HomeMy WebLinkAboutITEM VIII-A-4
City Hall on September 21, 2004, of which the Hearing Examiner recommended
approval of the Rezone and Conditional Use Permit on October 22, 2004; and
WHEREAS, the City Council, on November 15, 2004, considered said
request and affirmed the Hearing Examiner's recommendation for preliminary
plat based upon the following Findings of Fact and Conclusions, to-wit:
FINDINGS OF FACT
General FindinQs:
1. The Applicant requests approval from the City of Auburn (City) of a
rezone of 18.38 acres from an LHR-1, Lea Hill Single Family Residential
designation to an LHR-2, Lea Hill Single Family Residential designation.
The rezone is requested in conjunction with the Applicant's request for a
Conditional Use Permit (CUP) to allow a nursing home in a single-family
residential district. The Applicant further requests a variance for an
increase of six feet of the maximum building height allowed in the single-
fa"mily district in order to allow the main building of the nursing home to
be 36-feet tall. The subject property consists of two parcels located at
10805 SE 320th Street in Auburn, Washington. Exhibit 1, page 1; Exhibit
2, page1; Exhibit 3, page 1; Exhibit 4, Vicinity map.
2. All surrounding property is zoned LHR-1. Land use to the north, east,
south, and west consists of single-family residential development, with
SE 320th Street to the north and 110th Avenue SE to the east. To the
west is 10ath Avenue SE, a partially developed right-af-way. Exhibit 1,
page 2. The smaller duplex and single-family residential units would be
located on the outter perimeter of the project, dispersed over seven
acres along 110th Avenue SE and SE 324th Lane. The primary structure
would be placed in the northwest portion of the site. Exhibit 1, page 3;
Exhibit 15, Site Plan.
3. The proposed nursing home would be built with ~ campus design
including one 178,OOO-square foot, multiple story primary structurè
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Ordinance 5881
November 9, 2004
Page 2
d. To reduce the visual impact of a surface parking lot, a minimum of
three (3) evergreen trees shall be provided at the north end of
each row of a parking in northern parking lot (servicing the
principal structure) such that a visual screen is provided between
the parking area and the public right-af-way. A five (5) foot width
of Type II landscaping shall be provided along the east edge of
the same parking lot where stalls are proposed north of the
building wing (and visible from the public right-of-way to the east).
e. The Applicant shall submit a final landscape plan for the review
and approval of the Planning Director that notes the plant
material, size, and spacing for the required buffer and
supplemental planting requirements of the CUP. The plan shall
also indicate how the expansive green spaces will be planted to
create a more unified design of the campus type project as a
single complex.
3. Approval of the CUP and rezone shall be subject to compliance with the
·conditions in the MDNS issued by the Responsible Official on August 31,
2004.
4. The Applicant shall be required to install uno parking" signs, to be
approved by the City, along the subject property frontage on 10ath
Avenue SE and shall instruct staff, guests, and residents not to park
there.
5. The variance shall be specific to conditional use permit associated with
City file CUP04-0004 and shall only apply to the primary structure
containing 128-units, as noted on the Applicant's site plan (Exhibit 15)
constructed to the same setback as shown on the site plan. The other
structures within the complex sh'all observe. the height limit of the LHR-2
district unless a subsequent variance application is requested and
granted.
~------~-~~~---~---~--~-----
Ordinance 5881
November 9, 2004
Page 13
NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF AUBURN,
WASHINGTON, DO ORDAIN as follows:
Section 1. The Findings of Fact, Conclusions of Law and Decision of
the Hearing Examiner are adopted herein by this reference, and the rezone
request for 18.38 acres at 10805 SE 320th Street in Auburn, Washington from
LHR-1 J Lea Hill Single Family Residential to LHR-2, Lea Hill Single Family
Residential is hereby approved and Conditional Use Permit to allow a nursing
home in an LHR-2, Lea Hill Single Family Residential District to be located at
10805 SE 320th Street in Auburn, Washington, is hereby approved.
Section 2. Severabilitv. The provisions of this ordinance are declared
to be separate and severable. The invalidity of any clause, sentence,
paragraph, subdivision, section or portion of this ordinance, or the invalidity of
the application thereof to any person or circumstance shall not affect the validity
of the remainder of this ordinance, or the validity of its application to other
persons or circumstances.
Section 3. Recordina. Upon the passage, approval and publication
of this Ordinance as provided by law, the City Clerk of the City of Auburn shall
cause this Ordinance -to be recorded in the office of the King County Auditor,
Division of Records and Elections.
---~-------------~-------~--
Ordinance 5881
November 9, 2004
Page 14
Section 4. Implementation. The Mayor is hereby authorized to
implement such administrative procedures as may be necessary to carry out
the directions of this legislation.
Section 5. Effective date. This Ordinance shall take effect and be in
force five days from and after its passage, approval and publication as provided
by law.
DATED and SIGNED this _ day of
, 2004.
CITY OF AUBURN
PETER B. LEWIS
MAYOR
ATTEST:
Danielle E. Daskam,
City Clerk
APPROVED AS TO FORM:
------~--------~--~---------
Ordinance 5881
November 9, 2004
Page 15
,.
primary structure of the nursing home to be 36-feet tan~ The subject property' consists of two
parcels located at 10805 SE 320th Street in Auburn, Washington. I
Hearing Date
The Hearing Examiner for the City of Auburn held an open record public hearing on September
21,2004.
Testimony
The following individuals presented testimony under oath at the open record public hearing:
1. Sean Martin, City of Auburn Planner
2. Kevin Anderson, Applicant
3. Dan Balmelli
4. Kirk Valett
5. Jeff Schramm
6. Alex Bremtner
7. Mark Hammer
8~ Dan Martorani
9. Janet Eby Norris
1 O~ Rhonda Bremmer
I 1 ~ Scott Stephens
12. Mark Flannery
13~ Frank Rice
14. Russ Jones
15. John Welsh
Exhibits
The following exhibits were admitted at the open record public hearing:
Exhibit I:
Exhibit 2:
Exhibit 3:
Exhibit 4:
Exhibit 5:
Exhibit 6:
Exhibit 7:
Exhibit 8:
Exhibit 9:
Exhibit 10:
Staff Report for CUP04-0004
Staff Report for REZ04-0004
Staff Report for V AR04-0009
Vicinity Map
Application for CUP04-0004
Application for REZ04-0004
Application for V AR04-0009
Environmental Checklist
Notice of Application
Wetland Delineation Report prepared by Barghausen Consulting Engineers (June
2004)
I The two subject Jots are approximately I S.38 acres in area, with the larger lot comprising the majority of the area,
at 18.08 acres. The Jarger lot is recorded as Tax Parcel No. ] 72 105-9007. Exhibit 2, page 2.
Findings, Conclusions Decision.\' & Recommendation
Hearing Er:aminer.for the City 0.( Auburn
Kevin Ander5,on, Wesley H()Jnes. REZ04-0()()4.
C UP04-()()04, and 1~4 R04- ()(}(}9
Page 2 o.f 17
LEGAL DESCRIPTION OF THE PROPERTY _
FEE PAYMENT: $206.00 for one (1) single family residence; $525.00 for other
T .R. #:
Cashier's Initials: Date Received:
I
Variance Application
Revised 4I22l2OO4
11192.006.doc
Page 5 of 6
SEPA EnVironmental Checklist
)
LEA HI LL
RECEIVED
JUN 2 8 2004
PLANNING DEPARTMENT
f;..
Submitted to:
City of Auburn
Submitted by:
Wesley Homes
June 2004
Prepared by Barghausen Consufñng EngIneers, Inc. '
, Our Job No~ 1119,2
EXHIBIT B
ENVIRONMENTAL CHECKLIST
APPLICATION NO.:
DATE FILLED:
STAFF PROJECT COORDINATOR:
APPLICATION FEE: $700.00
T.R. RECEIPT:
ENVIRONMENTAL CHECKLIST
TO BE COMPLETED BY APPLICANT
Á. BACKGROUND:
1. Name of proposed project, if applicable:
Wesley Homes Lea Hill
2. Name of Applicant:
:Wesley Homes
3. Address and phone number of applicant and contact person:
Applicant: Agent (if applicable):
)
Weslev Homes
815 'South 216th Street
Des Moines. WA '98198
(206) 870-1209
Contact: , Kevin Anderson
Bar{!hausen Consulting Ensrineers. Inc.
18215 72nd-Avenue South
Kent WA 98032
(425) 251-6222
Contact: Ivana Halvorsen
4. Date checklist prepared:
June 2004
5. Agency requesting checklist:
City of Auburn
6. Proposed timing or schedule (including phasing, if applicable):
Construction is expected to occur in spring 2005..
7. Do'You have any plans for future additions, expansion, or
further activity related to or connected with this proposal? If
yes, explain.
The applicant may construct approximately 30 ttskilled nursing beds" in
the future on site to complete the con tuum of care.
8. List any environmental information you know about that
has been prepared, or will be prepared, directly related to this
proposal.
The following environmental documents have been or will be prepared
related to this .proposal:
· Traffic Impact Analysis prepared by Transportation Engineering
NorthWest, LLC dated June 2004
· . Technicallnfonnation Report and Downstream Analysis prepared
by Barghausen Consulting Engineers, Inc.
· Wetland Delineation Report prepared by Barghausen Consulting
Engineers, Inc~, dated June 21, 2004·
9. Do you know whether applications are pending for
governmental ~pprovals of-other proposals directly affecting the
property covered by your ptoposal? If yes, explain.
We are not aware of any pending applications or approvals directly
affecting this - property.
10. List any government approvals or permits that will be
needed for your proposal, if known.
·
·
·
·
\ ·
} ·
·
·
·
·
·
The following permits will be required for this project:
City of Auburn Conditional Use Pennit
City of Auburn Rezone Approval
City of Auburn Zoning Variance - Building Height
City of Auburn SEP A Detennination
City of Auburn Commercial and Residential Building Permits
City of Auburn Right-of-Way 'Use Pennit
City of Auburn Site Development Pennit (if applicable)
City of Auburn Developer Water and Sewer Extension Agreements
DOE NPDES Pennit
WDFW Hydraulic Project Approval (if applicable)
Anny Corps of Engineers Notification (if applica,ble)
11. Give brief, complete description of your proposal,
iDcluding the proposed uses. and the size of the project a~d site.
There are several questions later in this checklist that ask you to
describe certain aspects of your proposal. You do not need to
repeat those answers on this page.
The proposed project will develop approximately 18.79 acres with a
~umber of structures and site improvements to accommodate access and
parking to the proposed structures. Structures will include a 128-unit
building, to provide 80 senior citizen independent living units and
48 senior citizen housing-with-services units. Also proposed are two
12-unit tlBrownstonelt-style apartment buildings, and 20 attached 2-unit
Townhomes, and two detached "Patioll units. Surface and underground
garage parking are provided for both the 128- and 12-unit structures.
Each Townhome and "Patioll home will have its own 2-car garage.
Page 3 of 20
APPL\^ENVCHECK.APPL
(Rev. 6/23/04)
1 1 I 92.002.doc
__c_...\
~
l
On a short-term basis, noise levels may increase during the
day due to the operation of construction equipment for the
installation of utilities and clearing and grading of the
property for construction. Additional noise will be present
during the construction phase of the project related to
excavation of the stormwater facility, parking area
construction, and building construction. Noise impacts are
expected to be transitory and limited to daylight hours
during -construction.
On a long-tenn basis, noise levels may increase slightly due
to the additional people arriving and leaving the site from
present conditions. These impacts are expected to be
rmnor.
3) Proposed measures to reduce or control noise impact,
if any:
None..
8. Land and Shoreline Use:
A.
What is the current use of the site and adjacent properties?
.-....
)
The site is cUlTently developed with a single-family residence and
a number of outbuildings. Adjacent properties are single-family
residential in .all directions.
B.
Has the site been used for agriculture? If so, describe:
The site has been known to contain livestock that grazed in the
pasture area.
c. Describe any structures on the site:
-Existing structures on site include a single-family residence, a
barn, several outbuildings, livestock corrals, and agricultural
fencing.
D. Will any structures be demolished? If so, what?
Most or all of the existing structures on site will be demolished.
E. What is the current zoning classification of the site?
The current zoning of the subject property is LHRI (Lea Hill
Single-Family Residential).
Page 12 of 20
APPL\^ENVCHECK.APPL
(Rev. 6/23/04)
I 1 1 92.002.doc
F. What is the current comprehensive plan designatioD.ofthe
site?
The current Comprehertsive Plan designation of the site IS
single- family residential.
G. If applicable, what is the current shoreline master program
designation of the site?
This item does not apply.
H. Has any part of the site been classified as an
. "environmentally sensitive" area? If so, specify:
There are two Category m Wetlands and one Type 5 Stream on
site.
I. Approximately how many people would reside or work in the
completed project?
The project proposes to construct 174 residential units, which
could contain up to approximately 340 people.
J. Approximately how many people would the completed
project displace?
The single family residence on site is being r~nted until Octòber
31·, 2004. After that time, the house will be vacant and will not be
re-rented; therefore, no people will be displaced.
K. Proposed measures to avoid or reduce displacement
impacts, if any:
None.
L. Proposed measures to ensure the proposal is compatible
with existing and projected land uses and plans, if any:
The proposed project proposes a number of different housing
types, including two single-family detached buildings, ten duplex
buildings, two 12-unit two-story b,uildings, and one 128-unit
multi-family facility. The structures are desigt.1ed to be
aesthetically pleasing when viewed on ~ite and from adjacent
properties.
The project conforms to the site planning elements of the City of
Auburn Zoning Code by complying with setbacks, landscaping
standards, parking lot standards, and access standards. The mix
of housing types is supported by the Auburn Comprehensive Plan,
Page 13 of20
APPL\^ENVCHECK.APPL
(Rev. 6/23/04)
1 I 192.002.doc
SEPA Appendix
)
· Vicinity Map (Thomas Guide page 746, 0-4)
· King County Assessors Map (T21 N - R05E - S 1 7 NE)
· Reduction· of Preliminary Plan Set (8 V211 X 1111 no scale)
· King .County Soil SUNey (Excerpt)
· Metro Transit Route Map and Schedule for routes 1 64 and 1 81
. City of Auburn Zoning Map
· City of Auburn Comprehensive Plan Map
· Aerial Photo and Zoning Exhibit
· Transpotfation Impact Analysis by Transportation Engineering
NorthWest, LLC, dated June 2004
· Wetland Delineation Repotf prepared by Barghausen
Consulting Engineers, Inc., dated June 21, 2004
· A Profile of Older Americans,' 2003 by U.S. Department of
Health and Human SeNices Administration on Aging
SEE
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AAUBURN
WASHINGTON
Peter B. Lewis, Mayor
25 West Main Street * Auburn WA 98001-4998 * www.ci.auburn.wo.us * 253-931-3000
NOTICE OF APPLICATION
This notice is to inform you that the City of Auburn has received the following application that may
be of interest to you. The application may be reviewed at the City of Auburn Department of
Planning and Community Development, 25 West Main Street, Auburn, WA..
Nature of Project or Request: The request for a rezone from LHR-1, Lea Hill Single Family
Residential to LHR-2, Lea Hill Single Family Residential and the request for a conditional use
permit to allow for.8 nursing home in the LHR-2, Lea Hill Single Family Residential district. The
proposal includes the site preparation and development of a 178,000 square foot, multiple story
structure to provide 128 units, two 12-unit 21 ,000 square foot buildings, 20 duplex units and 2
single unit structures to support independent and congregate care senior citizens on a single
complex. The proposal also includes the installation of commensurate on and off-site utilities,
landscaping, parking, street improvements and wetland fill and compensatory mitigation.
Permit Application Date:
Date of Notice of Completeness:
File No:
10805 SE 320th Street
August 11, 2004
August 26,2004
June 29, 2004 and July 30, 2004
August 5, 2004
REZ04-0004, CUP04-0004
Location:
Date of Notice of Application:
Comment Period Ends:
Applicant:
Kevin Anderson, Wesley Homes
In addition to rezone and conditional use permit applications, the applicant has also filed an
environmental checklist application (SEPA File No. SEP04-0020). Based on the City's review of
this environmental checklist application, the City expects to issue a Mitigated Determination of
Non-Significance (MDNS) for the proposal in accordance with the optional DNS process identified
in WAC 197-11-355. The review process for approval of the proposal may include requiring
mitigation measures under applicable codes and imposition of mitigation measures regardless of
whether an Environmental Impact Statement (EIS) is prepared. This may be your only
opportunity to comment on the environmental impacts of the proposal.
Other Permits Required: No other permits are required for issuance of the rezone request and
conditional use permit application. As proposed, the applicant will require a variance and will
require grading, building and construction permits.
Additional Studies Provided with the Application:
· Wetland Delineation report prepared by Barghausen Consulting Engineers (June 2004)
· Traffic Impact Study" prepared by Transportation Engineering NorthWest (June 2004), with
supplements dated through July 27, 2004
· "Preliminary Storm Drainage Report" for Wesley Homes Lea Hill prepared by Barghausen
Consulting Engineers (7-30-04)
· "A Profile of Older Americans: 2003", US Department of Health and Human Services
EXHIBIT 9
AUBURN
·
~
Public Comment Period: You are invited to comment, request a copy of the decision, when
available, and be made aware of any appeal rights. Comments must be received in writing by the
Auburn Department of Planning and Community Development at 25 West Main, Auburn, WA
98001-4998 before 5:00 p.m. on August 26, 2004.
Public Hearings: A public hearina is reauired for the project and is tentatively scheduled for
Tuesday September '21, 2004 at 7 pm in the City Hall Council Chambers, 25 West Main Street
Auburn, WA 98001. A subsequent notice of that hearing will be provided.
Statement of Consistency and List of Applicable Development Regulations: This proposal is
subject to and shall be consistent with the Auburn City Code, Auburn Comprehensive Plan. City of
Auburn Design and Construction Standards Manual and the International Building and Fire Codes.
Proposed Mitigation Measures:. A summary of conditions related to this action includes: 1.
Storm drainage recommendations. 2. Storm water easement agreement. 3. Design continuity.
4. Sensitive area conservation. 5. Landscape design. 6. Access control onto SE 320th Street.
If you have further comments or questions related to this application, you may contact Sean Martin
of the Planning Department at (253) 931-3090. If you call or write, please reference File No.,
SEP04-0012
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FIGURE 1
FIGURE 2
FIGURE 3
FIGURE 4
FIGURE 5
FIGURE 6
LIST OF FIGURES
Vicinity Map
Site Map
National Wetland Inventory Map
King County Soil Survey Map
2002 Aerial Photo
2002 Auburn Stream and Wetland Inventory Map
LIST OF ApPENDICES
APPENDIX A Wetland Delineation Methodology
APPENDIX B Definition afPlant Indicator Status and Data Forms
-iii -
11192.00 I.doc (TRDltep )
2.1 U.S. Fish and WlldUfe Service National Wetland Inventory Map
The U.S. Fish and Wildlife Service National Wetland Inventory Map of the Auburn area
provided by GEOTRACf Interactive Mapping (2003) does not map any wetlands on the
project site (Figure 3). The nearest wetland mapped, an Inland Forested/Shrub Swamp
Wetland ·associated with the Green River, is located approximately O.25-mile east of the
project site.
2.2 Soil Survey of King County Area, WasbingtoD
The Soil Survey of King County Area, Washington (Snyder et aI., 1973) was reviewed to
determine the general nature of soils on the subject site. The site is mapped as containing
Alderwood soils (Figure 4).
The Alderwood soil series is locatèd on the majority of the site. The Alderwood series is
made up of moderately well drained soils that fanned on till plains. In· a representative
p~ofile the surface layer is a very dark grayish brown gravelly sandy loam about 7 inches
thick. The upper part of the subsoil is dark yellowish brown and dark brown very
gravelly sandy loam about 23 inches thick. The lower part is olive brown very gravelly
sandy loam. Permeability of this soil is moderately rapid and a seasonal perched water
table is at a depth of ,18 to 36 inches from January through March. As part of the
mapping of the Alderwood series, the survey has included small areas of McKenna,
Norma, Everett, Indianola, Ranger and Tenic Medisaprists soils. The Alderwood soil
series and its inclusions (except the Norma inclusion) are not listed by the Natural
Resource Conservation Service (1995) as a hydric (wetland) soil.
2.3 Aerial Photograph Review
In a 2002 aerial photograph (Aerial Express, 2(02), the site is depicted as predoDÚnately
Pasture, with forested and shrub habitat -in the southwest quarter of the site (Figure 5).
Shrub habitat (scotch bloom) is located·- along the southern portion of the site. The two
wetlands are apparent along the stream that bisects the site in a northeast to southwest
direction.
Review of 1960, 1968, 1974, 1980, 1985, 1990, and 1995 aerial photographs at Walker
and Associates in Tukwila, Washington, was ·completed to characterize the site over time.
In the 1960 photograph the site is· densely forested. The northwest quarter of the site has
been cleared and was a mowed pasture. The wetlands and stream are not visible under
the forested canopy. East of the site is a well-defined pond with a sinuous channel that
drains water from the pond toward the site.
Review of the 1968 photograph showed most of the site had been cleared with the
exception of the ravine. The two wetlands and .stream . channel are visible and appear
similar to· those present in 2004. Cattle are present on the site in this photograph.
Off-site in the ·pond east of the site grading and filling are occurring. A channel has been
excavated off of the site to the east that flows from the north to the south and intersects
the channel that goes from the off-site pond to the subject site.
Review of the March 1974 photograph showed that trees in the ravine had been cleared.
Cattle are present on the site in this photograph. The wetlands and stream are filled with
. water. No other ponded water was observed on the site.
-2-
11192.001.doc (TRDItepJ
Review of the 1980 and 1985 photographs showed the ravine~ two wetlands and stream.
Cattle were present on the site in both of these photographs. Water was observed as
being present in the west central wetland (Wetland A). The other wetland and stream
appeared to be dry.
Review of the 1990 photograph showed that the southeastern half of the site had been
plowed. Both of the wetlands and the stream appeared unchanged from the 1980
photographs. Cattle were present on the site in this photograph.
Review of the 1995 photograph showed that the site had not changed significantly since
1990. The plowed area now contained grasses.
Review of the 2000 photograph showed the site in a sinûlar condition to today (2004).
The two wetlands and stream appear to be the same shape and size and cattle are present
on the site in this photograph. Scotch bloom has begun to grow in the pasture in the
southern portion of the site.
2.4 City of Auburn Stream and Wetland Inventory Map
The Auburn Stream and Wetland Inventory Map (City of Auburn, 2(03) maps an existing
potential wetland identified as GROlon the project site (Figure 6). The wetland potential
wetland area cOITesponds to wetland and upland areas on the site. A creek (Lea Hill
Creek) is shown entering the eastern boundary of the site in the northeast comer and
crossing the site in a southwest direction.
2.5 Washington Streams and Salmon Utilization Catalog Review
A Catalog of Washington Streams and Salmon Utilization: Volume· 1, Puget Sound
Region (Williams et al., 1975) does not show the on-site creek.
3.0 SITE RECONNAISSANCE
3.1 Site Conditioos·During Site Visit
Ms. Theresa Henson of Barghausen Consulting Engineers, Inc., has visited the subject
site on November 12, 2003 and again On December 29, 2003. The site visits included a
visual observation of the subject site and surrounding area. Vegetation, soils, and
hydrologic conditions on the site appear to be stable. A herd of cattle is present on the
site. Overall the site contains two wetlands and a stream.
3.2 Topography
Based on topographic data provided on the Barghausen Consulting Engineers, Inc., Site
Map (Figure 2) the site elevations range from approximately 352 feet in the northwest
comer of the site to 310 feet in the ravine located in the southwest portion of the site.
3.3 Fauna
Cattle were grazing on the site during both site visits. Squirrels, flickers, SteUer's Jays,
and several species of songbirds have been observed on the site. Evidence of various
animal species on the site has also been noted. Mole mounds, and rodent holes were
-3-
11192.00I.doc (1RDItep)
observed throughout the site. No plant or animal species listed federally or by the state as
threatened or endangered have been observed on the site. The on-site creek does not
contain fish.
3.4 VegetatioD
Five representative data points were established to document plant species and
dominance of vegetation on the subject property (Figure 2). The vegetative species
composition varied from a pocket of second-growth mixed coniferous-deciduous forest
(Douglas fir, western red cedar~ big leaf maple~ and alder) in and north of the ravine in
the eastern central portion of the site, to a pasture with the southern portion of the pasture
containing scattered scotch bloom to two emergent wetlands. A very small pocket of
evergreen trees is located in the north central portion of the site. Data forms detailing
observations for vegetation are included in Appendix B.
3.5 Soils
During the site evaluation~ soil conditions (including color, texture, and relative moisture
content) were observed and recorded at five data points on the project site. The
indicators used to identify hydric soils can be found in Appendix A. Soil types observed
on the site ranged from silt loam to a gravelly sandy loam. Field sheets detailing
observations for soils are included in Appendix B.
3.6 Hydrology
Hydrologic conditions, including inundated and saturated soils as well as indicators of
wetland hydrology as defined by the 1987 and 1997 manuals, were observed at two of the
five data points (Appendix B). Generally, the on-site wetlands contained saturated soils
near the surface (within 12 inches) and inundation up to one-foot deep in the wetlands.
Wetland A appears to be a natural low area that was excavated to a deeper depth to water
cattle on the site. Wetland B appears to be a natural flat area along the stream chanriel.
The stream channel may have historically been a low swale but has been excavated and
contains steep sides. Water on the site is from local runoff~ and flooding of the stream.
The on-site stream flows from the east off-of the site and flows from the northeast to the
southwest on the site. Water· in the stream channel varies from dry during most of. the
year to 4 to 6 ¡n.ches deep during. the wet season. Water enters the site through a cuI vert
under 110 Avenue S.E. and leaves the site in an opened channel in the on-site ravine..
4.0 WETLAND AREA
Based on the use of the triplé-:parameter approach defmed within the 1987 and 1997 manuals, two
wetlands were identified on the site. Vegetation species were identified and classified with a
Wetland Indicator Status (WIS), soil conditions were identified and labeled, and observations' of
hydrologic conditions were made at five data points on the site. Two wetlands were classified on
the site because all three wetland parameters were present.
The wetlands are· located on a plateau located approximately 300 feet above and greater than
0.25 mile west of the Green River in Water Resource Inventory Area 9. Wetland A is O.24-acre
(lO~667 square feet) in size. Wetland A is a Pal~strine emergent, temporarily flooded to saturated
system. Wetland A contained saturated soils at or very near the surface (within 2 to 3 ·inches),
-4-
11192.00 I.doc (TRDltcp )
TABLE 1
VEGETATION SPECIES IDENTIFIED ON SITE
TREES Bigleaf Maple Acer macrophyllum
Black Cottonwood Populus trichocarpa
Douglas Fir Pseudotsuga menziesii
Red Alder Alnus rubra
Western Hemlock Tsuga heterophylla
Western Red Cedar Thuja plicata
SHRUBS Devil's Club Oplopanax horridus
Dewberry Rubus ursinus
English Ivy Hetkra helix
Evergreen Blackberry Rubus laciniatus
Hazelnut Corylus comuta
Himalayan Blackberry Rubus discolor
Holly [lex aquifolium
Indian Plum Oemleria cerasifonnis
Red Elderberry Sambucusracemosa
Redtop Bentgrass Agrostis alba
Salal Gaultheria shallon
Salmonberry Rubus spectabilis
Scot's Broom Cytisus scoparius
Snowberry Symphoricarpus albus
Sword 'Fern Polystichum munitum
HERBS Bedstraw Galium trijlorum
Bentgrass Agrostis spp.
Bittersweet Nightshade Solanum dulcamara
Bracken Fern Pteridium aquilinum
Buttercup Ranunculus repens
11192.00 l.doc (TRD/tep J
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18215 72ND AVENUE SOUTH
KENT. WA 98032
(425) 251-6222
(425) 251-8782
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AUBUR.'.
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For:
WESLEY HOMES LEA HILL
AUBURN, WASHINGTON
Job Number
11192
Title:
FIG. 1
VICINITY MAP
CIVIL ENGINEERING- LAND PLANNING.
SURVEYING. ENVIRONMENTAL SERVICES
DATE: 1/05/04
DATA FORM
WETLAND DETERMINATION
Project/Site: _ W ~5 le.'t t\--o fVU..s LeCÁ-~: \ \
Applicant/Owner: ASLSHP
Investigator: TRD lob #: 11192
Have vegetation, soils, or hydrology been disturbed:
Is the area a potential Problem Area:
If needed ex lain on reverse.
Data Point: -3- of S
We +1 ~l1d '&
Yes 0
Yes 0
No~
No~
Date: Dec. 29. 2003
City: Auburn
County: Kine:
State: Washington
VEGETATION
\
}
Dominant Plant SDecies Stratum % Cover Indicator
1:- :ry.ncu..s .-ÇÇ..s..'s tf SD FIJ c w
2. J1..~ H si.'~ çp II -Zz, Fi9G~N~1ù
3. ~ n \A. n c.K.l... 5 ,.... P e.-n s H 30 F J9. c..1i)
4.
54
64
7.
8.
9.
104
Percent of Dominant Species that are OBL,
FACW or FAC (except FAC-). *-Dominant species. \ OO~D
Cowardin Classification: ~41 &A.$ t-r:Al ~ ""-LI'Q en i-
.......
Remarks:
HYDROLOGY
..L Recorded Data (Describe·in Remarks):
_ Stream, Lake, or Tide Gage
l Aerial Photograph
_ Other
No Recorded Data Available
Depth of Surface Water:
Depth to Free Water in Pit:
Depth to Saturated Soil:
"
(in. )
(in.)
(in. )
Wetland Hydrology Indicators
VInundated
~aturated in Upper 12 Inches
_ Water Marks
_ Water Lines
_ Sediment Deposits
~inage Patterns in Wetlands
_ Oxidized Root Channels in Upper
12 Inches
_ Water-Stained Leaves
. _ Local Soil Survey Data
_ Other (Explain in Remarks)
-
Field Observations:
-
-
Remarks:
If
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AF.787.wpd
Data Point: '-l of 5
DATA FORM
WETLAND DETERMINATION
Project/Site: _ W e-5 J e'1 »o~s l~LL H : \ ,
Applicant/Owner: ASLSHP
Investigator: TRD Job #: t 1192
Have vegetation, soils, or hydrology been disturbed:
Is the area a pote~tial Problem Area:
If need ex lain on reverse.
Yes 0
Yes 0
No 0
No 0
Date: Dec. 29. 2003
City: Auburn
County: Kine
State: Washinfrton
VEGETATION
Dominant Plant Soecies Stratum % Cover Indicator
~l. A~ "$1:~ Sp If '(0 t"A6. ..,... Þ,," c W
4&2. F~'tA(fIL A "..... tI.... ... C ~.... H 2..lJ Plfc..--
~. 1>. c ..., \i s ~ \0 flU ,...:t-~ H SO FI ~I(.
4. T.r "'~CL c"" WI' "~'c.; ....I~ tf ~(~ F" c &A.
5.
6.
74
8.
9.
to.
Percent ofDomin~t Species that are OBL, 3~~
FACW or FAC (except FAC-). ·-Dominant species~
Cowardin Classification: NJI1- W-e 1- LA-r\J
Remarks :
HYDROLOGY
Depth of Surface Water:
Depth to Free Water in Pit:
Depth to Saturated Soil:
10" ~.
(in4 )
=+= (in.)
--I- (in.)
Wetland Hydrology Indicators j a ttt..
_I- Inundated
_~ Saturated in Upper 12 Inches
.- _ Water Marks
~~ Water Lines
_ _ Sediment Deposits
_~ Drainage Patterns in Wetlands
-f- Oxidized R~t Channels in Upper
12 Inches
_~ Water-Stained Leaves
_~ Local Soil Survey Data
Other (Explain in Remarks)
..x.. Recorded Data (Describe in Remarks):
_ Stream, Lake, or Tide Gage
l Aerial Photograph
_ Other
No Recorded Data Available
-
Field Observations:
Remarks:
2-99/DA T A.FRWfRH-trh
AF.787.wpd
Data Point: -.!i of 5
SOILS
Map Unit Name: Alderwood Series
Drainage Class: moderately welt drained
Field Observations
Confinn Mapped Type? Y es ~ No 0
Taxonomy (Subgroup): Entic derochreDts
Project DescriDtion:
Depth Matrix Color Mottle Colors
(inches) (Munsell Moist) (Munsell Moist)
ø - '2.. 10 '1 ~ 'J..J a..
..
2-10 101 It 3/0- - -
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Mottle
Abundance/Contrast
Texture, Concretions,
RhizosDheres. etc.
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Hydric Soil Indicators: f.j¿)V\...t
-"
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Histosol
Histic Epipedon
Sulfidic Odor
_ Probable Aquic Moisture Regime
. ,."~' Reducing Conditions
_ Gleyed or Low-Chroma Colors
-
Concretions
High Organic Content in Surface Layer
Organic Streaking
~ Listed on Local Hydric Soils List
~ Listed on National Hydric Soils List
to- Other (Explain in Remarks)
Remarks:
WETLAND DETERMINATION
Hydrophytic Vegetation Present?
Hydric Soils Present?
Wetland H drolo Present?
Yes 0 No B-
Yes 0 No Ct- Is this Data Point Within a Wetland?
Yes 0 No D--
Yes 0 No CL-
Remarks:
2...99/DA T A..FRMffRH..trh
AF.787.wpd
Data Point: S of 5
DATA FORM
WETLAND DETERMINATION
Project/Site: __ \}.1 e.S \c \( \--\0 'ML S l.ea- \4~ \ \
Applicant/Owner: ASLSHP
Investigator: TRD Job #: 11192
Have vegetation, soils, or hydrology been disturbed:
Is the area a potential Problem Area:
If needed ex lain on reverse.
Yes 0
Yes 0
No cr-
No~
Date: Dec. 29_ 2003
City: Auburn
County: Kine:
State: Washington
VEGETATION
')
Dominant Plant SDecies Stratum % Cover Indicator
1. A~rH1.'s s p Ii- 'fð F~II. fÐ ~~
2. re S i-u. &. ..... _ c:a.,. tAil .1.4 tt CI.( 11! ... H ZiJ t:,.~--
3. 1> ..., -.-.... ,: , ~ ,1)""-L,-...1- "t. ~ Lfo F 1\ C I..A..
4. , 'f i-: S!A..< ~ £.,&.-:~ ~ ~h '-10 IA..fl-
5.
6.
7.
8.
9.
10.
Percent of Dominant Species that are OBL, 2S,o
F ACW or F AC (except F AC·). *·Dominant species.
Cowardin Classification: fJðr\ --We.i-(.u\J
Remarks:
HYDROLOGY
-X- Recorded Data (Describe in Remarks):
_ Stream, -Lake, or Tide Gage
l Aerial Photograph
_ Other
No Recorded Data Available
Wetland Hydrology Indicators µOff'lt..
Field Observations:
N"^l
_ Inundated
_ Saturated in Upper 12 Inches
. _ Water Marks
___ Water Lines
_ Sediment Deposits
_ Drainage Patterns in Wetlands
_ Oxidized Root Channels in Upper
12 Inches
_ Water-Stained Leaves
_ Local Soil Survey Data
_ Other (Explain in Remarks)
-
Depth ofSuñace Water:
Depth to Free Water in Pit:
Depth to Saturated Soil:
± (in.)
(in.)
(in. )
Remarks:
2-99IDAT A.FRMffRH-trb
AF.787.wpd
Wesley Homes Lea HiII- Auburn. WA
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~ Transportation
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SE 316m St
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Figure 1
Project Site Vicinity
Wesley Homes
Lea Hill
Aubum, WA
Tnnsporudon ImøIct SIudy
Transportation Engineering NorthWest
3
June 23. 2004
DETERMINATION OF NON-SIGNIFICANCE SEP04-0020 (Continued)
Page 8
Any person aggrieved of the City's determination may file an appeal with the Auburn City Clerk
within 21 days of issuance of a final determination. Copies of the final determination, specifying
the appeals deadline, can be requested or obtained from the Department of Planning and
Community Development.
RESPONSIBLE OFFICIAL:
POSITIONff1TLE"
Paul Krauss, AICP
Director, Department of
Planning & Community Development
DATE ISSUED: August 31, 2004
25 West Main Street
Auburn, Washingto
(253) 931-3090
SIGNA TURE:
ADDRESS:
Any person aggrieved of this final determination may file an appeal with the Auburn City Clerk
within 21 days of the date of issuance of this notice. All appeals of the above determination
. .must be filed by 5:00 P.M. on SeDtember 21. 2004.
SEP04-0020
Page 4
the exchange. of surface and ground waters, such as detention ponds, shall also incorporate
these standards. (Policy EN-2t Auburn Comprehensive Plan, (ACP»)
The City will regulate any new storm water discharges to creeks, streams, rivers, ponds, lakes
and other water bodies with the goal of no degradation of the water quality or habitat of the
receiving waters, and where feasible seek opportunities to enhance the water quality and
habitat of receiving waters. (Policy EN-4, ACP)
The City's design standards shall ensure that the post development peak stormwater runoff
rates do not exceed the predevelopment rates. (Policy EN~10, ACP)
The City will seek to ensure that the quality of water leaving the City is of equivalent quality to
the water entering. This will be accomplished by emphasizing prevention of pollution to surface
and ground waters through education programs and implementation and enforcement of Best
Management Practices. (Policy EN-11, ACP)
The City shall consider the impacts of new development on water quality as part of its
environmental review process and require any appropriate mitigating measures. Impacts on
fish resources shall be a priority concern in such reviews. (Policy EN-13, ACP)
The City shall require the use of Best Management Practices to enhance and protect water
quality as dictated by the City's Design and Construction Standards and the Washington State
Department of Ecology's Stormwater Management Manual for the Puget Sound Basin. In all
new development. approved water quality treatment measures that are applicable and
represent the best available science ·or technology shall be required prior to discharging storm
waters into the City storm drainage system or into environmentally sensitive areas (e.g.
wetlands, rivers, and groundwater.) (Policy EN-14, ACP)
The City recognizes the value and efficiency of utilizing existing natural systems (e.g.. wetlands)
for storm water conveyance and storage. However, these natural systems can be severely
impacted or destroyed by the uncontrolled release of contaminated storm waters. Prior to
, utilizing natural systems for storm drainage purposes, the City shall carefully consider the
potential for adverse impacts through the environmental review proce$s. Important natural
systems shall not be used for storm drainage storage or conveyance, unless it can be
demonstrated that adverse impacts can be adequately mitigated to a less than significant level.
(Policy'EN-16)
The City recogn,izes that stormwater t~eatment facilities do not function efficiently unless
maintained. The City shall strive to ensure that public and private stormwater collection,
detention and treatment systems are properly maintained and functioning as designed. (Policy
EN-17)
Encourage the use of low impact development techniques in public and private development
proposals in order to minimize impervious surfaces and improve water quality. (Policy EN-17A)
The City recognizes the important biological and hydrological roles that wetlands play in
providing plant and animal habitat. protecting water quality, reducing the need for man-made
flood and storm drainage systems, maintaining water quality. and in providing recreationa',
open space, educational and cultural opportunities. The City will consider these roles and
}
SEP04-0020
Page 5
functions in all new development and will also pursue opportunities to enhance the existing
wetland system when these multiple benefits can be achieved. (Policy EN-27)
The City recognizes that wetlands provide varying degrees of biological and hydrological
functions and values to the community depending on the size, complexity and location of the
individual system, and that the overall degree of functions and values should be considered
when reviewing proposals which impact wetlands. In a similar manner, the levels of protection
afforded to a wetland shall be consistent with its existing function and values. The City shall
continue to promote policies and practices of enhancing the wetlands that are hydraulically
connected to the river systems to improve fish resources and aquatic habitat. (Policy EN-28)
The City shall consider the impacts of new development on the quality of wetland resources as
part of its environmental review process and shall require appropriate mitigation and monitoring
measures of important wetland areas. Such mitigation may involve conservation, enhancement
or restoration or replacement of important wetlands, and provisions for appropriate buffering.
The goal of the mitigation should be no net loss of wetland functions and values. A permanent
deed restriction shall be placed on any wetlands created or enhanced to ensure that they are
preserved in perpetuity. (Policy EN-29)
Wetlands which are associated with a river or stream, or provide significant plant and animal
habitat opportunities are recognized by the City as the most important wetland systems, and
shall receive the highest degree of protection and mitigation through conservation,
enhancement or relocation measures. Wetlands which are limited in size, are isolated from
major hydrological systems or provide limited hydrological or plant and animal habitat
opportunities may be considered by the City for development and displacement in conjunction
with appropriate mitigation. (Policy EN-3D)
The City shall enact ordinances and review development proposals in a manner, which restricts --
and controls the. discharge of storm water for new development. At a minimum, the peak
discharge rate after development shall not exceed the peak discharge rate before development.
(Policy EN-62)
Plants
Where possible, streams and riverbanks should be kept in a natural condition, and
degraded streambanks should be enhanced or restored. (Policy EN-51 ACP)
The City shall encourage the retention of vegetation and encourage landscaping in order to
provide filtering of suspended particulates (Policy EN-20, ACP).
The City recognizes the important benefits of native vegetation including its role in attracting
native wildlife, pr~serving the natural hydrology, and maintaining the natural character of _ the
Pacific Northwest region. Native vegetation can also reduce the use of pesticides (thereby
reducing the amount of contaminants that may enter nearby water systems) and reduce
watering required of non-native species (thereby promoting conservation). The City shall
encourage the use of native vegetation as an integral part of public and private development
plans through strategies that include, but are not limited to, the following:
SEP04-0020
Page 6
· Encouraging the use of native plants in street landscapes and in public facilities.
· Providing greater clarity in development regulations in how native plants can be used in
private development proposals.
· Pursuing opportunities to educate the public about the benefits of native plants. (Policy EN-
33, ACP).
The City shall discourage the unnecessary disturbance of natural vegetation in new
development (Policy EN-34, ACP).
Aesthetics
The City shall encourage development· which maintains and improves the existing aesthetic
character of the community (Policy UD-1 , ACP).
Storm drainage facilities shall incorporate high standards of design to enhance the appearance
of a site, preclude the need for security fencing, and serve as an amenity. The design of above
ground storage and conveyance facilities should address or incorporate landscaping utilizing
native vegetat,ion, minimal side slopes, safety, maintenance needs, and function. The facilities
should be located within rear or side yard areas and the design should preclude the need for
security fencing whenever feasible. (Policy UD-6)
The visual impact of large new developments should be a priority consideration in their review
and approval. (Policy UD-9, ACP).
TransDortation
Improvements that serve new developments will be constructed as a part of the development
process. All costs will be borne by the development when the proposed new streets serve the
development. In some instances, the City may choose to participate in this construction where
improvements serve more than adjacent developments. The City will encourage the use of
LIDs, where appropriate and financially feasible, and to facilitate their development. The City
will consider developing a traffic impact fee system. (Policy TR-23, ACP)
Improvements that upgrade existing streets are considered to benefit the abutting property, and
the abutting property owners should .fund such improvements. Some City participation may be
appropriate to encourage the formation of LIDs in particular problem areas. (Policy TR-24,
ACP)
Conclusion: B~sed on this analysis, 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
revisions 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: Sean Martin, AICP
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EXHIBIT 15
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LAND USE APPLICATION DRAWlNœ
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RefiFiliemenw
August 25, 2004
Mr. Paul Krauss., AICP
Planning & Community Development Director
City Of Auburn
25 West Main St
Auburn, W A 98001
RECEIVED
AUG 2 6
20D4
PLANNING DEP,
~TMENT
Ref: File No: REZ04-0004, CUP04-0004
Applicant: Kevin Anderson, Wesley Ho.roes
Location: 10805 SE 320th St, Auburn, W A 98092
Dear Mr. Krauss,
This letter is to protest the rezoning of the above referenced property.
A facility of the nature proposed by the developer is also ~mpractical given the distance to
shopping and recreational facilities. Seniors should be located within a reasonable
distance of grocery stores, shopping etc.
This tract of land is surrounded by residential property and is currently zoned LHR-l.
There are currently multifamily properties located on the East at 124th 8t SE and on the
West, down the hill on 320th on 10Sth St SE. There is an abundance of land with the
proper zoning or workable zoning located in and around these areas. We feel that this
would create a significant amount of traffic and congestion with the current traffic of
Green River Community College, which is also adding campus housing.
We would appreciate you careful consideration on this matter.
Very Truly Yours,
Yt:L;- ð ~~<!:~; ~/'/L::-
Felix and Sydney·Lujan .
32605 lOgth PI SE
Auburn, W A 98092
EXHIBIT 18
ÁUBURN
WASHINGTON
Peter B. Lewis, Mayor
25 West Main Street * Aubum WA 98001-4998 * www.ci.aubum.wa.us * 253-931-3000
August 30, 2004
Felix and Sidney Lujan
32605 108th Place SE
Auburn, W A 98092
RE: Comment letter related to "Wesley Homes"
Dear Mr. and Mrs. Lujan;
Thank you for your comment letter dated August 25, 2004. In the letter you note that you are not
in favor of rezone or use of land at the project location.
The conditional use pennit process provides an opportunity for land uses to locate in selected
areas, provided that it can demonstrate the ability to co-exist with the community. The process is
a discretionary, multi-phased process that requires a public hearing and is ultimately determined
by the City Council. Your concerns have been noted and your letter is a part of the project
record, which will be reviewed at each step of the process.
Please contact Sean Martin at 253-804-3111 if you have any questions related to this project.
Sincerely,
Printed from electronic copy.
Paul Krauss, AICP
Director and SEP A Official
Department of Planning and Community Development
EXHIBIT 18 A
AUBURN MORE THAN YOU IMAGINED
RECEIVED
AUG 2 0 2004
PLANNING DEPARTMENT
City of Auburn
Sean Martin, AICP
Development Services Coordinator
Sean Martin
The proposed Wesley Homes project seems like a good plan. The
only concern is the proposed plan to put a parkway on 110TH.
While saving money on the construction cost, the result would be
continual maintenance on the parkway by Auburn City personnel
and an unsightly mess in the middle of the road.. As a neighbor
that is directly affected by this portion of road, I believe that it is
not in the best interest of the city or the neighbors to allow the
parkway to be built. The only one that will benefit in the short run
is Wesley Homes.
Sincerely,
-
: .~ :'~~
The Diet~ Family
EXHIBIT 19
ÁUBURN
WASHINGTON
Peter B. Lewis, Mayor
25 West Main Street * Aubum WA 98001-4998 * www.ci.auburn.wc.us * 253-931-3000
August 30, 2004
Alvin and Tracy E Dietz
32405 110th Avenue SE
Auburn, W A 98092
RE: Comment letter related to "Wesley Homes"
Thank you for your comment letter received August 20, 2004. In the letter you note that you are
not in favor of a "parkway" design for the 11 oth Street South corridor.
Please note that the design shown on the conceptual plans indicate the desired product by the
applicant, is not a design which has received approval from the City. The City is also concerned
with continued maintenance costs and has not concurred that the "parkway" design is an
acceptable alternative to the standard street design required for typical project improvements and
at this point, will require standard street improvements.
Your concerns have been noted and considered before issuance of the final environmental
decision. Please contact Sean Martin at 253-804-3111 if you have any questions related to this
project.
Sincerely,
Printed from electronic copy.
Paul Krauss, AICP
Director and SEP A Official
Department of Planning and Community Development
EXHIBIT 19 A
AUBURN MORE THAN YOU IMAGINED
RECEIVED
AUG 2 3 2004
PLANNING DEPARTMENT
August 22, 2004
Auburn Department of Planning &, Community Development
2S West Main
Aubu~ W A 98001-4998
Dear Planning Dept.,
I am writin§ to you regarding the development of a "nursing home' on Lea Hill in
the vicinity of 110 S.E. and S.E. 320th. Having lived within 4 blocks of the site for over
37 years, my husband and I have seen many changes in this once-rural area. We are
wholly in favor of the development in questiOlL The main impact that needs to be
addressed regards the traffic that is alr~ quite heavy during college sessions. Those of
us who live on the south side of S.E. 320 have difficulty making left turns onto the road
as we head down into Auburn. Our new neighbors from Wesley Homes may be more
frustrated than we are during the high traffic times. We think you should consider
installing a traffic control light at 11 Oth & 320tä The existence of a traffic light on S.E.
320th would serve to slow down the college traffic AND allow the Wesley residents a
safe pedestrian crossing if they are walking to the Auburndale Park, just across 320th and
north on 11 Oth.
We would also recommend that the Wesley Homes Community would be
accessed from 1 lOth, and not 320th. Perhaps you have already considered this
requirement.
Thank you for taking time to read through my "comment." Please feel free to
contact me if you have questions.
Sincerely,
(~ ~~~
Cathy Fitzgerald
11305 S.E. 326th Place
Auburn, W A 98092
(253) 833-9361
EXHIBIT 20
AUBURN
WASHINGTON
Peter B. Lewis, Mayor
25 West Main Street * Aubum WA 98001-4998 * www.ci.aubum.wc.us * 253-931-3000
August 30, 2004
Cathy Fitzgerald
11305 SE 326th Place
Auburn, W A 98092
RE: Comment letter related to "Wesley Homes"
Dear Ms. Fitzgerald,
Thank you for your comment letter dated August 22, 2004.
Your letter expressed concern that a traffic signal be installed at its intersection with 320th.
While the applicant is required to improve the street (which includes widening) the City's
transportation division has determined that a traffic signal at the intersection of 320th and 11 Oth is
not warranted as a direct result of this proposal. The City will continue to monitor that
intersection for future needs.
Please be aware that the current proposal does provide access to the project from both 320th and
11 oth. The access on 320th is restricted movement (no left turns out), which will lessen the
impact that access will have on 320th to some degree.
I have considered your comments before making a final decision on the environmental review
component of the project. Please contact Sean Martin at 253-804-3111 if you have any questions
related to this project.
Sincerely,
Printed from electronic copy.
Paul Krauss, AICP
Director and SEP A Official
Department of Planning and Community Development
EXHIBIT 20 A
AUBURN MORE THAN YOU IMAGINED
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PLANNING DEPARTMEN1
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¿ALLer' Pr "~1...'! L<f/E: LALE ) EXHIBIT 22
1?J:-A/.)~ 'tòc, 0t'!v¿a~ 'I;
l~.·~' /j~ gl~?~_ /C'9p~~/¢¡/~~E-
ÁUBURN
WASHINGTON
Peter B. Lewis, Mayor
25 West Main Street * Auburn WA 98001·4998* www.ci.aubum.wc.us * 253-931-3000
August 30, 2004
Carol Meadowcroft
31830 1 Ogth Avenue SE
Auburn, W A 98092
RE: Comment letter related to "Wesley Homes"
Thank you for your comment letter dated August 26, 2004.
Your first concern refers to the height of the building and in particular the steeple feature that
will exceed the roof height. The applicants have requested a variance for building height, which
is permitted to exceed the maximum height limits of the zoning district, to allow a building
height of 36-feet. The variance will be heard the same night as the rezone and conditional use
permit. Y our concerns are noted for the record and will be forwarded as a part of the record for
the variance hearing.
Your second concern related to the traffic movements at the proposed driveway access point on
320th. The project does anticipate providing center left turn lanes to assist in the movement of
traffic at both the site's driveway and 1 09th Avenue SE to allow refuge for those vehicles waiting
for gaps to turn while allowing others thru-traveling vehicles the opportunity to continue. I
believe your reference to a "middle of the road lane" is not envisioned, as the left turns lanes
would be isolated to only vehicles seeking to make left turns and only for a short distance before
each intersection movement.
I have considered your comments before making a final decision on the environmental review
component of the project. Please contact Sean Martin at 253-804-3111 if you have any questions
related to this project.
Sincerely,
Printed from electronic copy.
Paul Krauss, AICP
Director and SEP A Official
Department of Planning and Community Development
EXHIBIT 22 A
AUBURN MORE THAN YOU IMAGINED
32721-111th PI. S.E.
Auburn W A 98092
August 21 ~ 2004
Mr. Sean Martin
Auburn Department of
Planning & Community Development
25 West Main Street
Auburn W A 98001-4998
RECEIVED
AUG 2 4 20'·'
u¿
PLANNING DEA
~RTMENl
Re: File No. SEP04-0012
Proposed Rezoning at 10805 S.E. 320th St.
Dear Mr. Martin:
We live on Lea Hill approximately three blocks from the subject property. The purpose
of this letter is to express our concern over rezoning from Single Family Residential to
any type of high density residentiat i.e. a multi-storied nursing home.
Many of us, who live in this neighborhood, expressed our collective concerns to Paul
Krauss last September when this proposal was initially surfaced. It is interesting that this
second effort is being initiated during the summer months when many local residents are
away on vacation.
The Lea Hill area has experienced a great deal of growth in the last few years with the
automobile traffic on and off the hill becoming very congested. Developing the subject
area with single family homes would complicate this problem; however., the traffic
associated with high density would be overwhelming!
When we were annexed into the City of Auburn a couple of years ago, we were under the
impression that it would be to the betterment of our neighborhood. Our neighborhood,
Lea Hill, is one of single-family residents and is not suited to high density. There are
many other areas within the city of Auburn that are better prepared to deal with this
serious issue. We want to go on record that we are opposed to any rezoning which could
be used for housing other than a retirement center.
In the unfortunate event this rezoning is approved, the widening of 11 Oth Avenue and the
installation of a stoplight at the intersection of 11 oth and 320th to accommodate the
additional traffic would be a must.
Thank you for your consideration. Please place/keep us on the mailing list for future
information about the rezoning actions.
AUBURN
WASHINGTON
Peter B. Lewis, Mayor
25 West Main Street * Auburn WA 9800 1-4998 * www.ci.aubum.wc.us * 253-931 -3000
August 30, 2004
Gary Baxter
32730 111 th Place SE
Auburn, W A 98092
RE: Comment letter related to "Wesley Homes"
Thank you for your comment letter dated August 21, 2004.
Your letter expressed concern over the trip generation potential of the proposal. The City
considers the impacts of new trips in the network within the "pm peak hour", which is the busiest
60 minute interval between 4 pm and 6 pm. The Institute of Transportation Engineers (ITE) is
the internationally accepted expert on the potential generation of traffic volumes for new
development. In accordance with the ITE, the projected trips in the pm peak hour for the
proposal are approximately 39 new trips. A single family subdivision developed at maximum
density would result in approximately 136 new trips on the pm peak hour (or 88 trips if
developed as "high density residential"). The existing and requested zo-ning does not increase
the maximum overall density allowance of the project.
Your letter also expressed concern that 11 oth be widened and a traffic signal be installed at the
intersection with 320th. While the applicant is required to improve the street (which includes
widening) the City's transportation division has determined that a traffic signal at the intersection
of 320th and 11 Oth is not \yarranted as a direct result of this proposal. The City will continue to
monitor that intersection for future needs.
I have considered your comments before making a final decision on the environmental review
component of the project. Please contact Sean Martin at 253-804-3111 if you have any questions
related to this project.
Sincerely,
Printed from electronic ·copy.
Paul Krauss, AICP
Director and SEP A Official
Department of Planning and Community Development
EXHIBIT 23 A
AUBURN MORE THAN YOU IMAGINED
AUBURN
WASHINGTON
Peter B. Lewis, Mayor
25 West Main Street * Aubum WA 98001-4998 * www.ci.oubum.wo.us * 253..931..3000
August 30, 2004
LAURA MURPHY, TRIBAL ARCHAEOLOGIST
39015 172ND AVENUE SE
AUBURN, WA 98092-9763
RE: Wesley Homes comments, SEP04-0020
Dear Ms. Murphy:
Thank you for your comment letter on the above-referenced project, which was received
on August 26, 2004.
The City has always been amenable to the presence of a Tribal monitor on-site during
construction activities, should you wish to provide one. In this instance, that must be
coordinated through the applicant, not the City.
The city can only impose mitigation measures in response to a direct nexus with
impacts anticipated to result from the project. The city is not aware of existing historical
sites in the vicinity of the project as does not feel the evaluation of the site for
archaeological elements is warranted. The city will impose conditions of development
specifically requiring action, should any elements be discovered, in accordance with
State law.
A copy of the Final decision is attached for your reference. Thank you again for your
time and comments. If we can be of any further assistance please do not hesitate to
contact our office at 253-931-3090.
Sincerely,
Printed from electronic copy.
Paul Krauss, AICP
Director and SEPA Official
Department of Planning and Community Development
EXHIBIT 24 A
AUBURN MORE THAN YOU IMAGINED
RECENED
AUG 2 4: 2.004
PlANN\NG DEPAR1MEN1
11528 SE 323rd Place
Auburn, WA 98092
23 August 2004
Sean Martin
Department of Planning and Community Development
City of Auburn
25 West Main Street
Auburn, WA 98001-4998
Dear Mr. Martin
re: SEP04-0012
This statement is to express opposition to the rezoning of the property at 10805 SE
320th Street and the issuance of an associated conditional use permit.
The proposed use of this property is inconsistent with the surrounding single family
homes present in the area. Particularly objectionable is the proposed multi-story
structure. I believe a significant purpose for residential land use zoning (specifically,
LHR-l) is to build neighborhoods, both in appearance and function. Departure from the
concept will only be detrimental to the maintenance of the livable neighborhoods Auburn
must work hard to maintain and encourage.
It is appropriate that as a community we provide housing and assisted care facilities for
our senior citizens. Redesign of the project to maintain the building height requirement
and population density of LHR-l would be an option worth consideration. However, as
it is now proposed, this project is an inappropriate use of land that clearly should retain
single-family residential character.
Sincerely yours,
tJ./I'L
R. sc:¡;~;ens
cc: Mayor Peter B Lewis
* EXM1BIT 25
R. S. Stephens, 8/23/2004
rezone.doc 1
ÁUBURN
WASHINGTON
Peter B. Lewis, Mayor
25 West Main Street * Auburn WA 98001-4998 * www.ci.Qubum.wa.us * 253-931-3000
August 30, 2004
R Scott Stephens
11528 SE 323rd Place
Auburn, W A 98092
RE: Comment letter related to "Wesley Homes"
Dear Mr. Stephens:
Thank you for your comment letter dated August 25,2004. In the letter you note that you are not
in favor of rezone or use of land at the project location, as well as your posItion regarding the
requested variance.
Your concerns have been noted and your letter is a part of the project record, which will be
forwarded to the Hearing Examiner for consideration during the hearing process for each of
those requests.
Please contact Sean Martin at 253-804-3111 if you have any questions related to this project.
Sincerely,
Printed from electronic copy.
Paul Krauss, AICP
Director and SEP A Official
Department Planning and Community Development
- EXMisir 25 A
AUBURN MORE THAN YOU IMAGINED
NOTICE OF
PUBLIC HEARING
EXHIBIT 27
Please be advised that the AUBURN HEARING EXAMINER on September 21, 2004, at 7:00 p.m. will conduct a
PUBLIC HEARING on the following request:
APPLICA TION NO. CUP04-0004
The request of Wesley Homes for a conditional use permit to construct a 128-unit multiple building nursing home
complex on 18.9-acres in the LHR-2, Lea Hill Single Family Residential District. The property is located at 10805
SE 320th Street.
APPLICA TION NO. REZ04-0004
The request of Wesley Homes to rezone property trom LHRI, Single Family Residential, to LHR2, Single Family
Residential. The property is located at 10805 SE 320'" Street.
APPLICATION NO. V AR04-0009
The request of Wesley Homes for a variance to Wesley Homes to exceed the 30-foot height limit and construct a
peaked roof to 36-foot in height, in the LHR-2, Lea Hill Single Family Residential district. The property is located
at 10805 SE 320th Street.
Pursuant to WAC 197-11-535, this hearing will be open to the consideration of the environmental impact of the
proposal. All environmental documents prepared pursuant to SEP A for the subject proposal will be available for
consideration at this public hearing.
The public hearing will be held in the Council Chambers, Auburn City Hall, located at 25 West Main Street. The
public is invited to attend to express comments or opinions. Written comments may be submitted prior to the
hearing to the Auburn Planning Department, 25 West Main, Auburn, WA. 98001. If you have further comments or
questions, please call the Plamúng Department at (253) 931-3090. A staffreport will be available approximately one
week in advance of the hearing date and can be obtained by contacting the City of Auburn Planning and Community
Development Department at (253) 931-3090. For citizens with speech, sight or hearing disabilities wishing to
review documents pertaining to this hearing, should contact the City of Auburn within 10 calendar days prior to the
meeting, as to the type of service or equipment needed. Each request will be considered individually according to
the type of request, the availability of resources, and the fmancial ability of the City to provide the requested services
or equipment. For the location of the property, refer to the cross-hatched area on the map below.