HomeMy WebLinkAboutITEM VIII-A-1
CITY OF
AUB=SRN
WASHINGTON
AGENDA BILL APPROVAL FORM
Agenda Subject: Ordinance No. 6080 for Application No. CUP06-0004 Date: March 8, 2007
Department: Planning, Building Attachments: Ordinance No 6080, Budget Impact:
and Community H.E. Decision (recommendation),
Applicant's site plan and building
elevations
Administrative Recommendation:.
City Council introduce and adopt Ordinance No. 6080.
Background Summary:
On February 21, 2007 the Hearing Examiner held an open record hearing on Conditional Use Permit
(CUP), CUP06-0004. CUP06-0004 is a request by Sam Chung, Driftmier Architects as agent for John
Yeckel, Facilities Manager for Washington Federal Savings Bank, property owner, to allow a one lane
drive through bank on a 0.41-acre parcel at the southeast corner of A and 2nd Streets SE.
The Hearing Examiner recommendation to the City Council is to grant CUP06-0004 subject to conditions.
Ordinance No. 6080 would adopt the Hearing Examiner's recommendation.
L0319-1
03.10.1 CUP06-0004
Reviewed by Council & Committees: Reviewed by Departments & Divisions:
^ Arts Commission COUNCIL COMMITTEES: ^ Building ^ M&O
^ Airport ^ Finance ^ Cemetery ^ Mayor
^ Hearing Examiner ^ Municipal Serv. ^ Finance ^ Parks
^ Human Services ^ Planning & CD ^ Fire ^ Planning
^ Park Board ^Public Works ^ Legal ^ Police
^ Planning Comm. ^ Other ^Public Works ^ Human Resources
^ Information Services
Action:
Committee Approval: ^Yes ^No
Council Approval: ^Yes ^No Call for Public Hearing _/_/
Referred to Until _/_/
Tabled Until _/_/_
Councilmember: Norman Staff: Davolio
Meetin Date: March 19, 2007 Item Number: VIII.A.1
~~~~ * MORE THAN YOU IMAGINED
ORDINANCE N0.6 0 8 0
AN ORDINANCE OF THE CITY COUNCIL OF THE
CITY OF AUBURN, WASHINGTON, APPROVING A
CONDITIONAL USE PERMIT TO ALLOW AONE-
LANE DRIVE THROUGH BANK WITHIN A C2,
CENTRAL BUSINESS DISTRICT COMMERCIAL
ZONE AT 206 A STREET SE, AUBURN,
WASHINGTON
Whereas, Application No. CUP06-0004, dated November 6, 2007 was
submitted to the City of Auburn, Washington by Sam Chung, Driftmier Architects
as agent for John Yeckel, Facilities Manager for Washington Federal Savings
Bank, property owner, to allow a one lane drive through bank at 206 A Street SE
on a 0.41-acre parcel at the southeast corner of A and 2nd Streets SE.; and
Whereas, said application was referred to the Hearing Examiner for study
and public hearing thereon, along with staff review; and
Whereas, the Hearing Examiner held a public hearing to consider said
application in the Council Chambers of the Auburn City Hatl on February 21,
2007, and the Hearing Examiner recommended approval of the application on
March 5, 2007, subject to certain conditions; and
Whereas, on March 19, 2007, the City Council considered said application
and approved the Hearing Examiner's recommendation and proposed conditions
for the issuance of a. Conditional Use Permit (CUP) to allow a one lane drive
through bank at 206 A Street SE on a 0.41-acre parcel at the southeast corner of
Ordinance No. 6080
March 14, 2007
Page 1 of 13
A and 2nd Streets SE. in Auburn Washington based on the following Findings of
Fact and Conclusions, to-wit
FINDINGS OF.FACT
Sam Chung (the Applicant) requests approval of a Conditional Use Permit
(CUP) for the construction and operation of a one-story bank building,
one-lane drive-through facility, and remote teller station at 206 A Street SE
in Auburn, Washington. The property subject to the application is a corner
lot approximately 0.41 acres in area, located at the intersection of A Street
SE and 2nd Street SE in Auburn, Washington.1 Exhibit 3.
2. The City of Auburn (City) received the CUP application on November 16,
2006, and gave notice of the public hearing associated with the application
by publishing notice on February 8, 2007. The City posted notice of the
hearing on the proposed site of the conditional use on February 9, 2007.
The City mailed ,notice of the hearing to all owners of property within 300
feet of the proposed site of the conditional use on February 9, 2007.
Exhibit 4; Exhibit 5; Exhibit 6; Exhibit 7.
3. The City Staff Report states that the level of construction activity involved
in development of the proposed conditional use falls below the threshold
that triggers review of the potential environmental impact of proposed
conditional use development. Thus, the City did not analyze the
environmental impact of proposed conditional use development. Exhibit 1,
page 4.
4. The City received the complete CUP application when the property subject
to the application was part of the City's C2 Central Business District
Commercial zoning district. The C2 zoning district permits drive-in facilities
in the zone with a conditional use permit. Jeff Dixon, City Planner, testified
at the public hearing that a zoning change occurred "-sometime after the
first of the year" in 2007, changing the zoning classification of the property
from C2 Central Business District Commercial to DUC Downtown Urban
Center (DUC) classification. Mr. Dixon testified that he evaluated the
application according to C2 Central Business District Commercial zone
requirements because the application is vested as to these requirements.
Rick Driftmier testified that the Applicant was unaware of the zoning
"Note: All exhibits referenced herein are exhibits attached to the Hearing Examiner's Findings of
Fact and Conclusions, which exhibits are incorporated herein.
Ordinance No. 6080
March 14, 2007
Page 2 of 13
classification change and does not want to re-file an application under the
new zoning classification because the new classification's development
requirements would require the Applicant to apply for variances to develop
the proposed use. Exhibit 1, page 3; Testimony of Mr. Dixon; Testimony of
Mr. Driftmier.
5. The C2 Central Business District zoning classification requires that a
building on property within the zone is not taller than the width of the
adjacent street or average of two or more adjacent streets, and that
parking and signage is governed by Chapter 18.52, Auburn City Code
(ACC) and Chapter 18.56, ACC, respectively. The CUP application states
that the building height limitation is 45 feet, according to adjacent streets.
The Applicant proposed a 16-stall parking lot to meet the requirements of
ACC Section 18.52.020.8.12 (one stall- for every 300 square feet of floor
area), considering the reduction allowed by ACC Section 18.52.030.A.1.a
for downtown properties. The Applicant also proposed signage to
accompany the conditional use. The City Staff Report stated that the
signage would require separate permitting from the CUP process. ACC
18.28.040; Exhibit 1, page 4; Exhibit 3; .Exhibit 17.
6. A Street SE is a four-lane principal arterial connecting to Auburn Way
North to the north and 2nd Street SE is a three-lane non-residential
collector running through the downtown center. The intersection of these
two streets is signalized and contains pedestrian-activated crossing
signals. Exhibit 1, page 4.
7. The proposed bank and remote teller station site is located with an area
designated "Downtown" by the City Comprehensive Plan. The
Comprehensive Plan Land Use Objective 6.2 provides that downtown
should be maintained as an area that uniquely serves both regional and
community needs. Policy LU-6 provides that the downtown center shall be
the focal point of the Auburn community, including a mix of uses such as
retail, residential and appropriate services. Policy LU-6A provides that
growth should be focused in the Auburn Downtown urban center to
support economic development, complement transit oriented
development, direct growth pressures away from residential
neighborhoods, and implement regional growth management strategies.
Comprehensive Plan (last revised December 2005), page 3-12; Exhibit 1,
page 2.
8. The proposed bank and remote teller station site is also within the area
governed by the City Downtown Plan. The site is within the A Street NW
Ordinance No. 6080
March 14, 2007
Page 3 of 13
and South Central Districts Plan area. The Plan identifies the area south
of Main Street between Auburn Way and A Street SW as a mixed use
district, and identifies the land use focus for the area as retail, service,
office, and housing that will phase in pedestrian-oriented mixed use over
time. The Plan states the emphasis in this area will be' on buildings located
adjacent to the street, parking located at the rear of parcels, and first floor
retail on parcels along A Street SE. The Plan states that A Street SE
should be revitalized by private. investment and revitalized by public
investment in the street corridor to improve vehicular and pedestrian
facilities and landscaping. The Plan recommends a 10-foot building
setback or easement for properties along A Street SE, which would
contain a planting strip between curb and sidewalk to buffer the pedestrian
from moving traffic. Downtown Plan (last revised May 2001), pages 154 -
156.
9. The subject property is surrounded on all sides by property also
designated "Downtown" by the City Comprehensive Plan and located
within the C2 Central Business District zoning classification at the time the
CUP application vested to the C2 zoning classification. Property to the
north across 2nd Street SE is used as a grocery store and parking lot,
property to the south is a retail auto parts and auto repair shop, property to
the east is a restaurant, and property to the west across A Street SE is a
restaurant with drive-through. Exhibit 1, page 2.
10. The subject property is currently a vacant lot consisting primarily of paved
surfaces. The City Staff Report states that the lot has been "underutilized"
for more than 15 years since removal of a gas station previously on site.
The conditional use proposed for the site would replace an existing
Washington Federal Savings Bank with atwo-lane drive-through located
approximately two blocks north of the subject property on A Street SE.
The CUP application states that the existing Washington Federal Savings
Bank location is being abandoned. Exhibit 1, pages 3 and 5; Exhibit 3.
11. An existing public sidewalk borders the north and west portions of the lot
adjacent to 2nd Street SE and A Street SE, respectively. The proposed
bank building would be located adjacent to the east and south of existing
sidewalks, oriented to maintain proper sight lines at the intersection. The
building would incorporate extensive glass windows along the building's
sidewalk frontage. The building's exterior would consist of brick
wainscoting, painted stucco, transparent and opaque (spandrel glass)
windows and adark-colored metal roof. The building would be a one-story
building a maximum of 24 feet, 8 inches-high and approximately 2,353
Ordinance No. 6080
March 14, 2007
Page 4 of 13
square feet in area. The building would contain pedestrian entrances at
the northwest corner of the building facing the sidewalk and at the south
side of the building facing a proposed 16-stall parking lot for bank
customers. Mr. Driftmier testified that parking is necessary to
accommodate the average bank customer, who would likely be a motorist
and likely be 70 years of age or older. Exhibit 1, page 3; Exhibit 9; Exhibit
11; Exhibit 17, Exhibit 18; Testimony of Mr. Driftmier.
12. The proposed use would incorporate a pedestrian path extending south
from 2nd Street SE to the proposed parking lot and aone-lane drive-
through remote teller station to the east of the path in the east-central
portion of the subject property about 30 feet from the proposed building.
Pedestrian walkways would also extend from the sidewalk to the building's
northwest entrance, from the proposed parking lot to the building's south
entrance, and from the A Street SE sidewalk .east to the proposed
pedestrian pathway extending south from 2nd Street SE. The pathways
would be constructed of decorative pavers, except for sidewalk on the
pedestrian path extending east from A Street SE. Sam Chung testified that
the decorative pavers are a requirement in the new design standards that
would govern the subject property. The teller station would consist of a
vacuum tube system for financial transactions, apre-made 60 square foot
canopy supported by two posts 11 feet 6 inches above grade. The canopy
would be the same color as the building roof. Exhibit 1, pages 3 - 4,
Exhibit 3; Exhibit 9; Exhibit 11; Testimony of Mr. Chung.
13. Landscaping beds of 5 to 10 feet wide would be constructed along the
east and south perimeter of the subject property, separating the proposed
use from neighboring uses. Landscaping would include perennial grasses,
shrubs, bamboo and trees. Landscaping beds would also surround
proposed pedestrian pathways, the northwest building entrance, and the
south building entrance. Mr. Chung testified that the proposed shielded
lighting, screened trash areas and entrance orientation toward the street
would comply with the new design requirements that would govern the
subject property. Mr. Chung added that the proposed use would likely
meet most, perhaps all, of the new design standards. Exhibit 11;
Testimony of Mr. Chung.
14. The Applicant does not propose any projected canopies or awnings from
the proposed building's northwest entrance to ensure visibility at the A
Street SE-2nd Street SE intersection. Auburn City Code (ACC) Section 1
8.48.020.6.1 requires that there shall not be anything constructed or
reconstructed, and no obstruction permitted to grow, other than a post,
Ordinance No. 6080
March 14, 2007
Page 5 of 13
column or tree not exceeding one foot square or one foot in diameter,
between a height three feet and 10 feet above the established grade
within the triangular area formed by a line extending 20 feet along street
right-of-way lines, measured from the point of the intersection and the
lines connecting the ends of the two 20-foot long lines. ACC
18.48.020.8.1; Exhibit 3.
15. The Applicant would construct two driveways that would serve the
conditional use. One driveway would extend south through the subject
property from 2"d Street SE and the other would extend east through the
subject property from A Street SE. Both driveways would allow for
entering and exiting vehicles. A raised median curb currently exists in A
Street SE along the frontage of the proposed use that would restrict turn
movements. Exhibit 1, page 4, Exhibit 3; Exhibit 9.
16. Mr. Dixon testified that deviations from City standards are needed to
permit proposed driveway access. Both proposed driveways would be
within the prohibited access zone of the A Street SE/2nd Street SE
functional intersection boundary so deviations from Auburn Design
standards must be granted to authorize the proposed driveway locations.
City approval of the proposed deviations would hinge on restricting the A
Street SE driveway to right-in, right-out access according to Auburn
Design Standards (ADS) 10.04.4.1.1 and 1.03, and on the actual
observed vehicle queue lengths at the 2nd Street SE driveway. Moreover,
the Applicant would be required to enforce sight distance triangles at the
site's driveways and at the street intersection by easements or dedications
of property, according to ADS 10.03.2. Exhibit 1, page 4; Testimony of Mr.
Dixon.
17. The Applicant's traffic engineer reported that total traffic associated with
the proposed use would peak in the PM peak hours (4-6 PM) and that the
proposed conditional use would add 63 new primary vehicle trips to
adjacent roadways in the PM peak hours. The traffic engineer
distinguished "primary" trips from the 45 new vehicle "pass-by" trips that
would be generated by the proposed use in the PM peak hours. The traffic
engineer defined a "pass-by" trip as a trip made as an intermediate stop
on the way to a primary destination that would be generated from traffic
"passing by" a site `on an adjacent street that contains direct access to the
trip generator. The traffic engineer reported that he does not expect "pass-
by" trips to have any effect on outlying intersections. Exhibit 12.
Ordinance No. 6080
March 14, 2007
Page 6 of 13
18. The Applicant's traffic engineer stated in the Traffic Impact Analysis for the
site of the proposed use that motorists entering the proposed 2nd Street
SE driveway would require a minimum right-turn entering sight distance
(ESD) of 290 feet and a minimum left-turn ESD of 335 feet fora 30 mph
design speed. The engineer reported that the site of the proposed use
would meet the requirement for sight distance to the west because over
600 feet of sight distance would be available to motorists turning left into
the driveway. However, the engineer stated that the requirement would
not be met for sight distance to the east because a nearby fence and cars
parked along the street limit sight to the east to roughly 190 feet. The
engineer recommended that the existing fence be removed to ensure sight
distance requirements are met for the proposed full-service driveway
extending south from 2nd Street SE. The City Staff Report states that the
City's Traffic Engineering Division reviewed the traffic impacts of the bank
and .drive through operation and. recommended conditions of CUP
approval that would "ensure the project's access points represent safe
connections to city streets." The City Staff Report states that "as
conditioned, the project will provide sufficient parking and .maneuvering
area to avoid spillover impacts to adjacent properties or streets." Exhibit 1,
page 5; Exhibit 12.
19. The City Staff Report states .that the proposed use is expected to be
similar to other banks that currently exist in the downtown. Auburn area,
that the proposed use would not result in adverse noise or odors, and that
the proposed building would be required to meet City construction
standards and building and fire code requirements. City staff would review
proposed landscaping and pedestrian facilities for compliance with City
standards prior to building permit issuance. Exhibit 1, page 5.
Jurisdiction
CONCLUSIONS OF LAW
The Hearing Examiner is granted jurisdiction to hear and make a
recommendation to the Auburn City Council on an application for a Conditional
Use Permit pursuant to ACC 18.64.020(A) and 18.66, and RCW 35.63.130. The
Hearing Examiner is also granted authority to place conditions on the conditional
use permit pursuant to ACC 18.64-.050.
Criteria for Review
Ordinance No. 6080
March 14, 2007
Page 7 of 13
Auburn City Code 18.64.040 provides criteria for review for CUP
applications. A CUP application shall only be approved if the Applicant can
demonstrate that:
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.
2. The proposal is in accordance with the goals, policies, and objectives of
the Comprehensive -Plan.
3. The proposal complies with all requirements of ACC Title 18.
4. 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.
5. The proposal will not adversely affect the public infrastructure.
6. The proposal will not cause or create a public nuisance.
Conclusions Based on Findings
1. With conditions, the use will have no more adverse effect on the health,
safety or comfort of persons living or working in the downtown Auburn
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 downtown Auburn area. According to City staff, the
proposed use is a permitted land use under the new DUC zoning
classification for the site of the proposed use, without a CUP. Under the
vested C2 zoning classification, the bank is a permitted use, however, the
drive-through lane requires a conditional use permit. There are two other
drive-through lane service providers within 2 blocks of the proposed use.
The proposed use will incorporate construction that falls below the
threshold for review of the proposal's environmental impact. The proposed
use will not cause adverse noise or odors, and the operation of the
proposed use is expected to be very similar to other businesses that
currently exist in the downtown business area. The proposed use will be
required to meet City construction standards and building and fire code
requirements. The proposed use will replace an existing bank and drive-
through lane that is being abandoned. The proposed use will develop
Ordinance No. 6080
March 14, 2007
Page 8 of 13
currently vacant underutilized property to provide banking services to City
residents in the downtown area, furthering development goals of the
Auburn City Downtown Plan.
Conditions of CUP approval are necessary to ensure safe ingress and
egress from a proposed driveway onto A Street SE. Findings 1, 3, 4, 10,
11, 19.
2. The proposal is in accordance with the goals, policies and objectives of
the City Comprehensive Plan. The proposed use would provide banking
services to residents of Auburn and the surrounding region. The proposed
use would construct a new bank building and remote teller station on
currently vacant property .located in downtown Auburn to support
downtown Auburn economic development. The proposed use would
provide banking services that are pedestrian-oriented in a building
adjacent to the street with landscaping and parking in the rear, in step with
City Downtown Plan goals. Findings 1, 6-8, 10-12.
3. With conditions, the proposal will comply with all requirements of ACC
Title 18. The proposed use is permitted in the C2 zoning district with a
conditional use permit. The proposed bank building will meet the C2 zone
building height requirement and parking requirement. The City will review
proposed signage under a permitting process other than the CUP
approval process.
Conditions of CUP approval are necessary to ensure that the proposed
use will meet C2 zoning district design requirements and that the
proposed use will meet City construction standards, building and fire code
requirements through the building permit approval process. Findings 1, 4,
5, 11.
4. With conditions, 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
use would incorporate pedestrian-oriented design with decorative paving,
windows, and pedestrian entrances so to be harmonious with the adjacent
sidewalks and downtown pedestrian traffic. The proposed use will replace
an existing Washington Federal Savings Bank with drive-through lane
located nearby.
Conditions of approval are necessary to ensure that the proposed use
meets C2 zoning district design requirements. Findings 1, 10, 11.
Ordinance No. 6080
March 14, 2007
Page 9 of 13
5. With conditions, the proposal will not adversely affect the public
infrastructure. As conditioned, the proposed use will provide sufficient
parking and maneuvering, area to avoid spillover impacts to adjacent
properties and streets. Pass-by trips associated with the proposed use will
not have an effect on outlying intersections. The applicant for the
proposed use will need to enforce sight distance triangles at the proposed
use site's driveways and at the street intersection by easements or
dedications of property. -The Applicant will provide for on-site parking.
Conditions of CUP approval are necessary to ensure that the proposed
driveway onto A Street SE disallows left turns, in conformance with the
existing raised median curb in A Street SE restricting turn movements.
Findings 1, 5, 6, 15 - 19.
6. The proposal will not cause or create a public nuisance. The proposed use
is a use permitted by the Auburn City Code with a conditional use permit.
As conditioned, the proposed use will not endanger the life, health or
property of the public. The proposal will not cause adverse noise or odors.
Rather, the proposed use will provide banking services to Auburn
residents that will replace existing bank services being abandoned. The
proposed use. will provide these services by converting a currently vacant
lot to a landscaped lot with pedestrian-oriented design elements. Findings
1, 4, 5, 10- 14, 16- 19.
RECOMMENDATION
Based upon the preceding Findings and Conclusions, the Hearing
Examiner recommends that the Auburn City Council APPROVE the Applicant's
request for a Conditional Use Permit to operate a bank and remote teller station
on property located at 206 A .Street SE in Auburn, Washington, subject to the
following conditions:
1. Site development shall occur in substantial conformance with the
submitted plans and building elevations.
2. Prior to the issuance of construction permits the applicant shall submit a
final site plan and specifications of the design features for review and
approval by the Planning Director as required by ACC 18.28.050(F) for the
C2 zoning district.
In accordance with building orientation (design requirements) of the C2
zoning district (ACC 18.28.050(F)) the Planning Director shall review and
Ordinance No. 6080
March 14, 2007
Page 10 of 13
approve the color, material and location of the decorative paving treatment
prior to the issuance of building permits.
3. In accordance with building orientation (design requirements) of the C2
zoning district (ACC 18.28.050(F)) the project includes a main pedestrian
building entrance. at the northwest corner of the site oriented to the street
intersection. This northwest corner building entry shall remain functional
as a main entrance and not be locked or eliminated in the future.
4. The proposed driveway to A Street SE shall be signed "No Left Turn". The
Applicant shall be responsible for installing and maintaining a turn
restriction sign oriented to the parking lot at the western driveway. The
sign shall be installed prior to the issuance of occupancy permits for the
building, unless otherwise approved by the City Engineer.
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 to allow a to allow a one
lane drive through bank at 206 A Street SE on a 0.41-acre parcel at the
southeast corner of A and 2nd Streets SE in Auburn Washington, and as legally
described in Exhibit A attached hereto, subject to the conditions as outlined
above.
Section 2. Severability. 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.
Ordinance No. 6080
March 14, 2007
Page 11 of 13
Section 3. Recording. 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.
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.
INTRODUCED:
PASSED:
APPROVED:
PETER B. LEWIS
MAYOR
Attest:
Ordinance No. 6080
March 14, 2007
Page 12 of 13
Danielle E. Daskam, City Clerk
Published
Ordinance No. 6080
March 14, 2007
Page 13 of 13
ORDINANCE NO. 6080
LEGAL DESCRIPTION
The West 130 feet of lots 18; 19, and 20, Riverview addition to Auburn, according
to the plat thereof recorded in volume 9 of plats page 90, in King County,
Washington; except the South 40 feet of lot 20 thereof; also except that portion
conveyed to the city of auburn for street purposes by documents recorded under
recording numbers 7704110577 and 7704110579.
CITY OF
UBURN
WASHINGTON
March 7, 2007
Sam Chung
7983 Leary Way N.E.
Redmond WA, 98052
RE: APPLICATION NO. CUP07-0004
Dear Mr. Chung:
i sr•'.c1 »u~~r
!f_.,.+
Attached is the Hearing Examiner's official recommendation regarding your request that was
considered by the Hearing Examiner on Wednesday, February 21, 2007. The City Council
will consider your request on Monday, March 19, 2007 in the City Council Chambers at
7:30 p.m.
You or a representative is requested to be at that meeting to answer any questions the City
Councilmembers might have regarding your proposal.
If you have any questions regarding the attached, please give us a call.
Y
t
Michael Davolio, AICP
Director Planning, Building and Development
MD: kr
Attachment
cc: Building Department
Public Works Department
City Clerk
John Yeckel
'PL#er B. Lewis, Mayor
25 West Main Street * Auburn WA 98001-4998 * www.auburnwa.gov * 253-931-3000
Page 1
AUBUIl1V * MORE THAN YOU IMAGINED
Findings and Decision
Application No.
REQUEST FOR RECONSIDERATION
Any party of record who feels the decision of the Examiner is based on error of procedure, fact or judgment, or
the discovery of new evidence may file a written request for reconsideration with the Hearing Examiner no later
than Thursday, March 15, 2007 by 5:00 p.m. Reconsideration requests should be addressed to: Hearing
Examiner, 25 West Main Street, Auburn, WA. 98001-4998.
(B)
CITY COUNCIL ACTION
This decision of the Hearing Examiner is a recommendation to the City Council and will be considered by the
Council at their Monday, March 19, 2007, meeting. At the March 19, 2007, meeting the Council may either
affirm the Examiner's recommendation, remand the decision back to the Examiner, or schedule a closed record
public hearing.
NOTICE OF RIGHT TO APPEAL
The decision of the Hearing Examiner is final unless a written appeal to Council is filed by a party of record
within 10 calendar days from the date of mailing of the Examiner's report. The appeal must be filed with the
City Clerk and state the basis of appeal which maybe errors of fact, procedural errors, omissions from the
record, errors in interpretations of the Comprehensive Plan or new evidence. See Zoning Ordinance Chapter
18.66 for specific information. The appeal forms can be obtained from the City Clerk. Any appeal to this
decision must be filed no later than Monday, March 19, 2007, by 5:00 p.m. with the City Clerk at the Auburn
City Hall, 25 West Main, Auburn, 98001-4998.
HE\DEC\ Page 2
BEFORE THE HEARING EXAMINER
OF THE CITY OF AUBURN
In the Matter of the Application of )
Sam Chung, )
Washington Federal Savings )
For a Conditional Use Permit )
NO. CUP06-0004
FINDINGS, CONCLUSIONS,
AND RECOMMENDATION
SUMMARY OF RECOMMENDATION
The Hearing Examiner for the City of Auburn recommends to the Auburn City Council that a
Conditional Use Permit for the operation of a bank and remote teller station in the C2 Central
Business District Commercial zoning district be APPROVED, subject to conditions.
SUMMARY OF RECORD
Requests:
Sam Chung requested a Conditional Use Permit (CUP) for operation of a bank and remote teller
station on property located at 206 A Street SE in Auburn, Washington.
Hearing Date:
The Hearing Examiner for the City of Auburn held an open record public hearing on February
21, 2007.
Testimony:
The following individuals presented testimony under oath at the open record public hearing:
Jeff Dixon, City Planner
Steve Pilcher, City Planner
Rick Driftmier, for the Applicant
Sam Chung, for the Applicant
Exhibits:
The following exhibits were admitted at the open record public hearing:
Exhibit 1 Staff Report, dated February 6, 2007 LL~ -
Exhibit 2 Site and Vicinity Map
Exhibit 3 CUP Application, received November 16, 2006
Exhibit 4 Notice of Public Hearing
Exhibit 5 Notice of Public Hearing
Exhibit 6 Affidavit of Posting dated and posted February 9, 2007
Exhibit 7 Affidavit of Mailing, February 9, 2007
Exhibit 8 Confirmation of Publication of Legal Notice dated February 6, 2007
Exhibit 9 Site Plan Map
Washington Federal Savings Bank, CUP06-004
City of Auburn Hearing Examiner
Findings, Conclusion, and Recommendation
Page 1 of 10
Exhibit 10 Elevations Map
Exhibit 11 Elevations Map and Landscape Planting Plan
Exhibit 12 Traffic Impact Analysis
Exhibit 13 Geotechnical Engineering Report
Exhibit 14 Geotechnical Infiltration Evaluation
Exhibit 15 Letter from Brent D. Cummings, P.E. to Sam Chung, dated February 8, 2007
Exhibit 16 Drive through Canopy Elevations
Exhibit 17 Signage Proposal
Exhibit 18 City of Auburn Downtown Plan/Final EIS, dated May 2001
Upon consideration of the testimony and exhibits admitted at the open record hearing, the
Hearing Examiner enters the following Findings and Conclusions:
FINDINGS
Sam Chung (the Applicant) requests approval of a Conditional Use Permit (CUP) for the
construction and operation of a one-story bank building, one-lane drive-through facility, and
remote teller station at 206 A Street SE in Auburn, Washington. The property subject to the
application is a corner lot approximately 0.41 acres in area, located at the intersection of A
Street SE and 2°d Street SE in Auburn, Washington.l Exhibit 3.
2. The City of Auburn (City) received the CUP application on November 16, 2006, and gave
notice of the public hearing associated with the application by publishing notice on February
8, 2007. The City posted notice of the hearing on the proposed site of the conditional use on
February 9, 2007. The City mailed notice of the hearing to all owners of property within 300
feet of the proposed site of the conditional use on February 9, 2007. Exhibit 4; Exhibit S;
Exhibit 6; Exhibit 7.
3. The City Staff Report states that the level of construction activity involved in development of
the proposed conditional use falls below the threshold that triggers review of the potential
environmental impact of proposed conditional use development. Thus, the City did not
analyze the environmental impact of proposed conditional use development. Exhibit 1, page
4.
4. The City received the complete CUP application when the property subject to the application
was part of the City's C2 Central Business District Commercial zoning district. The C2
zoning district permits drive-in facilities in the zone with a conditional use permit. Jeff
Dixon, City Planner, testified at the public hearing that a zoning change occurre-d "sometime
after the first of the year" in 2007, changing the zoning classification of the property from C2
Central Business District Commercial to DUC Downtown Urban Center (DUC)
classification. Mr. Dixon testified that he evaluated the application according to C2 Central
'The subject property is identified by King County Tax Parcel No. 733140-0380. The legal description of the
subject property is included in the CUP application. Exhibit 3.
Washington Federal Savings Bank CUP 06-0004
City of Auburn Hearing Examiner
Findings, Conclusion, and Recommendation
Page 2 of 10
Business District Commercial zone requirements because the application is vested as to these
requirements.2 Rick Driftmier testified that the Applicant was unaware of the zoning
classification change and does not want to re-file an application under the new zoning
classification because the new classification's development requirements would require the
Applicant to apply for variances to develop the proposed use. Exhibit 1, page 3; Testimony
of Mr. Dixon; Testimony of Mr. Driftmier.
5. The C2 Central Business District zoning classification requires that a building on property
within the zone is not taller than the width of the adjacent street or average of two or more
adjacent streets, and that parking and signage is governed by Chapter 18.52, Auburn City
Code (ACC) and Chapter 18.56, ACC, respectively. The CUP application states that the
building height limitation is 45 feet, according to adjacent streets. The Applicant proposed a
16-stall parking lot to meet the requirements of ACC Section 18.52.020.B.12 (one stall for
every 300 square feet of floor area), considering the reduction allowed by ACC Section
18.52.030.A.1.a for downtown properties. The Applicant also proposed signage to
accompany the conditional use. The City Staff Report stated that the signage would require
separate permitting from the CUP process. ACC 18.28.040; Exhibit 1, page 4; Exhibit 3;
Exhibit 17.
6. A Street SE is a four-lane principal arterial connecting to Auburn Way North to the north and
2°d Street SE is a three-lane non-residential collector running through the downtown center.
The intersection of these two streets is signalized and contains pedestrian-activated crossing
signals. Exhibit 1, page 4.
7. The proposed bank and remote teller station site is located with an area designated
"Downtown" by the City Comprehensive Plan. The Comprehensive Plan Land Use
Objective 6.2 provides that downtown should be maintained as an area. that uniquely serves
both regional and community needs. Policy LU-6 provides that the downtown center shall be
the focal point of the Auburn community, including a mix of uses such as retail, residential
and appropriate services. Policy LU-6A provides that growth should be focused in the
Auburn Downtown urban center to support economic development, complement transit
oriented development, direct growth pressures away from residential neighborhoods, and
implement regional growth management strategies. Comprehensive Plan (last revised
December 2005), page 3-12; Exhibit 1, page 2.
8. The proposed bank and remote teller station site is also within the area governed by the City
Downtown Plan.3 The site is within the A Street NW and South Central Districts Plan area.
The Plan identifies the area south of Main Street between Auburn Way and A Street SW as a
a At the public hearing, Steve Pilcher, City Planner, testified that the proposed use would be allowed outright on
property located within the City's DUC zoning district, without a requirement to obtain a CUP. Testimony of Mr.
Pilcher.
' The City adopted the Downtown Plan as a subarea plan on May 21, 2001 (Ordinance No. 5549). Exhibit 1, page 3.
Washington Federal Savings Bank CUP 06-0004
City of Auburn Hearing Examiner
Findings, Conclusion, and Recommendation
Page 3 of 10
mixed use district, and identifies the land use focus for the area as retail, service, office, and
housing that will phase in pedestrian-oriented mixed use over time. The Plan states the
emphasis in this area will be on buildings located adjacent to the street, parking located at the
rear of parcels, and first floor retail on parcels along A Street SE. The Plan states that A
Street SE should be revitalized by private investment and revitalized by public investment in
the street corridor to improve vehicular and pedestrian facilities and landscaping. The Plan
recommends a 10-foot building setback or easement for properties along A Street SE, which
would contain a planting strip between curb and sidewalk to buffer the pedestrian from
moving traffic. Downtown Plan (last revised May 2001), pages 154 -1 S6.
9. The subject property is surrounded on all sides by property also designated "Downtown" by
the City Comprehensive Plan and located within the C2 Central Business District zoning
classification at the time the CUP application vested to the CZ zoning classification.
Property to the north across 2na Street SE is used as a grocery store and parking lot, property
to the south is a retail auto parts and auto repair shop, property to the east is a restaurant, and
property to the west across A Street SE is a restaurant with drive-through. Exhibit 1, page 2.
10. The subject property is currently a vacant lot consisting primarily of paved surfaces. The
City Staff Report states that the lot has been "underutilized" for more than 15 years since
removal of a gas station previously on site.4 The conditional use proposed for the site would
replace an existing Washington Federal Savings Bank with atwo-lane drive-through located
approximately two blocks north of the subject property on A Street SE. The CUP application
states that the existing Washington Federal Savings Bank location is being abandoned.
Exhibit 1, pages 3 and S; Exhibit 3.
11. An existing public sidewalk borders the north and west portions of the lot adjacent to 2na
Street SE and A Street SE, respectively. The proposed bank building would be located
adjacent to the east and south of existing sidewalks, oriented to maintain proper sight lines at
the intersection. The building would incorporate extensive glass windows along the
building's sidewalk frontage. The building's exterior would consist of brick wainscoting,
painted stucco, transparent and opaque (spandrel glass) windows and adark-colored metal
roof. The building would be a one-story building a maximum of 24 feet, 8 inches-high and
approximately 2,353 square feet in area. The building would contain pedestrian entrances at
the northwest corner of the building facing the sidewalk and at the south side of the building
facing a proposed 16-stall parking lot for bank customers. Mr. Driftmier testified that
parking is necessary to accommodate the average bank customer, who would likely be a
motorist and likely be 70 years of age or older. Exhibit 1, page 3; Exhibit 9; Exhibit 11;
Exhibit 17; Exhibit 18; Testimony of Mr. Driftmier. ~~ -
a The Applicant's geotechnical engineer reported that an underground storage tank associated with the gas station
has been removed from the site and contamination mitigation has been performed, including deep excavation to
remove contaminated soils and covering the site with asphalt. The geotechnical engineer stated that the deep
excavation areas on site possibly contain up to 12 feet of fill and are located in the northwest and south-central
portions of the site. Exhibit 13.
Washington Federal Savings Bank CUP 06-0004
City of Auburn Hearing Examiner
Findings, Conclusion, and Recommendation
Page 4 of 10
12. The proposed use would incorporate a pedestrian path extending south from 2"d Street SE to
the proposed parking lot and aone-lane drive-through remote teller station to the east of the
path in the east-central portion of the subject property about 30 feet from the proposed
building. Pedestrian walkways would also extend from the sidewalk to the building's
northwest entrance, from the proposed parking lot to the building's south entrance, and from
the A Street SE sidewalk east to the proposed pedestrian pathway extending south from 2"a
Street SE. The pathways would be constructed of decorative pavers, except for sidewalk on
the pedestrian path extending east from A Street SE. Sam Chung testified that the decorative
pavers are a requirement in the new design standards that would govern the subject property.
The teller station would consist of a vacuum tube system for financial transactions, apre-
made 60 square foot canopy supported by two posts i 1 feet 6 inches above grade. The
canopy would be the same color as the building roof. Exhibit 1, pages 3 - 4; Exhibit 3;
Exhibit 9; Exhibit 11; Testimony of Mr. Chung.
13. Landscaping beds of 5 to 10 feet wide would be constructed along the east and south
perimeter of the subject property, separating the proposed use from neighboring uses.
Landscaping would include perennial grasses, shrubs, bamboo and trees. Landscaping beds
would also surround proposed pedestrian pathways, the northwest building entrance, and the
south building entrance. Mr. Chung testified that the proposed shielded lighting, screened
trash areas and entrance orientation toward the street would comply with the new design
requirements that would govern the subject property. Mr. Chung added that the proposed use
would likely meet most, perhaps all, of the new design standards. Exhibit 11; Testimony of
Mr. Chung.
14. The Applicant does not propose any projected canopies or awnings from the proposed
building's northwest entrance to ensure visibility at the A Street SE-2"d Street SE
intersection. Auburn City Code (ACC) Section 18.48.020.B.1 requires that there shall not be
anything constructed or reconstructed, and no obstruction permitted to grow, other than a
post, column or tree not exceeding one foot square or one foot in diameter, between a height
three feet and 10 feet above the established grade within the triangular area formed by a line
extending 20 feet along street right-of--way lines, measured from the point of the intersection
and the lines connecting the ends of the two 20-foot long lines. ACC 18.48.020.8.1; Exhibit
3.
15. The Applicant would construct two driveways that would serve the conditional use. One
driveway would extend south through the subject property from 2"d Street SE and the other
would extend east through the subject property from A Street SE. Both driveways would
allow for entering and exiting vehicles. A raised median curb currently exists in A Street SE
along the frontage of the proposed use that would restrict turn movements. Exhibit 1, page 4;
Exhibit 3; Exhibit 9.
16. Mr. Dixon testified that deviations from City standards are needed to permit proposed
driveway access. Both proposed driveways would be within the prohibited access zone of
the A Street SE/2"d Street SE functional intersection boundary so deviations from Auburn
Washington Federal Savings Bank CUP 06-0004
City of Auburn Hearing Examiner
Findings, Conclusion, and Recommendation Page S of 10
Design standards must be granted to authorize the proposed driveway locations. City
approval of the proposed deviations would hinge on restricting the A Street SE driveway to
right-in, right-out access according to Auburn Design Standards (ADS) 10.04.4.1.1 and 1.03,
and on the actual observed vehicle queue lengths at the 2"d Street SE driveway. Moreover,
the Applicant would be required to enforce sight distance triangles at the site's driveways and
at the street intersection by easements or dedications of property according to ADS 10.03.2.
Exhibit 1, page 4; Testimony of Mr. Dixon.
17. The Applicant's traffic engineer reported that total traffic associated with the proposed use
would peak in the PM peak hours (4-6 PM) and that the proposed conditional use would add
63 new primary vehicle trips to adjacent roadways in the PM peak hours. The traffic
engineer distinguished "primary" trips from the 45 new vehicle "pass-by" trips that would be
generated by the proposed use in the PM peak hours. The traffic engineer defined a "pass-
by" trip as a trip made as an intermediate stop on the way to a primary destination that would
be generated from traffic "passing by" a site on an adjacent street that contains.direct access
to the trip generator. The traffic engineer reported that he does not expect "pass-by" trips to
have any effect on outlying intersections. Exhibit 12.
18. The Applicant's traffic engineer stated in the Traffic Impact Analysis for the site of the
proposed use that motorists entering the proposed 2"d Street SE driveway would require a
minimum right-turn entering sight distance (ESD) of 290 feet and a minimum left-turn ESD
of 335 feet fora 30 mph design speed. The engineer reported that the site of the proposed
use would meet the requirement for sight distance to the west because over 600 feet of sight
distance would be available to motorists turning left into the driveway. However, the
engineer stated that the requirement would not be met for sight distance to the east because a
nearby fence and cars parked along the street limit sight to the east to roughly 190 feet. The
engineer recommended that the existing fence be removed to ensure sight distance
requirements are met for the proposed full-service driveway extending south from 2"d Street
SE. The City Staff Report states that the City's Traffic Engineering Division reviewed the
traffic impacts of the bank and drive through operation and recommended conditions of CUP
approval that would "ensure the project's access points represent safe connections to city
streets." The City Staff Report states that "as conditioned, the project will provide sufficient
parking and maneuvering area to avoid spillover impacts to adjacent properties or streets."
Exhibit 1, page S; Exhibit 12.
19. The City Staff Report states that the proposed use is expected to be similar to other banks
that currently exist in the downtown Auburn area, that the proposed use would not result in
adverse not"se or odors, and that the proposed building would be required -to meet City
construction standards and building and fire code requirements. City staff would review
proposed landscaping and pedestrian facilities for compliance with City standards prior to
building permit issuance. Exhibit 1, page S.
Washington Federal Savings Bank CUP 06-0004
City of Auburn Hearing Examiner
Findings, Conclusion, and Recommendation
Page 6 of 10
CONCLUSIONS
Turi~dictinn
The Hearing Examiner is granted jurisdiction to hear and make a recommendation to the Auburn
City Council on an application for a Conditional Use Permit pursuant to ACC 18.64.020(A) and
18.66, and RCW 35.63.130. The Hearing Examiner is also granted authority to place conditions
on the conditional use permit pursuant to ACC 18.64.050.
Criteria for Review
Auburn City Code 18.64.040 provides criteria for review for CUP applications. A CUP
application shall only be approved if the Applicant can demonstrate that:
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.
2. The proposal is in accordance with the goals, policies, and objectives of the
Comprehensive Plan.
3. The proposal complies with all requirements of ACC Title 18.
4. 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.
5. The proposal will not adversely affect the public infrastructure.
6. The proposal will not cause or create a public nuisance.
Conclusions Based on Findings
1. With conditions, the use will have no more adverse effect on the health, safety or
comfort of persons living or working in the downtown Auburn 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 downtown Auburn area. According
to City staff, the proposed use is a permitted land use under the new DUC zoning
classification for the site of the proposed use, without a CUP.. Under the vested C2 zoning
classification, the bank is a permitted use, however, the drive-through lane requires a
conditional use permit. There are two other drive-through lane service providers within 2
blocks of the proposed use. The proposed use will incorporate construction that falls below
the threshold for review of the proposal's environmental impact. The proposed use will not
cause adverse noise or odors, and the operation of the proposed use is expected to be very
similar to other businesses that currently exist in the downtown business area. The proposed
use will be required to meet City construction standards and building and fire code
requirements. The proposed use will replace an existing bank and drive-through lane that is
Washington Federal Savings Bank CUP 06-0004
City of Auburn Hearing Examiner
Findings, Conclusion, and Recommendation
Page 7 of 10
being abandoned. The proposed use will develop currently vacant underutilized property to
provide banking services to City residents in the downtown area, furthering development
goals of the Auburn City Downtown Plan.
Conditions of CUP approval are necessary to ensure safe ingress and egress from a proposed
driveway onto A Street SE. Findings 1, 3, 4, 10, 11, 19.
2. The proposal is in accordance with the goals, policies and objectives of the City
Comprehensive Plan. The proposed use would provide banking services to residents of
Auburn and the surrounding region. The proposed use would construct a new bank building
and remote teller station on currently vacant property located in downtown Auburn to
support downtown Auburn economic development. The proposed use would provide
banking services that are pedestrian-oriented in a building adjacent to the street with
landscaping and parking in the rear, in step with City Downtown Plan goals. Findings 1, 6 -
8, 10 -12.
3. With conditions, the proposal will comply with all requirements of ACC Title 18. The
proposed use is permitted in the C2 zoning district with a conditional use permit. The
proposed bank building will meet the C2 zone building height requirement and parking
requirement. The City will review proposed signage under a permitting process other than
the CUP approval process.
Conditions of CUP approval are necessary to ensure that the proposed use will meet C2
zoning district design requirements and that the proposed use will meet City construction
standards, building and fire code requirements through the building permit approval process.
Findings 1, 4, S, 11.
4. With conditions, 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 use would incorporate
pedestrian-oriented design with decorative paving, windows, and pedestrian entrances so to
be harmonious with the adjacent sidewalks and downtown pedestrian traffic. The proposed
use will replace an existing Washington Federal Savings Bank with drive-through lane
located nearby.
Conditions of approval are necessary to ensure that the proposed use meets C2 zoning district
design requirements. Findings 1, 10, 11.
5. With conditions, the proposal will not adversely affect the public infrastructure. As
conditioned, the proposed use will provide sufficient parking and maneuvering area to avoid
spillover impacts to adjacent properties and streets. Pass-by trips associated with the
proposed use will not have an effect on outlying intersections. The Applicant for the
proposed use will need to enforce sight distance triangles at the proposed use site's
driveways and at the street intersection by easements or dedications of property. The
Washington Federal Savings Bank CUP 06-0004
City ofAuburn Hearing Examiner
Findings, Conclusion, and Recommendation
Page 8 of 10
Applicant will provide for on-site parking.
Conditions of CUP approval are necessary to ensure that the proposed driveway onto A
Street SE disallows left turns, in conformance with the existing raised median curb in A
Street SE restricting turn movements. Findings 1, S, 6, 1 S -19.
6. The proposal will not cause or create a public nuisance. The proposed use is a use
permitted by the Auburn City Code with a conditional use permit. As conditioned, the
proposed use will not endanger the life, health or property of the public. The proposal will
not cause adverse noise or odors. Rather, the proposed use will provide banking services to
Auburn residents that will replace existing bank services being abandoned. The proposed use
will provide these services by converting a currently vacant lot to a landscaped lot with
pedestrian-oriented design elements. Findings 1, 4, S, 10 -14, 16 -19.
RECOMMENDATION
Based upon the preceding Findings and Conclusions, the Hearing Examiner recommends that the
Auburn City Council APPROVE the Applicant's request for a Conditional Use Permit to
operate a bank and remote teller station on property located at 206 A Street SE in Auburn,
Washington, subject to the following conditions:5
1. Site development shall occur in substantial conformance with the submitted plans and
building elevations.
2. Prior to the issuance of construction permits the applicant shall submit a final site plan
and specifications of the design features for review and approval by the Planning Director
as required by ACC 18.28.050(F) for the C2 zoning district.
In accordance with building orientation (design requirements) of the C2 zoning district
(ACC 18.28.050(F)) the Planning Director shall review and approve the color, material
and location of the decorative paving treatment prior to the issuance of building permits.
3. In accordance with building orientation (design requirements) of the C2 zoning district
(ACC 18.28.050(F)) the project includes a main pedestrian building entrance at the
northwest corner of the site oriented to the street intersection. This northwest corner
building entry shall remain functional as a main entrance and not be locked or eliminated
in the future.
4. The proposed driveway to A Street SE shall be signed "No Left Turn". The Applicant
shall be responsible for installing and maintaining a turn restriction sign oriented to the
parking lot at the western driveway. The sign shall be installed prior to the issuance of
occupancy permits for the building, unless otherwise approved by the City Engineer.
s Conditions include both legal requirements applicable to all developments and provisions to mitigate the specific
impacts of this development.
Washington Federal Savings Bank CUP 06-0004
City ofAuburn Hearing Examiner
Findings, Conclusion, and Recommendation
Page9of10
5. The City shall decide whether to issue the building permit associated with the conditional
use within 30 days of building permit application submittal to the City.
RECOMMENDED this 5`~' day of March 2007.
~- ~~~
THEODORE PAUL HUNTER
Hearing Examiner
Washington Federal Savings Bank CUP 06-0004
City ofAuburn Hearing Examiner
Findings, Conclusion, and Recommendation
Page 10 of 10
~rrh~Form EXHIBIT .~
x ~~~ ~~,~,,~ D~d ~ oo ~ try ~,~
~~
~.:
Planning, Building, and Community Department
MASTER LAND USE APPLICATION -PLANNING APPLICATIONS
Project Name Wash'ingtoh Federal Savings Date lz/o6/o6
Parcel No(s) 733140-0380 Site Address206 A St. SE Auburn, WA
Legal Description (attached separate sheet if necessary) see Attached
Applicant
Name: Sam Chung
Mailing Address 7983 Leary `.Way NE Redmond, WA 98052
Telephone and Fax: 1425) 881-7506 (425)881-7306
Email: sam~drif mier .
Si nature:
Owner (if more than one attach another sheet)
Name: John YeekeT
Mailing Address: 425 ;Pike St . ~ Seattle, WA 98103.
Telephone and Fax: (206) 624-793f1 (2-06) 587-026'9'
Email: Joh yeckehatt.ne
Si afore:
Engineer/Arc ite tore/Oth
Name: The Driftmier Archit cLs
Mailing Address: ~~~~ I,eaxy way NE Redmond, WA , sso52
TeIephoneandFa~: f4"2~5) 8~3-75th (4z5)~s1-~3o6~
Email: s~mUdriftmier.-~oz~;`:
Description of Pro~~sed Action: Con~t'ruct',new ~washir~gton -Federal ~Sctv.~sxr~s bank
building with a-:detached one--lane drive-up facility on a curxently vaearit
site.
Type of Application Required (Check all that Apply)
(' Administrative Appeal* (` Rezone (site specific)*
(`: Administrative Use Permit* (' Short Plat
(` Annexation* (' Special Exception*
('` Boundary Line Adjustment (' Special Home Occupation Permit*
(' Comprehensive Plan Amendment (Text or Map)* (` Substantial Shoreline Development*
(:' Conditional Use Permit* (' Surface Mining Permit*
("' Critical Areas Variance* (" Temporary Use Permit
{` Development Agreement* (` Variance*
(` Environmental Review (SEPA)* *Please note that public notification is
(^: Final Plat required. A separate cost is charged
(` Preliminary Plat* for the signs. City prepares signs but
(" PUD Site Plan Approval applicant responsible for sign posting.
(') Reasonable Use Exception*
Page 1 of 2
NOV 1 ~ 2006
Pt.pNNING DEPAajMEN~
WASHINGTON FEDERAL SAVINGS
Auburn Branch Drive-In
CONDITIONAL USE PERMIT
SUBMITTAL
November. 6, 2006
The Driftmier Architects~E P ~Ep
NOtI 1 6 2006
pLANNfNG DEPARTMENT
February 8, 2007
Planning Building and Community Department
City of Auburn
25 West Main St.
Auburn, WA 98001-4998
Re: Narrative for the Conditional Use Permit application
The C-2 zone is set apart for financial, commercial, governmental, professional and
cultural enterprises that render professional services.. The proposed use of the property is a
financial institution and is therefore allowed outright in the G2 zone.
However, the C-2 zoning classification in the downtown area does not permit adrive-in
facility except through a Conditional Use Permit. This application requests a CUP fora 1
story bank and one-lane drive-in facility that conform to the requirements of the zoning
code. This drive-in facility is necessary for the viability of the business and. replaces an
existing drive-in facility being abandoned only a couple blocks from this site. Washington
Federal Savings is moving within the Central .Business District from another site that
already has adrive-in facility that is being abandoned.
Washington. Federal Savings has been a part of the.Auburn downtown business district for
many years. For that reason, the Washington. Federal Savings use with drive-in- function
is, by definition, compatible with the other existing uses. The CUP simply .allows the
Bank to continue a service that is already a part of the neighborhood.
The conditional use requested is clearly compatible with the existing zoning and with the
Comprehensive Plan. Through the CUP process, the city will continue the viability of a
business long established in Auburn's Central Business District. The primary use is
allowed outright and the requested conditional use is ancillary to the primary use, already
'983 exists nearby, and will replace a similar conditional use that is being abandoned.
Lear}•
wa}' nTi; The requested proposal is to allow a one story bank with one lane drive-in facility. To be
Red"'°nd- more specific, the detached remote teller unit will be covered by a canopy and would be
Washington located about 30 feet from the building. The remote teller unit is separated in order to
9ao52 allow traffic movements that do not create any traffic conflicts on adjacent streets. As
(425) advised by the city's traffic engineering department, the drive-in feature is also separated
Fax , 506 to allow a clear visibility triangle as vehicles exit onto 2"a street.
(425)
881-7306
mailQdriftmier.com
Planning Building and Community Department
February 8, 2007
Page 3
into an auto-oriented site. The primary use of the site is a branch bank with
both pedestrian and vehicle access.. As compared to some of the other
banks in the area that house up to three drive-in lanes (see the attached
diagram), this- feature is small enough so that it does not interfere with
pedestrian circulation.
C. 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 bank incorporates brick columns and dark colored metal
roof. The detached canopy will be colored to match the dark metal roof
.and will have-sign to match the signs on the building. Brick masonry and
metal roofmg are prevalent in the downtown .Auburn C-2 zone and are in
keeping with the commercial theme of the surrounding buildings. The
proposed .building has elaborated -and emphasized the entry foyer. Since
we are required to stay clear within the visibility easement at the N.W.
corner, there are, no projected canopies or awnings. At this Northwest
corner there will be a sign here above the entry doors. The entry is also
recessed back slightly to give the impression of a foyer. The South entry is
sheltered with an overhung roof and columns adorned with brick. The
street front sides- both have about 60 percent glazing and the windows are
store front in material to give the impression of a commercial street front.
The walking surfaces are decorated by the use' of decorative. concrete
pavers. This. occurs at the. sidewalk, east of the building, at the front..of the
South entry foyer and at .the Northwest entry. To provide pedestrian
amenity, the project is landscaped throughout in order to provide visual
relief, oxidize the surroundmg air and to serve as acoustical barrier.
D. The proposal will not adversely affect the public infrastructure.
• The proposal does not adversely affect the public infi-astructure. The
conditional use uses no utilities except limited electricity. Traffic is already
in the downtown traffic flow at the existing drive-in that will be abandoned.
The conditional use uses no public infrastructure now already required by
the already allowed primary banking use.
E. The proposal will not cause or create a public nuisance
• No public nuisance will be created or caused by the proposed project.
Traffic using the current two-lane drive-in that is being abandoned will
switch to this ane-lane location, so the traffic is already in the downtown
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Description of Project
Project Program and History
Currently the facilities for Washington Federal Savings are located within Auburn's
Central Business District near the proposed project site. The current facility, which will
be abandoned, has atwo-lane drive-in facility.
Site Organization and Features
The proposed site in Auburn's Central Business District will include a new building with
a detached one-lane drive-up facility. Traffic will connect to the drive-in through the
bank parking lot.
Building Design
The new bank building for Washington Federal Savings will be approximately 2,353 SF
with a detached one-lane drive-in facility. The proposed detached drive-in consists of a
remote teller unit and two steel painted columns with an overhead canopy. Materials for
the building will be traditional commercial building materials, such as brick and metal
roofing. The pre-fabricated canopy structure by Couvrette will be all steel and painted to
match the building roof.
Landscaping Design
Hermina Enrich Designs, a Washington State registered landscape architect, designed the
landscape plan for the proposed facility. The landscaping will meet the requirements of
the City of Auburn. The drive-in facility will be screened by small shrubbery.
Conditional Use Permit Proposal
The Conditional Use Permit application is for the proposal use of the drive-up feature
only. The building permit for the new bank will be submitted to the City of Auburn as a
separate application.