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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 3 a± o .~ d '~ c F„ O .~C N C O V ~ N ~:, ~ to W J t1 ;~= W ~ ~- G ~ v lQ ~ ~ d ~ O ~ 'a ~ ~ d E !6 f/1 O d C d w N V C W C ~ ~'' = N ~ v 3 J ~ C O ~ ~~, O 'C ~ N N O N t C ~ O O o0 ~ y ~ r C O N O K = ~ ~`! ~ ~ ° C C ° ° p 0 az +r ° E Q .y ° ~ 3 p p W E e d x 'Q O M V ~ r V ~' 01 Q ~ .. w+ O ~ N M ~ y- O O ~ O C O Q ~ 7 ~ , N V ~ d .~ w d ~+ y '~ 1y .. .~ ~ ~ Q yj a ~ ~ C1 w ~' w ~ V m c H ~ d V ~ N O C ~ E O ~ C O v O d C N d ~ C m C ~ ~+ 7 'd' L ~ ~ C ~ .+ ~ ~ = ~ ` Q ` ++ O ~ r' 7 0 a. ~ E ~ O 'a 'C C C pp O W 7 m eh ~ LL- O m V m ~ ~ l0 p rd. ~ O ~ r tl ~ O C N ~ ~ ~ ~ O M w ~ ` V r0. O N 3 O W C 7 0 0 ~ ~ C) _ = W {L p C /p r O m ~ d ~ M 11 00 ` ~ Q ~ O C M 111 y C1 C~1 N 01 O O T N ( ~ O N tp Y m ~ v . ~ ~" ` d d t0 E y ` o M O l~ r N N O N R tD C N r 1n 1~ r M r M , N p C 0 01 3 d C C ~ W \ 0 A d 1L 1C ~ N U d N ~ ~ ~ ti V W m ~ H 11 fn Z Z ~ m N N 00 N 01 o~ N C m 0 0 ~ ~ 0 V 'Q N ~ N ~ 3 ~ C e11 O ~ 'p QO r ` V -d. C ~' ~ o .C '~ V ~ N = ~ N ` N m 1 a ~ O y- O ~ Y R ~ d = ~ d ~ ~ m w C ~ O N ~ fn ~ 16 ~ Z m C O ~p N ~ L . C O ., . r . ::. ~ t ,~ . O m ~ C _ 0 d ~ 1 0 W O d ~ v C 'O .+ ~ m ~ ~ ~ ++ ~ G1 V m C1 - r H C N • V ~ 3 V C 7 O ~ ~ ~ ~ C1 ` r ~ fA O 'C w ~ 'a V ~ M ~ ~.. t .O = N 't3 ~ i ~ R O C C l0 10 ~ d `1 ~ ~.. ..+ ~ ~ C ~ > ~ X C K ~ Y R E v~ -01 m J ~ ~ a N a G Z ~ ~ ~ a a c~n V 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.