modification request would provide
the Applicant with similar privileges to other properties with the same zoning as those
surrounding developments may or may not have triggered the need for park land dedication.
In addition, the dedication is for park land only, not a developed park, and therefore
additional funds would be required to make the park functional. An isolated 1.19 acre park is
also inefficient for Parks Dept. maintenance purposes.
Staff therefore finds the Project meets this criterion.
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;
Staff Analysis: Meeting the City’s Engineering and Design Standards for things such as
roadway grades and stormwater requirements is a challenge on this Site due to the on-site
slopes, tying in to the existing street network, and the 200-ft. easement along the southern
portion of the Site. Providing park land that suits the requirements of the Parks Dept. is
therefore not accomplishable.
Staff therefore finds the Project meets this criterion.
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;
Staff Analysis: The existing surrounding uses are predominantly single-family homes and
the proposed subdivision will be compatible with, and complement, the surrounding
neighborhood.
Staff therefore finds the Project meets this criterion.
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D. Such modification will not be materially detrimental to the implementation of the policies and
objectives of the comprehensive land use, transportation and utility comprehensive plans of
the city;
Staff Analysis: Approval of the plat modification request will not have any detrimental
effects on any of the City’s comprehensive plans, as analyzed under ‘Preliminary Plat
Conclusions’, above. The City’s Parks, Recreation, and Open Space (“PROS”) Plan does
recommend that additional parks be built on the West Hill portion of the City, however, as
discussed under Criterion A, above, there is not a suitable location within this Project for
park land dedication.
Staff therefore finds the Project meets this criterion.
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;
Staff Analysis: As all properties bordering the Site have already been developed, this
Project must provide a design that ties into these existing physical elements. Although other
properties in the same zoning district may have the same or similar issues, that should not
preclude this Project from requesting a plat modification that the Parks Dept. supports.
Staff therefore finds the Project meets this criterion.
F. The approval of the modification will be consistent with the purpose of this title;
Staff Analysis: The purpose of Title 17 ACC ‘Land Adjustments and Divisions’ is shown and
analyzed in Criterion D, above, under ‘Preliminary Plat Conclusions’. The approval of this
plat modification request is found to be consistent with the purposes of this title.
Staff therefore finds the Project meets this criterion.
G. The modification cannot lessen the requirements of the zoning ordinance. Any such
modification must be processed as a variance pursuant to ACC 18.70.010.
Staff Analysis: The plat modification request is not modifying any requirements of Title 18
ACC ‘Zoning’.
Staff therefore finds the Project meets this criterion.
Engineering Deviation Conclusions
Per ACC 17.18 ‘Modifications of Standards and Specifications’, the Hearing Examiner may
approve a modification of any standard or specification established or referenced by ACC 17.14
‘Improvement Requirements – Subdivisions’. Further, the City Engineer shall make a
recommendation to the Hearing Examiner on any modifications requested from the City of
Auburn Engineering Design Standards (“COADS”). This process is referred to as a “Deviation”
per Section 1.06 of the COADS.
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One Deviation was requested:
1. To reduce the minimum horizontal curve of Road A and 56th Ave. S from 333-feet to
100-feet.
The City Engineer has reviewed the request and conditionally recommended approval, see
‘Recommended Conditions of Approval’ No. 1, below.
STAFF RECOMMENDATION:
Staff recommends approval of the preliminary plat of Huntington Woods, the Plat Modification
request and the Engineering Deviation request, subject to the information contained in this Staff
Report, the attached exhibits, and the 17 recommended conditions of approval below.
RECOMMENDED CONDITIONS OF APPROVAL:
1. The deviation request under City of Auburn project number DEV18-0018 for a 100-foot
horizontal curve at Road A and 56th Ave. S (COA D.S. Table 10-1) is a deviation the City
Engineer supports and recommends the Hearing Examiner approve due to the existing
topography, road connections and uses surrounding the project parcel. Additionally, sight
distance easement(s)/restriction(s) shall be placed at a minimum on Lot 15 using a design
speed of 30 miles per hour to ensure proper sight distance is maintained and curve ahead
signage shall be evaluated and if appropriate, shall be shown on civil plans under the
Facilities Extension Agreement (“FAC”) submittal. If sight distance restriction(s) are required,
the easement(s)/restriction(s) shall be shown on the Final Plat.
2. Prior to City approval of the FAC, the Applicant shall provide approved plans from
Lakehaven Utility District.
3. Prior to City approval of the FAC, the owner/engineer shall coordinate with Lakehaven Utility
District to relocate their driveway on Parcel No. 022104-9159.
4. There are public road improvements proposed on Parcel Nos. 022104-9159 and 022104-
9227 (owned by Lakehaven Utility District) west of the proposed plat that the Applicant has
indicated are “open to buying right-of-way from them (them being Lakehaven)”. City
approval of the FAC will not be provided until there is an agreement in place with the
adjacent parcel owners to purchase land necessary for the proposed street improvements, a
boundary line adjustment is completed to include this property in the Applicant’s control or it
is dedicated as City of Auburn right-of-way. Additionally, prior to Final Plat approval, any and
all existing easements impacted by said improvements are relinquished, revised or
amended, as appropriate.
5. Prior to approval of the FAC, the plans shall show pond retaining walls to be constructed of
minimum 3,000 psi structural reinforced concrete unless an alternative is acceptable to the
City Engineer. Refer to current SWMM for additional wall requirements that apply.
6. Prior to approval of the FAC, the plans shall show that appropriate portions of public streets
shall be posted no parking due to road width or presence of medians. Also, the cul-de-sacs
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shall be posted “No Parking” around their entire perimeter. Posting shall be in accordance
with City Code requirements and City of Auburn Engineering Design Standards.
7. Prior to approval of the FAC, the Applicant shall provide documentation of application to the
Washington State Department of Ecology for a General Storm Permit, as required for all
projects over 1 acre in size.
8. Prior to Final Plat approval, a note, acceptable to the City, shall be placed on the Final Plat
indicating that the Huntington Woods Plat Homeowner’s Association (“HOA”) and its heirs
and successors shall maintain those portions of Tract B (Stormwater Pond Tract) and
specifically the portions located outside the fenced pond boundaries, or if no fence is
provided, outside the 10-year stormwater surface elevation, as determined by the City
Engineer. Additionally, the Covenants, Conditions, and Restrictions (“CC&Rs”) are to be
reviewed by the City and shall also address the maintenance responsibility for the portion of
Tract B by the HOA.
9. Prior to Final Plat approval, a note, acceptable to the City, shall be placed on the Final Plat
indicating that the Huntington Woods Plat Homeowner’s Association and its heirs and
successors shall maintain Tract A (Open Space Tract) and any facilities within the tract,
such as vegetation, the trail, etc.
10. Prior to Final Plat approval, a note, acceptable to the City, shall be placed on the Final Plat
indicating that either the HOA shall own and maintain Tract C or Lots 66-69 (as shown on
the preliminary plat) shall share an undivided ownership and maintenance responsibility for
Tract C (access and utility tract).
11. Prior to Final Plat Approval, a note, acceptable to the City, shall be placed on the Final Plat
indicating that a deviation from the required minimum density (zoning standards) has been
granted and shall include the approved density (e.g. 3.7 units per acre).
12. Prior to Final Plat Approval, a fee-in-lieu of park land dedication be paid by the Applicant in
the amount of $129,591.00 to the City of Auburn Parks and Recreation Department.
13. Prior to approval of the FAC, the Applicant shall prepare, submit and the City Planning Dept.
shall review and as appropriate, approve, a tree replacement plan prepared by a qualified
landscape professional (ACC 18.50.060). The purpose of the plan is to provide partial
replacement for the significant number of trees removed for the land clearing, grading, and
construction of the plat and shall generally provide for one tree to be planted in the front
yard of each lot; the species shall be appropriate for the location/setting and include a
coordinated species theme throughout the Plat. The tree size and species shall be shown.
The tree replacement plan shall address the method and timing of installation at a minimum
prior to final inspection of the house, appropriate maintenance pruning consistent with
maintenance standards of ACC 18.50.070(C) and must also show that root control barriers
consistent with manufacturer’s specifications will be installed where the tree is located within
10 feet of a hard surface (i.e. foundation / retaining wall, driveway / walkway, and public
sidewalk) or utility facility (i.e. water, sewer, or power).
Additionally, prior to approval of the Final Plat CC&Rs are to be reviewed by the City and
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shall also address this maintenance responsibility for the front yard trees by the future lot
owner or the HOA.
Additionally, prior to approval of the Final Plat, a note, acceptable to the City, shall be
included on the Final Plat referencing the approved tree replacement plan, its method and
timing of installation, appropriate pruning consistent with maintenance standards of ACC
18.50.070(C), requirements for installation of root control barriers and criteria for future tree
removal and replacement.
14. As proposed by the Preliminary Plat (plans), there are various elements of the proposed
development that do not meet the City of Auburn Engineering Design Standards, Standard
Details and Stormwater Management Manual. While the major elements that potentially
impact the overall plat configuration and layout have been addressed by the City and
Applicant leading up to the Preliminary Plat approval, many elements are requested by the
Applicant to be deferred until the FAC submittal. As a result, the FAC submittal shall
conform to all City of Auburn Engineering Design Standards, Code, Standard Details and
Surface Water Management Manual.
15. If after FAC approval and beginning of construction, groundwater is encountered during
construction for the proposed detention pond that appears that it will impact the live storage
capacity of the detention pond, as determined by the City Engineer, the City of Auburn will
stop construction and require evaluation, and as appropriate, redesign of the facility as
necessary to account for observed groundwater. Depending on the groundwater seepage
rates encountered, groundwater elevation observed, the time of year or other possible
factors involved, groundwater monitoring may be required and construction may not
commence again until an updated pond design is approved by the City of Auburn.
16. Interior side slopes of the proposed detention pond shall not be steeper than 3H:1V
regardless of a fence being provided.
17. Prior to Final Plat approval, if the nature and location of the depicted occupation features
remain unchanged and/or unresolved, then the following “encroachment note” shall be
placed on the face of the Final Plat:
ENCROACHMENT NOTE:
EXISTING ENCROACHMENTS HAVE BEEN SHOWN PURSUANT TO RCW 58.17.255
AND SHALL BE DISCLOSED IN THE TITLE REPORT PREPARED BY THE TITLE
INSURER AND ISSUED AFTER THE FILING OF THIS PLAT
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
ATTACHMENTS:
Exhibit 1. Staff Report
Exhibit 2. Vicinity Map
Exhibit 3. Land Use Application Forms and Project Narrative, ESM Consulting Engineers,
May 17, 2018
154 of 381
Staff Member: Gouk
Date: December 28, 2018
Page 26 of 26
Exhibit 4. SEPA DNS, Notice of Application, and Notice of Public Hearing, SEPA Checklist,
Final SEPA Staff Evaluation and Noticing Documents
Exhibit 5. Written Comments Received and City Responses
Exhibit 6. Draft Civil Plans, prepared by ESM, November 19, 2018
Exhibit 7. Neighborhood Review Meeting Documentation, ESM, May 9, 2018
Exhibit 8. Critical Areas Report, Acre Environmental Consulting, September 21, 2016
Exhibit 9. ESA Assessment, Acre, December 19, 2018
Exhibit 10. Geotechnical Report (less Appendix A [test pit logs], available upon request),
Terra Associates, October 27, 2016
Exhibit 11. Geotechnical Response Letter, Terra, October 10, 2018
Exhibit 12. Geotechnical Infiltration Study, Terra, October 2, 2018
Exhibit 13. Park Fee-in-Lieu Calculations, Auburn Parks Dept., October 25, 2018
Exhibit 14. Engineering Deviation Request, ESM, November 16, 2018
Exhibit 15. Transportation Impact Analysis (less Appendix B [Signal Timing Sheets],
Appendix C [Level of Service Calculations], and Appendix D [Detailed Trip
Generation Calculations], all available upon request), Transportation Engineering
Northwest, November 16, 2018
Exhibit 16. School Access Analysis, ESM, May 17, 2018
Exhibit 17. Tree Waiver Request, ESM / City, April 19, 2018
Exhibit 18. Preliminary Stormwater Site Plan, ESM, November 16, 2018
Prepared by Thaniel Gouk, Senior Planner
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Exhibit 2
Vicinity Map
Exhibit 2
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Exhibit 3
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Exhibit 4
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FINAL STAFF EVALUATION FOR ENVIRONMENTAL CHECKLIST (SEP18-0009)
Date: November 28, 2018
Project: Preliminary Plat of Huntington Woods
Applicant: Clark Kunitsugu
ESM Consulting Engineers, LLC
33400 8th Ave. S., Ste. 205
Federal Way, WA 98003
clark.kunitsugu@esmcivil.com
Property Owner Gardner Family Trust
30210 56th Ave. S
Auburn, WA 98001
Location: West Hill, south of the terminus of 57th Pl. S, west of the terminus of S.
302nd St., and north of the terminus of 56th Ave. S.
Parcel No. King Co. Parcel Nos. 022104-9114, 0222104-9037, 022104-9034.
Parcel Size: 19.86 Acres total
Proposal: Preliminary plat application to subdivide 19.86 acres into 74 single-family
residential lots. The site is zoned R-5, Residential, which allows 5-7
dwelling units per acre. A deviation from density requirements has been
requested.
Existing Zoning: R-5, Residential
Existing
Comprehensive
Plan Designation: Single Family
A. BACKGROUND:
Pursuant to WAC 197-11-340(2), the City of Auburn is required to send any Determination
of Non-Significance (DNS) which may result from this environmental review, along with the
checklist, to the Washington State Department of Ecology (DOE), U.S. Army Corps of
Engineers, or other agencies with jurisdiction, affected tribes, and interested parties.
Therefore, the City will not act on this proposal for fifteen days after the issuance of the
DNS.
8. Other Environmental Information: Other environmental information prepared or will be
prepared directly related to this proposal includes:
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Final Staff Evaluation for Environmental Checklist – SEP18-000 (Continued)
Page 2 of 4
Preliminary Civil Plans, ESM Consulting (5/7/2018, 7/24/2018, 11/19/2018)
Traffic Impact Analysis, Transportation Engineering Northwest (6/15/2018, 11/16/2018)
School Access Analysis, ESM Consulting (5/17/2018)
Geotechnical Report, Terra Associates, Inc. (10/17/2016, 7/11/2018, 10/2/2018)
Preliminary Stormwater Site Plan, ESM Consulting (5/17/2018, 7/20/2018, 11/16/2018)
Critical Areas Report, Acre Environmental Consulting (9/21/2016)
10. Other Approvals/Permits Needed:
Public Facility Extension (FAC) / Grading Permit(s)
B. ENVIRONMENTAL ELEMENTS:
1. Earth: Concur with checklist.
The site generally slopes down from the west to the east with some internal pockets of steep
sloped areas (greater than 25%); however, these areas will be leveled out during mass-
grading of the site.
2. Air: Concur with checklist.
Short term impacts on air quality, such as an increase in local suspended particulate levels,
would occur during construction activity associated with the project. To minimize short term
impacts to air quality, contract specifications will require the development and
implementation of dust and emission control measures such as watering and sweeping and
turning off equipment and vehicles when not in use, as consistent with the City’s
Construction Standards.
3. Water:
A. Surface: Concur with checklist.
B. Ground: Concur with checklist.
Stormwater will be managed on-site, consistent with applicable state and local
standards. Areas of the site have been identified as having seepage; the Geotechnical
Report identifies these areas and provides the requirements for development.
C. Runoff/Storm water: Concur with checklist.
Stormwater will be managed on-site, consistent with applicable state and local
standards. The project is located within Ground Water Protection Zone 4.
D. Proposed Measures to Reduce or Control Surface, Ground, and Runoff Water
Impacts: Concur with checklist.
Best Management Practices (BMPs) will be employed during and after construction to
control any impacts to ground/surface/storm water.
3. Plants: Concur with checklist.
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Final Staff Evaluation for Environmental Checklist – SEP18-000 (Continued)
Page 3 of 4
No threatened or endangered species are known to be on or near the site. Due to the
extensive grading required, all trees and vegetation on the site will be removed; although
some may remain under the power lines within Tract A.
6. Animals: Concur with checklist.
Due to the intensive tree canopy cover throughout the site, there are likely many animals
that visit or live at the site.
7. Energy and Natural Resources: Concur with checklist.
Impacts to energy and natural resources will be consistent with what is expected for a
typical residential subdivision. The homes will comply with applicable building and energy
codes.
8. Environmental Health: Concur with checklist.
No environmental health hazards above normal construction activities are expected and risk
reduction measures consistent with the City’s Construction Standards will be implemented
and followed.
9. Noise: Concur with checklist.
10. Land and Shoreline Use: Concur with checklist.
11. Housing: Concur with checklist.
12. Aesthetics: Concur with checklist.
13. Light and Glare: Concur with checklist.
Lighting typical of a typical single-family neighborhood is expected. Street lighting will also
be provided along all new public streets per the City’s Engineering Design Standards.
14. Recreation: Concur with checklist.
Per ACC 17.14.100, park land dedication is required for subdivisions with 50 or more new
residential units; however, based on the City’s Parks plan, the Parks and Recreation
Director has recommended a fee-in-lieu payment instead of land dedication. This
recommendation is based on the City’s ability to develop and maintain new parks. The
Hearing Examiner will make the final decision on this recommendation. The project also
includes some gravel walking trails through Tract A.
15. Historic and Cultural Preservation: Concur with checklist.
A dilapidated cabin (“Gardner Log Cabin”) is located on the site and was “Determined Not
Eligible” for the National Register of Historic Places, however, could be of local importance.
16. Transportation: Concur with checklist.
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Final Staff Evaluation for Environmental Checklist – SEP18-000 (Continued)
Page 4 of 4
The site has 2 existing public roads that dead-end at the site boundaries, and 1 that is
available a few hundred feet off-site to the south; all of which are “local residential” streets.
57th Pl. S enters from the north and will be extended to the south.
56th Ave. S will be extended from S. 305th St. then into and through the site.
57th Pl. S. and 56th Ave. S will then be connected via two new internal roadways.
Two cul-de-sacs will also be constructed, one of which will be a short extension of S. 302nd
St. from Calla Crest.
Transit is available approximately 4 miles away from the site.
Traffic impact fees will be paid for each residential unit upon building permit issuance.
17. Public Services: Concur with checklist.
18. Utilities: Concur with checklist.
All necessary utilities will be provided to the project site. Lakehaven provides water and
sewer.
C. CONCLUSIONS:
The proposal can be found to not have a probable significant adverse impact on the
environment.
The City reserves the right to review any future revision or alterations to the site or to the
proposal in order to determine the environmental significance or non-significance of the project
at that point in time.
Prepared by: Thaniel Gouk, Senior Planner, Dept. of Community Development, City of Auburn
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From: Thaniel Gouk
Sent: Thursday, December 20, 2018 4:42 PM
To: 'Alyssa Johnson'
Cc: Ian Johnson
Subject: RE: Huntington Woods EIS Public Comment (PLT18-0002)
Attachments: Admin Appeal App.pdf
Alyssa:
Nice speaking on the phone with you about this project the other day as well. I would like to clarify/correct one thing in
your comments, when you refer to an “EIS” (which stands for Environmental Impact Statement), that does not apply to
this project. The “Determination of Non-Significance” (or referred to commonly as a “DNS”) is the result of the City’s
requirements to review environmental impacts under the State Environmental Policy Act (or referred to commonly as
“SEPA”).
This SEPA review does look at certain environmental factors that might impact or apply to a project. That being said, the
City, in its review, also has to abide by rules that are in place at the time a project is applied for. These rules might not
only include local rules and codes but State rules and codes as well. The City is not able to place burdens on private
property owners that are unfair or without reasonable justifications (a succinct summary of what I’m referring to is
available on the State Attorney General’s website here: Avoiding Unconstitutional Takings of Private Property). In the case
of this proposed development, there are no environmental designations (such as wetlands, priority habitat, etc.) that are
applied to this property nor have any been identified through this review process. Please understand that these
statements are not meant to diminish any of your concerns, I just need to let you know where the City is coming from in
its review.
One other clarification/correction I need to make note of is your comment about “changing the zoning” of this site. The
current zoning for this site is R-5 which allows between 4 and 5 residential units per acre; the proposed subdivision is
proposing 3.7 units per acre (largely due to the 200-ft. easement that we discussed along their southern property line for
the power lines). This zoning has applied to these properties since they were annexed into the City in about 2008; prior to
being annexed the properties had a similar King County zoning of R4 (4 units per acre). With that being said, the property
is only now being developed, however, could have been developed similarly at some point in the past.
The SEPA appeal process has an application form (see attached) and there is a fee associated (if submitted prior to 2019
$1,061.00, after Jan. 1, 2019 then $1,093.00). With the application you would need to include justification for the appeal.
More information on the City’s SEPA appeal process can be found here: Chapter 16.06 ACC.
Thanks,
Thaniel Gouk – Senior Planner
Department of Community Development
City of Auburn | www.auburnwa.gov
253.804.5031 | tgouk@auburnwa.gov
Mailing Address: 25 W Main Street, Auburn, WA 98001
Permit Center Address: 1 E Main Street, Auburn, WA 98002
Customer Service Survey
Application Forms
Zoning Maps
From: Alyssa Johnson <alyssa.c.b.johnson@gmail.com>
Sent: Thursday, December 20, 2018 12:18 PM
To: Thaniel Gouk <tgouk@auburnwa.gov>
Exhibit 5
176 of 381
Cc: Ian Johnson <ian.marshall.johnson@gmail.com>
Subject: Huntington Woods EIS Public Comment
Hello, Thaniel!
Thank you for taking the time to talk with me over the phone yesterday. I see in the notice of proposed land use
that we have until January 3rd to file an appeal to contest the determination of non-significance of the EIS for
the Huntington Woods project. Can you direct me to any resources on how I might do this? Thank you!
Here is my comment on the environmental impact of the proposal, for the public record. I wish I had the
credentials and time to put together much more, but at least it's something:
Parcel 0221049037, which is to be developed for the Huntington Woods project is one of the last densely
wooded, naturally vegetated properties in the surrounding area. Changing the zoning of a densely wooded
single-family-residential property in this area to a multi-family residential property puts the wooded areas in the
entire region at risk. There are only a handful of wooded properties in this area which are protected as green
spaces. The rest are zoned as SFR or are currently being developed, such as the Watermark Apartments
currently being developed along Military Road. We must preserve the last of the naturally vegetated areas
within the suburbs of King County for many environmental reasons which I believe have not been given due
considering in the EIS: protection of native species, protection of air and water quality, and mitigation of the
"heat island" effect, just to name a few. Moreover, the highly wooded areas in the region are primarily on
sloped areas, of course because this make them hard to develop. This parcel, having a swath of relatively flat
area, makes a difference to native species that are not adapted to highly graded slopes. It also increases the
ability of this property to improve water quality because water remains on flat landscapes longer than sloped
ones. I would guess that the ability of this land to improve air quality and mitigate heat island effects is
similarly increased compared to a sloped wooded area, due to it's less graded shape. Additionally, if human
beings are considered alongside native wildlife as being worthy of health and happiness, the list only gets longer
as to why this one parcel is extremely significant environmentally: better mental and physical health of our
citizens, especially improved mental and physical development of our children, natural beauty which also
improves mental health, reduced risk of all the negative effects of climate change, etc. We are all worse off if
we begin to consider only the "outskirts" of our populated areas to be worthy of preservation. We are all worse
off if we limit our suburban wooded areas to a couple of preserved parcels while we succumb to letting the rest
be cleared and re-landscaped with spotty plants that are highly inferior to performing the air- and water-
cleansing properties of a densely wooded forest. Determining this densely wooded property to be "non-
significant" is absurd and must be reconsidered.
Again, Thaniel, thank you for your time! Please keep us informed at every step of the way!
Thank you!
Alyssa Johnson
alyssa.c.b.johnson@gmail.com
425-591-3366
5628 S. 305th St., Auburn, WA
177 of 381
From: Thaniel Gouk
Sent: Wednesday, December 19, 2018 4:40 PM
To: 'Ian Johnson'
Subject: RE: Huntington Woods 74-lot Preliminary (PLT18-0002)
Mr. Johnson:
Thank you for the comments, these will be included in the Staff Report packet to the City’s Hearing Examiner. The trees
that are located near your property are located underneath / within the 200-ft. power easement that runs along the
south side of the site. I believe the Bonneville Power Administration (BPA) is the owner of the power lines that are within
this easement; I would anticipate that the BPA has restrictions on tree heights below their power lines, so the long term
viability of those trees may be limited in any instance.
Thanks,
Thaniel Gouk – Senior Planner
Department of Community Development
City of Auburn | www.auburnwa.gov
253.804.5031 | tgouk@auburnwa.gov
Mailing Address: 25 W Main Street, Auburn, WA 98001
Permit Center Address: 1 E Main Street, Auburn, WA 98002
Customer Service Survey
Application Forms
Zoning Maps
From: Ian Johnson <ian.marshall.johnson@gmail.com>
Sent: Tuesday, December 18, 2018 4:09 PM
To: Thaniel Gouk <tgouk@auburnwa.gov>
Subject: Huntington Woods 74-lot Preliminary
Hi, my name is Ian Johnson and my family and I moved over the summer to Auburn on a parcel adjacent to
the southern border of the proposed space, and just recently learned of the development. One of the things we
love about the area is the forestry interspersed throughout the neighborhoods, which is why we were
disheartened to learn of a development of such high density right behind our house. I just want to take this
opportunity to inquire about and to voice my support of any plans to replace or develop a natural area of the
open tracts that could in some way alleviate the loss of natural beauty that was part of our home. I imagine those
buying lots in the new development would greatly appreciate it as well. I've heard that they plan to cut down
any remaining trees in the easement, and I'm of the opinion that they ought to leave those and add more. At any
rate, I would like to be a party of record and would greatly appreciate any information on hearings or notices of
plans for the open spaces.
Thank you and have a great day.
Virus-free. www.avg.com
178 of 381
From: Thaniel Gouk
Sent: Wednesday, December 19, 2018 4:34 PM
To: 'David Dokken'
Subject: RE: Huntington Woods Development NOH -- ACTION REQUIRED
Mr. Dokken:
As the City will take over control and maintenance of the stormwater pond once the project is completed, it is required to
be fully fenced. The fence will be black vinyl-wrapped chain-link and 6 ft. tall. I’ve highlighted in yellow on the image
below where the fence will be located. The City will maintain the area inside the fence and the HOA for Huntington
Woods will maintain the remainder of the landscaping in Tract B.
As for the pond itself, it is designed to have water in it year round, however, it may go dry at times. This depends on the
amount and frequency of rainfall as well as the infiltration rates of the soils below. Once the pond is completed and
accepted by the City, if there begin to be complaints about odor then an aerator would be looked at to be installed.
Stormwater management for this project is subject to the Dept. of Ecology’s standards, and in addition, to City standards.
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Hopefully this addresses your concerns.
Thanks,
Thaniel
From: David Dokken <dokkendavid@gmail.com>
Sent: Tuesday, December 18, 2018 3:34 PM
To: Thaniel Gouk <tgouk@auburnwa.gov>
Subject: Re: Huntington Woods Development NOH -- ACTION REQUIRED
Mr. Gouk,
Thank you for sending the plans. I have a few more questions and concerns about the stormwater pond plan
and how it will affect my property. I see the plan include trees and shrubs but didn't see any details for a
fence. Does the plan include a fence around the perimeter and if so what kind of fence? I am especially
concerned about a border fence to my property and I would like input into the specification of the fence that will
border my property Obviously a safety concern to build pond without adequate fencing to prevent children
and others from accidents.
Also I see two sections to the pond. Does the plan anticipate that the pond would be full of water year
round? How does the plan mitigate the potential for odor from stagnant water from the pond?
Thank you for your assistance with this important matter.
David Dokken
On Mon, Dec 17, 2018 at 7:53 AM Thaniel Gouk <tgouk@auburnwa.gov> wrote:
Good morning Mr. Dokken. I’ve attached a screenshot of what is proposed for the stormwater pond behind your
property. The full draft civil plans are also available on the City’s website at www.auburnwa.gov/landuse.
Please let me know if you have any questions.
Thanks,
Thaniel Gouk – Senior Planner
Department of Community Development
City of Auburn | www.auburnwa.gov
253.804.5031 | tgouk@auburnwa.gov
Mailing Address: 25 W Main Street, Auburn, WA 98001
Permit Center Address: 1 E Main Street, Auburn, WA 98002
Customer Service Survey
Application Forms
Zoning Maps
From: David Dokken <dokkendavid@gmail.com>
Sent: Sunday, December 16, 2018 7:30 PM
To: Thaniel Gouk <tgouk@auburnwa.gov>
Subject: Huntington Woods Development NOH -- ACTION REQUIRED
Mr. Thaniel Gouk
180 of 381
My property located at 30040 58th PL S Auburn WA 98001 has it's back yard is directly adjacent to planned
Tract B. I would like to know the specifics of what Tract B is and request the detailed plans for Tract B to be
emailed to me.
Thank you for your prompt attention to this important matter,
David Dokken
2627 SW 335th Ct,
Federal Way, WA 98023
253-951-6849
Mr. Thaniel Gouk (253)-804-5031. Senior Planner
Jeff Tate Assistant Directior 253-931-3090
This message is private and privileged. If you are not the person meant to receive this message, please let the
sender know, then delete it. Please do not copy or send it to anyone else.
181 of 381
From: David Dokken <dokkendavid@gmail.com>
Sent: Thursday, December 27, 2018 10:20 PM
To: Thaniel Gouk
Subject: Fwd: Huntington Woods Development NOH -- ACTION REQUIRED
Thaniel,
Thanks again for explaining some of the details of the planning of new development and the impact to my
property adjacent to the pond. As discussed, there is a 4' barbed wire fence running east/west separating the
new development which I think runs along the northern perimeter. In the recently completed prior new
development to the east, the developer installed a 6' wood fence. This seems to be a reasonable offset to help
mitigate the significant impact to property owners. I would like to request that a 6' wood fence be required to
be installed by the developer on the northern east/west development border to also help mitigate the significant
impact this development will have to the property owners. As I mentioned, we purchased the property with the
benefit of a beautiful green belt in our back yard and now will have this 78 unit housing development as a back
drop. We respectfully request that the fence be required of the developer or that it be considered as goodwill to
the neighbors who will be significantly impacted by this.
Thank you for your assistance.
David Dokken
On Thu, Dec 20, 2018 at 11:23 AM David Dokken <dokkendavid@gmail.com> wrote:
---------- Forwarded message ---------
From: Thaniel Gouk <tgouk@auburnwa.gov>
Date: Wed, Dec 19, 2018, 4:34 PM
Subject: RE: Huntington Woods Development NOH -- ACTION REQUIRED
To: David Dokken <dokkendavid@gmail.com>
Mr. Dokken:
As the City will take over control and maintenance of the stormwater pond once the project is completed, it is required
to be fully fenced. The fence will be black vinyl-wrapped chain-link and 6 ft. tall. I’ve highlighted in yellow on the image
182 of 381
below where the fence will be located. The City will maintain the area inside the fence and the HOA for Huntington
Woods will maintain the remainder of the landscaping in Tract B.
As for the pond itself, it is designed to have water in it year round, however, it may go dry at times. This depends on the
amount and frequency of rainfall as well as the infiltration rates of the soils below. Once the pond is completed and
accepted by the City, if there begin to be complaints about odor then an aerator would be looked at to be installed.
Stormwater management for this project is subject to the Dept. of Ecology’s standards, and in addition, to City
standards.
Hopefully this addresses your concerns.
Thanks,
Thaniel
From: David Dokken <dokkendavid@gmail.com>
Sent: Tuesday, December 18, 2018 3:34 PM
To: Thaniel Gouk <tgouk@auburnwa.gov>
Subject: Re: Huntington Woods Development NOH -- ACTION REQUIRED
Mr. Gouk,
Thank you for sending the plans. I have a few more questions and concerns about the stormwater pond plan
and how it will affect my property. I see the plan include trees and shrubs but didn't see any details for a
fence. Does the plan include a fence around the perimeter and if so what kind of fence? I am especially
concerned about a border fence to my property and I would like input into the specification of the fence that
will border my property Obviously a safety concern to build pond without adequate fencing to
prevent children and others from accidents.
Also I see two sections to the pond. Does the plan anticipate that the pond would be full of water year
round? How does the plan mitigate the potential for odor from stagnant water from the pond?
Thank you for your assistance with this important matter.
David Dokken
183 of 381
On Mon, Dec 17, 2018 at 7:53 AM Thaniel Gouk <tgouk@auburnwa.gov> wrote:
Good morning Mr. Dokken. I’ve attached a screenshot of what is proposed for the stormwater pond behind your
property. The full draft civil plans are also available on the City’s website at www.auburnwa.gov/landuse.
Please let me know if you have any questions.
Thanks,
Thaniel Gouk – Senior Planner
Department of Community Development
City of Auburn | www.auburnwa.gov
253.804.5031 | tgouk@auburnwa.gov
Mailing Address: 25 W Main Street, Auburn, WA 98001
Permit Center Address: 1 E Main Street, Auburn, WA 98002
Customer Service Survey
Application Forms
Zoning Maps
From: David Dokken <dokkendavid@gmail.com>
Sent: Sunday, December 16, 2018 7:30 PM
To: Thaniel Gouk <tgouk@auburnwa.gov>
Subject: Huntington Woods Development NOH -- ACTION REQUIRED
Mr. Thaniel Gouk
My property located at 30040 58th PL S Auburn WA 98001 has it's back yard is directly adjacent to planned
Tract B. I would like to know the specifics of what Tract B is and request the detailed plans for Tract B to be
emailed to me.
184 of 381
Thank you for your prompt attention to this important matter,
David Dokken
2627 SW 335th Ct,
Federal Way, WA 98023
253-951-6849
Mr. Thaniel Gouk (253)-804-5031. Senior Planner
Jeff Tate Assistant Directior 253-931-3090
This message is private and privileged. If you are not the person meant to receive this message, please let the
sender know, then delete it. Please do not copy or send it to anyone else.
This message is private and privileged. If you are not the person meant to receive this message, please let the
sender know, then delete it. Please do not copy or send it to anyone else.
185 of 381
From: Brooks, Susan P <Susan.Brooks1@va.gov>
Sent: Thursday, December 20, 2018 5:35 PM
To: Thaniel Gouk
Cc: Jeff Dixon; Steven Sturza
Subject: RE: NOA/NOH/DNS Huntington Woods 74-Lot Preliminary Plat SEP18-0009/PLT-0002
Thank you so much for your response. I hear owls out there frequently and do not know what kind they are. It is so sad
to me. I do understand urban growth and often thought of the trees that were there prior to my own house being
built. I also know that what is being proposed behind my property could be a lot worse!
Again thank you for your quick and professional response.
Susan Brooks
From: Thaniel Gouk [mailto:tgouk@auburnwa.gov]
Sent: Thursday, December 20, 2018 4:49 PM
To: Brooks, Susan P <Susan.Brooks1@va.gov>
Cc: Jeff Dixon <jdixon@auburnwa.gov>; Steven Sturza <ssturza@auburnwa.gov>
Subject: [EXTERNAL] RE: NOA/NOH/DNS Huntington Woods 74-Lot Preliminary Plat SEP18-0009/PLT-0002
Hi Susan, as promised here is the City’s response to your comments.
I will be out of the office after today, returning on December 26th in the event you have any follow-up questions.
Thanks,
Thaniel
From: Brooks, Susan P <Susan.Brooks1@va.gov>
Sent: Thursday, December 13, 2018 10:48 AM
To: Thaniel Gouk <tgouk@auburnwa.gov>
Subject: RE: NOA/NOH/DNS Huntington Woods 74-Lot Preliminary Plat SEP18-0009/PLT-0002
Thank you so much. This is helpful. I look forward to the responses, especially about flood liability in the event that it
floods. Thanks again. I also mailed the same letter to you this morning.
Susan
From: Thaniel Gouk [mailto:tgouk@auburnwa.gov]
Sent: Thursday, December 13, 2018 8:45 AM
To: Brooks, Susan P <Susan.Brooks1@va.gov>
Subject: [EXTERNAL] RE: NOA/NOH/DNS Huntington Woods 74-Lot Preliminary Plat SEP18-0009/PLT-0002
Good morning Susan. Thank you for the comments. I will work on getting some responses back to you on your
questions/concerns. In the meantime, attached is a screenshot of the proposed stormwater pond along with the
proposed landscaping shown.
Thanks,
Thaniel Gouk – Senior Planner
Department of Community Development
City of Auburn | www.auburnwa.gov
253.804.5031 | tgouk@auburnwa.gov
Mailing Address: 25 W Main Street, Auburn, WA 98001
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Permit Center Address: 1 E Main Street, Auburn, WA 98002
Customer Service Survey
Application Forms
Zoning Maps
From: Brooks, Susan P <Susan.Brooks1@va.gov>
Sent: Wednesday, December 12, 2018 5:42 PM
To: Thaniel Gouk <tgouk@auburnwa.gov>
Subject: NOA/NOH/DNS Huntington Woods 74-Lot Preliminary Plat SEP18-0009/PLT-0002
Mr. Gouk,
Attached please find my comments. Thank you. I would also like a photo copy of the drawing of the landscaping
near/around the storm drain pond. Thanks.
Susan Brooks
This message is private and privileged. If you are not the person meant to receive this message, please let the sender
know, then delete it. Please do not copy or send it to anyone else.
This message is private and privileged. If you are not the person meant to receive this message, please let the sender
know, then delete it. Please do not copy or send it to anyone else.
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Via Email
December 20, 2018
Susan Brooks
30199 60th Ave. S
Auburn, WA 98001
Susan.Brooks1@va.gov
Re: Response to Comments for the Preliminary Plat of Huntington Woods
PLT18-0002
Dear Mrs. Brooks:
Thank you for the comments received on December 12, 2018 for the above-referenced project.
Please see the following responses to the concerns / questions you raised in your letter. A brief
summary of your concern is listed followed by the City’s response.
1. Presence of owls, hawks, and eagles on the site and endangered species listing
potential.
The site is not shown on any local or state maps to contain “Priority Habitat or Species”.
The Applicant’s consultant has prepared additional information specifically in regards to
your comments; this letter is attached to the end of this document. In addition, notice of
this project was also provided to the Washington State Dept. of Fish & Wildlife,
Washington State Dept. of Ecology, and other State and local agencies; at the time of
this letter no comments have been received from these agencies regarding potential
impacts to threatened or endangered species.
2. Concerns about your homes location in regards to the stormwater pond and potential
flooding.
A berm will be built up on the north and east sides of the stormwater pond and the pond
will be dug down. The berm must be constructed per standards outlined in the
Department of Ecology’s Stormwater Management Manual for Western Washington to
ensure that it will not fail. Additionally flooding / overflow concerns will be alleviated by
required secondary overflow structure or channel that would direct stormwater to the
existing City 12-inch storm drain in S. 302nd Pl. and not cause any issues to surrounding
properties.
3. What are the possibilities in retaining any of the existing forested areas.
Vegetation that exists in areas that are proposed for development will not be able to be
retained. There are three existing roads that end at the site’s borders: 57th Pl. S., S.
302nd Pl., and 56th Ave. S. The development will be required to connect 57th Pl. S. and
56th Ave. S. through the site and are also required to extend S. 302nd Pl. into a cul-de-
sac. Due to the slope difference between 57th and 56th there will be extensive grading
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that is necessary in order to construct the roads to City standards. Grading is also an
issue for the short extension of 302nd.
The site has been zoned for single-family residential (R-5) since it’s annexation into the
City in 2008. Prior to being annexed the site had a King County zoning designation of R4
which allows 4 dwelling units per acre. The current R-5 zoning allows 4-5 dwelling units
per acre and the proposal is for 3.7 units/acre (noting that there is a 200-ft. easement
along the south side of the site).
Unfortunately, as development is proposed within an urban setting, the loss of trees is
inevitable. The Calla Crest subdivision, which you live in, was also once heavily treed.
Once again, thank you for taking the time to provide your comments on this project. As noted on
the public notice you received, the public hearing is scheduled for January 15, 2019 at 5:30 PM
in the City Council Chambers.
Should you have any other questions, please contact me at 253-804-5031 or
tgouk@auburnwa.gov.
Sincerely,
Thaniel Gouk
Senior Planner
Community Development & Public Works Department
CORR18-0189
Cc: Clark Kunitsugu, ESM Consulting Engineers
Jeff Dixon, Planning Services Manager
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Date: 12.19.18
Acre Environmental Consulting, LLC
17715 28th Ave. NE
Lake Forest Park, WA 98155
Phone: 206.450.7746
louis@acreenvironmental.com
Pulte Homes
Attn. Kyle Lublin
3535 Factoria Blvd. SE #600
Bellevue, WA 98006
Re: Assessment of Threatened and Endangered species on Huntington Woods – 30210 56th Avenue S.
Dear Kyle:
The purpose of this letter is to address concerns raised in a letter dated December 12, 2018 by Susan
Brooks, a neighboring property owner, regarding the potential presence of threatened and
endangered species on and adjacent to the subject property. In her letter, Ms. Brooks raised specific
concerns regarding the presence of burrowing owl (Athene cunicularia), northern spotted owl (Strix
occidentalis caurina), Bald Eagle (Haliaeetus leucocephalus), Golden eagle (Aquila chrysaetos), and
Ferruginous hawk (Buteo regalis).
The approximate 19.85-acre site (three parcels) is located at 30210 56th Avenue S in the City of
Auburn, Washington. The site is further located as a portion of Section 02, Township 21N, Range 4E,
W.M. The parcel numbers for this property are 022104-9114, 022104-9037, and 022104-9034. On
September 14, 2016 Acre Environmental Consulting, LLC visited the subject site. The purpose of this
site visit was to locate and assess regulated critical areas on and adjacent to the subject property.
During the preparation for this site visit, Acre Environmental Consulting, LLC reviewed the PHS on the
Web maps produced by the Washington Department of Fish and Wildlife. A subsequent review of the
PHS on the Web maps was conducted on December 19, 2018. During our September 2016 site visit
no eagle nests or perch trees were noted by Acre Environmental.
While this forested site undoubtedly provides habitat for a variety of wildlife species, due to its
location in a relatively urban area in western Washington, it does not appear to provide habitat for
any species listed as threatened or endangered. This is confirmed by a review of the PHS on the Web
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maps which indicate that no threatened or endangered species are present on or within the vicinity
of the subject site.
As a result of the known ranges of the species the species mentioned by Ms. Brooks, only Bald Eagle
(Haliaeetus leucocephalus) have the potential to occur in the vicinity of the subject site. Burrowing
owls and Ferruginous hawks are only known to occur in southeastern Washington. Golden Eagle and
Spotted Owl are not known to occur in western King County and Spotted Owl do not occur in the
Puget Lowlands.
As mentioned above no eagle nests or perch trees were noted by Acre Environmental during our
September 2016 site visit and none are depicted on the PHS on the Web maps on or in the vicinity of
the subject site. Finally, Bald Eagle were removed from the Federal List of Endangered and
Threatened Wildlife and Plants in August of 2007. Bald Eagle were removed from the State list in
2017. This species is still protected by the Bald and Golden Eagle Protection Act the Migratory Bird
Treaty Act and the Lacey Act. However, due the apparent lack of nest or perch trees within one mile
of the subject site, it appears that no protections would apply to this property.
If you have questions or need anything more from me, please let me know.
Sincerely
Louis Emenhiser
Principal Wetland Ecologist
Acre Environmental Consulting, LLC
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DocuSign Envelope ID: E5FD3681-05C4-4CC1-A698-A65DB2830FC7
11/19/2018
Exhibit 6Exhibit 6
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Lyon Landscape Architects
Preliminary Plat Re-Submittal
PULTE GROUP
CITY OF AUBURN
HUNTINGTON WOODSPP-11 15 Overall Landscape Plan SEE PP-12SEE PP-13SEE PP-14DocuSign Envelope ID: E5FD3681-05C4-4CC1-A698-A65DB2830FC7205 of 381
MATCHLINE - SEE PP-13
Lyon Landscape Architects
Preliminary Plat Re-Submittal
PULTE GROUP
CITY OF AUBURN
HUNTINGTON WOODSPP-12 15 Landscape Planting PlanSEE SHEET PP-14 FORPLANT LEGEND ANDIMAGESMATCHLINE - SEE PP-14DocuSign Envelope ID: E5FD3681-05C4-4CC1-A698-A65DB2830FC7206 of 381
MATCHLINE - SEE PP-12
Lyon Landscape Architects
Preliminary Plat Re-Submittal
PULTE GROUP
CITY OF AUBURN
HUNTINGTON WOODSPP-13 15 Landscape Planting PlanSEE SHEET PP-14 FORPLANT LEGEND ANDIMAGESDocuSign Envelope ID: E5FD3681-05C4-4CC1-A698-A65DB2830FC7207 of 381
Lyon Landscape Architects
Preliminary Plat Re-Submittal
PULTE GROUP
CITY OF AUBURN
HUNTINGTON WOODSPP-14 15 Plant Legend and ImagesCITY OF AUBURN - STREET TREE PLANTING DETAILPLANT PALETTE IMAGESMATCHLINE - SEE PP-12DocuSign Envelope ID: E5FD3681-05C4-4CC1-A698-A65DB2830FC7208 of 381
Lyon Landscape Architects
Preliminary Plat Re-Submittal
PULTE GROUP
CITY OF AUBURN
HUNTINGTON WOODSPP-15 15 Plant Details DocuSign Envelope ID: E5FD3681-05C4-4CC1-A698-A65DB2830FC7209 of 381
NEIGHBORHOOD REVIEW MEETING – YOU’RE INVITED
NOTICE: SITE MAY BE SUBJECT TO A PROPOSED DEVELOPMENT
MEETING DETAILS: MAY 9TH, 6:00-7:00PM – MEREDITH HILL ELEMENTARY
5830 S 300th St
AUBURN, WA 98001
PROJECT NAME: HUNTINGTON WOODS
PROJECT LOCATION: WEST HILLS NEIGHBORHOOD OF THE CITY OF AUBURN
30210 56TH AVE S
AUBURN, WA 98001
PARCEL NOS.: KING CO. 022104-9114, -9037, -9034
PROPOSAL: SUBDIVIDE 19.8 ACRES (R-5 ZONE) INTO
APPROXIMATELY 74- SINGLE-FAMILY LOTS
APPLICANT/DEVELOPER: PULTE GROUP
PROJECT CONTACT: EVAN MANN
ESM CONSULTING ENGINEERS
33400 8TH AVE S
FEDERAL WAY, WA 98003
(253) 838-6113
EVAN.MANN@ESMCIVIL.COM
OPEN TO THE PUBLIC: The intent of this meeting is to facilitate an early information discussion
between the project development and the neighbors regarding the project. While required by
the City of Auburn, this meeting is not conducted by the City of Auburn and is in addition to any
future hearing or public comment opportunities available under city development review
processes.
Exhibit 7
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NOT TO SCALE
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Page 1 HUNTINGTON WOODS
300' ADJACENT TAXPAYERS
Parcel number Taxpayer name Mailing Address
0221049034 GARDNER FAMILY TRUST APPLICANT
0221049037 GARDNER FAMILY TRUST APPLICANT
0221049114 GARDNER LUCILLE APPLICANT
0221049159 LAKEHAVEN UTILITY DISTRICT PUBLIC FACILITY
0221049227 LAKEHAVEN UTILITY DISTRICT PUBLIC FACILITY
0303000115 NGUYEN MINHDAI+PHAM KIEN 29941 49TH LN S
AUBURN WA 98001
0303000120 MACKIE KIMBERLY IRENE 14401 142ND ST E
ORTING WA 98360
0303000125 BONDY IAN 5510 S 305TH ST
AUBURN, WA 98001
0303000130 HAMILTON JAMES J 5522 S 305TH ST
AUBURN, WA 98001
0303000135 MILLER MICHAEL D & ROBERTA 5608 S 305TH ST
AUBURN, WA 98001
0303000140 FLEISCHER MICHAEL J+TINA M 30213 33RD AVE SW
FEDERAL WAY WA 98023
0303000145 SABOTKA CHET+CAROL 5622 S 305TH ST
AUBURN, WA 98001
0303000150 KANTZ PRUDENCE A 5628 S 305TH ST
AUBURN, WA 98001
0303000155 TILLEY ROBERT E+PHYLLIS 5630 S 305TH ST
AUBURN, WA 98001
0303000160 DE LA CRUZ MIGUEL ANGEL 5652 S 305TH ST
AUBURN, WA 98001
0303000165 PHIPPS JERRY 30500 58TH AVE S
AUBURN, WA 98001
0303000170 PHIPPS JERRY 30500 58TH AVE S
AUBURN, WA 98001
0303000175 SWANSON JOHN W 19912 CITATION
EAGLE RIVER AK 99577
0303000176 LLEWELLYN REAL ESTATE INC PO BOX 902
KENT WA 98035
0303000177 WALL-JOINER BEVERLY A+KEVIN 30522 58TH AVE S
AUBURN, WA 98001
0303000178 SMITH ANTHONY D+JULIE ANN 2121 24TH ST NW
AUBURN, WA 98001
0303000260 FREGIN DONALD LEE+KRIS A 30506 56TH AVE S
AUBURN, WA 98001
0303000265 LOHMAN ROSE M 5615 S 305TH ST
AUBURN, WA 98001
0303000270 MARTINEZ JOHN S 470 E RIVERSIDE DR
T OR C NM 87901
0303000275 DUNCAN ANTHONY J 19257 3RD AVE S
SEATAC WA 98188
0303000280 ZALDIVAR SERGIO G 5629 S 305TH ST
AUBURN, WA 98001
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Page 2 HUNTINGTON WOODS
300' ADJACENT TAXPAYERS
Parcel number Taxpayer name Mailing Address
0303000285 PHAN PHUOC-TIEN HUYNH 5651 S 305TH ST
AUBURN, WA 98001
0303000360 LISLE CASEY PETIT 5509 S 305TH ST
AUBURN, WA 98001
3329520260 PATRICELLI JOHN+NINA 5523 S 299TH CT
AUBURN, WA 98001
3329520270 CONNELLY RAYMOND S+SOPHANA 5519 S 299TH CT
AUBURN, WA 98001
3329520280 CONRAD JOHN M+ 5515 S 299TH CT
AUBURN, WA 98001
3329520290 ONEAL STEVEN E+SAUNDRA J 5510 S 300TH PL
AUBURN, WA 98001
3329520300 NAGY KI NAM & ALEX 35813 1ST AVE S
FEDERAL WAY WA 98003
3329520310 CRAIGEN STEVEN J & D J 5526 S 300TH PL
AUBURN, WA 98001
3329520320 SUTCLIFFE JASON L 5529 S 300TH PL
AUBURN, WA 98001
3329520330 KRIEDEMAN LUELLA D 5523 S 300TH PL
AUBURN, WA 98001
3329520340 DEAVER MARCUS 5517 S 300TH PL
AUBURN, WA 98001
3329520350 WILLIAMSON JAMES L+SHELLEY 5513 S 300TH PL
AUBURN, WA 98001
3329520360 MAI JIAN 2318 64TH ST
BROOKLYN NY 11204
3329520370 TORCULAS ARTURO C 30030 55TH PL S
AUBURN, WA 98001
3329530010 RIAMBON DARWIN+TALLORIN CSE 5535 S 300TH PL
AUBURN, WA 98001
3329530020 KIM ROBERT YONG+OK KYU 5539 S 300TH PL
AUBURN, WA 98001
3329530030 VAN BUREN ANDREW 5543 S 300TH PL
AUBURN, WA 98001
3329530040 LOPUKH ANATOLIY+VALENTINA 5547 S 300TH PL
AUBURN, WA 98001
3329530050 LI QINZHU 12206 SE 217TH ST
KENT WA 98031
3329530060 CLARK EDWARD & KIM 5557 S 300TH PL
AUBURN, WA 98001
3329530070 PALMER RICHARD & DEBORAH 5563 S 300TH PL
AUBURN, WA 98001
3329530140 COPELAND DALE A+PENNY SUE 5626 S 301ST ST
AUBURN, WA 98001
3329530150 DECAMILLO SCOTT W 5622 S 301ST ST
AUBURN, WA 98001
3329530160 KLEBER KIRK W+KATHRYN A 5618 S 301ST ST
AUBURN, WA 98001
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300' ADJACENT TAXPAYERS
Parcel number Taxpayer name Mailing Address
3329530170 GEORGE DARIN W 5614 S 301ST ST
AUBURN, WA 98001
3329530180 KIRBY GREGORY A+JENNIFER N 5610 S 301ST ST
AUBURN, WA 98001
3329530190 PLAZOLA ED D 5611 S 301ST ST
AUBURN, WA 98001
3329530200 LAROCHE JOSHUA J+KIRSTEN A 30127 57TH PL S
AUBURN, WA 98001
3329530210 HARE REBECCA G 30119 57TH PL S
AUBURN, WA 98001
3329530220 CLEVER FRED A+MARIE A 30111 57TH PL S
AUBURN, WA 98001
3329530230 DIZON ROMEO M+ANNABELLE B 30103 57TH PL S
AUBURN, WA 98001
3329530240 GRIMES NANCY 3710 STAR LAKE RD
AUBURN WA 98001
3329530250 STILLINGS ROBERT L 30130 57TH PL S
AUBURN, WA 98001
3329530260 BROCKMAN PHILIP & TAMERA 30845 38TH AVE S
AUBURN WA 98001
3329530270 BAKER MICHAEL R+LINDA L 5721 S 301ST CT
AUBURN, WA 98001
3329530280 ODONNELL MICHAEL D 5725 S 301ST CT
AUBURN, WA 98001
3329530290 PHENICIE RAYMOND L+PAULA D 5722 S 301ST CT
AUBURN, WA 98001
3329530300 BAKER ALAN R C+LORI 5716 S 301ST CT
AUBURN, WA 98001
3329530310 MORRIS WADE MATTHEW 30112 57TH PL S
AUBURN, WA 98001
3329530320 POLSAK JOSEPH & MARIAN 30102 57TH PL S
AUBURN, WA 98001
3329530410 GOODSON JESSICA M 30019 58TH PL S
AUBURN, WA 98001
3329530420 REYNOLDS LYDIA K 30027 58TH PL S
AUBURN, WA 98001
3329530430 GROHS DAVID D+RUTH A 7819 267TH PL NW
STANWOOD WA 98292
3329530440 GREB KRISTOPHER L+RUTH ANN 30037 58TH PL S
AUBURN, WA 98001
3329530450 DOKKEN DAVID R 30040 58TH PL S
AUBURN, WA 98001
3329530460 ACCETTOLA MICHELLE D+CHRIST 30036 58TH PL S
AUBURN, WA 98001
3329530470 KECK CHAD 30032 58TH PL S
AUBURN, WA 98001
3329530480 LEWIS ROGER H 30026 58TH PL S
AUBURN, WA 98001
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Page 4 HUNTINGTON WOODS
300' ADJACENT TAXPAYERS
Parcel number Taxpayer name Mailing Address
3329530740 AGUIRRE SERGIO T+ALFADALIA 5552 S 300TH PL
AUBURN, WA 98001
3329530750 SHEPHERD ENA T 5544 S 300TH PL
AUBURN, WA 98001
3329530760 MCQUADE PATRICIA ANN 5534 S 300TH PL
AUBURN, WA 98001
5647900850 FRICKS RONALD E+TERRY A 2001 24TH ST NW
AUBURN, WA 98001
5647900880 HAWKINS TONY C JR+ADRIENNE 2101 24TH ST NW
AUBURN, WA 98001
5647900950 AUBURN CITY OF PUBLIC FACILITY
9315500110 CABATAN RONALD CABBAB+LILY 30123 60TH AVE S
AUBURN, WA 98001
9315500120 PATEL SAMIR REWABHAI+JIGYNA 30135 60TH AVE S
AUBURN, WA 98001
9315500130 TIEN KIEN QUOC+CHEN GU HUAN 30149 60TH AVE S
AUBURN, WA 98001
9315500140 GEBRETSADIK FELEKE E+TESFAY 30163 60TH AVE S
AUBURN, WA 98001
9315500150 TRINH PHUONG THI+TRIEN DUC 30175 60TH AVE S
AUBURN, WA 98001
9315500160 YI MICHAEL+SONG HO 30183 60TH AVE S
AUBURN, WA 98001
9315500170 TUMALIUAN CARINA+EZER 30191 60TH AVE S
AUBURN, WA 98001
9315500180 BROOKS FREDDIE+SUSAN P 30199 60TH AVE S
AUBURN, WA 98001
9315500190 MARTELLY GRANTLEY 6028 S 302ND ST
AUBURN, WA 98001
9315500200 RICHMONS AMERICAN HOMES WA 310 29TH ST NE #200
PUYALLUP WA 98372
9315500210 KINGSLEY KEVIN M+REBECCA M 6008 S 302ND ST
AUBURN, WA 98001
9315500220 MARSHALL AUBREY N+SHANE E+M 6001 S 302ND ST
AUBURN, WA 98001
9315500230 PULLEN RYAN K+TERRIN M 6007 S 302ND ST
AUBURN, WA 98001
9315500240 CUNDIFF TIMOTHY+MICHELLE 6013 S 302ND ST
AUBURN, WA 98001
9315500250 CONROY WILLIAM J+LATTA TANI 6025 S 302ND ST
AUBURN, WA 98001
9315500260 SANTOS DOMINADOR R+EMMA T 6031 S 302ND ST
AUBURN, WA 98001
9315500270 SOUTHERN BRIAN J+KAITLYN D 6043 S 302ND ST
AUBURN, WA 98001
9315500280 SAWYER JODY L 6055 S 302ND ST
AUBURN, WA 98001
9315500470 RICHMOND AMERICAN HOMES WA 310 29TH ST NE #200
PUYALLUP WA 98372
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Page 5 HUNTINGTON WOODS
300' ADJACENT TAXPAYERS
Parcel number Taxpayer name Mailing Address
9315500480 RICHMOND AMERICAN HOMES WA 310 29TH ST NE #200
PUYALLUP WA 98372
9315500490 RICHMOND AMERICAN HOMES WA 310 29TH ST NE #200
PUYALLUP WA 98372
9315500500 BUNTING DOUGLAS R+JOAN B 30180 60TH AVE S
AUBURN, WA 98001
9315500510 RUBALCABA MARCOS A 30168 60TH AVE S
AUBURN, WA 98001
9315500520 SYDRY JAROSLAW+RYS IZABELA 30156 60TH AVE S
AUBURN, WA 98001
9315500530 KI KIM 30144 60TH AVE S
AUBURN, WA 98001
9315500600 RICHMOND AMERICAN HOMES WA 310 29TH ST NE #200
PUYALLUP WA 98372
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5614/64#%612'052#%'64#%6HUNTINGTON WOODSCONCEPTUALLY PROPOSED SITE PLANPRELIMINARY SUBDIVISION OVERVIEW221 of 381
PROPOSED SOFTSURFACED TRAILSTORMTRACTHUNTINGTON WOODSCONCEPTUALLY PROPOSED SITE PLANPRELIMINARY SUBDIVISIONMAY 9, 2018222 of 381
1. Access:
• Connectivity and through traffic concerns were raised. They asked why the site was
not connecting down the hill to the east. Applicant explained that due to existing
grades the connection could not be made to the east without a significant variance to
the maximum road grade of 8% as allowed by the City.
• Timing of construction and truck access routes were discussed. It is anticipated that
all access points will be used for construction and will be opened and closed as
required by construction sequencing.
• Concerns for the safety of existing/future residents during snow periods – addressed
by stating the City’s public works department is responsible for clearing the roads as
they will be public. Whether this road network is on the plow/salt routes is
determined by the City.
• Asked if speed bumps would be added to surrounding area. Applicant explained that
speed bumps are not part of the current plan but that they could be included as a
mitigation measure as required by the City.
• Concerns about east bound traffic on South 300th Street. – asked if the main road in
Huntington Woods could be moved to the west under the power easement –
addressed by stating the easement does not allow for roads to run in the easement.
However, roads are allowed to cross the easement.
• Concerns about construction equipment and traffic impacting or damaging the
roads, questions about the access points used – addressed by stating each access
point will potentially be used after ROW permits are approved through the City, and
since the existing roads are public right of ways, the City is responsible for
maintaining those roads. Furthermore, any damage to roads as part of this
construction would need to be repaired by the developer;
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• Concerns about damage to personal property from construction equipment, asking
who would pay for that – addressed by directing those questions and concerns to the
City inspector during construction as needed.
• Questions about how the additional traffic will impact the existing traffic – addressed
by stating a Traffic Impact Analysis will be performed and the report will be
provided to the City for review. The Traffic Engineer for the project is working with
the City’s traffic engineer to address any potential issues.
• Questions wanting more information about what the half-street means – addressed
by stating that it will be a 28’ pavement and be similar to other existing roads without
a sidewalk or landscaping on the other side.
• Question about 57th Place or Avenue – would their addresses change?
2. Pedestrian Movement / School Access:
• Concern about the route to school, as most parents drive their kids to school and do
not walk them and/or have them walk alone; they are concerned that will lead to
additional traffic.
• Addressed how the proposed project will be making improvements to some roads
(ADA curb cuts proposed);
• Noted that a soft pedestrian trail is proposed on the site – a neighbor asked if
motorcycles would end up using that trail, with a response noting that the HOA
would maintain the trail to make sure that won’t happen;
• A crosswalk was suggested at the intersection of 57th Pl and 300th Pl to cross to the
north by one neighbor, while other neighbors suggested that might be more
dangerous since cars speeds through the cross walk would be too high.
• Concerns regarding school attendance, asking if there is enough room for more kids
at the local schools – addressed that this would be something to discuss with the
School District, but that each lot constructed will be required to pay a school impact
fee.
3. Storm:
• Concern about design of pond to retain/detain surface water;
• Concerns with existing storm facilities in other plats overflowing. There were several
neighbors that claimed the existing storm ponds for developments near the site
would overflow during construction. Addressed by stating that all design will be
approved by the city and will meet the requirements for detention and water quality.
• Landscaping along perimeter of pond was key to the neighbors; Will be provided.
• Suggest to move the storm pond into the easement; addressed by explaining that the
pond is located in the low spot of the site and that the easement has active utilities
that would not allow a storm pond.
• Concerns with how the 10’ rock wall on the edge of the property / storm pond and
the elevation might affect neighbors (visibility and runoff) – addressed by noting the
storm / property is below (elevation) their property and runoff would not occur
onto their property, nor would they be looking up into the storm pond area.
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4. Density vs. number of lots:
• Neighborhood uncaring for project even though not at maximum density allowed –
addressed by explaining the proposed project is currently at around 3.7 DU/AC
instead of the 5DU/AC per the zone due to site constraints;
• Proposed lot size in question due to zoning – addressed by explaining all proposed
lots meet the City’s standards for minimum lot size per the zone;
• Concerns about the lot size and proposed home size (2,000-3,000 SF) – addressed by
explaining all homes will comply with the City’s standards for setbacks and height
per the zone, and homes will not be more than 2 stories tall.
5. Grading/Tree Removal
• Road grade discussed with respect to city standards. Maximum allowed is 8% and as
such the site will require significant grading and the removal of the majority of the
trees.
• Adjacent owners worried that once trees are down it will affect trees on their
property, removing the wind block;
• Re-planting was suggested (1 tree per lot). Client confirmed that trees will be planted
as part of the landscaping for each lot. This would likely include 2 or more trees per
site.
• Concerns about how removal of trees adjacent to their property may damage their
own trees;
• A question about the logging company contact for the project so they can have the
same company help them to remove trees on their personal property at the same
time.
6. Wildlife:
• Neighbors concerned about wildlife impacts. Explained that while this area is
undeveloped, it is still considered an urban area and all wildlife on the site are likely
urban tolerant species. No ESA listed species have been observed on or near the site.
7. Project Timing, Mitigation fees:
• Platting process (including final engineering approval) - Spring, 2019
• Construction--Summer, 2019
• Final Plat recording, Winter, 2019/2020
• Home Construction: Winter/Spring 2020
• Review of mitigation fees, process, etc. by developer and ESM to address school,
traffic and other matters raised by neighbors.
8. Miscellaneous:
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Will the new HOA be implemented over the other surrounding communities? Applicant
confirmed that the HOA would only be applicable to the new homes in the Huntington
Woods community.
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CRITICAL AREAS DETERMINATION FOR
D.R. Horton – Ridge at Tall Timbers, 30210 56th Avenue S.
Tax Parcel Nos. 022104-9114, 022104-9037, & 022104-9034
Acre Project #16047
Prepared By:
Acre Environmental Consulting, LLC.
17715 28th Ave. NE
Lake Forest Park, WA 98155
(206) 450-7746
For:
D.R. Horton
12910 Totem Lake Blvd. NE, Suite 220
Kirkland, WA 98034
September 21, 2016
Exhibit 8
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Acre Environmental Consulting, LLC September 21, 2016
Critical Areas Determination for D.R. Horton – Ridge at Tall Timbers
Auburn, WA Page 1
SITE DESCRIPTION
On September 14, 2016 Acre Environmental Consulting, LLC visited the approximate 19.85-acre
site (three parcels) located at 30210 56th Avenue S in the City of Auburn, Washington. The site is
further located as a portion of Section 02, Township 21N, Range 4E, W.M. The parcel numbers
for this property are 022104-9114, 022104-9037, and 022104-9034. The purpose of this site
visit was to locate and assess regulated critical areas on and adjacent to the subject site.
Surrounding land use is comprised of single-family residential development. There are no
wetlands or streams located on or adjacent to the subject site.
Acre Environmental Consulting, LLC used the routine methodologies described in the
Washington State Wetlands Identification and Delineation Manual (Washington State
Department of Ecology Publication #96-94, March 1997) to make a determination regarding the
presence of regulated wetlands on the site. In addition, Acre Environmental Consulting, LLC
evaluated the site using the U.S. Army Corps of Engineers Wetland Delineation Manual
produced in 1987 and the U.S. Army Corps of Engineers Regional Supplement to the Corps of
Engineers Wetland Delineation Manual: Western Mountains, Valleys, and Coast Region
produced in May 2010.
Access to this site from the west via a gravel driveway that extends north from 56th Avenue S.
This site has an east aspect with a single-family residence and associated infrastructure located
in the northwestern corner. The remainder of the property is forested, with the exception of a
strip of land along the southern 200 feet of the site that is occupied by a power easement.
Typical vegetation in the forest is represented by a canopy of Douglas fir (Pseudotsuga
menziesii, FacU), big leaf maple (Acer macrophyllum, FacU), and western hemlock (Tsuga
heterophylla, FacU), with Salal (Gaultheria shallon, FacU), Oceanspray (Holodiscus discolor,
FacU), hazelnut (Corylus cornuta, FacU), snowberry (Symphoricarpos albus, FacU), baldhip rose
(Rosa gymnocarpa, FacU), Cascade Oregon-Grape (Mahonia nervosa, FacU), dewberry (Rubus
ursinus, FacU), bracken fern (Pteridium aquilinum, FacU), sword fern (Polystichum munitum,
FacU), and filaree (Erodium cicutarium, Nol/Upl), prevalent in the understory. Vegetation in the
northern portion of the 200-foot power easement is comprised of an area that appears to have
been cleared in 2011 while the southern portion of the power easement contains a Christmas
tree farm. Vegetation in the cleared area is comprised of re-sprouting big leaf maple with
shrubs similar to those found in the forested portion of the property. Vegetation in the
Christmas tree farm is represented by Noble Fir (Abies procera, FacU) with colonial bentgrass
(Agrostis capillaris, Fac), velvetgrass (Holcus lanatus, Fac), sweet vernalgrass (Anthoxanthum
odoratum, FacU), creeping buttercup (Ranunculus repens, Fac), Canada thistle (Cirsium arvense,
Fac), oxeye daisy (Leucanthemum vulgare, FacU), and sheep sorrel (Rumex acetosella, FacU), in
the understory. Typical soils across the property have a Munsell color of dark yellowish brown
(10YR 4/4), with a texture of gravelly sandy loam from 0 to 18 inches below the surface. Soils
were dry throughout the profile during our September 14, 2016 site investigation.
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Acre Environmental Consulting, LLC September 21, 2016
Critical Areas Determination for D.R. Horton – Ridge at Tall Timbers
Auburn, WA Page 2
No wetlands or streams are located on the subject site, and there are no adjacent wetlands or
streams that would extend buffers on to the subject site.
TERMS & CONDITIONS
The environmental consulting work conducted, including this Critical Areas Determination letter
(collectively the “Services”) is supplied to D.R. Horton (the “Client”) as a means of determining
whether any wetlands, streams, and/or fish and wildlife habitats regulated by the City of
Auburn Critical Areas Regulations exist on, or adjacent to the site. The Services are provided in
accordance with the following General Terms and Conditions (the “Terms”). In accepting the
Services provided by Acre Environmental Consulting, LLC (“Acre”), the Client voluntarily enters
into and agrees to the binding effect of the following Terms. This report is intended to provide
information deemed relevant in the Client's attempt to comply with the regulations currently in
effect. The work for this report has conformed to the standard of care employed by
professional ecologists in the Pacific Northwest. All other representations or warranties,
whether express or implied, are hereby disclaimed concerning the work or this report. This
report is based largely on readily observable conditions and, to a lesser extent, on readily
ascertainable conditions. No attempt has been made to determine hidden or concealed
conditions. If such conditions exist or arise, the information contained in this report may be
rendered inaccurate or incomplete based upon those conditions. Acre acts solely as an
independent contractor in providing the Services to the Client, and nothing in the provision of
such Services shall be construed as creating an agency, partnership, joint venture or other
similar legal relationship between Acre and the Client.
Please note that Acre did not provide detailed analyses of other permitting requirements not
discussed in this report (i.e., structural, drainage, geotechnical, or engineering requirements).
The laws applicable to Critical Areas are subject to varying interpretations. While Acre observed
professional industry standards when completing this review, the information included in this
report does not guarantee approval by any federal, state, and/or local permitting agencies.
Therefore, all work on this property should not commence until permits have been obtained
from all applicable agencies. If there are any questions regarding this report, please contact me
at 206.450.7746.
Acre Environmental Consulting, LLC.
Louis Emenhiser
Principal Wetland Ecologist
Professional Wetland Scientist #1680
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Date: 12.19.18
Acre Environmental Consulting, LLC
17715 28th Ave. NE
Lake Forest Park, WA 98155
Phone: 206.450.7746
louis@acreenvironmental.com
Pulte Homes
Attn. Kyle Lublin
3535 Factoria Blvd. SE #600
Bellevue, WA 98006
Re: Assessment of Threatened and Endangered species on Huntington Woods – 30210 56th Avenue S.
Dear Kyle:
The purpose of this letter is to address concerns raised in a letter dated December 12, 2018 by Susan
Brooks, a neighboring property owner, regarding the potential presence of threatened and
endangered species on and adjacent to the subject property. In her letter, Ms. Brooks raised specific
concerns regarding the presence of burrowing owl (Athene cunicularia), northern spotted owl (Strix
occidentalis caurina), Bald Eagle (Haliaeetus leucocephalus), Golden eagle (Aquila chrysaetos), and
Ferruginous hawk (Buteo regalis).
The approximate 19.85-acre site (three parcels) is located at 30210 56th Avenue S in the City of
Auburn, Washington. The site is further located as a portion of Section 02, Township 21N, Range 4E,
W.M. The parcel numbers for this property are 022104-9114, 022104-9037, and 022104-9034. On
September 14, 2016 Acre Environmental Consulting, LLC visited the subject site. The purpose of this
site visit was to locate and assess regulated critical areas on and adjacent to the subject property.
During the preparation for this site visit, Acre Environmental Consulting, LLC reviewed the PHS on the
Web maps produced by the Washington Department of Fish and Wildlife. A subsequent review of the
PHS on the Web maps was conducted on December 19, 2018. During our September 2016 site visit
no eagle nests or perch trees were noted by Acre Environmental.
While this forested site undoubtedly provides habitat for a variety of wildlife species, due to its
location in a relatively urban area in western Washington, it does not appear to provide habitat for
any species listed as threatened or endangered. This is confirmed by a review of the PHS on the Web
Exhibit 9
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maps which indicate that no threatened or endangered species are present on or within the vicinity
of the subject site.
As a result of the known ranges of the species the species mentioned by Ms. Brooks, only Bald Eagle
(Haliaeetus leucocephalus) have the potential to occur in the vicinity of the subject site. Burrowing
owls and Ferruginous hawks are only known to occur in southeastern Washington. Golden Eagle and
Spotted Owl are not known to occur in western King County and Spotted Owl do not occur in the
Puget Lowlands.
As mentioned above no eagle nests or perch trees were noted by Acre Environmental during our
September 2016 site visit and none are depicted on the PHS on the Web maps on or in the vicinity of
the subject site. Finally, Bald Eagle were removed from the Federal List of Endangered and
Threatened Wildlife and Plants in August of 2007. Bald Eagle were removed from the State list in
2017. This species is still protected by the Bald and Golden Eagle Protection Act the Migratory Bird
Treaty Act and the Lacey Act. However, due the apparent lack of nest or perch trees within one mile
of the subject site, it appears that no protections would apply to this property.
If you have questions or need anything more from me, please let me know.
Sincerely
Louis Emenhiser
Principal Wetland Ecologist
Acre Environmental Consulting, LLC
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SITE
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Exhibit 10
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SITE
Environmental Earth Sciences
Terra
Associates, Inc.
Consultants in Geotechnical Engineering
Geology and Figure 1Date OCT 2016
VICINITY MAP
AUBURN, WASHINGTON
GARDNER
Proj. No.T-7520
0 2000 4000
APPROXIMATE SCALE IN FEET
REFERENCE: http://www.wsdot.wa.gov/data/tools/geoportal/ ACCESSED 10/19/16
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TP-1TP-2TP-3TP-4TP-5TP-6TP-7TP-8TP-9TP-10TP-11TP-12TP-13TP-14TP-15TP-16TP-17TP-18TP-19TP-20TP-1TP-2TP-3TP-4TP-5TP-6TP-7TP-8TP-9TP-10TP-11TP-12TP-13TP-14TP-15REFERENCE:REFERENCE ONLY AND SHOULD NOT BE USED FORDESIGN OR CONSTRUCTION PURPOSES.DIMENSIONS ARE APPROXIMATE. IT IS INTENDED FORNOTE:THIS SITE PLAN IS SCHEMATIC. ALL LOCATIONS ANDConsultants in Geotechnical EngineeringTerraAssociates, Inc.Geology andEnvironmental Earth SciencesProj. No.T-7520GARDNERAUBURN, WASHINGTONEXPLORATION LOCATION PLANDate OCT 2016Figure 2LEGEND:0100200APPROXIMATE SCALE IN FEETAPPROXIMATE TEST PIT LOCATION - EARTH CONSULTING, INC. AUGUST 28, 2007SITE PLAN PROVIDED BY C.E.S. NW, INC.APPROXIMATE TEST PIT LOCATION - TERRA ASSOCIATES OCTOBER 10, 2016254 of 381
Environmental Earth Sciences
Terra
Associates, Inc.
Consultants in Geotechnical Engineering
Geology and Proj. No.T-7520
GARDNER
AURUBN, WASHINGTON
TYPICAL SLOPE KEY AND BENCH DETAIL
Date OCT 2016 Figure 3
NOT TO SCALE
6' (MIN.)
2
1
EXISTING
SLOPE TOE
NOTES:
1) STRUCTURAL FILL SHALL BE COMPACTED TO A MINIMUM OF 95%
OF ASTM D 698 MAXIMUM DRY DENSITY VALUE.
TOE OF NEW
FILL EMBANKMENT
KEYWAY
6' (MIN.)
2' (MIN.)
1
1
STRUCTURAL FILL
(SEE NOTE 1)
TYPICAL SLOPE BENCH
CLEARED AND STRIPPED
NATIVE GROUND
1
1
2) DRAINS SHALL CONSIST OF 6" DIA. PERFORATED PVC PIPE ENVELOPED
IN 1 cu ft OF 3/4" WASHED GRAVEL. DRAIN PIPE SHALL BE DIRECTED TO
KEYWAY DRAIN
(SEE NOTE 2)
THE STORM DRAIN SYSTEM OR APPROVED POINT OF DISCHARGE.
(SEE NOTE 3)
3) ADDITIONAL BENCHES AND BENCH DRAINS MAY BE REQUIRED
BASED ON FIELD EVALUATION BY THE GEOTECHNICAL ENGINEER.
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Environmental Earth Sciences
Terra
Associates, Inc.
Consultants in Geotechnical Engineering
Geology and Proj. No.T-7520
GARDNER
AURUBN, WASHINGTON
TYPICAL WALL DRAINAGE DETAIL
Date OCT 2016 Figure 4
12"
COMPACTED
STRUCTURAL FILL
EXCAVATED SLOPE
(SEE REPORT TEXT
FOR APPROPRIATE
INCLINATIONS)
SLOPE TO DRAIN
12" MINIMUM 3/4"
MINUS WASHED
GRAVEL
3" BELOW PIPE
12" OVER PIPE
4" DIAMETER PERFORATED PVC PIPE
SEE NOTE
6"(MIN.)
NOT TO SCALE
NOTE:
MIRADRAIN G100N PREFABRICATED DRAINAGE PANELS OR SIMILAR
PRODUCT CAN BE SUBSTITUTED FOR THE 12-INCH WIDE GRAVEL
DRAIN BEHIND WALL. DRAINAGE PANELS SHOULD EXTEND A MINIMUM
OF SIX INCHES INTO 12-INCH THICK DRAINAGE GRAVEL LAYER
OVER PERFORATED DRAIN PIPE.
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Exhibit 11
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Exhibit 12
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Parkland Fee-In-Lieu Option Applicant: Pulte Group Proposal: Huntington Woods 74 lots
Pursuant to the Auburn City Code (ACC) 17.14.100, Where dedication of land for park and recreation
purposes is required, the hearing examiner shall be guided by the policies and recommended standards of the
Auburn parks, recreation, and open space plan. It is the policy of the city to require park land dedication where
a proposed subdivision will result in a substantial increase in demand for park land or is needed to prevent or
abate public nuisances. Generally, this will occur where a subdivision will result in the creation of lots capable
of supporting 50 or more residential dwelling units; however, where it is determined that the proposed
subdivision, together with any reasonably anticipated future development on adjacent or nearby land, will act in
a cumulative manner to substantially increase demand for park land, dedication may be required of smaller
subdivisions. The acceptability of the size, configuration and location of land proposed for park dedication shall
be determined by the hearing examiner based upon such factors as topography, drainage, natural amenities
and access. (Ord. 6239 § 1, 2009; Ord. 6186 § 10, 2008; Ord. 5164 § 1, 1998; Ord. 4772 § 1, 1995; Ord. 4296
§ 2, 1988. Formerly 17.12.260.)
City of Auburn Level of Service Standards for Parkland
A Park Impact Fee Study was completed in November 28, 2006 that established the Level of Service (LOS)
standards and determined the market value for parkland. The current adopted LOS standards for parkland in
the City of Auburn is 6.03 acres per 1,000 residents (2015 Park, Recreation and Open Space Plan, Chapter 3,
page 46). The 2006 Park Impact Fee Study set the value for undeveloped parkland at $108,900 per acre.
Fee-In-Lieu Calculation for Huntington Woods 74 single family units 2.67 residents per unit 74 units X 2.67 residents = 198 residents 198 residents X standard of 6.03 acres per 1,000 = 1.19 acres required Total cost for fee-in-lieu of parkland dedication option 1.19 X $108,900 = $129,591.00
(https://factfinder.census.gov/bkmk/table/1.0/en/DEC/10_DP/DPDP1/1600000US5303180)
Prepared by Jamie Kelly, Parks Planning and Development Manager, 10/25/2018
Exhibit 13
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From: Jamie Kelly
Sent: Thursday, October 25, 2018 4:18 PM
To: 'Savanna Nagorski'
Cc: Thaniel Gouk; 'Clark Kunitsugu'
Subject: RE: Huntington Woods parks - PLT18-0002
Attachments: Hunting Woods Fee-In-Lieu Calculation Sheet.pdf
Hi Savanna,
Sorry for the delay on this. We were trying to determine current market rates for land values to calculate the fee-in-lieu
amount, but in the end we ended up going with the values that were included in the Park Impact Fee rate Study that
was done back in 2006. Please review the attached calculation sheet for the fee-in-lieu option and let me know if you
have any questions or concerns.
Thanks you ,
Jamie
From: Jamie Kelly
Sent: Friday, October 12, 2018 9:59 AM
To: 'Savanna Nagorski' <Savanna.Nagorski@esmcivil.com>
Cc: Thaniel Gouk <tgouk@auburnwa.gov>; Clark Kunitsugu <clark.kunitsugu@esmcivil.com>
Subject: RE: Huntington Woods parks - PLT18-0002
Hi Savanna,
I wanted to give you a status update on the parkland dedication requirement. We met internally yesterday and we are
working with our Economic Development Department to come up with appropriate land values. At that point I will
provide you with some information on how we arrived at the land values, and your team can review. I know that this is
time sensitive so we are shooting for having this info to you early next week.
Thank you,
Jamie Kelly
Parks Planning and Development Manager
253-931-4011
From: Savanna Nagorski <Savanna.Nagorski@esmcivil.com>
Sent: Monday, October 8, 2018 2:58 PM
To: Jamie Kelly <jwkelly@auburnwa.gov>
Cc: Thaniel Gouk <tgouk@auburnwa.gov>; Clark Kunitsugu <clark.kunitsugu@esmcivil.com>
Subject: RE: Huntington Woods parks - PLT18-0002
Hi Jamie,
After our conversation on Friday, I reviewed the City’s code and Parks plan to get a better idea of the values that we
discussed. Here is my take on what I found:
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The code (ACC 17.14.100) is extremely vague with no defined values for cost, size required, etc and is decided upon by
the Hearing Examiner. However, it doesn’t appear that the HE determines the fee-in-lieu amount but should refer to the
park plan – and the code doesn’t specify either, only pointing to a park’s impact fee based on the current fee schedule -
$3,500/unit. The current parks plan (page 46-47, Chapter 3) shows that it based on the value of the land, so if
6.03ac/1000 residents is required, and there are 198 residents with 74 units proposed, 1.19 acres is required.
The land value of the 3 parcels is currently $654,000, which equates to $32,947.10/acre.
1.19ac x $32,930.51 = $39,187.31 fee-in-lieu of parks dedication.
74 units x $3,500 impact fee = $259,000 park impact fees
A total of $298,187.31 is required over the course of this proposed development to be paid to the City of Auburn’s for
the Parks department.
Please let me know if we are in the correct understanding or if you have more clear direction regarding the fees to be
paid.
Thank you,
Savanna Nagorski, MS
ESM Consulting Engineers, LLC
www.esmcivil.com
From: Jamie Kelly <jwkelly@auburnwa.gov>
Sent: Monday, October 01, 2018 9:34 AM
To: Savanna Nagorski <Savanna.Nagorski@esmcivil.com>
Cc: Thaniel Gouk <tgouk@auburnwa.gov>; Clark Kunitsugu <clark.kunitsugu@esmcivil.com>
Subject: RE: Huntington Woods parks - PLT18-0002
Good Morning Savanna,
I wanted to give you an update and let you know that I am working on the fee-in-lieu option with Thaniel and the
Planning Manager. I will work on having an answer for you on this here in the next day or so.
In regard to the proposed trail under the power lines, Parks staff has determined that this trail does not meet the park
dedication requirement.
Thanks,
Jamie Kelly
Parks Planning and Development Manager
253-931-4011
Jamie
From: Savanna Nagorski <Savanna.Nagorski@esmcivil.com>
Sent: Thursday, September 27, 2018 9:06 AM
To: Jamie Kelly <jwkelly@auburnwa.gov>
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Cc: Thaniel Gouk <tgouk@auburnwa.gov>; Clark Kunitsugu <clark.kunitsugu@esmcivil.com>
Subject: FW: Huntington Woods parks - PLT18-0002
Hi Jamie,
We are wrapping up the third submittal for Huntington woods and need to respond to the fee-in-lieu and park
dedication portion of the application. A portion of the site (the southern area with a trail and PSE easement) will be used
for recreation activities for the proposed development and neighbors and we want to confirm whether or not this will
qualify as a portion of the park dedication requirements. Otherwise, the client is asking for a cost summary for the fee-
in-lieu option.
Please see below for specific details of the project:
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Thanks,
SAVANNA NAGORSKI, MS
Assistant Planner/
GIS Analyst
Savanna.nagorski@esmcivil.com
ESM CONSULTING ENGINEERS, LLC
www.esmcivil.com
Federal Way Everett
33400 8th Avenue South, Ste 205
Federal Way, WA 98003
Tel: 253.838.6113
Fax: 253.838.7104
Civil Engineering Surveying Land Planning Landscape Architecture GIS
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DocuSign Envelope ID: 58E437CC-52A3-47D1-BEA6-5E5D03FF3F5C
Exhibit 14
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DocuSign Envelope ID: 58E437CC-52A3-47D1-BEA6-5E5D03FF3F5C
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DocuSign Envelope ID: 58E437CC-52A3-47D1-BEA6-5E5D03FF3F5C
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Huntington Woods Plat
Updated Transportation Impact Analysis
November 16, 2018
Prepared for:
PulteGroup
3535 Factoria Blvd SE, Suite 110
Bellevue, WA 98006
Prepared by:
TENW
Transportation Engineering NorthWest
11400 SE 8th Street, Suite 200
Bellevue, WA 98004
Office: (425) 889-6747
Fax: (425) 889-8369
Exhibit 15
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Updated Transportation Impact Analysis
Huntington Woods Plat
TENW November 16, 2018
Page i
Table of Contents
FINDINGS/CONCLUSIONS ........................................................................................ 1
INTRODUCTION ....................................................................................................... 2
Project Description ..................................................................................................... 2
Project Approach ...................................................................................................... 2
Primary Data and Information Sources ........................................................................... 3
EXISTING CONDITIONS ............................................................................................. 6
Roadway Network .................................................................................................... 6
Existing Traffic Volumes ............................................................................................... 6
Level of Service ......................................................................................................... 8
Collision History ...................................................................................................... 10
Sight Distance at 57th Place S / S 300th Place ............................................................. 11
Intersection Sight Distance (ISD): .............................................................................. 11
Stopping Sight Distance (SSD):................................................................................ 11
FUTURE TRAFFIC CONDITIONS AND PROJECT IMPACTS .............................................. 13
Planned Transportation Improvements .......................................................................... 13
Project Trip Generation ............................................................................................. 14
Project Trip Distribution and Assignment ....................................................................... 15
Site Circulation and Plat Intersection Control ................................................................. 15
Future Traffic Volumes ............................................................................................... 18
MITIGATION .......................................................................................................... 24
Appendices
Appendix A – Peak Hour Turning Movement Counts
Appendix B – Signal Timing Sheets
Appendix C – Level of Service (LOS) Calculations
Appendix D – Trip Generation Calculations
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Updated Transportation Impact Analysis
Huntington Woods Plat
TENW November 16, 2018
Page ii
List of Figures and Tables
Figure 1 Project Site Vicinity ....................................................................................................... 4
Figure 2 Preliminary Site Plan ..................................................................................................... 5
Figure 3 2018 Existing Weekday Peak Hour Traffic Volumes ........................................................... 7
Figure 4 Project Trip Distribution ................................................................................................ 16
Figure 5 Peak Hour Project Trip Assignment................................................................................. 17
Figure 6 2022 Without Project Weekday Peak Hour Traffic Volumes .............................................. 19
Figure 7 Reassignment of Peak Hour Background Traffic ................................................................ 20
Figure 8 2022 With Project Weekday Peak Hour Traffic Volumes .................................................. 21
Table 1 Existing Roadway Network Summary – Project Site Vicinity .................................................. 6
Table 2 LOS Criteria for Signalized and Stop-Controlled Intersections1 .............................................. 8
Table 3 2018 Existing AM and PM Peak Hour LOS Summary ......................................................... 9
Table 4 Collision Data Summary, January 1, 2015 to December 31, 2017 .................................... 10
Table 5 Collision Data Summary By Type, January 1, 2015 to December 31, 2017 ........................ 10
Table 6 Trip Generation Summary ............................................................................................ 14
Table 7 Project Trip Distribution................................................................................................ 15
Table 8 Year 2022 AM Peak Hour Level of Service Summary ....................................................... 22
Table 9 Year 2022 PM Peak Hour Level of Service Summary ....................................................... 23
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Updated Transportation Impact Analysis
Huntington Woods Plat
TENW November 16, 2018
Page 1
FINDINGS/CONCLUSIONS
This updated transportation impact analysis (TIA) has been prepared for the proposed Huntington
Woods Plat development located at 30210 56th Avenue S in Auburn, WA. This is an update to our
previous traffic analysis dated June 15, 2018 and addresses Traffic Impact Analysis Comments
included in the City of AuburnÊs 2nd Review Comments – Request for Information letter dated August
24, 2018.
Project Proposal. The proposed Huntington Woods Plat residential development includes up to 74
single-family dwelling units on an existing site that currently includes one single-family dwelling unit.
Vehicular access to the Huntington Woods Plat would be primarily provided via a new connection to
the existing 57th Place S and a new connection to the existing 56th Avenue S. Access for three of the
74 lots (lots 72-74) would be provided via S 302nd Street through the Calla Crest subdivision. Full
buildout of the project is estimated to occur in 2022.
Trip Generation. The proposed Huntington Woods Plat project is estimated to generate 779 net
new weekday daily trips, with 56 net new trips occurring during the weekday AM peak hour (14 in,
42 out), and 75 net new trips occurring during the weekday PM peak hour (47 in, 28 out).
Future Year LOS. LOS analyses were conducted for future year 2022 weekday AM and PM peak
hour conditions at eight off-site study intersections. Based on the analysis results, two stop-controlled
study intersections (study intersection #6 51st Ave S/S 316th St and study intersection #7 46th Pl/S
321st St and) are expected to include LOS F movements without or with the project. The City of
Auburn has a planned improvement at the intersection of 46th Pl S/S 321st Street that would improve
safety and traffic operations. At the intersection of 51st Ave S/S 316th Street, the delay for the LOS
F westbound left-turn movement is expected to improve slightly with the proposed project as a result
of the reassignment of background traffic through the project site.
Site Circulation and Plat Intersection Control. All three intersections within the proposed
Huntington Woods plat will be served by new public roads. The three plat intersections are proposed
to be controlled by mini-roundabouts to help control traffic turns, speeds, and accommodate
pedestrians, and also provide adequate sight distance
Mitigation. Transportation mitigation required by the City of Auburn is payment of a transportation
impact fee. The proposed Huntington Woods Plat development would include the development of
up to 74 single family dwelling units on an existing site that currently includes one single family dwelling
unit that would be removed as part of the proposed project. As of the date of this study, the adopted
City of Auburn 2018 impact fee schedule identifies a non-downtown fee of $4,537.89 per single-
family dwelling unit. The estimated transportation impact fee is $331,265.97 ($4,537.89 X 73 net
single-family dwelling units).
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INTRODUCTION
This updated transportation impact analysis (TIA) has been prepared for the proposed Huntington
Woods Plat development located at 30210 56th Avenue S in Auburn as shown in the Figure 1
Vicinity Map. This is an update to our previous traffic analysis dated June 15, 2018 and addresses
Traffic Impact Analysis Comments included in the City of AuburnÊs 2nd Review Comments – Request
for Information letter dated August 24, 2018.
Project Description
The proposed Huntington Woods Plat development would include the development of up to 74
single-family dwelling units on an existing site that currently includes one single-family dwelling unit.
Vehicular access to the Huntington Woods Plat would be primarily provided via a new connection
to the existing 57th Place S and a new connection to the existing 56th Avenue S. Access for three
of the 74 lots would be provided via S 302nd Street through the Calla Crest subdivision. Full buildout
of the project is estimated to occur in 2022. A preliminary site plan is provided in Figure 2.
Project Approach
To analyze the traffic impacts from the project, the following tasks were undertaken:
· Assessed existing conditions through field reconnaissance and reviewed existing
planning documents;
· Described and assessed existing transportation conditions in the area;
· Documented collision histories at study intersections;
· Assessed sight distance at the existing intersection 57th Place S/S 300th Place;
· Documented planned transportation improvements in the site vicinity;
· Documented existing traffic volumes and intersection levels of service (LOS) at the
following eight study intersections during the weekday AM and PM peak hours:
1. 51st Avenue S / S 300th Place
2. 57th Place S / S 300th Place
3. 51st Avenue S / S 304th Street
4. 52nd Avenue S / S 305th Street
5. 56th Avenue S / S 305th Street
6. 51st Avenue S / S 316th Street
7. 44th Avenue S / 46th Place S / S 321st Street
8. W Valley Highway / 15th Street NW
· Estimated trip generation and documented trip distribution and assignment of AM
and PM peak hour project-generated traffic;
· Reassigned existing traffic in the project vicinity that may use the new roadways
within the plat;
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· Documented traffic forecasts and assumptions for year 2022 conditions at the eight
study intersections without and with the proposed development;
· Analyzed weekday AM and PM peak hour LOS for year 2022 conditions at the
eight study intersections without and with the proposed development;
· Identified transportation mitigation to the City of Auburn.
Primary Data and Information Sources
· City of Auburn Comprehensive Transportation Plan, December 14, 2015.
· City of Auburn –2019 - 2024 Transportation Improvement Program, Adopted June
18, 2018 by Resolution 5355.
· ITE Trip Generation Manual, 10th edition, 2017.
· AM and PM Peak Hour traffic counts by All Traffic Data, May 2018.
· Highway Capacity Manual (HCM 6th Edition), 2016.
· Washington State Department of Transportation (WSDOT) Collision Data, 2015-
2017.
· City of Auburn Safety Priority Index System (SPIS) 2015-2017.
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Figure 1 Project Site Vicinity
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Figure 2 Preliminary Site Plan
Need new site plan showing mini-RAB intersections
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EXISTING CONDITIONS
Roadway Network
Table 1 describes the existing characteristics of the streets that would be used as primary routes to
and from the site. Roadway characteristics are described in terms of orientation, arterial
classification, posted speed limits, number of lanes, street parking, pedestrian facilities, and bicycle
facilities. The relationship of these roadways to the project site is shown in Figure 1.
Table 1
Existing Roadway Network Summary – Project Site Vicinity
Roadway Orientation Classification
Speed
Limit
Number
of Travel
Lanes
Street
Parking Sidewalks
Bicycle
Facilities
S 300th Pl E/W Residential
Collector 25 2 Both
Sides Both Sides None
S 305th St E/W Local Street 25 2 Both
Sides None None
57th Pl S N/S Local Street 25 2 Both
Sides Both Sides None
51st Ave S N/S Minor Arterial 40 2 No Intermittent Paved
Shoulder
*Unpaved south of S 305th St
Existing Traffic Volumes
Existing weekday AM and PM peak hour traffic volumes at eight study intersections were based on
counts conducted by All Traffic Data in May 2018. Figure 3 illustrates the 2018 existing weekday
AM and PM peak hour traffic volumes at the study intersections. The detailed peak hour turning
movement count sheets are provided in Appendix A.
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Figure 3 2018 Existing Weekday Peak Hour Traffic Volumes
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Level of Service
Weekday AM and PM peak hour LOS analyses were conducted at the following study intersections:
1. 51st Ave S/S 300th Place (unsignalized) 5. 56th Ave S/S 305th Street (unsignalized)
2. 57th Place S/S 300th Place (unsignalized) 6. 51st Ave S/S 316th Street (unsignalized)
3. 51st Ave S/S 304th Street (unsignalized) 7. 44th Ave S/46th Pl/321st St (unsignalized)
4. 52nd Ave S/S 305th Street (unsignalized) 8. W Valley Hwy/15th Street NW (signalized)
LOS generally refers to the degree of congestion on a roadway or intersection. It is a measure of
vehicle operating speed, travel time, travel delays, and driving comfort. A letter scale from A to F
generally describes intersection LOS. At signalized intersections, LOS A represents free-flow
conditions (motorists experience little or no delays), and LOS F represents forced-flow conditions
where motorists experience an average delay in excess of 80 seconds per vehicle.
The LOS reported for signalized intersections represents the average control delay (sec/veh) and can
be reported for the overall intersection, for each approach, and for each lane group (additional v/c
ratio criteria apply to lane group LOS only).
The LOS reported at stop-controlled intersections is based on the average control delay and can be
reported for each controlled minor approach, controlled minor lane group, and controlled major-
street movement (and for the overall intersection at all-way stop controlled intersections. Additional
v/c ratio criteria apply to lane group or movement LOS only). Table 2 outlines the current HCM 6th
Edition LOS criteria for signalized and stop-controlled intersections based on these methodologies.
Table 2
LOS Criteria for Signalized and Stop-Controlled Intersections1
SIGNALIZED INTERSECTIONS STOP-CONTROLLED INTERSECTIONS
LOS by Volume-to
Capacity (V/C) Ratio2
LOS by Volume-to
Capacity (V/C) Ratio3
Control Delay
(sec/veh) £ 1.0 > 1.0
Control Delay
(sec/veh) £ 1.0 > 1.0
£ 10 A F £ 10 A F
> 10 to £ 20 B F > 10 to £ 15 B F
> 20 to £ 35 C F > 15 to £ 25 C F
> 35 to £ 55 D F > 25 to £ 35 D F
> 55 to £ 80 E F > 35 to £ 50 E F
> 80 F F > 50 F F
1 Source: Highway Capacity Manual (6th Edition), Transportation Research Board, 2016.
2 For approach-based and intersection-wide assessments at signals, LOS is defined solely by control delay.
3 For two-way stop controlled intersections, the LOS criteria apply to each lane on a given approach and to each approach
on the minor street. LOS is not calculated for major-street approaches or for the intersection as a whole at two-way stop
controlled intersections. For approach-based and intersection-wide assessments at all-way stop controlled intersections,
LOS is solely defined by control delay.
Level of service calculations for intersections were based on methodology and procedures outlined
in the latest Highway Capacity Manual (6th Edition) using Synchro 10 traffic analysis software.
Existing signal timing used in the analysis was provided by the City of Auburn and is included in
Appendix B. The 2018 existing AM and PM peak hour LOS analysis results for the study intersections
are summarized in Table 3. The 2018 existing LOS worksheets are included in Appendix C.
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Table 3
2018 Existing AM and PM Peak Hour LOS Summary
AM Peak Hour PM Peak Hour
Study Intersection / Movement LOS 1
Delay
(sec) 2 V/C LOS 1
Delay
(sec) 2 V/C
Signalized Intersection 3
8. W Valley Hwy / 15th St NW C 28.1 0.85 C 29.8 0.78
Stop Controlled Intersections
1. 51st Ave S / S 300th Pl
Southbound Left-Turn A 9.4 0.02 A 8.1 0.03
Westbound Left-Turn C 22.7 0.18 C 19.9 0.20
Westbound Right-Turn B 14.9 0.10 B 10.2 0.04
2. 57th Place S / S 300th Place
Northbound Left-Right B 10.1 0.02 A 9.2 0.01
Westbound Left-Turn A 7.7 0.00 A 7.4 0.00
3. 51st Avenue S / S 304th Street
Southbound Left-Turn A 9.2 0.01 A 8.1 0.04
Westbound Left-Right C 18.1 0.16 B 12.7 0.06
4. 52nd Avenue S / S 305th Street
Southbound Left-Turn A 7.4 0.01 A 7.3 0.04
Westbound Left-Right A 8.6 0.06 A 8.4 0.03
5. 56th Avenue S / S 305th Street
Northbound Left-Right-Thru A 9.1 0.00 A 9.2 0.00
Southbound Left-Right-Thru A 0.0 0.00 A 0.0 0.00
Eastbound Left-Turn A 0.0 0.00 A 0.0 0.00
Westbound Left-Turn A 0.0 0.00 A 7.4 0.00
6. 51st Avenue S / S 316th Street
Southbound Left-Turn A 9.9 0.11 A 8.4 0.06
Westbound Left-Turn E 40.1 0.50 E 41.9 0.71
Westbound Right-Turn B 14.2 0.11 B 11.2 0.17
7. 44th Avenue S / 46th Place S / S 321st Street
Northbound Left-Right-Thru F 93.5 0.63 F 127.3 0.88
Southbound Left-Right-Thru B 10.5 0.11 B 13.2 0.17
Eastbound Left-Turn A 8.5 0.09 A 9.0 0.08
Westbound Left-Turn A 9.4 0.01 A 8.7 0.01
1. LOS = Level of Service
2. Delay refers to average control delay expressed in seconds per vehicle.
3. Reported v/c ratio is for worst movement.
As shown in Table 3, the signalized study intersection #8 and the majority of movements at the stop-
controlled intersections operate at LOS D or better under 2018 existing conditions during the AM
and PM peak hours. At the intersection of 51st Ave S/S 316th Street (study intersection #6), the
westbound left turn movement operates at LOS E and at the intersection of 44th Ave S/46th Place
S/S 321st Street (study intersection #7), the northbound left-right-thru movement operates at LOS F.
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Collision History
Historic collisions at the study intersections were analyzed for the three-year period from 2015 to
2017. Collision data was provided by the City of Auburn and by WSDOT. Summaries of the total
and yearly average collisions during this period are provided in Table 4. Summaries of collisions
by type over the three-year period are provided in Table 5.
Table 4
Collision Data Summary, January 1, 2015 to December 31, 2017
Intersection 2015 2016 2017
Three-Year
Total
Collisions
Average
Annual
Collisions
51st Ave S / S 300th Pl 2 0 1 0 1 0.33
57th Pl S / S 300th Pl 2 0 0 0 0 0.00
51st Ave S / S 304th St 1 1 2 0 3 1.00
52nd Ave S / S 305th St 2 0 0 0 0 0.00
56th Ave S / S 305th St 2 0 0 0 0 0.00
51st Ave S / S 316th St 2 4 5 2 11 3.67
46th Pl S / S 321st St 2 8 3 6 17 5.67
W Valley Hwy / 15th St NW 1 8 7 4 19 6.33
Sources: City of Auburn Collision Records, and WSDOT Crash Data.
Table 5
Collision Data Summary By Type, January 1, 2015 to December 31, 2017
Collision Type
Location
3-Year
Total
Collisions
Average
Annual
Collision
Rate Approach Turn Sideswipe Right Angle Rear-end Parked Veh / Fixed Other 51st Ave S / S 300th Pl 2 1 0.33 0 0 0 0 1 0
57th Pl S / S 300th Pl 2 0 0.00 0 0 0 0 0 0
51st Ave S / S 304th St 1 3 1.00 0 0 0 1 2 0
52nd Ave S / S 305th St 2 0 0.00 0 0 0 0 0 0
56th Ave S / S 305th St 2 0 0.00 0 0 0 0 0 0
51st Ave S / S 316th St 2 11 3.67 1 0 8 2 0 0
46th Pl S / S 321st St 2 17 5.67 3 0 7 7 0 0
W Valley Hwy / 15th St NW 1 19 6.33 7 6 1 4 1 0
Source: City of Auburn Collision Records, and WSDOT Crash Data.
The City collects and reviews collision data to identify intersection and road locations where potential
hazards exist. Potential safety problems are identified using the Safety Priority Index System (SPIS)
methodology. The SPIS score for a location considers three years of data and considers frequency,
collision rate, and severity. Based on CityÊs 2015-2017SPIS, there were 104 intersections included
and the SPIS scores ranged from 19.66 to 85.84 with a Citywide average of 49.15. The 15th
Street NW/West Valley Highway study intersection was included on this list and has an SPIS score
of 60.26 which is higher than the Citywide average and ranks #23 out of the 104 intersections.
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Sight Distance at 57th Place S / S 300th Place
Sight distance was assessed at the existing intersection of 57th Place S / S 300th Place based on
City of Auburn Standards and field measurements conducted by TENW in May 2018. The
intersection is a two-way stop-controlled intersection and the major road is S 300th Place. The posted
speed limit on S 300th Place in the vicinity of the 57th Place S is 25 MPH. Per City of Auburn
Engineering Design Standards Section 10.02.7, the design speed of any non-arterial street segment
shall be 5 MPH greater than the posted speed. Therefore, a design speed of 30 MPH was assumed
for this analysis. There is an approximately 6 percent upgrade in the westbound direction on S 300th
Place in the vicinity of the 57th Place S. Therefore, adjustments to the required stopping sight distance
(SSD) were made to account for grade.
Intersection Sight Distance (ISD):
Intersection sight distance was measured based on the City of Auburn Engineering Design Standards
Table 10-2A (Intersection Sight Distance), the minimum required ISD for a 30 MPH design speed is
335 feet. ISD was measured based on an entering vehicle driver eye height of 3.5 feet, measured
14.5 feet back from the edge of traveled way.
Based on our field observations, available intersection sight distance looking to the east on S 300th
Place from 57th Place S was verified to be in excess of 335 feet, therefore meeting City standards.
Available intersection sight distance looking to the west on S 300th Place from 57th Place S was
limited by existing vegetation above the public right-of-way. An existing mailbox is also located
within the sight triangle looking to the west (see picture below). The available sight distance looking
to the west was approximately 290 feet. With the removal of the existing vegetation, the CityÊs ISD
of 335 feet could be achieved.
Stopping Sight Distance (SSD):
In the vicinity of 57th Place S there is an approximately +6% upgrade in the westbound direction on
S 300th Place. Based on the City of Auburn Engineering Design Standards Table 10-2 (Stopping
Sight Distance), the minimum required SSD for a 30 MPH design speed is 215 for a -6% downgrade
and 184 feet for a +6% upgrade. Approaching the 57th Place S on S 300th Place from the east
and west, the available stopping sight distance was verified to exceed the applicable standards.
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View looking west on S 300th Place from 57th Place S
View looking east on S 300th Place from 57th Place S
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FUTURE TRAFFIC CONDITIONS AND PROJECT IMPACTS
Planned Transportation Improvements
This section documents the known transportation improvements planned by the City in the study area.
Planned transportation improvement projects identified in the City of AuburnÊs adopted 2019-2024
Transportation Improvement Program (TIP) are included below.
· TIP #R-9 – 46th Place S Realignment
Description:
This project will realign 46th Place S to the south of S 321st Street. The realignment
will move the 46th Place S intersection with S 321st Street approximately 350 feet
to the east of the current location. This will create two T-intersections (44th Avenue S
and 46th Place S) in place of the existing four-leg intersection. The existing 46th
Place S will be dead-ended to the south of S 321st Street. The project will improve
safety and traffic operations at the intersections.
· TIP #R-14 – W Valley Highway Improvements (15th Street NW to W Main Street)
Description:
This project scope includes rehabilitation and re-channelization, roadway widening,
bicycle lanes, pedestrian facilities, roadway lighting, required storm system
improvements, and Intelligent Transportation System Improvements.
· TIP #N-8 – Evergreen Heights Safe Routes to School Improvements Phase 1+2
Description:
Phase 1 of the project includes the vertical realignment of S 316th Street along the
school frontage to address sight-distance problems associated with the school
driveways and at the intersection with 56th Avenue S. This improvement is being
constructed by the school district as part of their half street improvements associated
with on-site improvements to the school.
Phase 2 of the project will realign the 56th Avenue S approach to S 316th Street
to the east to remove the offset between the street approach and school driveway,
and a roundabout will be constructed at the S 316th Street/56th Avenue S
intersection replacing the existing all-way stop-control. Other project elements include
street lighting and required storm water system improvements.
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Project Trip Generation
The trip generation estimates for the proposed Huntington Woods Plat project (up to 74 single-family
lots) were based on methodology documented in the Institute of Transportation Engineers (ITE) Trip
Generation Manual, 10th edition for land use code (LUC) 210 (Single-Family Detached Housing).
Table 6 summarizes the resulting new weekday daily, AM peak hour, and PM peak hour trip
generation estimates for 73 net new single-family homes (74 proposed single-family homes less 1
existing single-family homes). Detailed trip generation calculations are included in Appendix D.
Table 6
Trip Generation Summary
Net New Trips Generated
Time Period In Out Total
Weekday Daily
Lots 1-71 378 378 756
Lots 72-74 16 16 32
Less Existing Single Family Home -4 -5 -9
390 389 779
Weekday AM Peak Hour
Lots 1-71 14 41 55
Lots 72-74 0 2 2
Less Existing Single Family Home 0 -1 -1
14 42 56
Weekday PM Peak Hour
Lots 1-71 46 27 73
Lots 72-74 2 1 3
Less Existing Single Family Home -1 0 -1
47 28 75
As shown in Table 6, the proposed Huntington Woods Plat project is estimated to generate 779 net
new weekday daily trips, with 56 net new trips occurring during the weekday AM peak hour (14
in, 42 out), and 75 net new trips occurring during the weekday PM peak hour (47 in, 28 out).
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Project Trip Distribution and Assignment
The distribution of the new project trips generated by the proposed Huntington Woods Plat project
was based on previously approved traffic studies in the area, existing travel patterns in the area, and
coordination with City of Auburn staff as part of the Traffic Scoping for the project. The following
Table 7 summarizes the resulting general trip distribution patterns. The distribution of project trips is
shown graphically in Figure 4.
Table 7
Project Trip Distribution
Route (Direction) Trip Distribution
I-5 (north) 20%
I-5 (south) 15%
SR-167 (north) 15%
SR-167 (south) 10%
Military Rd S (north) 5%
Military Rd S (south) 5%
Peasley Canyon Rd S (south) 5%
15th St NW (east) 5%
W Main St (east) 5%
S 288th St (west) 5%
S 320th St (west) 10%
TOTAL 100%
Based on the trip distribution percentages, the net new weekday AM and PM peak hour project trips
were assigned through the study intersections.
The resulting assignment of the net new AM and PM peak hour project trips through the eight study
intersections is shown in Figure 5.
The project trips through the intersection of 61st Ave S/300th Place S (which provides access to lots
72-74) are also shown in the trip assignment Figure 5.
Site Circulation and Plat Intersection Control
All three intersections within the proposed Huntington Woods plat will be served by new public
roads. The three plat intersections are proposed to be controlled by mini-roundabouts to help control
traffic turns, speeds, and accommodate pedestrians, and also provide adequate sight distance.
The mini-RABs are illustrated in the Figure 2 Site plan on page 5.
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Figure 4 Project Trip Distribution
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Figure 5 Peak Hour Project Trip Assignment
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Future Traffic Volumes
Year 2022 Without-Project peak hour traffic volumes were estimated by applying a 4 percent annual
background growth rate to the existing volumes. The 4 percent annual growth rate was determined
based on background traffic growth between 2013 and 2018 in the project vicinity. The resulting
future 2022 without-project AM and PM peak hour traffic volumes are shown in Figure 6.
The 2022 With-Project traffic volumes were determined by adding the trip assignment from the
proposed development (shown in Figure 5) to the future 2022 Without-Project traffic volumes. In
addition, an analysis was completed to determine the number of existing trips to/from the
neighborhoods southeast and north of the site that would potentially „cut-through‰ the Huntington
Woods site with the proposed new connection between S 300th Place and S 305th Street.
The number of neighborhood trips that are anticipated to „cut-through‰ the site was estimated by
reassigning a proportion of neighborhood trips to/from 51st Ave S. For the neighborhood to the
north of the site an estimated 20 percent of the neighborhood trips to/from the south (northbound
right and westbound left turn movements) at the intersection of 51st Ave S/S 300th Place (study
intersection #1) were reassigned through the project site. For the neighborhood to the southeast of
the site, an estimated 25 percent of the neighborhood trips to/from the north (southbound left and
westbound right turn movements) at the intersection of 51st Ave S/S 304th Street (study intersection
#3) were reassigned through the project site.
The AM and PM peak hour reassignment of neighborhood trips with the proposed connection is
shown in Figure 7. The resulting future 2022 With-Project AM and PM peak hour traffic volumes at
the study intersections are shown in Figure 8.
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Figure 6 2022 Without Project Weekday Peak Hour Traffic Volumes
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Figure 7 Reassignment of Peak Hour Background Traffic
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Figure 8 2022 With Project Weekday Peak Hour Traffic Volumes
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Future Level of Service
Future year 2022 Level of Service (LOS) analyses were conducted at the eight study intersections for
weekday AM and PM peak hour Without-Project conditions and With-Project conditions.
The 2022 weekday AM and PM peak hour LOS results at the study intersections without and with
the proposed project are summarized in Tables 8 and 9. The detailed LOS worksheets are included
in Appendix C.
Table 8
Year 2022 AM Peak Hour Level of Service Summary
2022 Without Project 2022 With Project
Study Intersection / Movement LOS 1
Delay
(sec) 2 V/C LOS 1
Delay
(sec) 2 V/C
Signalized Intersection 3
8. W Valley Hwy / 15th St NW D 37.2 0.88 D 38.4 0.89
Stop Controlled Intersections
1. 51st Ave S / S 300th Pl
Southbound Left-Turn A 10.0 0.02 A 9.9 0.03
Westbound Left-Turn D 30.4 0.28 D 29.0 0.23
Westbound Right-Turn C 17.2 0.13 C 17.6 0.17
2. 57th Place S / S 300th Place
Northbound Left-Right B 10.4 0.02 B 11.0 0.11
Westbound Left-Turn A 7.8 0.00 A 7.9 0.01
3. 51st Avenue S / S 304th Street
Southbound Left-Turn A 9.7 0.01 A 9.7 0.01
Westbound Left-Right C 22.7 0.23 D 25.9 0.28
4. 52nd Avenue S / S 305th Street
Southbound Left-Turn A 7.4 0.01 A 7.4 0.02
Westbound Left-Right A 8.6 0.07 A 8.7 0.07
5. 56th Avenue S / S 305th Street
Northbound Left-Right-Thru A 9.2 0.01 A 9.8 0.01
Southbound Left-Right-Thru A 0.0 0.00 A 8.9 0.05
Eastbound Left-Turn A 0.0 0.00 A 7.4 0.01
Westbound Left-Turn A 0.0 0.00 A 0.0 0.00
6. 51st Avenue S / S 316th Street
Southbound Left-Turn B 10.7 0.14 B 10.6 0.12
Westbound Left-Turn F 89.1 0.80 F 86.3 0.79
Westbound Right-Turn C 16.2 0.15 C 16.0 0.12
7. 44th Avenue S / 46th Place S / S 321st Street
Northbound Left-Right-Thru F 318.1 1.23 F 352.9 1.30
Southbound Left-Right-Thru B 13.2 0.18 B 13.6 0.19
Eastbound Left-Turn A 8.8 0.11 A 8.9 0.12
Westbound Left-Turn A 9.9 0.01 A 9.9 0.01
1. LOS = Level of Service
2. Delay refers to average control delay expressed in seconds per vehicle.
3. Reported v/c ratio is for worst movement.
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Table 9
Year 2022 PM Peak Hour Level of Service Summary
2022 Without Project 2022 With Project
Study Intersection / Movement LOS 1
Delay
(sec) 2 V/C LOS 1
Delay
(sec) 2 V/C
Signalized Intersection 3
8. W Valley Hwy / 15th St NW D 38.0 0.93 D 38.8 0.94
Stop Controlled Intersections
1. 51st Ave S / S 300th Pl
Southbound Left-Turn A 8.2 0.04 A 8.2 0.05
Westbound Left-Turn D 25.8 0.30 C 24.8 0.25
Westbound Right-Turn B 10.7 0.05 B 10.7 0.06
2. 57th Place S / S 300th Place
Northbound Left-Right A 9.4 0.02 B 10.0 0.06
Westbound Left-Turn A 7.4 0.00 A 7.5 0.03
3. 51st Avenue S / S 304th Street
Southbound Left-Turn A 8.3 0.06 A 8.3 0.04
Westbound Left-Right B 14.1 0.08 C 15.6 0.09
4. 52nd Avenue S / S 305th Street
Southbound Left-Turn A 7.3 0.04 A 7.3 0.04
Westbound Left-Right A 8.4 0.03 A 8.4 0.03
5. 56th Avenue S / S 305th Street
Northbound Left-Right-Thru A 9.4 0.00 B 10.2 0.00
Southbound Left-Right-Thru A 0.0 0.00 A 9.3 0.06
Eastbound Left-Turn A 0.0 0.00 A 7.4 0.03
Westbound Left-Turn A 7.4 0.00 A 7.3 0.00
6. 51st Avenue S / S 316th Street
Southbound Left-Turn A 8.7 0.08 A 8.7 0.06
Westbound Left-Turn F 113.8 1.04 F 106.4 1.02
Westbound Right-Turn B 12.0 0.21 B 12.1 0.20
7. 44th Avenue S / 46th Place S / S 321st Street
Northbound Left-Right-Thru F 467.7 1.70 F 505.9 1.77
Southbound Left-Right-Thru C 15.1 0.23 C 15.3 0.24
Eastbound Left-Turn A 9.5 0.10 A 9.5 0.10
Westbound Left-Turn A 9.1 0.01 A 9.1 0.01
1. LOS = Level of Service
2. Delay refers to average control delay expressed in seconds per vehicle.
3. Reported v/c ratio is for worst movement.
As shown in Tables 8 and 9, two strop controlled study intersections (study intersection #6 51st Ave
S/S 316th St and study intersection #7 46th Pl/S 321st St and) are expected to include LOS F
movements without or with the project.
The City of Auburn has a planned improvement at the intersection of 46th Pl S/S 321st Street that
would improve safety and traffic operations. At the intersection of 51st Ave S/S 316th Street, the
delay for the LOS F westbound left-turn movement is expected to improve slightly with the proposed
project as a result of the reassignment of background traffic through the project site.
299 of 381
Updated Transportation Impact Analysis
Huntington Woods Plat
TENW November 16, 2018
Page 24
MITIGATION
Transportation mitigation required by the City of Auburn is payment of a transportation impact fee.
The proposed Huntington Woods Plat development would include the development of up to 74
single family dwelling units on an existing site that currently includes one single family dwelling unit
that would be removed as part of the proposed project. As of the date of this study, the adopted
City of Auburn 2018 impact fee schedule identifies a non-downtown fee of $4,537.89 per single-
family dwelling unit. The estimated transportation impact fee is $331,265.97 ($4,537.89 X 73 net
single-family dwelling units).
300 of 381
Updated Transportation Impact Analysis
Huntington Woods Plat
Appendix A
Peak Hour Turning Movement Counts
301 of 381
Peak Hour:07:00 AM - 08:00 AM
51ST AVE S 51ST AVE SS 300TH PLS 300TH PL
(303) 216-2439
www.alltrafficdata.net
Location:3 51ST AVE S & S 300TH PL AM
Thursday, May 17, 2018Date and Start Time:
All Vehicles Pedestrians/Bicycles in Crosswalk
Traffic Counts - All Vehicles
Heavy Vehicles
Peak Hour
Traffic Counts - Heavy Vehicles and Pedestrians/Bicycles in Crosswalk001236
0
42
0
0
0
246 712
78
45
709276
0
0 N
S
EW
0
0 2340676330S 300TH PL
S 300TH PL51ST AVE S51ST AVE S1,033
0
100N
S
EW 0100
0 0
00Interval
Start Time RightLeftThru Total
Eastbound Westbound Northbound Southbound
U-Turn
Rolling
HourRightLeftThruU-Turn RightLeftThruU-Turn RightLeftThruU-Turn
7:00 AM 1,03300004000180033924307100
7:15 AM 974000016000174026627301320
7:30 AM 841000010000168048027601040
7:45 AM 717000012000154034924106170
8:00 AM 67300009000104055018406100
8:15 AM 0 0 0 0 3 0 0 0 83 0 6 36 14002100
8:30 AM 0 0 0 0 7 0 0 0 77 0 9 45 15200140
8:45 AM 0 0 0 0 23 0 0 0 71 0 21 55 197010170
Count Total 0 0 0 0 84 0 0 0 1,011 0 53 420 1,706054840
Peak Hour 0 0 0 0 42 0 0 0 676 0 12 234 1,033036330
HV%PHF
0.00
0.67
0.93
0.73
0.0%
5.1%
2.8%
4.5%
3.4%0.94
EB
WB
NB
SB
All 0043
0
1
0
0
0
11 20
4
7
208
0
0 N
S
EW
0
0 701730Heavy VehiclesInterval
Start Time EB NB TotalWBSB
7:00 AM 0 7 1 5 13
7:15 AM 0 3 1 0 4
7:30 AM 0 5 1 6 12
7:45 AM 0 5 1 0 6
8:00 AM 0 3 1 2 6
8:15 AM 0 4 0 3 7
8:30 AM 0 4 0 1 5
8:45 AM 0 3 3 10 16
Count Total 0 34 8 27 69
Peak Hour 0 20 4 11 35
Pedestrians/Bicycles on CrosswalkInterval
Start Time EB NB TotalWBSB
7:00 AM 0 0 0 0 0
7:15 AM 0 0 0 0 0
7:30 AM 0 0 1 0 1
7:45 AM 0 0 0 0 0
8:00 AM 0 0 0 0 0
8:15 AM 0 0 2 0 2
8:30 AM 0 0 0 0 0
8:45 AM 0 0 0 0 0
Count Total 0 0 3 0 3
Peak Hour 0 0 1 0 1
302 of 381
Peak Hour:08:00 AM - 09:00 AM
57TH PL S 57TH PL SS 300TH PLS 300TH PL
(303) 216-2439
www.alltrafficdata.net
Location:2 57TH PL S & S 300TH PL AM
Thursday, May 17, 2018Date and Start Time:
All Vehicles Pedestrians/Bicycles in Crosswalk
Traffic Counts - All Vehicles
Heavy Vehicles
Peak Hour
Traffic Counts - Heavy Vehicles and Pedestrians/Bicycles in Crosswalk0000
47
1
2
114
0
0 0
48
116
63
116
51 N
S
EW
0
0 04020S 300TH PL
S 300TH PL57TH PL S57TH PL S170
0
030N
S
EW 0030
0 0
00Interval
Start Time RightLeftThru Total
Eastbound Westbound Northbound Southbound
U-Turn
Rolling
HourRightLeftThruU-Turn RightLeftThruU-Turn RightLeftThruU-Turn
7:00 AM 950012006040000230010
7:15 AM 1020070012000000190000
7:30 AM 1110013007020000230010
7:45 AM 1210017009020000301010
8:00 AM 1700024003030000300000
8:15 AM 0 0 20 0 0 6 0 0 0 0 0 0 281010
8:30 AM 0 0 27 0 0 6 0 0 0 0 0 0 330000
8:45 AM 0 0 43 0 1 32 0 1 0 0 0 0 791010
Count Total 0 0 163 0 1 81 0 12 0 0 0 0 2653050
Peak Hour 0 0 114 0 1 47 0 4 0 0 0 0 1702020
HV%PHF
0.66
0.36
0.50
0.00
4.3%
8.3%
0.0%
0.0%
5.3%0.54
EB
WB
NB
SB
All 0000
4
0
0
5
0
0 0
4
5
00
5
4 N
S
EW
0
0 00000Heavy VehiclesInterval
Start Time EB NB TotalWBSB
7:00 AM 2 0 1 0 3
7:15 AM 0 0 0 0 0
7:30 AM 2 0 0 0 2
7:45 AM 1 0 1 0 2
8:00 AM 0 0 1 0 1
8:15 AM 0 0 0 0 0
8:30 AM 0 0 0 0 0
8:45 AM 5 0 3 0 8
Count Total 10 0 6 0 16
Peak Hour 5 0 4 0 9
Pedestrians/Bicycles on CrosswalkInterval
Start Time EB NB TotalWBSB
7:00 AM 0 0 0 0 0
7:15 AM 2 0 0 0 2
7:30 AM 0 0 0 0 0
7:45 AM 0 0 0 0 0
8:00 AM 0 0 0 0 0
8:15 AM 0 0 0 0 0
8:30 AM 0 0 0 0 0
8:45 AM 0 3 0 0 3
Count Total 2 3 0 0 5
Peak Hour 0 3 0 0 3
303 of 381
Peak Hour:07:00 AM - 08:00 AM
51ST AVE S 51ST AVE SS 304TH ST
(303) 216-2439
www.alltrafficdata.net
Location:4 51ST AVE S & S 304TH ST AM
Thursday, May 17, 2018Date and Start Time:
All Vehicles Pedestrians/Bicycles in Crosswalk
Traffic Counts - All Vehicles
Heavy Vehicles
Peak Hour
Traffic Counts - Heavy Vehicles and Pedestrians/Bicycles in Crosswalk00831
0
16
302 675
47
15
651310
N
S
EW
0294
064470
S 304TH ST51ST AVE S51ST AVE S1,000
0
11
N
S
EW 0101
0 0
Interval
Start Time RightLeftThru Total
Eastbound Westbound Northbound Southbound
U-Turn
Rolling
HourRightLeftThruU-Turn RightLeftThruU-Turn RightLeftThruU-Turn
7:00 AM 1,000040001640344218120
7:15 AM 9640300017002662521100
7:30 AM 8530300015402114280520
7:45 AM 7210600015601702501430
8:00 AM 632010001030173182400
8:15 AM 0 5 0 0 0 84 0 0 46 141330
8:30 AM 0 3 0 0 0 82 0 1 54 148440
8:45 AM 0 2 0 0 0 78 0 4 71 161600
Count Total 0 27 0 0 0 991 0 14 538 1,63248140
Peak Hour 0 16 0 0 0 644 0 8 294 1,0003170
HV%PHF
0.59
0.96
0.65
6.4%
2.9%
3.0%
3.1%0.89
EB
WB
NB
SB
All 0002
0
1
9 19
3
2
1910
N
S
EW
09
01720Heavy VehiclesInterval
Start Time EB NB TotalWBSB
7:00 AM 6 0 2 8
7:15 AM 3 1 0 4
7:30 AM 4 1 6 11
7:45 AM 6 1 1 8
8:00 AM 5 0 1 6
8:15 AM 5 0 4 9
8:30 AM 4 0 2 6
8:45 AM 5 0 7 12
Count Total 38 3 23 64
Peak Hour 19 3 9 31
Pedestrians/Bicycles on CrosswalkInterval
Start Time EB NB TotalWBSB
7:00 AM 0 0 0 0
7:15 AM 0 0 0 0
7:30 AM 1 1 0 2
7:45 AM 0 0 0 0
8:00 AM 0 0 0 0
8:15 AM 0 0 0 0
8:30 AM 0 2 0 2
8:45 AM 0 0 0 0
Count Total 1 3 0 4
Peak Hour 1 1 0 2
304 of 381
Peak Hour:07:00 AM - 08:00 AM
52ND AVE S 52ND AVE SS 305TH ST
(303) 216-2439
www.alltrafficdata.net
Location:6 52ND AVE S & S 305TH ST AM
Thursday, May 17, 2018Date and Start Time:
All Vehicles Pedestrians/Bicycles in Crosswalk
Traffic Counts - All Vehicles
Heavy Vehicles
Peak Hour
Traffic Counts - Heavy Vehicles and Pedestrians/Bicycles in Crosswalk001240
0
2
15 43
42
12
35
N
S
EW
03
0300
S 305TH ST52ND AVE S52ND AVE S60
0
00
N
S
EW 0000
0 0
Interval
Start Time RightLeftThru Total
Eastbound Westbound Northbound Southbound
U-Turn
Rolling
HourRightLeftThruU-Turn RightLeftThruU-Turn RightLeftThruU-Turn
7:00 AM 6000000005010500
7:15 AM 56010002020161100
7:30 AM 5201000004013800
7:45 AM 52000001013211600
8:00 AM 430000010006500
8:15 AM 0 0 0 0 0 0 0 3 1 12800
8:30 AM 0 0 0 0 0 0 0 5 0 13710
8:45 AM 0 1 0 0 0 1 0 3 1 12600
Count Total 0 3 0 0 0 5 0 23 5 1036610
Peak Hour 0 2 0 0 0 3 0 12 3 604000
HV%PHF
0.66
0.38
0.75
7.1%
0.0%
13.3%
8.3%0.71
EB
WB
NB
SB
All 0003
0
0
2 3
3
0
02
N
S
EW
02
0000Heavy VehiclesInterval
Start Time EB NB TotalWBSB
7:00 AM 0 0 0 0
7:15 AM 0 1 0 1
7:30 AM 0 1 0 1
7:45 AM 0 1 2 3
8:00 AM 0 0 0 0
8:15 AM 0 0 1 1
8:30 AM 1 0 0 1
8:45 AM 0 0 0 0
Count Total 1 3 3 7
Peak Hour 0 3 2 5
Pedestrians/Bicycles on CrosswalkInterval
Start Time EB NB TotalWBSB
7:00 AM 0 0 0 0
7:15 AM 0 0 0 0
7:30 AM 0 0 0 0
7:45 AM 0 0 0 0
8:00 AM 0 0 0 0
8:15 AM 0 0 0 0
8:30 AM 0 0 0 0
8:45 AM 1 0 0 1
Count Total 1 0 0 1
Peak Hour 0 0 0 0
305 of 381
Peak Hour:07:00 AM - 08:00 AM
56TH AVE S 56TH AVE SS 305TH STS 305TH ST
(303) 216-2439
www.alltrafficdata.net
Location:5 56TH AVE S & S 305TH ST AM
Thursday, May 17, 2018Date and Start Time:
All Vehicles Pedestrians/Bicycles in Crosswalk
Traffic Counts - All Vehicles
Heavy Vehicles
Peak Hour
Traffic Counts - Heavy Vehicles and Pedestrians/Bicycles in Crosswalk0000
57
0
1
17
0
0 0
57
17
31
18
60 N
S
EW
0
0 03000S 305TH ST
S 305TH ST56TH AVE S56TH AVE S78
0
110N
S
EW 1010
0 0
00Interval
Start Time RightLeftThru Total
Eastbound Westbound Northbound Southbound
U-Turn
Rolling
HourRightLeftThruU-Turn RightLeftThruU-Turn RightLeftThruU-Turn
7:00 AM 780070015000000231000
7:15 AM 610020012000000140000
7:30 AM 610050010010000160000
7:45 AM 610030020020000250000
8:00 AM 4900100500000060000
8:15 AM 0 0 4 0 0 8 0 1 0 0 0 0 141000
8:30 AM 0 0 7 0 0 7 0 1 0 0 0 0 161000
8:45 AM 0 0 4 0 1 5 0 3 0 0 0 0 130000
Count Total 0 0 33 0 1 82 0 8 0 0 0 0 1273000
Peak Hour 0 0 17 0 0 57 0 3 0 0 0 0 781000
HV%PHF
0.56
0.71
0.38
0.00
0.0%
3.5%
0.0%
0.0%
2.6%0.78
EB
WB
NB
SB
All 0000
2
0
0
0
0
0 0
2
0
00
0
2 N
S
EW
0
0 00000Heavy VehiclesInterval
Start Time EB NB TotalWBSB
7:00 AM 0 0 1 0 1
7:15 AM 0 0 1 0 1
7:30 AM 0 0 0 0 0
7:45 AM 0 0 0 0 0
8:00 AM 0 0 0 0 0
8:15 AM 0 0 0 0 0
8:30 AM 1 0 0 0 1
8:45 AM 0 1 0 0 1
Count Total 1 1 2 0 4
Peak Hour 0 0 2 0 2
Pedestrians/Bicycles on CrosswalkInterval
Start Time EB NB TotalWBSB
7:00 AM 0 1 1 0 2
7:15 AM 0 0 0 0 0
7:30 AM 0 0 0 0 0
7:45 AM 0 0 0 0 0
8:00 AM 0 0 0 0 0
8:15 AM 0 0 0 0 0
8:30 AM 0 0 0 0 0
8:45 AM 0 0 0 0 0
Count Total 0 1 1 0 2
Peak Hour 0 1 1 0 2
306 of 381
Peak Hour:07:00 AM - 08:00 AM
51ST AVE S 51ST AVE SS 316TH ST
(303) 216-2439
www.alltrafficdata.net
Location:7 51ST AVE S & S 316TH ST AM
Thursday, May 17, 2018Date and Start Time:
All Vehicles Pedestrians/Bicycles in Crosswalk
Traffic Counts - All Vehicles
Heavy Vehicles
Peak Hour
Traffic Counts - Heavy Vehicles and Pedestrians/Bicycles in Crosswalk007742
0
89
300 571
131
262
714312
N
S
EW
0223
05291850
S 316TH ST51ST AVE S51ST AVE S1,145
0
00
N
S
EW 0000
0 0
Interval
Start Time RightLeftThru Total
Eastbound Westbound Northbound Southbound
U-Turn
Rolling
HourRightLeftThruU-Turn RightLeftThruU-Turn RightLeftThruU-Turn
7:00 AM 1,1450230001430193927710430
7:15 AM 1,0900140001360175427812450
7:30 AM 994026000133026803239490
7:45 AM 8630260001170155026711480
8:00 AM 79702300081020552229340
8:15 AM 0 13 0 0 0 74 0 11 45 1827320
8:30 AM 0 16 0 0 0 75 0 15 44 1928340
8:45 AM 0 23 0 0 0 54 0 21 56 20113340
Count Total 0 164 0 0 0 813 0 144 423 1,942793190
Peak Hour 0 89 0 0 0 529 0 77 223 1,145421850
HV%PHF
0.89
0.96
0.71
2.3%
2.8%
1.7%
2.4%0.89
EB
WB
NB
SB
All 0011
0
2
5 18
3
4
206
N
S
EW
04
01730Heavy VehiclesInterval
Start Time EB NB TotalWBSB
7:00 AM 9 0 2 11
7:15 AM 3 0 0 3
7:30 AM 4 0 2 6
7:45 AM 4 3 1 8
8:00 AM 3 2 2 7
8:15 AM 3 2 3 8
8:30 AM 3 1 2 6
8:45 AM 5 1 9 15
Count Total 34 9 21 64
Peak Hour 20 3 5 28
Pedestrians/Bicycles on CrosswalkInterval
Start Time EB NB TotalWBSB
7:00 AM 0 0 0 0
7:15 AM 0 0 0 0
7:30 AM 0 0 0 0
7:45 AM 0 0 0 0
8:00 AM 0 0 0 0
8:15 AM 0 0 0 0
8:30 AM 0 0 0 0
8:45 AM 0 0 0 0
Count Total 0 0 0 0
Peak Hour 0 0 0 0
307 of 381
Peak Hour:07:00 AM - 08:00 AM
46TH PL 46TH PLS 321ST STS 321ST ST
(303) 216-2439
www.alltrafficdata.net
Location:8 46TH PL & S 321ST ST AM
Thursday, May 17, 2018Date and Start Time:
All Vehicles Pedestrians/Bicycles in Crosswalk
Traffic Counts - All Vehicles
Heavy Vehicles
Peak Hour
Traffic Counts - Heavy Vehicles and Pedestrians/Bicycles in Crosswalk62022
354
7
44
636
90
72 94
363
644
5059
770
458 N
S
EW
0
0 842260S 321ST ST
S 321ST ST46TH PL46TH PL1,255
2
000N
S
EW 0000
0 2
00Interval
Start Time RightLeftThru Total
Eastbound Westbound Northbound Southbound
U-Turn
Rolling
HourRightLeftThruU-Turn RightLeftThruU-Turn RightLeftThruU-Turn
7:00 AM 1,255027167017003000128971111
7:15 AM 1,210021168036808101229490112
7:30 AM 1,136019164021220160001363140223
7:45 AM 1,02902313701940151014309141216
8:00 AM 9770151050186012102124481210
8:15 AM 0 13 104 0 0 61 0 9 2 0 1 2 220150112
8:30 AM 0 26 108 0 1 78 0 13 1 0 0 1 256100117
8:45 AM 0 24 76 0 3 84 0 18 0 0 1 3 257121332
Count Total 0 168 1,029 0 12 663 0 94 6 0 6 15 2,23289413133
Peak Hour 0 90 636 0 7 354 0 42 2 0 2 8 1,255442662
HV%PHF
0.96
0.73
0.69
0.75
2.9%
1.4%
2.0%
0.0%
2.2%0.86
EB
WB
NB
SB
All 0000
4
1
1
17
4
0 4
5
18
12
22
4 N
S
EW
0
0 00010Heavy VehiclesInterval
Start Time EB NB TotalWBSB
7:00 AM 7 1 1 0 9
7:15 AM 4 0 0 0 4
7:30 AM 6 0 2 0 8
7:45 AM 5 0 2 0 7
8:00 AM 4 0 3 1 8
8:15 AM 3 0 2 0 5
8:30 AM 8 1 4 1 14
8:45 AM 11 1 9 4 25
Count Total 48 3 23 6 80
Peak Hour 22 1 5 0 28
Pedestrians/Bicycles on CrosswalkInterval
Start Time EB NB TotalWBSB
7:00 AM 0 0 0 0 0
7:15 AM 0 0 0 2 2
7:30 AM 0 0 0 0 0
7:45 AM 0 0 0 0 0
8:00 AM 0 0 0 0 0
8:15 AM 0 0 0 0 0
8:30 AM 0 0 0 0 0
8:45 AM 0 0 0 0 0
Count Total 0 0 0 2 2
Peak Hour 0 0 0 2 2
308 of 381
Peak Hour:07:00 AM - 08:00 AM
W VALLEY HWY W VALLEY HWY15TH ST NW15TH ST NW
(303) 216-2439
www.alltrafficdata.net
Location:1 W VALLEY HWY & 15TH ST NW AM
Thursday, May 17, 2018Date and Start Time:
All Vehicles Pedestrians/Bicycles in Crosswalk
Traffic Counts - All Vehicles
Heavy Vehicles
Peak Hour
Traffic Counts - Heavy Vehicles and Pedestrians/Bicycles in Crosswalk290160268
132
98
15
291
52
256 1,006
498
628
918180
358
216 N
S
EW
0
0 6755686177015TH ST NW
15TH ST NWW VALLEY HWYW VALLEY HWY2,030
0
000N
S
EW 0000
0 0
00Interval
Start Time RightLeftThru Total
Eastbound Westbound Northbound Southbound
U-Turn
Rolling
HourRightLeftThruU-Turn RightLeftThruU-Turn RightLeftThruU-Turn
7:00 AM 2,030014760223601317802613496972325
7:15 AM 1,959016710283102019004612551366608
7:30 AM 1,80701373019320916804527506161526
7:45 AM 1,705097102933013150043154772693310
8:00 AM 1,621012510123101914903618425650356
8:15 AM 0 10 37 0 21 48 0 10 104 0 42 20 399567296
8:30 AM 0 9 54 0 24 40 0 14 91 0 41 31 404864235
8:45 AM 0 11 62 0 14 64 0 12 62 0 46 25 393560275
Count Total 0 94 495 0 169 315 0 110 1,092 0 325 161 3,6513950929151
Peak Hour 0 52 291 0 98 132 0 55 686 0 160 67 2,0301526817729
HV%PHF
0.90
0.95
0.85
0.82
2.8%
5.8%
7.7%
16.8%
7.5%0.92
EB
WB
NB
SB
All 103019
4
6
1
7
2
43 68
29
60
7119
10
6 N
S
EW
0
0 12147230Heavy VehiclesInterval
Start Time EB NB TotalWBSB
7:00 AM 3 16 7 9 35
7:15 AM 5 23 5 8 41
7:30 AM 1 19 4 18 42
7:45 AM 1 13 13 8 35
8:00 AM 3 13 17 16 49
8:15 AM 6 11 21 5 43
8:30 AM 3 8 19 11 41
8:45 AM 12 11 16 22 61
Count Total 34 114 102 97 347
Peak Hour 10 71 29 43 153
Pedestrians/Bicycles on CrosswalkInterval
Start Time EB NB TotalWBSB
7:00 AM 0 0 0 0 0
7:15 AM 0 0 0 0 0
7:30 AM 0 0 0 0 0
7:45 AM 0 0 0 0 0
8:00 AM 0 0 0 1 1
8:15 AM 1 0 0 0 1
8:30 AM 1 0 0 0 1
8:45 AM 1 0 0 0 1
Count Total 3 0 0 1 4
Peak Hour 0 0 0 0 0
309 of 381
Peak Hour:04:30 PM - 05:30 PM
51ST AVE S 51ST AVE SS 300TH PLS 300TH PL
(303) 216-2439
www.alltrafficdata.net
Location:3 51ST AVE S & S 300TH PL PM
Thursday, May 17, 2018Date and Start Time:
All Vehicles Pedestrians/Bicycles in Crosswalk
Traffic Counts - All Vehicles
Heavy Vehicles
Peak Hour
Traffic Counts - Heavy Vehicles and Pedestrians/Bicycles in Crosswalk003825
0
59
0
0
0
492 306
85
87
329513
0
0 N
S
EW
1
0 4540281480S 300TH PL
S 300TH PL51ST AVE S51ST AVE S906
0
100N
S
EW 1000
0 0
00Interval
Start Time RightLeftThru Total
Eastbound Westbound Northbound Southbound
U-Turn
Rolling
HourRightLeftThruU-Turn RightLeftThruU-Turn RightLeftThruU-Turn
4:00 PM 86600001500066061042080890
4:15 PM 886000012000720895208010110
4:30 PM 90600001800058010127237012120
4:45 PM 888000015000740810321302110
5:00 PM 8640001110007401211522804110
5:15 PM 0 0 0 0 15 0 0 0 75 0 8 109 22807140
5:30 PM 0 0 0 0 12 0 0 0 70 0 10 105 21906160
5:45 PM 0 0 0 0 7 0 0 0 70 0 8 87 18907100
Count Total 0 0 0 1 105 0 0 0 559 0 70 845 1,730056940
Peak Hour 0 0 0 1 59 0 0 0 281 0 38 454 906025480
HV%PHF
0.00
0.71
0.92
0.90
0.0%
3.5%
0.0%
1.4%
1.1%0.96
EB
WB
NB
SB
All 0010
0
3
0
0
0
7 0
3
1
09
0
0 N
S
EW
0
0 60000Heavy VehiclesInterval
Start Time EB NB TotalWBSB
4:00 PM 0 2 0 7 9
4:15 PM 0 3 0 3 6
4:30 PM 0 0 0 3 3
4:45 PM 0 0 2 1 3
5:00 PM 0 0 0 3 3
5:15 PM 0 0 1 0 1
5:30 PM 0 1 0 3 4
5:45 PM 0 1 0 1 2
Count Total 0 7 3 21 31
Peak Hour 0 0 3 7 10
Pedestrians/Bicycles on CrosswalkInterval
Start Time EB NB TotalWBSB
4:00 PM 0 2 0 3 5
4:15 PM 0 0 0 0 0
4:30 PM 0 0 1 0 1
4:45 PM 0 0 0 0 0
5:00 PM 0 0 0 0 0
5:15 PM 0 0 0 0 0
5:30 PM 0 0 0 0 0
5:45 PM 0 0 0 0 0
Count Total 0 2 1 3 6
Peak Hour 0 0 1 0 1
310 of 381
Peak Hour:04:15 PM - 05:15 PM
57TH PL S 57TH PL SS 300TH PLS 300TH PL
(303) 216-2439
www.alltrafficdata.net
Location:2 57TH PL S & S 300TH PL PM
Thursday, May 17, 2018Date and Start Time:
All Vehicles Pedestrians/Bicycles in Crosswalk
Traffic Counts - All Vehicles
Heavy Vehicles
Peak Hour
Traffic Counts - Heavy Vehicles and Pedestrians/Bicycles in Crosswalk0000
98
4
7
60
0
0 0
102
64
811
67
102 N
S
EW
0
0 04040S 300TH PL
S 300TH PL57TH PL S57TH PL S177
0
000N
S
EW 0000
0 0
00Interval
Start Time RightLeftThru Total
Eastbound Westbound Northbound Southbound
U-Turn
Rolling
HourRightLeftThruU-Turn RightLeftThruU-Turn RightLeftThruU-Turn
4:00 PM 17600130021010000381020
4:15 PM 17700140030020000503010
4:30 PM 16100190232000000552000
4:45 PM 14000120016020000331020
5:00 PM 13700150220000000391010
5:15 PM 0 0 12 0 0 21 0 0 0 0 0 0 341000
5:30 PM 0 0 15 0 0 16 0 0 0 0 0 0 341020
5:45 PM 0 0 11 0 1 16 0 0 0 0 0 0 302000
Count Total 0 0 111 0 5 172 0 5 0 0 0 0 31312080
Peak Hour 0 0 60 0 4 98 0 4 0 0 0 0 1777040
HV%PHF
0.80
0.75
0.50
0.00
1.5%
1.0%
0.0%
0.0%
1.1%0.80
EB
WB
NB
SB
All 0000
1
0
0
1
0
0 0
1
1
00
1
1 N
S
EW
0
0 00000Heavy VehiclesInterval
Start Time EB NB TotalWBSB
4:00 PM 0 0 0 0 0
4:15 PM 1 0 0 0 1
4:30 PM 0 0 0 0 0
4:45 PM 0 0 1 0 1
5:00 PM 0 0 0 0 0
5:15 PM 0 0 1 0 1
5:30 PM 1 0 0 0 1
5:45 PM 1 0 0 0 1
Count Total 3 0 2 0 5
Peak Hour 1 0 1 0 2
Pedestrians/Bicycles on CrosswalkInterval
Start Time EB NB TotalWBSB
4:00 PM 0 2 0 0 2
4:15 PM 0 0 0 0 0
4:30 PM 0 0 0 0 0
4:45 PM 0 0 0 0 0
5:00 PM 0 0 0 0 0
5:15 PM 0 1 0 0 1
5:30 PM 0 1 0 0 1
5:45 PM 0 1 0 0 1
Count Total 0 5 0 0 5
Peak Hour 0 0 0 0 0
311 of 381
Peak Hour:04:30 PM - 05:30 PM
51ST AVE S 51ST AVE SS 304TH ST
(303) 216-2439
www.alltrafficdata.net
Location:4 51ST AVE S & S 304TH ST PM
Thursday, May 17, 2018Date and Start Time:
All Vehicles Pedestrians/Bicycles in Crosswalk
Traffic Counts - All Vehicles
Heavy Vehicles
Peak Hour
Traffic Counts - Heavy Vehicles and Pedestrians/Bicycles in Crosswalk005320
0
8
498 356
28
67
351454
N
S
EW
0445
0336141
S 304TH ST51ST AVE S51ST AVE S877
0
10
N
S
EW 1000
0 0
Interval
Start Time RightLeftThru Total
Eastbound Westbound Northbound Southbound
U-Turn
Rolling
HourRightLeftThruU-Turn RightLeftThruU-Turn RightLeftThruU-Turn
4:00 PM 856020007809114209420
4:15 PM 861030008306102206750
4:30 PM 8770100072013127221620
4:45 PM 8610300087015105220550
5:00 PM 8320200087013101214740
5:15 PM 0 2 0 1 0 90 0 12 112 222230
5:30 PM 0 4 0 0 0 83 0 13 96 205540
5:45 PM 0 5 0 0 0 85 0 7 84 191730
Count Total 0 22 0 1 0 665 0 88 841 1,68843280
Peak Hour 0 8 0 1 0 336 0 53 445 87720140
HV%PHF
0.78
0.93
0.89
0.0%
0.0%
1.8%
1.0%0.99
EB
WB
NB
SB
All 0000
0
0
9 0
0
0
09
N
S
EW
09
0000Heavy VehiclesInterval
Start Time EB NB TotalWBSB
4:00 PM 2 0 7 9
4:15 PM 3 0 3 6
4:30 PM 0 0 3 3
4:45 PM 0 0 2 2
5:00 PM 0 0 2 2
5:15 PM 0 0 2 2
5:30 PM 1 0 2 3
5:45 PM 1 0 2 3
Count Total 7 0 23 30
Peak Hour 0 0 9 9
Pedestrians/Bicycles on CrosswalkInterval
Start Time EB NB TotalWBSB
4:00 PM 0 0 0 0
4:15 PM 0 0 0 0
4:30 PM 0 1 0 1
4:45 PM 0 0 0 0
5:00 PM 0 0 0 0
5:15 PM 0 0 0 0
5:30 PM 0 0 0 0
5:45 PM 0 0 0 0
Count Total 0 1 0 1
Peak Hour 0 1 0 1
312 of 381
Peak Hour:04:45 PM - 05:45 PM
52ND AVE S 52ND AVE SS 305TH ST
(303) 216-2439
www.alltrafficdata.net
Location:6 52ND AVE S & S 305TH ST PM
Thursday, May 17, 2018Date and Start Time:
All Vehicles Pedestrians/Bicycles in Crosswalk
Traffic Counts - All Vehicles
Heavy Vehicles
Peak Hour
Traffic Counts - Heavy Vehicles and Pedestrians/Bicycles in Crosswalk005425
0
0
65 30
25
55
611
N
S
EW
011
0510
S 305TH ST52ND AVE S52ND AVE S96
0
00
N
S
EW 0000
0 0
Interval
Start Time RightLeftThru Total
Eastbound Westbound Northbound Southbound
U-Turn
Rolling
HourRightLeftThruU-Turn RightLeftThruU-Turn RightLeftThruU-Turn
4:00 PM 8800000008317600
4:15 PM 9400000208321800
4:30 PM 94000000013223710
4:45 PM 96000000020027700
5:00 PM 9000000208423810
5:15 PM 0 0 0 0 0 0 0 13 4 21400
5:30 PM 0 0 0 0 0 3 0 13 3 25600
5:45 PM 0 0 0 0 0 2 0 8 2 21900
Count Total 0 0 0 0 0 9 0 91 21 1785520
Peak Hour 0 0 0 0 0 5 0 54 11 962510
HV%PHF
0.78
0.50
0.81
0.0%
0.0%
0.0%
0.0%0.89
EB
WB
NB
SB
All 0000
0
0
0 0
0
0
00
N
S
EW
00
0000Heavy VehiclesInterval
Start Time EB NB TotalWBSB
4:00 PM 0 0 1 1
4:15 PM 0 0 0 0
4:30 PM 0 0 0 0
4:45 PM 0 0 0 0
5:00 PM 0 0 0 0
5:15 PM 0 0 0 0
5:30 PM 0 0 0 0
5:45 PM 0 0 1 1
Count Total 0 0 2 2
Peak Hour 0 0 0 0
Pedestrians/Bicycles on CrosswalkInterval
Start Time EB NB TotalWBSB
4:00 PM 0 0 0 0
4:15 PM 0 0 0 0
4:30 PM 1 0 0 1
4:45 PM 0 0 0 0
5:00 PM 0 0 0 0
5:15 PM 0 0 0 0
5:30 PM 0 0 0 0
5:45 PM 0 0 0 0
Count Total 1 0 0 1
Peak Hour 0 0 0 0
313 of 381
Peak Hour:04:15 PM - 05:15 PM
56TH AVE S 56TH AVE SS 305TH STS 305TH ST
(303) 216-2439
www.alltrafficdata.net
Location:5 56TH AVE S & S 305TH ST PM
Thursday, May 17, 2018Date and Start Time:
All Vehicles Pedestrians/Bicycles in Crosswalk
Traffic Counts - All Vehicles
Heavy Vehicles
Peak Hour
Traffic Counts - Heavy Vehicles and Pedestrians/Bicycles in Crosswalk0000
42
1
7
65
0
0 0
43
65
18
72
43 N
S
EW
0
0 01000S 305TH ST
S 305TH ST56TH AVE S56TH AVE S116
0
000N
S
EW 0000
0 0
00Interval
Start Time RightLeftThru Total
Eastbound Westbound Northbound Southbound
U-Turn
Rolling
HourRightLeftThruU-Turn RightLeftThruU-Turn RightLeftThruU-Turn
4:00 PM 1070010008020000211000
4:15 PM 116009009000000213000
4:30 PM 11600180013010000331000
4:45 PM 1090021008000000323000
5:00 PM 10200170112000000300000
5:15 PM 0 0 11 0 0 6 0 2 0 0 0 0 212000
5:30 PM 0 0 15 0 0 7 0 1 0 0 0 0 263000
5:45 PM 0 0 10 0 0 11 0 1 0 0 0 0 253000
Count Total 0 0 111 0 1 74 0 7 0 0 0 0 20916000
Peak Hour 0 0 65 0 1 42 0 1 0 0 0 0 1167000
HV%PHF
0.76
0.83
0.38
0.00
0.0%
0.0%
0.0%
0.0%
0.0%0.88
EB
WB
NB
SB
All 0000
0
0
0
0
0
0 0
0
0
00
0
0 N
S
EW
0
0 00000Heavy VehiclesInterval
Start Time EB NB TotalWBSB
4:00 PM 0 1 0 0 1
4:15 PM 0 0 0 0 0
4:30 PM 0 0 0 0 0
4:45 PM 0 0 0 0 0
5:00 PM 0 0 0 0 0
5:15 PM 0 0 0 0 0
5:30 PM 0 0 0 0 0
5:45 PM 1 0 0 0 1
Count Total 1 1 0 0 2
Peak Hour 0 0 0 0 0
Pedestrians/Bicycles on CrosswalkInterval
Start Time EB NB TotalWBSB
4:00 PM 0 0 0 0 0
4:15 PM 0 0 0 0 0
4:30 PM 0 0 0 0 0
4:45 PM 0 0 0 0 0
5:00 PM 0 0 0 0 0
5:15 PM 0 0 0 0 0
5:30 PM 0 0 0 0 0
5:45 PM 1 1 1 1 4
Count Total 1 1 1 1 4
Peak Hour 0 0 0 0 0
314 of 381
Peak Hour:04:00 PM - 05:00 PM
51ST AVE S 51ST AVE SS 316TH ST
(303) 216-2439
www.alltrafficdata.net
Location:7 51ST AVE S & S 316TH ST PM
Thursday, May 17, 2018Date and Start Time:
All Vehicles Pedestrians/Bicycles in Crosswalk
Traffic Counts - All Vehicles
Heavy Vehicles
Peak Hour
Traffic Counts - Heavy Vehicles and Pedestrians/Bicycles in Crosswalk0067110
0
205
426 360
315
233
416564
N
S
EW
0359
02501660
S 316TH ST51ST AVE S51ST AVE S1,157
0
10
N
S
EW 0100
0 0
Interval
Start Time RightLeftThru Total
Eastbound Westbound Northbound Southbound
U-Turn
Rolling
HourRightLeftThruU-Turn RightLeftThruU-Turn RightLeftThruU-Turn
4:00 PM 1,1570450006001610429635360
4:15 PM 1,135054000680217327628320
4:30 PM 1,1540480005401310028323450
4:45 PM 1,124058000680178230224530
5:00 PM 1,067031000730168327432390
5:15 PM 0 39 0 0 0 82 0 16 96 29526360
5:30 PM 0 47 0 0 0 65 0 14 79 25321270
5:45 PM 0 51 0 0 0 73 0 15 65 24518230
Count Total 0 373 0 0 0 543 0 128 682 2,2242072910
Peak Hour 0 205 0 0 0 250 0 67 359 1,1571101660
HV%PHF
0.96
0.86
0.89
1.0%
1.7%
3.3%
2.1%0.96
EB
WB
NB
SB
All 0031
0
2
14 5
3
6
713
N
S
EW
011
0430Heavy VehiclesInterval
Start Time EB NB TotalWBSB
4:00 PM 1 2 7 10
4:15 PM 4 1 2 7
4:30 PM 1 0 4 5
4:45 PM 1 0 1 2
5:00 PM 0 1 2 3
5:15 PM 0 1 2 3
5:30 PM 1 0 2 3
5:45 PM 0 0 2 2
Count Total 8 5 22 35
Peak Hour 7 3 14 24
Pedestrians/Bicycles on CrosswalkInterval
Start Time EB NB TotalWBSB
4:00 PM 0 0 0 0
4:15 PM 0 1 0 1
4:30 PM 0 0 0 0
4:45 PM 0 0 0 0
5:00 PM 0 0 0 0
5:15 PM 0 0 0 0
5:30 PM 0 0 0 0
5:45 PM 0 0 0 0
Count Total 0 1 0 1
Peak Hour 0 1 0 1
315 of 381
Peak Hour:04:15 PM - 05:15 PM
46TH PL 46TH PLS 321ST STS 321ST ST
(303) 216-2439
www.alltrafficdata.net
Location:8 46TH PL & S 321ST ST PM
Thursday, May 17, 2018Date and Start Time:
All Vehicles Pedestrians/Bicycles in Crosswalk
Traffic Counts - All Vehicles
Heavy Vehicles
Peak Hour
Traffic Counts - Heavy Vehicles and Pedestrians/Bicycles in Crosswalk80019
556
6
94
464
69
85 87
571
475
91104
627
708 N
S
EW
0
0 4729100S 321ST ST
S 321ST ST46TH PL46TH PL1,374
0
001N
S
EW 0000
0 0
10Interval
Start Time RightLeftThru Total
Eastbound Westbound Northbound Southbound
U-Turn
Rolling
HourRightLeftThruU-Turn RightLeftThruU-Turn RightLeftThruU-Turn
4:00 PM 1,36101495021520202002333191323
4:15 PM 1,374017114001410122000346272526
4:30 PM 1,35401793011390190011314181123
4:45 PM 1,365020136031440190001368225216
5:00 PM 1,291015121021320227002346271215
5:15 PM 0 19 124 0 0 121 0 25 3 0 1 1 326163211
5:30 PM 0 18 96 1 2 125 0 24 4 0 0 4 325224520
5:45 PM 0 19 92 0 0 121 0 14 2 0 3 2 294221216
Count Total 0 139 871 1 10 1,075 0 155 20 0 5 13 2,6521731822150
Peak Hour 0 69 464 0 6 556 0 72 9 0 1 4 1,3749491080
HV%PHF
0.88
0.94
0.73
0.82
1.8%
1.8%
2.2%
2.4%
1.8%0.93
EB
WB
NB
SB
All 2000
10
0
1
6
4
2 4
10
6
21
11
14 N
S
EW
0
0 02000Heavy VehiclesInterval
Start Time EB NB TotalWBSB
4:00 PM 3 0 7 2 12
4:15 PM 8 0 4 0 12
4:30 PM 1 0 2 1 4
4:45 PM 2 2 2 1 7
5:00 PM 0 0 2 0 2
5:15 PM 1 0 2 2 5
5:30 PM 1 2 2 0 5
5:45 PM 1 0 1 0 2
Count Total 17 4 22 6 49
Peak Hour 11 2 10 2 25
Pedestrians/Bicycles on CrosswalkInterval
Start Time EB NB TotalWBSB
4:00 PM 0 0 0 0 0
4:15 PM 0 0 0 0 0
4:30 PM 0 0 0 0 0
4:45 PM 0 0 0 0 0
5:00 PM 1 0 0 0 1
5:15 PM 0 0 0 1 1
5:30 PM 0 0 0 0 0
5:45 PM 0 0 0 0 0
Count Total 1 0 0 1 2
Peak Hour 1 0 0 0 1
316 of 381
Peak Hour:04:15 PM - 05:15 PM
W VALLEY HWY W VALLEY HWY15TH ST NW15TH ST NW
(303) 216-2439
www.alltrafficdata.net
Location:1 W VALLEY HWY & 15TH ST NW PM
Thursday, May 17, 2018Date and Start Time:
All Vehicles Pedestrians/Bicycles in Crosswalk
Traffic Counts - All Vehicles
Heavy Vehicles
Peak Hour
Traffic Counts - Heavy Vehicles and Pedestrians/Bicycles in Crosswalk430409157
266
142
37
300
19
926 285
565
828
259653
356
340 N
S
EW
0
0 47431109119015TH ST NW
15TH ST NWW VALLEY HWYW VALLEY HWY2,106
1
000N
S
EW 0000
1 0
00Interval
Start Time RightLeftThru Total
Eastbound Westbound Northbound Southbound
U-Turn
Rolling
HourRightLeftThruU-Turn RightLeftThruU-Turn RightLeftThruU-Turn
4:00 PM 2,06503730275704380115934873242921
4:15 PM 2,1060376036660142809011653710493811
4:30 PM 1,9980576035730229012113557011313616
4:45 PM 1,8160279032580122509591471739256
5:00 PM 1,733096903969032701031325289382010
5:15 PM 0 7 53 0 39 57 0 7 24 0 73 100 429532248
5:30 PM 0 0 52 0 30 76 0 2 21 0 64 74 3881332411
5:45 PM 0 5 48 0 33 58 0 4 25 0 64 83 3885302211
Count Total 0 34 526 0 271 514 0 48 217 0 725 824 3,7985127621894
Peak Hour 0 19 300 0 142 266 0 31 109 0 409 474 2,1063715711943
HV%PHF
0.97
0.94
0.81
0.85
5.3%
7.3%
7.7%
4.0%
5.6%0.92
EB
WB
NB
SB
All 302022
5
14
4
11
4
37 37
41
36
2032
19
12 N
S
EW
0
0 1441150Heavy VehiclesInterval
Start Time EB NB TotalWBSB
4:00 PM 1 3 8 5 17
4:15 PM 3 7 14 9 33
4:30 PM 10 6 12 7 35
4:45 PM 5 4 6 12 27
5:00 PM 1 3 9 9 22
5:15 PM 2 5 8 5 20
5:30 PM 2 3 4 7 16
5:45 PM 2 3 10 6 21
Count Total 26 34 71 60 191
Peak Hour 19 20 41 37 117
Pedestrians/Bicycles on CrosswalkInterval
Start Time EB NB TotalWBSB
4:00 PM 0 0 0 0 0
4:15 PM 0 0 0 0 0
4:30 PM 0 0 0 0 0
4:45 PM 0 0 0 0 0
5:00 PM 0 0 0 1 1
5:15 PM 0 0 0 0 0
5:30 PM 0 0 0 0 0
5:45 PM 0 0 0 0 0
Count Total 0 0 0 1 1
Peak Hour 0 0 0 1 1
317 of 381
Exhibit 16
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1
Evan Mann
From:Thaniel Gouk <tgouk@auburnwa.gov>
Sent:Thursday, April 19, 2018 3:58 PM
To:Evan Mann
Cc:Kyle Lublin; Steven Sturza
Subject:RE: Huntington Woods Waiver Requests
Evan, we talked internally about your request to not do the tree survey, and we are OK with that, knowing that the plat is
locked into two existing access points and grading is an issue. That being said once the preliminary plat is submitted we
may look at adding some additional tree planting requirements (for instance a tree in every front yard) as a condition of
approval. Just so you are aware. I don’t imagine it would be anything extraordinary.
I am OK with no submittal of CC&Rs for the preliminary plat, we typically don’t review them until the final plat stage.
‐Thaniel
From: Evan Mann [mailto:evan.mann@esmcivil.com]
Sent: Tuesday, April 17, 2018 2:23 PM
To: Thaniel Gouk <tgouk@auburnwa.gov>
Cc: Kyle Lublin <Kyle.Lublin@PulteGroup.com>
Subject: Huntington Woods Waiver Requests
Hello Thaniel,
Thank you for taking my call earlier this morning. We would like to request a waiver from the requirement to survey and
show all trees on the site. There does not appear to be a code requirement that the trees be surveyed and shown on the
plans. Rather, the requirement comes from the submittal standard for a preliminary plat (attached pages 11 & 14 of the
preliminary plat application). In a typical platting situation where there will be areas that remain undisturbed by grading
it makes sense to show the existing trees that will be retained. However, due to grading constraints (site plan attached)
nearly the entire site will be cleared and graded. This is primarily a function of making the road grades work as we are
limited to a maximum road grade of 8%. That being said, in the developable area of the project we do not anticipate
being able to retain any trees. In the easement area there are numerous Christmas Trees of varying size but they are not
a naturally occurring species and are of limited value for retention. Otherwise there are few if any trees in the easement
area as you can see from the attached aerial. Because we do not anticipate being able to retain nearly any trees we
would like to request a waiver from the requirement to survey them. The cost to field locate each tree is significant and
will result in the same end product with very few if any trees being saved. The project will rely heavily on a replacement
landscaping plan that positions trees in locations that are a benefit to the community. Please review this request and let
us know if a waiver will be acceptable.
The second request is for a waiver from having to provide draft CC&R documents at the preliminary plat stage. As you
know, those documents are not necessary during the preliminary design and will only be pertinent at final plat. Please
let us know if we can waive the draft CC&R documents for the preliminary plat submittal.
We appreciate your attention on this matter and look forward to hearing from you.
Thank you,
Evan Mann
Senior Planner/Associate
evan.mann@esmcivil.com
ESM CONSULTING ENGINEERS, LLC
www.esmcivil.com
Federal Way Everett
33400 8th Ave S, Suite 205
Federal Way, WA 98003
Exhibit 17
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2
Tel: 253.838.6113 office
253.820.7835 cell
Fax: 253.838.7104
Civil Engineering Surveying Land Planning Landscape Architecture GIS
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Exhibit 18
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