HomeMy WebLinkAboutITEM VIII-A-1
CITY OF
BUR
WASHINGTON
AGENDA BILL APPROVAL FORM
Agenda Subject: Ordinance No. 6202 to approve a Conditional Use Date: September 02, 2008
Permit (CUP08-0002) for a new Valley Regional Fire Authority (VRFA)
Fire Station at 500 182nd Ave E
Department: Planning, Building Attachments: Ordinance No. 6202 Budget Impact:
and Community. Please refer to Exhibit List
Administrative Recommendation:
City Council introduce and adopt Ordinance No. 6202.
Background Summary:
On July 30, 2008 the Hearing Examiner held a public hearing regarding a request by Paul Berry,
representing the Valley Regional Fire Authority (VRFA) for approval of a Conditional Use Permit (CUP) for
construction of a new 11,615 sq. ft. six bay fire station with associated parking, maneuvering, and other
site improvements on approximately five (5) acres. The project consists of two phases; phase I includes
the construction of the new fire station and associated site improvements and Phase II includes the
construction of a new 21,000 sq. ft. Emergency Operations Center/office building. The site is located at
500182 nd Ave E; and is identified by Pierce County Tax Parcel #0520051032.
On August 11, 2008 the Hearing Examiner issued a recommendation to the City Council for approval of
the proposed conditional use permit subject to eight (8) conditions of approval as follows:
1. All trash and/or garbage collection and storage areas must be screened from view from
adjacent streets and properties using a 100 percent sight obscuring fence or wall a minimum of
6-feet high, with appropriate landscaping around the perimeter. Written documentation approving the
location of all proposed trash and recycling areas by the local service provider shall be provided.
2. Prior to the issuance of building permits, the applicant shall prepare a lighting plan for review
and approval by the city engineer and planning director that demonstrates the proposed parking lot
lighting shall sufficiently illuminate the fire station driveways entering 182"d Ave E for safety. Then,
the installation of the lighting shall be required to be installed the satisfaction of the City Engineer
prior to the issuance of an occupancy permit. The plan shall also demonstrate that lighting will be
shielded or directed to avoid spillage and adverse impacts to natural areas including adjacent
wetlands and buffers.
3. A parking analysis shall be provided in accordance with Chapter 18.52 ACC with the
building permit application for development of the fire station.
L0902-012 03.10.1 CUP08-0002
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: Baker
Meeting Date: September 02, 2008 Item Number: VIII.A.1
AUBURN * MORE THAN YOU IMAGINED
Agenda Subject: Ordinance No. 6202 to approve a Conditional Use Date:
Permit (CUP08-0002) for a new Valley Regional Fire Authority (VRFA) September 2, 2008
Fire Station at 500 182"d Ave E
4. A landscape plan prepared in accordance with Chapter 18.50 ACC shall be submitted with the
building permit application.
5. The applicant shall provide a tree preservation plan which indicates the size, species, location
and condition of all significant trees and clumps of non-significant trees within the limits of the
proposed fire station development and showing those proposed to be removed. No clearing,
grading, or other site disturbance activities shall occur prior to approval of the tree preservation
plan by the Department of Planning, Building, & Community.
6. The applicant shall comply with any conditions of the Pierce County Health Department relating to
the septic system design for the new fire station.
7. The applicant shall comply with any conditions of the Pierce County Public Works Transportation
Division relating to the driveway location, street system improvements, and installation of the
emergency vehicle signal for the new fire station.
8. The applicant shall implement the conditions of the Mitigated Determination of Non-Significance
(File No. SEP08-0006).
In accordance with ACC 18.66.170 the City Council upon it's review of the record may:
1. Afirm the Hearing Examiner recommendation;
2. Remand the recommendation to the Hearing Examiner; or
3. Schedule a closed record public hearing before the City Council.
Staff is recommending Council affirm the Examiner's recommendation and adopt Ordinance No.
6202.
List of Exhibits
Exhibit 1 Staff Report to the Hearing Examiner, dated 7-23-08
Exhibit 2 Master Land Use Application, received 2-21-08
Exhibit 3 Site Pan & Elevation Drawings, received 5-09-08
Exhibit 4 Notice of Application, dated 4-18-08
Exhibit 5 Public Comments Received
Exhibit 6 Letter From VRFA Addressing Public Comments, received 6-2-08
Exhibit 7 Aerial Photograph
Exhibit 8 Parcel Map
Exhibit 9 Notice of Public Hearing**
Exhibit 10 Affidavit of Posting**
Exhibit 11 Affidavit of Mailing**
Exhibit 12 Confirmation of Publication of Legal Notice**
** = Exhibit is not included in the packet but is available for review upon request.
Page 2 of 2
uhibit _L___, 10
CITYO F
BURN
WASHINGTON
AGENDA BILL APPROVAL FORM
Agenda Subject: Public Hearing, Conditional Use Permit Application Date: 7/23/2008
No. CUP08-0002
Department: Planning, Attachments: Please refer to Budget Impact: NA
Building, and Communi Exhibit List
Administrative Recommendation:
Hearing Examiner to recommend to the City Council approval of the requested Conditional Use Permit
based upon the Findings of Fact, Conclusions, and Conditions as outlined below.
Background Summary:
APPLICANT: Paul Berry, Harris & Associates
Valley Regional Fire Authority (VRFA)
201 S. Division Street Suite #A
Auburn WA 98001
(425) 453-0999
REQUEST: Conditional Use Permit (CUP) for construction of a new 11,615 sq. ft. six bay fire station
with associated parking, maneuvering, and other site improvements on approximately five (5) acres. The
project consists of two phases; phase I includes the construction of the new fire station and associated
site improvements and Phase II includes the construction of a new 21,000 sq. ft. Emergency Operations
Center/office building.
LOCATION: The site is located at the SW corner of the intersection of 4th Street E, and 182nd Avenue
E. and is identified by Pierce County Tax Parcel #0520051032.
EXISTING ZONING: Planned Unit Development District- Lakeland Hills South (PUD)
EXISTING LAND USE: Vacant
COMPREHENSIVE PLAN
DESIGNATION: Public / Quasi-Public. The site is within the Lakeland Hills South Special
Planning Area
SEPA STATUS: A Mitigated Determination of Non-Significance (MDNS) was issued on June
18, 2008 for this proposal (SEP08-0006).
Reviewed by Council & Committees: Reviewed by Departments & Divisions:
? Arts Commission COUNCIL COMMITTEE : M Building ? M&O
? Airport ? Finance ? Cemetery ? Mayor
? Hearing Examiner ? Municipal Serv. ? Finance ? Parks
? Human Services ? Planning & CD M Fire M Planning
? Park Board ?Public Works ? Legal ? Police
? Planning Comm. ? Other M 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: Staff: Hankins
Meeting Date: Jul 30 2008 Item Number:
Ai
Agenda Subject: Application No. CUP08-002
Date: 7/30/2008
The Comprehensive Plan designation, zoning designation and land use of the surrounding properties are:
?
North MSF Single Family Moderate Density Single Single family residential
Residential Family (Pierce County)
Pierce County)
South Single Family R1, Single Family Single family residential
Residential Residential District
East R10-Single Family Rural 10-Single Family Single family residential
Residential Residential (Pierce County)
Pierce County)
West Single Family R1, Single Family Single family residential
Residential Residential District
EXHIBIT LIST
Exhibit 1 Staff Report
Exhibit 2 Master Land Use Application & Responses to CUP Criteria, Received 2-21-08
Exhibit 3 Notice of Public Hearing
Exhibit 4 Affidavit of Posting
Exhibit 5 Affidavit of Mailing
Exhibit 6 Confirmation of Publication of Legal Notice for Public Hearing
Exhibit 7 Mitigated Determination of Non-Significance (MDNS) Dated 6-18-08
Exhibit 8 Comment Letter from Carolyn Anderson, Received 4-16-08
Exhibit 9 Comment Letter from Donald Bykonen, Received 4-24-08
Exhibit 10 Comment Letter from Karlyne & Edward McGinnis, Received 4-30-08
Exhibit 11 Comment Letter from Greg & Jenny Lovell, Received 5-1-08
Exhibit 12 Comment Letter from Dan Packer (East Pierce Fire & Rescue), Received 5-2-08
Exhibit 13 Letter in Response to Comments from Paul Berry (Representing VRFA), Received 6-2-08
Exhibit 14 Aerial Photograph (CityofAuburn GI52007)
Exhibit 15 Revised Site plan, Landscaping Plan, & Elevation Drawings, Received 5-9-08
FINDINGS OF FACT:
Paul Berry of Harris & Associates, on behalf of the Valley Regional Fire Authority (VRFA) has
applied for a Conditional Use Permit to construct a new six, vehicle bay fire station at the
southwest corner of the intersection of 4th Street E, and 182nd Avenue E. The fire station will
include, staff dormitories, locker rooms, kitchen, dining and dayroom, offices, exercise room and
storage. The applicant will provide off-street parking for station staff, and for an adjacent
municipal park to be developed sometime in the future.
2. The site is zoned Planned Unit Development District- Lakeland Hills South (PUD). Pursuant to
Auburn City Code (ACC) 18.76.040.C.6 fire stations may be permitted within the PUD district
when a Conditional Use Permit (CUP) has been issued pursuant to ACC 18.64.020. The
approximately 5-acre project site is located at the northeast corner of a larger 35-acre city site
that was established as part of the Lakeland Hills South Planned Residential Development.
3. The Valley Regional Fire Authority (VRFA) was officially established on January 1, 2007. The
VRFA combines the existing resources from the Auburn and Pacific Fire departments to provide
Page 2 of 10
Agenda Subject: Application No. CUP08-002 Date: 7/30/2008
fire services to the communities of Algona, Auburn and Pacific. The Valley Regional Fire Authority
provides modern, progressive and professional services to approximately 70,000 citizens residing
throughout the 34 square miles of Algona, Auburn and Pacific.
4. The site is currently vacant and consists of a moderate to mature forest. The forest is a mix of
deciduous broadleaf and conifer trees. Significant trees meeting the city criteria specified in ACC
18.50.030.E are located on the site and would be removed for the new fire station construction.
The applicant indicates that existing vegetation will be preserved to the maximum extent
possible. New landscaping will be provided around the new building to soften and beautify.
Code required landscaping would be required along the street frontage and internal to the
parking lots. Code required landscaping would assist in providing some replacement for
vegetation that is removed.
5. The project area of the site generally slopes to the west to a depression located within the
western portion of the property and ranges in steepness from about 13-35%. The top of this
slope occurs approximately 230 feet west from the street right-of-way of 182nd Ave SE. A
retaining wall structure is proposed in a north-south axis to create a level development area
adjacent to the road that will be developed as the fire station, parking, maneuvering, and other
site features.
A Critical Areas Report, dated December 19, 2007; "Valley Regional Fire Authority Lakeland Fire
Station #33", was completed by GeoEngineers, Inc. for the 5-acre portion of the property. Two
wetlands (Wetland A & Wetland B) were identified west of the project area and the boundaries
adjacent to the project area were delineated. Wetland A is defined as a Category II wetland,
which requires a minimum 50-foot buffer pursuant to ACC 16.10.090.E. Wetland B is defined as
a Category III wetland, which requires a minimum 25-foot buffer pursuant to ACC16.10.090.E.
The proposed development of the fire station does not include grading or disturbance to any on-
site wetlands or their buffers.
7. Wildlife habitats were identified and discussed in the Critical Areas Report, dated December 19,
2007, completed by GeoEngineers, Inc. No threatened or endangered species have been noted
on the subject site.
8. A preliminary stormwater drainage report and analysis was completed as required by the
applicant. A combined detention and water quality pond is proposed to detain stormwater from
the developed site. Stormwater will be released via a level spreader upstream of the Wetland B
buffer, to eventually flow into the wetland. Capacity analysis for the proposed conveyance
system will be reviewed with the final engineering designs at the civil construction permit stage.
9. The property is bordered by unincorporated Pierce County on the north and east. Surrounding
development within the general vicinity of the subject site to the south and west can be
characterized as land transitioning from rural to urban development. The properties adjacent to
the subject site, particularly along the north and east edge, are large lot, low density, single-
family residences interspersed with larger underdeveloped or un-platted parcels. Located to the
west is the balance of the open space/future park site. Property to the south can be generally
characterized as rapidly developing to urban densities, which are associated with the Lakeland
Hills South PUD. Property directly to the north is developed with a small commercial/office.
10. The proposed fire station will access 182nd Avenue East, which borders the east side of the
property with multiple driveways. This abutting public street is under the jurisdiction of Pierce
County. Driveway accesses to 182nd Ave. E will require permit approval from Pierce County.
The existing street consists of two lanes of traffic with unimproved shoulders. Due to existing and
Page 3 of 10
Agenda Subject: Application No. CUP08-002 Date: 7/30/2008
planned low traffic volumes of 182nd Ave E, the project does not appear to necessitate the
dedication of additional right of way or construction of roadway improvements other than to
provide new driveways to serve the fire station at this time. Any required street improvements
shall be required by via a permit for access through Pierce County. A new emergency traffic
signal will be installed as a traffic control measure for emergency vehicles exiting the site. At the
time of writing this staff report the applicant indicated that the permit for the new emergency
signal and the driveway to 182°d Ave. E. has been applied for with Pierce County.
11. The development of the fire station will necessitate the provision of water and sewer services to
the project site. The City of Bonney Lake is the designed water service provider to the site. The
applicant indicated they have obtained a certificate of water availability from the City of Bonney
Lake dated October 29, 2007. Sewer service is not available to the project site. An on-site septic
disposal system is proposed to be constructed on-site west of the buildings and parking areas.
The septic system requires approval by the Pierce County Department of Health. According to
the applicant the permit has been applied for with Pierce County Department of Health.
12. In Section 18.52 ACC, a rate for the number of off-street parking stalls for public facilities such as
fire & police stations is not defined. There appears to be more than adequate room for parking
on the site to accommodate the proposed fire station. Approximately 11 parking spaces are
shown for staff, and approximately 33 parking spaces are provided for the future Emergency
Operation Center (EOC) office building and visitors. However, a specific parking analysis was not
provided with the application materials. Pursuant to Chapter 18.52 ACC, the applicant shall
provide a specific parking analysis for the fire station and the future EOC office building with
permits associated with this proposal.
13. Landscaping is required along the street frontage and internal to the parking lot to meet zoning
code requirements per Section 18.76.060(D) ACC. Additional Landscaping may be required in
accordance with a CUP, as stated in ACC 18.50.050. As shown on the landscaping' plan, a
significant amount of landscaping is proposed along 182nd Ave E. Also, landscaping is proposed
along the interior parking areas of the site. The remaining existing mature landscaping and
vegetation will be retained that is outside of the improvements proposed for the site. Site
distance must be maintained at the driveway entrance and at the street intersection, which
means nothing can grow into the triangle between a height of 3 feet and 8 feet along 182nd Ave
E.
14. The applicant is not requesting review of signage by the Hearing Examiner at this time. It is
anticipated that signage will be requested, permits will be required and reviewed at staff level for
compliance with the City's Sign Regulations.
15. The site is zoned Lakeland Hills South Planned Unit Development (PUD) per the Auburn City
Code. Pursuant to ACC 18.76.040.C.6.b, fire stations are conditionally permitted uses throughout
the PUD. In accordance with ACC 18.64.030.C, the site plan shall be adopted and made part of
the permit. Subsequent building permits and construction activity (including tree removal) shall
be in accordance with the approved site plan. The site plan is included as Exhibit 15.
16. Future development of the site will be required to meet the design standards of the Lakeland
Hills South PUD of Auburn City Code Chapter 18.76.
17. The City of Auburn Comprehensive Plan addresses locating public buildings, (of which, fire
protection is an important component) through the following goals and policies:
GOAL 14. PUBLIC BUILDINGS
Page 4 of 10
Agenda Subject: Application No. CUP08-002 Date: 7/30/2008
To maximize public access and provide for the appropriate location and development of public
and quasi-public facilities that serve the cultural, educational, recreational, religious and public
service needs of the community and the region.
Objective 14.1. To site public buildings in accord with their service function and the
needs of the members of the public served by the facility.
Policies:
CF-57 City fire stations should be developed in accord with the City fire services study. While
the siting of new fire stations should avoid Single Family Areas, fire safety and access shall have
a very high priority under this plan.
CF-60 The City shall encourage other agencies to follow these siting principles in considering
new sites for public buildings.
18. A Mitigated Determination of Non-Significance (MDNS) with three conditions was issued June 18,
2008 for this proposal. A copy of the MDNS is Exhibit 8. No appeals to this decision were filed.
19. This application and associated materials were reviewed by City staff and outside agencies with
jurisdiction. Additionally, all persons owning property which lies within 300 feet of the site, and
those who were identified as parties of record were notified of the public hearing. A Notice of
Application was published in the Seattle Times and was posted on the site on April 16, 2008, and
revised on April 18, 2008. Notice for the public hearing was published in the Seattle Times and
posted on-site on July 14, 2008.
20. Under the Notice of Application, several public comment letters were received regarding this
application. Copies of these letters are included as part of the record for this CUP and are
attached as exhibits. Generally, the comments concerned traffic impacts along 182"d Ave E,
impacts to wetlands, tree removal, loss of rural status and natural settings, stormwater impacts,
noise impacts during construction, noise impacts of emergency vehicles entering and exiting the
site, and impacts to property values. Additionally, a comment letter was received from the East
Pierce Fire & Rescue concerning the close proximity of the new fire station to the joint service
boundary between the two fire districts. The applicant prepared a general response to the
comments received dated May 30, 2008 that is included as part of the record for this application
(Exhibit 14). In general, comments from departments, agencies, and the public have been
incorporated in the staff report where applicable.
CONCLUSIONS:
In order for the Conditional Use Permit to be approved, the proposal must satisfy the criteria of ACC
Section 18.64.040 (A-F).
The following is a listing of the specific criteria and a discussion of how these criteria relate to the
proposed application.
1. 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.
Page 5 of 10
Agenda Subject: Application No. CUP08-002 Date: 7/30/2008
It is not anticipated that the development of the fire station and EOC will cause any adverse effects
to persons, property or improvements in the surrounding area.
The property is bordered by unincorporated Pierce County on the north and east mainly as large lot
residential, except immediately to the north which is developed with a small commercial/office.
Surrounding development to the south and west can be characterized as land transitioning from rural
to urban development, mostly residential development, which is associated with the Lakeland Hills
South PUD. While the surrounding areas is primarily residential, these are separated by the balance
of the site, by the larger residential lots or be intervening commercial development. As a result,
adverse effects on surrounding properties is not expected.
As indicated by the applicant, the location of the proposed fire station is in accord with the Valley
Regional Fire Authority's established service area and will further meet the needs of the members of
the public served by the facility. The location of the fire station is located along 182nd Ave. E in
unincorporated Pierce County which is classified as a Secondary Arterial pursuant to the County's
road classification plan. Approximately 1,500 feet to the north this street becomes Kersey Way in the
City of Auburn and provides convenient emergency response routes to the R Street bridge over the
White River and areas north and south of the River. To the south, 182nd Ave. E connects to Lake
Tapps Parkway and the most immediately Lakeland Hills Development. The Fire Station project is
located along transportation corridors for convenient access and response time to serve the southern
portion of the fire agency service area.
The project will not likely result in adverse noise or odors. According to the applicant, temporary
noise impacts associated with construction activities will be limited to normal business hours and be
compliant with the City's construction noise regulations. After construction there will likely be some
noise due to sirens by emergency vehicles. As mentioned by the applicant, the station will include an
emergency traffic signal which minimizes the necessity for the use of sirens exiting the site. Further,
the applicant states that emergency sirens and lights are not utilized routinely without cause. Their
essential purpose is to increase the safety of the public and the responders by insuring they are seen
or heard. Generally, emergency vehicles will exit the site at the signal which stops traffic on 182nd
Ave. E. Emergency vehicles will activate their sirens as needed once fully out onto the roadway and
at a distance from the station to alert those on the street of their presence.
Staff finds the proposal to be consistent with these criteria.
2. The proposal is in accordance with the goals, policies and objectives of the
Comprehensive Plan.
Chapter 5 (Capital Facilities) of the Comprehensive Plan contains a goal, objective, and policies that
directly relates to this proposal. Goal 14 addresses development of public buildings and states the
following:
GOAL 14. PUBLIC BUILDINGS
To maximize public access and provide for the appropriate location and development of public
and quasi-public facilities that serve the cultural, educational, recreational, religious and public
service needs of the community and the region.
Objective 14.1. To site public buildings in accord with their service function and the
needs of the members of the public served by the facility.
Policies:
Page 6 of 10
Agenda Subject: Application No. CUP08-002 Date: 7/30/2008
CF-57 City fire stations should be developed in accord with the City fire services study. While
the siting of new fire stations should avoid Single Family Areas, fire safety and access shall have
a very high priority under this plan.
CF-60 The City shall encourage other agencies to follow these siting principles in considering
new sites for public buildings.
Staff finds the proposal implements the relevant goals and policies of the Comprehensive Plan.
3. The proposal complies with all requirements of this title (i.e., Zoning Code).
The site is zoned Lakeland Hills South Planned Unit Development (PUD) per the Auburn City Code.
Pursuant to ACC 18.76.040.C.6.b, fire stations are conditionally permitted uses throughout the PUD.
The size of the property is sufficient to allow the proposed fire station to operate effectively.
Adequate landscaping, parking, maneuvering, and stacking space can be provided. The proposed
building will be required to meet City construction standards including international building and fire
code requirements. The proposal meets required property setbacks and the minimum lot area as
required by the zone.
The proposal complies or is capable of complying with the Zoning Ordinance requirements. Building
permits are required for the construction of the building and will address the project's consistency
with Building and Fire code requirements and city standards.
Landscaping is being provided by the applicant to soften the appearance of the fire station from the
adjacent street and surrounding properties. As shown on the landscaping plan, a significant amount
of landscaping is proposed along 182nd Ave E. Also, landscaping is proposed along the interior
parking areas of the site. The remaining existing mature trees and vegetation is proposed to be
retained that is outside of the improvements proposed for the site. Site distance must be maintained
at the driveway entrance and at the street intersection, which means nothing can grow into the
triangle between a height of 3 feet and 8 feet along 182nd Ave E. The site plan does not indicate the
location of refuse containers to serve the new fire station. All proposed refuse containers shall be
screened with a solid screen fence, and appropriate landscaping.
As indicated by the applicant, the only clearing and removal of trees that will be done for the project
is limited to the building pad and specific site improvements necessary to serve the new fire station.
This includes a 300 ft. wide strip running north and south along 182nd Ave. E, and is concentrated to
an area with a depth of approximately 200 feet from the street. The unimproved right-of-way (4th St.
E) will be cleared only as necessary to install a driveway to serve the new fire station. The rest of
the northern boundary of the site and the 4th St. E. right-of-way will not be disturbed as a result of
the proposal.
Per ACC 18.52 a requirement for off-street parking for public facilities such as fire & police stations is
not defined. There appears to be more than adequate parking on the site to accommodate the
proposed fire station. Approximately 11 parking spaces are shown for staff, and approximately 33
parking spaces are provided for the future EOC office building and visitors. However, a specific
parking analysis was not provided with the application materials and is required at permitting.
Staff finds the proposal to be consistent with these criteria with certain conditions. Pursuant to
Chapter 18.52 ACC, the applicant shall provide a specific parking analysis for the fire station and the
future EOC office building with permits associated with this proposal. The applicant shall also provide
Page 7 of 10
Agenda Subject: Application No. CUP08-002 Date: 7/30/2008
the location of a permanent trash enclosure with a solid screen, and appropriate landscaping around
the perimeter. To minimize removal of trees, a condition is recommended that the applicant provide
a tree preservation plan which clearly identifies all trees on the portion of the site to be developed as
a fire station that will be preserved. This tree plan shall also include clearing limits and trees to be
preserved shall be marked in the field prior to any construction activity.
Staff finds the proposal to be consistent with these criteria with conditions relating to tree removal,
and parking analysis.
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.
Development of the property will involve construction of the new fire station, in two phases and
associated site improvements. The neighborhood already consists of a mix of single family residential
development, on various lot sizes and some limited commercial development.
With the recommended conditions relevant to landscaping, and tree preservation the proposed fire
station will not alter the character of the site in ways that would be inconsistent or inappropriate with
the existing character of the uses in the immediate vicinity.
The proposed fire station is not anticipated to be visually obtrusive. The elevation drawings
accompanying the application show that the station design incorporates elements of typical
residential design including siding, window treatments, and dormers. The building design will also
incorporate a variety of building materials and colors, wall and roof modulations, and specific
treatments to provide a pleasing appearance and limit blank walls.
A Critical Areas Report, dated December 19, 2007; Valley Regional Fire Authority Lakeland Fire
Station #33, was completed by GeoEngineers, Inc. for the 5-acre portion of the property. Two
wetlands (Wetland A & Wetland B) were identified near the western project area and the boundaries
adjacent to the project area were delineated. Wetland A is defined as a Category II wetland which
requires a minimum 50-foot buffer pursuant to ACC 16.10.090.E. Wetland B is defined as a Category
III wetland which requires a minimum 25-foot buffer pursuant to ACC16.10.090.E.
Development of the proposed project intends to protect and retain these wetland features.
According to the applicant, the proposal does not propose grading or disturbance to any on-site
wetlands or their buffers. The wetland and buffer areas will be permanently protected via the City of
Auburn's Critical Areas Ordinance (ACC Chapter 16.10). Encroachment into wetlands or buffers often
occurs unintentionally by adjacent property owners, which impacts wetlands and the associated
buffers. Temporary protection measures will be utilized until permanent measures are installed as
defined by ACC Chapter 16.10.
Staff finds the proposal to be consistent with these criteria.
5. The proposal will not adversely affect the public infrastructure.
The proposal has been reviewed by city departments including Public Works, and Pierce County.
There is no evidence that the public infrastructure will be negatively affected by the proposal, and
permits will be required to ensure relevant design and construction standards are met.
The development of the fire station will necessitate the provision of water and sewer services to the
project site. The City of Bonney Lake provides water to the site. The applicant has obtained a water
Page 8 of 10
Agenda Subject: Application No. CUP08-002 Date: 7/30/2008
availability letter from Bonney Lake for water service dated October 29, 2007. Sewer service is not
immediately available to the project site. An on-site septic disposal system is proposed to be
constructed on-site west of the buildings and parking areas. The applicant has submitted an
application with the Pierce County Health Department for septic system design approval.
The proposed fire station will access 182nd Avenue East, via new commercial driveway. This
abutting public street is under the jurisdiction of Pierce County and is classified as a Secondary
Arterial Street. Generally, secondary arterials are intended to be used primarily for rapid or heavy
traffic which connects access to and from primary arterials and freeways. A new emergency traffic
signal will be installed as a traffic control measure for emergency vehicles exiting the site. Driveway
accesses to 182nd Ave. E and the installation of the new emergency signal will require permit
approval from Pierce County. Any required street improvements shall be required by via a permit for
access through Pierce County. At the time of writing this staff report, the applicant indicated the
permits have been applied for with Pierce County.
On-site private storm water detention/retention systems, in accordance with the Auburn Construction
Standards, will be required to mitigate for potential impacts to storm water runoff quantity. The City
of Auburn Public Works Department has reviewed the incremental increase in impervious area and
determined that the proposed storm water system for the development is adequate.
Staff finds the proposal to be consistent with these criteria with conditions. Generally, all outside
agency permits are required to be obtained by the applicant as conditions of approval associated with
this CUP.
6. The proposal will not cause or create a public nuisance.
The proposal involves construction of a fire station and EOC in an area that is residential in nature.
Nearby and adjacent uses include residential housing, and some commercial development. The fire
station will provide fire protection and emergency services to the surrounding neighborhoods.
Generally, the performance characteristics of the fire station are low in intensity and compatible with
the surrounding uses. There is no evidence that the proposal will cause or create a public nuisance.
Associated with the development of the proposed fire station, there will be new lighting installed for
the parking lot and the building. Such lighting shall be required to minimize the exposure of
neighboring properties to excessive levels of light and glare. Performance measures for light and
glare exposure to surrounding development shall be included as a condition of approval for this
proposal.
Staff finds the proposal to be consistent with these criteria with a condition relating to on-site
lighting.
RECOMMENDATION
Based upon the application and Findings of Fact and Conclusions of the staff report, Staff recommends
that the Hearing Examiner recommend to the City Council approval of the Conditional Use Permit with the
following conditions of approval:
1. All trash and/or garbage collection and storage areas must be screened from view from adjacent
streets and properties using a 100 percent sight obscuring fence or wall a minimum of 6-feet high,
with appropriate landscaping around the perimeter. Written documentation approving the location of
all proposed trash and recycling areas by the local service provider shall be provided.
Page 9 of 10
Agenda Subject: Application No. CUP08-002 Date: 7/30/2008
2. Prior to the issuance of building permits, the applicant shall prepare a lighting plan for review and
approval by the city engineer and planning director that demonstrates the proposed parking lot
lighting shall sufficiently illuminate the fire station driveways entering 182nd Ave E for safety. Then,
the installation of the lighting shall be required to be installed the satisfaction of the City Engineer
prior to the issuance of an occupancy permit. The plan shall also demonstrate that lighting will be
shielded or directed to avoid spillage and adverse impacts to natural areas including adjacent
wetlands and buffers.
3. A parking analysis shall be provided in accordance with Chapter 18.52 ACC with the building permit
application for development of the fire station.
4. A landscape plan prepared in accordance with Chapter 18.50 ACC shall be submitted with the
building permit application.
5. The applicant shall provide a tree preservation plan which indicates the size, species, location and
condition of all significant trees and clumps of non-significant trees within the limits of the proposed
fire station development and showing those proposed to be removed. No clearing, grading, or other
site disturbance activities shall occur prior to approval of the tree preservation plan by the
Department of Planning, Building, & Community.
6. The applicant shall comply with any conditions of the Pierce County Health Department relating to
the septic system design for the new fire station.
7. The applicant shall comply with any conditions of the Pierce County Public Works Transportation
Division relating to the driveway location, street system improvements, and installation of the
emergency vehicle signal for the new fire station.
8. The applicant shall implement the conditions of the Mitigated Determination of Non-Significance (File
No. SEP08-0006)
Staff reserves the right to supplement the record of the case to respond to matters and
information raised subsequent to the writing of this report
Page 10 of 10
runt rorm
C'rry of,
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F'XM it a
Number of Pages
Planning, Building, and Community DepartmenA
IrAN
MASTER LAND USE APPLICATION -PLANNING APPLICATIONS %ZZ
Pro'ectName `7RFA Fire Stat_on 33 Date 1/17J07 ??V
Parcel No(s) 15 2 01 s 101 Site Address X'{?' nth street . ,?`
Legal Description (attached separate sheet if necessary) see attached sheet .
Applicant
Name: Paul Berry, Owner's Prcject Manager
MailingAddi-css: 201 S. Division St., Ste. A Auburn, WA 98001
Telephone and Fax: (206) 571-3568, fax (425) 453-0707
Email: Fberrygharri6-assoc.com
Signature:
Owner (if more than one attach another sheet)
Name: City of Auburn, c/o mayor Peter Lewis
Mailing Address: 25 W. Main Street Auburn WA 98001
Telephone and Fay:: Phone: 253-931-3000.
Email: 1 ewi s,?,auhurnwa . ov
Signature:
Engineer/Architecture/Other
Name: Rice Ferqus Miller Architecture & Planning, LLP c/o Ed McManamna
Mailing AddrCtis: 262 4th Street, Bremerton, WA 98337
Telephone and Fax 360-377-8773, fax: 350-792-1385
Email: emcrlananu.a?L?rfmarch.com
Description of Proposed ActlOn: New 11, 635 sf fire station On an exist inr site of
approximately 5 acres.
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)* (7) 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
LETTER FROM PROPERTY OWNER GRANTING AUTHORIZATION TO ACT
(A copy of this letter must be submitted for each property owner involved)
Peter B. Lewis, Mayor
I, city of Auburn , being duly sworn declare that I am the owner of the property
(PROPERTY OWNER)
Involved in the application. I hereby grant Paul Berry
of Harris & Associates on behalf of to act on my behalf. I further declare that all
the Valley Regional Fire Authority
statements, answers, and information herein submitted is in all respects true and correct to the
best of m knowledge and belief.
Signature
25 W Main Street
Auburn WA 9.8001
Address
`/a v/0 S
Date
Subscribed and sworn to before me this 4
?-d ?- day of 1 C?- o 0 Cq
Notary Public in and for the State of Washington,
Residing at
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Page 2 of 2
ur
Valley Regional Fire Authority
1101 D Street NE
Auburn, Washington 98002-4025
Office: 253-932-3060 Fax: 253-931-3055
Mr. Steve Pilcher
Development Services Coordinator
City of Auburn Planning, Building, and
Community Departmentv
25 W Main Street DEB ro
Auburn, WA 98001 ,oN? 2008
NG "FP,?RT
Re: VRFA Station 33 and VRFA EOC/Office Conditional Use Permit A4,%1
Dear Mr. Pilcher,
With this narrative and the accompanying drawings and vicinity map, we wish to apply
for a conditional use permit the VRFA Lakeland Hills Fire Station 33 project, which is
scheduled for construction in the fall of 2008. This new, 11,615 square foot facility will
provide improved fire and emergency medical services to the Auburn Lakeland Hills
residents and others in the southern portion of the Valley Regional Fire Authority's
response area. This CUP submittal also includes the Phase 2: EOC/Office building
which is a 21,600 square foot facility planned for construction in 2011. It will serve as
the administrative headquarters for the VRFA as well as its Emergency Operations
Center. Both projects will be built per the "public" development standards listed in
Section 18.76.060 D. Per 18.76.040 C., our Municipal Services use is allowed by
Conditional Use Permit. Our CUP application accompanies this request letter.
1) How will the proposed use have no greater adverse impact on the surrounding area
than any other use generally permitted in the present zoning classification?
The present zoning classification of the PUD allows non-residential uses as
permitted by ACC 18.26 Light Commercial. It is our anticipation that the Fire Station
would have less impact in terms of traffic congestion, noise, etc. than the light
commercial uses listed in ACC 18.26.
Our estimates on traffic for the EOC/Office Building at the Lakeland site are as
follows:
Vehicle trips (at full VRFA occupancy based on space requirements).
Peak hours 0715 to 0815 hours: 30 (Staff arriving for work).
Peak hours 0445 to 0545 hours: 30 (Staff leaving work).
0800 to 1700 hours: 80 (staff business).
0800 to 1700 hours: 20 (Public business).
1800 to 2200 hours: 10 (Public meeting room use).
Average number of vehicle trips per day at full occupancy: 170.
VRFA Station 33 CUP Narrative
Page 2of2
Traffic Estimates f6FrTe Station 33 are as follows:
Daily public visito s: '
Daily average staff arrival leavin Emergency response call : 6 i 24 h2) Why is this Conditional U ermit compatible with the other existing uses in the
neighborhood?
While the existing uses surrounding the site are predominantly single family
residential, there is an existing light commercial development abutting the site
directly to the north. The fire station and EOC/Office building are intended to provide
fire and emergency services to the Lakeland community as well as the larger region
served by the VRFA.
3) How will the proposed use be constructed and maintained to be harmonious and
appropriate in design, character, and appearance with the surrounding vicinity?
The new Fire Station 33 is designed specifically for the Lakeland Hills community
and is intended to fit into the neighborhood context though its use of materials and
details, as shown on the exterior elevation drawings accompanying this narrative.
The EOC/Office building will share this character and will be designed to have a
similar appearance to Station 33 so as to create a "campus" feel to the project. Both
facilities are low-rise in scale and feature pitched roofs that will help the building
relate to its residential context. Additionally, it is our intention to meet the
development standards of ACC 18.76.060 and 18.76.070.
4) How is the conditional use permit consistent with the Auburn Comprehensive Plan?
The project described in the Conditional Use Permit will be built to the standards and
requirements described in ACC 18.76 Planned Unit Development (PUD) District-
Lakeland Hill South Special Plan Area. Our site is currently indicated on the Auburn
Comprehensive Land Use Map as a Public/Quasi-Public Land Use Designation. This
land use designation allows construction of government buildings and facilities that
provide the public service needs of the community.
Thank you for your consideration of this Conditional Use Permit. If there are any
further questions, please do not hesitate to contact me.
S' erely,
Paul Berry, V FA Owner's P ject Manager
Harris & Associates
(-)
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CITY OF
4
1AJb_"URN
WASHINGTON
Exbibit
Number of 1*0
Peter B. Lewis, Mayor
25 West Main Street * Auburn WA 98001-4948 * www.oubumwo.gov * 253-931.3000
NOTICE OF APPLICATION
(REVISED FOR COMMENT PERIOD)
Project Permit Applications have been filed with the City of Auburn Planning, Building, &
Community Department on February 21, 2008. The following is a description of the applications
and the process for review. The permit applications and listed studies may be reviewed at the
offices of Auburn Planning at 25 West Main Street, Auburn WA 98001.
DATE OF NOTICE OF APPLICATION: 20A$ Apri/18, 2008
APPLICATION NAME/NUMBER: Valley Regional Fire Station #33
Conditional Use Permit (CUP08-0002)
Minor Adjustment to Lakeland Hills PUD (MIS08-0007)
Environmental Checklist (SEP08-0006)
PROJECT DESCRIPTION: Proposed construction of a new 11,615 sq. ft. fire station with
associated parking, maneuvering, and other site improvements on approximately five (5) acres.
The project site is part of an overall thirty-four (34) acre park site owned and maintained by the
City of Auburn. A substantial portion of the overall property is delineated as wetlands and wetland
buffers. The new fire station will serve south Auburn and the Lakeland Hills neighborhood per the
VRFA service/response area. The applicant has broken the project down into two phases. Phase I
includes the construction of the new fire station and other site improvements, whereas Phase II
includes the construction of a new 21,000 sq. ft. Emergency Operations Center/office building.
The Valley Regional Fire Authority (VRFA) was officially established on January 1, 2007. The VRFA
combines the existing resources from the Auburn and Pacific Fire departments to provide fire
services to the communities of Algona, Auburn and Pacific. With the possible addition of the Lea
Hill and West Hill annexed areas, the Valley Regional Fire Authority provides modern, progressive
and professional services to approximately 70,000 citizens residing throughout the 34 square miles
of Algona, Auburn and Pacific.
ZONING: Lakeland Hills South Planned Unit Development
PROJECT LOCATION: The site is located at the intersection of 4th Street E, and 182nd
Avenue E. and is identified by Pierce County Tax Parcel #0520051032.
PERMIT APPLICATION DATE: February 21, 2008
DATE OF DETERMINATION OF COMPLETENESS: March 28, 2008
STUDIES SUBMITTED WITH APPLICATION: Wetland Delineation Report submitted with
application package for SEPA and/or any construction permits.
Notice of Application
VRFA Fire Station #33
Conditional Use Permit (CUP08-0002)
Minor Adjustment to Lakeland Hills PUD (MIS08-0007)
Environmental Checklist (SEP08-0006)
OTHER PERMITS AND PLANS WHICH MAY BE REQUIRED: National Pollutant Discharge
Elimination System permit (NPDES); Temporary Erosion/Sedimentation Control Plan (TESC),
Building Permit, Civil Construction Permit.
PUBLIC COMMENT PERIOD: Affil , , 2008 April 18, 2008-May 2, 2008
All persons may comment on this application. Comments must be in writing and received by 5:00
P.M., Appel 1:6, 2 A8 May 2, 2008, at 25 West Main Street, Auburn WA 98001. For questions
regarding this project, please contact Chris Hankins, Senior Planner at (253) 804-5031. Any
person wishing to become a party of record, shall include in their comments that they wish to
receive notice of and participate in any hearings and request a copy of decisions once made. A
party of record may appeal the decision on this application by filing a complete appeal application
within 14 calendar days of the date of decision.
TENTATIVE MEETING: A public hearing with the City of Auburn Hearing Examiner is
tentatively scheduled for May 21, 2008 for this proposed Conditional Use Permit.
STATEMENT OF CONSISTENCY AND LIST OF APPLICABLE DEVELOPMENT
REGULATIONS:
This project is subject to and shall be consistent with the Auburn City Code, Zoning Code, Auburn
Construction Standards, Surface and Stormwater Management Ordinance, Excavation & Grading
Ordinance, Uniform Building Code and Uniform Fire Code.
APPLICANT NAME, ADDRESS AND TELEPHONE NUMBER: Paul Berry, Harris & Associates,
201 S. Division Street Suite #A, Auburn WA 98001, (425) 453-0999.
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Apr: 16 2008 9:23AM Marsh Anderrzon .Family LLC 253-537-9215 p.l
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RECEIVES s?-W-
APR 16 2008??,?,
PLANNING DEPARSMEN
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Marsh Anderson
Family L.L.C.
RECEIVED
APR 2 4 2008
April 23, 2008
Concerned Homeowners Of, PLANNING DEPARTMENT
Lake Tapps Heights Maintenance Association,
Hidden Valley Auburn Area,
Pierce County Home Owners In and Around 182nd Ave. East,
I want to inform you about another application notice for a new fire station and office
complex for the Valley Regional Fire Authority {VRFA} fire services only for the cities
of Auburn, Algona, and Pacific. This also includes Lea Hill and West Hill expanded
annexed areas in Auburn. This is related to Auburn Mayor Pete Lewis expansion and
considerable tax cost to Auburn citizens of a combined fire service for these cities to
better serve its citizens. This fire station is going to be built right off 182nd Avenue East
and will encroach all around Homes in the area of Pierce County. The area they propose
to put it in is a protected wetlands and forested area that was improved at considerable
cost. A man made enhanced wetland with plants and irrigation the project was a trade off
for filling some other wetlands that were used or filled for development years ago. This
wetland where the notice is posted is a thirty five acre proposed park or forest that was
given to the city of Auburn. This is where Auburn wants the new fire house to go right
around this wetland and near all the homes in Pierce County. Very close proximity to
Second St. East and will back up against 181St and Mt View Properties office complex.
This is a great choice for them they get land that was supposed to be a park and protected
wetland for all. Land that is supposes to be protected and saved for wildlife and storm
water with the trees to help control it. The solution they propose is to cut the big trees
down along high sloped areas inside it and replace with more impervious surfaces for
parking lots and big buildings. Build more retention ponds like the one down there along
Kersey Way that is a total failure. They cut all the trees above the hill and look at it now!
This fire house should be built over by Top Foods or down in Auburn in the Valley to
serve all three cities. Not in and around a protected wetland with forest all around it.
Please hurry and inform the City of Auburn for they gave us very short notice on any of
this. Please inform the city of Auburn Planning Commission Chris Hankins Senior
planner for the city of Auburn. Write or E-mail him and get your comments in quickly no
later than April 30th. Let him know there are better places to put a fire house at than
crowd it in a protected wetland that already is over burdened with storm water run off.
Second Street East gets flooded now homes and property will have more storm flows and
greater volumes of water to deal with if this is allowed. We already have seen what the
City does with regulations and rules look what that hill looks like above Kersey Way.
Land is for sale around Top Foods level ground and close proximity to Lakeland Hills.
I do not think home owners want to listen to sirens wailing and lights flashing at all hours
of the night off 182nd Ave. and Second Street East believe me it will be very loud and
some will not sleep well with it. We have not many green belts left or any protection for
wildlife or what is left of it. Habitat that is vanishing at and alarming rate especially
wetlands and wildlife and Trees. This wetland has great benefits for all of us like clean
water and helps with retention of storm water. Enough damage has been done already to
the environment in our area that we live in. We do not want any more deforestation in
the area or noise or more flooding.
`3y?e,J
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RECEIVED
PEA' C
April 30, 2008
City of Auburn
25 West Main Street
Auburn, WA 98001-4998
APP 3 6
13Y.:.
WE, I /'I
Attn: Chris Hankins, Senior Planner
Re: Notice of Application-Valley Regional Fire Station #33 Conditional Use Permit
This letter is in response to the Notice 'of Application for the proposed Fire Station on
182°d Ave. E. Lake Tapps, WA.
My husband and I own the 4 lots to the north of this site on which we have a commercial
complex where my Real Estate office is located. I have some real concerns regarding
noise, addressing, drainage and the proposed new street.
My tenants include a Chiropractor, Massage Therapy, Beauty Salon, and Church. These
tenants have enjoyed the quiet surrounding of the area and chose this location for that
reason. I do not think that Fire Engines with lights and sirens leaving the station win set
well with someone in the middle of a massage, facial, or beauty appointment.
Some of the parcels of land down 2nd street have had water problems because of the
Lakeland development and I'm afraid that the removal of more trees is going to make
even more flooding "downstream" from the wetlands area on this site. My neighbor to the
east sits down from our property and will get a lot more water on his property, especially
if a road is put in. This site is environmentally sensitive.
The area on the map that shows 62nd St. SE. is partially on our property. We have owned
and maintained this land for the last 20 years. Our understanding is that it is a "Bridle
Trail" to be left alone and used as a buffer that goes all of the way around the 2nd Street
properties. I was told years ago that it would never be developed because it is too wet to
build on, and that it would be cost prohibitive to do so. I can't understand why the
taxpayers in the City of Auburn would want to pay so much for this.
The next thing that disturbs me is the addressing of the road as 62nd St. SE. There are two
other 62nd St. SE. roads in Lakeland one going E-W and the other going N-S. I think that
this will make finding addresses very difficult. A road with a name, not a number would be
less confusing.
East Pierce Fire and Rescue has two stations that are within two miles of this location and
mutual aid has been offered on a regular basis. This site is environmentally sensitive and is
not the best location for this station. The location is on the furthermost boundaries of the
District and it would make better sense for it to be more centrally located.
With these concerns in mind I wish to be a party of record, receive notice, and participate
in any hearing in the future. We would also like a copy of all decisions that are made.
Karlyne & Edward McGinnis
1821 Channel Rd. E.
Lake Tapps, WA 98391
253-862-6657
May 1, 2008
City of Auburn
25 West Main Street
Auburn, WA 98001-4998
Attn: Chris Hankins, Senior Planner
*Y012008
Re: Notice of Application - Valley Regional Fire Station #33
This letter is to comment on the proposed VRFA Fire Station #33 project. The site of this
proposed development borders the south end of our property (320-181"' Ave E, in Bonney Lake)
and I believe we are the most impacted by this project. We have many concerns and wish to
become a party of record, receive notice and participate in any hearings in the future. We would
also like copy of decisions once they are made so we can assess the impacts of the proposed
project in regard to our concerns below.
1. Loss of privacy: Will there be any trees left bordering our property? How invasive will
this new development be visually for us?
2. Wetlands: One of the reasons we purchased our property was because we believed the
property south of us could not be developed due to the wetlands. Is that no longer an
issue? What will happen with the wetlands?
3. Water Drainage: What is the plan for the water run-off from the wetlands that currently
goes through our property and our neighboring properties?
4. Wildlife: We enjoy deer, ducks, birds and other wildlife that live on the proposed site.
We (and all the neighboring 2"d street properties) are all in danger of losing all the rural
beauty, wildlife and privacy that brought us here in the first place.
5. Project Duration: What is the proposed duration for the construction of both phases of
this project?
6. Construction noise: I am highly concerned about construction noise during the day as I
work from home. It will also be an agitation for our pets. What time would construction
start in the morning and what time would it end in the evening?
7. Emergency vehicle traffic noise: What are the regulations regarding sirens/alarms in
the middle of the night?
8. Access road: What road will be used for primary access to the fire station and
Emergency Operations Center?
9. Property Value: Obvious concerns about our property value.
Please feel free to contact us if you have questions about our concerns and we look forward to
discussing these in the future.
.1v
_/U? Greg and Jenny Lovell
320-181s'Ave E.
Bonney Lake, WA 98391
253-863-0191
Greg Cell: 253-332-3157
Jenny Cell: 253-241-4098
"WHERE COMPASSION AND ACTION MEET."
RECEIVED
May 2, 2008
MAY T 2 2008
PLANNING DEPARTMENT
Chris Hankins, Senior Planner PLANNING City of Auburn
Planning, Building, & Community Development
25 West Main Street
Auburn, WA 98001
PHONE: 253:863-1800
FAX: 253-863- 1 848
RE: Conditional Use Permit (CUP08-0002), Minor Adjustment to Lakeland Hills PUD
(MIS08-0007), Environmental Checklist (SEP08-0006), Valley Regional Fire
Station #33
I have received the Notice of Application for Valley Regional Fire Station #33,
Conditional Use Permit - CUP08-0002, for a fire station and other site improvements
located at the intersection of 4t' Street East and 182°d Avenue East, identified as Pierce
County Tax Parcel #0520051032.
On behalf of East Pierce Fire & Rescue (EPFR), which provides full fire and emergency
medical services to the area immediately adjacent to the property in question, I wish to
delineate several concerns with the application. These concerns include the proximity of
the proposed fire station to the joint service boundary between EPFR and the Valley
Regional Fire Authority, and the level of service that is currently available to the area that
would be served by the proposed fire station from existing stations operated by EPFR.
It is axiomatic in the emergency services profession to place fire stations in the most
efficient and effective location possible, with particular attention to centrally locating the
station within the proposed service area. Doing so creates a response pattern that is
roughly circular, with the fire station at the hub or center. The shape of the circle may be
irregular (often referred to as an amoeba map), due to travel speed differences on main
arterials vs residential streets. The proposed fire station location is in direct
contravention to industry accepted best practices, as it places the station on the very edge
of a proposed service area, rather than near its center. This is inefficient and certainly not
optimal in terms of response times to emergencies.
East Pierce Fire & Rescue provides fire, rescue, and emergency medical services to the
properties immediately across the street from the proposed fire station. These services
are provided in part by Station 14, which is located 1.7 miles to the south at 3206 West
Tapps Drive E, and by Station 15, located 2.0 miles east, at 1605 210 Avenue E.
PIERCE COUNTY FIRE DISTRICT 22
DAN PACKER. FIRE CHIEF
18421 OLD BUCKLEY HWY.
BONNEY LAKE. WA 98391
WWW. EAST P I ERC E FIR E. ORG
Station 14 is staffed full time, 24 X 7, with cross-trained firefighter paramedics,
providing fire, rescue, and Advanced Life Support (ALS) service, as well as ambulance
services. Response times from Station 14 to the Lakeland development are substantially
faster than the response times currently provided by Valley Regional Fire Authority.
Since the formation of the Valley Regional Fire Authority, East Pierce is no longer being
requested to `co-respond' with Valley Regional, even though East Pierce units can arrive
much more quickly.
Station 15 is staffed part time currently, but will be staffed on a full time basis within the
next several months, and will also provide firefighting as well as paramedic (ALS)
services. This will increase the level of redundant response into the area in question.
As the agency responsible for providing fire, rescue, and emergency medical services to
the areas immediately adjacent to the proposed station, we appreciate the opportunity to
provide comments on the application for conditional use permit. We would recommend
that the conditional use permit be denied and that representatives of Valley Regional Fire
Authority and East Pierce Fire & Rescue enter into discussions on providing fire and
emergency medical services from the existing facilities currently serving the area.
If you have any questions, my contact information is listed above
Regards,
Dan Packer
Fire Chief
East Pierce Fire & Rescue
PUBURN\
`JP' A
FIR AUTHORITY
t'2008
La6U
Number .
Valley Regional Fire Authorit
1101 D Street Northeast - Auburn WA 98002-4025.253-931-30t
To: Chris Hankins
City of Auburn Planning Department
From: Paul Berry
Project Manager
Valley Regional Fire Authority
Re: CUP Application #CUP08-0002
RECEIVED
PERMIT CENTER
JUN 0 2 2008
By- 0?,
-nME : a6 arc
Applicant Response to Issues Raised in Public Comments to Lakeland Fire Station
CUP Application #CUP08-0002
Below are comments provided by the VRFA (the developer) in response to concerns raised by
one or more of those providing public comment on the Lakeland Fire Station SEPA/CUP permit
notification (CUP #08-0002). In each case, the comments were categorized, paraphrased and
noted in bold.
Development of the easement identified as 4th St. E.
• What use would be made of the "new" street?
This "street", which exists now only on plot plans, and lies within the City of Auburn lines
(the northern side of the street right-of-way is the boundary between the City and
unincorporated Pierce County), is presently undeveloped. For the first 300+ feet to the
west from 182nd Ave. E., the right-of-way is presently cleared and is an area of mown
grass. The remaining portion of the right of way, continuing to the west, is overgrown with
brush and small trees.
This project will not be required to develop the right-of-way as a Auburn street. The project
proposes that a driveway, servicing the back entrance of the new station building, will be
constructed on the south portion of the right-of-way extending less than 200ft from 182nd
Ave. E. All other portions of the right-of-way beyond that initial 200ft would remain
undisturbed in the current project scope.
This driveway would be used only to access employee parking behind the station, and for
fire apparatus returning to the station. All emergency response traffic would exit the
building from the apparatus bays, directly onto 182nd Ave. E., approximately 200 feet to the
south from the 4th St. E. right-of-way. Emergency vehicles would only use the driveway for
returning to the station and accessing the drive-through apparatus bays. Employees would
use the driveway for ingress and egress from the employee parking area. This driveway
would be security gated and fenced.
Page 1
Will there be impacts on addressing to existing properties?
The address for the new station will be reflective of its frontage on 182nd Ave. E., and has
been issued by the City of Auburn as 500 182nd Avenue East. No changes or impacts to
existing addresses in the adjacent area are required by Auburn as a result of this project.
• Will there be changes to areas adjacent to the existing properties to the north?
The right of way area adjacent to the first 200 ft. at the north property line will have a
curbed driveway to a gate and fencing behind the fire station at project completion. The
remaining right of way area extending approximately 100 feet west to the intersection with
undeveloped 181 sc Ave. E. will be cleared only as needed to install the septic system drain
field. The rest of the northern boundary of the "Park" and the 4th St. E. right-of-way will not
be disturbed as a result of this project. No impact is anticipated to the trees and views of
parcel 0520055035, located off of 181 s` Ave. E.
Clearing and Development of "Wetlands Park", Damage to the Environment - Wildlife
• What will be cleared for the site improvements - particularly trees & wetlands?
The only clearing and removal of trees that will be done as a result of this project is limited
to the specific site of the building improvements and developed area around the building.
This essentially encompasses a 300ft wide strip running north and south, parallel to 182nd
Ave. E., and is concentrated primarily to an area with a depth of about 200 feet from the
road. This area will be demarcated by retaining walls to the west, allowing the buildings
and developed areas to be constructed at or near the current road level. All together,
including areas for storm water detention and septic drainage fields, the site will use only
about 10% of the more than 35 acre Auburn Wetlands Park site, specifically limited to the
NE corner of the parcel.
How will the wetlands be protected during the project?
Wetland areas and associated wetland buffer areas were defined a number of years ago
as a part of the larger Lakeland Development plan. These areas have been carefully
reconfirmed as a part of this project. No clearing, or other construction related work is
allowed to occur within those wetlands and buffers. Best practices will be applied during
construction to prevent sediment or pollution from reaching those areas as required by
permits and regulations.
• What will be retained of the existing trees and wildlife habitat?
All existing trees, on or near the project site, have been individually identified by species
and located by survey. The clearing of existing trees will be limited to only those
necessary to prepare the site. Upon project completion, substantial quantities of
replacement trees and shrubbery will be installed as a part of the extensive landscaping
plan for the project. Again, all existing trees on the more than 30 acres of the Park parcel
not being utilized or impacted by the project will remain undisturbed. This approach will
continue to provide quality habitat for the wildlife currently utilizing the area. The proposed
retaining wall at the western edge of the developed site will provide a clear separator and
protect the habitat areas from the human activities associated with the buildings, and from
the existing 182nd Ave. E. corridor. The presence of the fire station is expected help
control human intrusion and potential vandalism in the remaining habitat area. Security
fencing, 24 hour occupancy and exterior security cameras are all planned for this project.
Page 2
Storm Water Issues
• Will any wetlands that currently detain storm water be eliminated?
As noted above, no existing wetland or wetland buffer will be eliminated or impacted,
either temporarily during construction, or permanently upon project completion.
• Will more storm water be introduced to existing pathways on adjacent and
downstream properties?
No storm water, other than what already falls upon the project area as precipitation, will be
introduced into the area. All storm water that does fall on the project site will be carefully
collected, and either induced to absorb into the soils, or discharged by controlled flow to
the wetlands areas that it currently drains to.
• Because of the reduced vegetation, will storm water flow during heavy rain events
be greater, and induce flooding downstream?
Extensive collection and detention systems will be put in place to collect, and control the
flow of the storm water from the developed area. The proposed storm water detention
system will stabilize and control the rate of flow to the wetlands areas, potentially reducing
the extent of overflow and downstream flooding from the current uncontrolled conditions.
It should be noted that the soils in the affected project area are dense at a shallow level
below the surface, resulting in fairly rapid and extensive downhill flow of water to the
wetlands during heavy rain events. The collection and detention systems will slow the
speed of that flow, and spread it out over greater time periods.
• Will the project create "bare slopes" above detention and wetland areas, with
resulting erosion and habitat loss?
No eroding "bare slopes" will occur either during construction, or in the completed project.
During all phases of construction, extensive erosion control measures are required, and
best practices will be in place to prevent the erosion of surfaces and the resulting sediment
pollution of the wetlands. The completed project will have retaining walls to separate the
developed areas from the undisturbed areas, extensive landscaping features over the site
around the buildings, and will have no bare slopes left in place. Sediment and pollution
control will be built in to the storm water collection and detention systems, with permanent
and ongoing maintenance required to insure long-term protection of the wetlands.
Noise Impacts on Surrounding Area
• What will the noise be like during construction?
All construction activities will be limited to typical daytime business hours. The nature and
extent of construction noise can be expected to be similar to that of the recent construction
of the commercial buildings in the area immediately to the North of this site. Construction
noise can be expected to be greatest during the initial phases with site clearing and initial
structural erection. Regularly perceptible levels of noise from the construction site, as
heard in the areas of the residences, are expected to occur only in the first 3-6 months of
the expected one year construction period.
• What should we expect from siren noise when the station is completed?
Page 3
Emergency response vehicles will exit the station directly onto 182nd Ave. E., turning either
north or south. Standard procedures are in place and enforced to minimize the impact of
sirens upon surrounding residents as much as is possible.
Sirens and emergency lights are not utilized routinely and without cause. Their essential
purpose is to increase the safety of the public and the responders by insuring they are
seen or heard, allowing other vehicles and pedestrians to avoid them and clear their
pathways.
The station project includes emergency traffic signalization, activated when emergency
vehicles are leaving the fire station. This will stop traffic on 182nd, Ave. E., allowing the
vehicles to exit the station without the regular use of sirens to clear traffic. Emergency
vehicles will activate their sirens as needed once fully out onto the roadway and at a
distance from the station, to perform their normal function of alerting those ahead at
intersections and entrances to the roadway of their presence.
The combined use of signalized access onto 182nd Ave. E and the current procedures for
emergency siren activation should minimize the effect of siren noise on the adjacent
neighbors.
What will happen to our private property values?
General experience in urban and suburban areas where a new fire station is constructed
indicates that a positive impact on surrounding property values is realized. Additionally,
new fire stations can influence a reduction in property casualty insurance rates for nearby
properties.
Respectfully,
Page 4
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ORDINANCE NO. 6202
AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF
AUBURN, WASHINGTON, APPROVING A CONDITIONAL
USE PERMIT TO ALLOW CONSTRUCTION OF A NEW 11,615
SQUARE FEET, SIX BAY FIRE STATION WITH ASSOCIATED
PARKING, MANEUVERING, AND OTHER SITE
IMPROVEMENTS
WHEREAS, Application No. CUP08-0002, received February 21, 2008,
was submitted to the City of Auburn, Washington, by Paul Berry on behalf of
the Valley Regional Fire Authority, for approval of a Conditional Use Permit to
allow construction of a new 11,615 square feet fire station under the first
phase and an estimated 21,000 square feet emergency operations center as
part of a future phase on approximately five (5) acres within the Lakeland Hills
South Special Plan Area-PUD; and
WHEREAS, the site is located at 500 182nd Ave E; and is identified by
Pierce County Tax Parcel #0520051032; and
WHEREAS, on July 30, 2008, the Hearing Examiner conducted a duly
noticed public hearing on the matter and on August 11, 2008, issued a
decision recommending the City Council approve the Conditional Use Permit,
with eight (8) conditions based on the following Findings of Fact and
Conclusions, to-wit:
Ordinance No. 6202
August 27, 2008
Page 1 of 12
FINDINGS OF FACT
Procedural:
Applicant.
Paul Berry with Harris & Associates is the applicant on behalf of the Valley
Regional Fire Authority (VRFA).
2. Hearing.
The Hearing Examiner conducted a hearing on the application at 5:30 p.m. at
Auburn City Hall in the Council Chambers on July 30, 2008.
Substantive:
3. Proposal/Site Description.
The applicant proposes to build a new 11,615 square foot, six bay fire station
with associated parking, maneuvering, staff dormitories, locker rooms, kitchen,
dining and dayroom, offices, exercise room, storage, and other site
improvements on approximately five acres. The project consists of two
phases; phase I includes the construction of the new fire station and associated
site improvements and phase II includes the construction of a new 21,000
Square foot Emergency Operations Center/office building. The area is zoned
Planned Unit Development District, and pursuant to Auburn City Code, fire
stations may be permitted within the PUD district when a conditional use permit
has been issued. The site is currently vacant and consists of a moderate to
mature forest. The property is at the southwest corner of the intersection of
Fourth Street E. and 182nd Avenue E. The station would be accessed off of
182nd Ave. E. The subject property consists of a moderate to mature forest,
many of them will be removed for the new station construction, but the
applicant indicates that existing vegetation will be preserved to the maximum
extent possible. In addition, new landscaping will be provided around the new
building to soften and beautify the area. Code required landscaping will be
required along the street frontage and internal to the parking lots, in order to
assist in providing some replacement for vegetation that is removed. The lot
also contains two wetland areas (A & B); one requiring a minimum 50-foot
buffer, and the other a minimum 25-foot buffer. The proposed development
does not include grading or disturbance to any onsite wetlands or their buffers.
Stormwater is proposed to be addressed by a combination detention and water
quality pond to detain stormwater from the developed site, which will be
Ordinance No. 6202
August 27, 2008
Page 2 of 12
released via a level spreader upstream of the Wetland B buffer to eventually
flow into the wetland.
4. Characteristics of the Area.
The property is bordered by unincorporated Pierce County on the north and
east. Surrounding development within the general vicinity of the subject site to
the south and west can be characterized as land transitioning from rural to
urban development. The properties adjacent to the subject site, particularly
along the north and east edge, are large lot, low density, single-family
residences interspersed with larger underdeveloped or un-platted parcels.
Located to the west is the balance of the open space/future park site. Property
to the south can be generally characterized as rapidly developing to urban
densities, which are associated with the Lakeland Hills South PUD. Property
directly to the north is developed with a small commercial office.
5. Adverse Impacts.
The testimony and letters received regarding the project raised several issues,
which will be addressed individually below:
A. Wetlands.
Concerns were raised by neighbors that the property was being
developed in wetland areas. Two separate wetland areas were
identified by staff and the applicant west of the project area and the
boundaries adjacent to the project area were delineated. Wetland A is
defined as a Category II wetland, which requires a minimum 50-foot
buffer. Wetland B is defined as a Category III wetland, which requires a
minimum 25-foot buffer. The proposed development of the fire station
does not include grading or disturbance to any onsite wetlands or their
buffer areas. The preliminary stormwater drainage report and analysis
proposes a plan in which stormwater ill be released upstream of the
Wetland B buffer, to eventually flow into the wetland. Capacity analysis
for the proposed conveyance system will be reviewed with the final
engineering designs at the civil construction permit stage. In addition, a
Mitigated Determination of Non-Significance, with three conditions, was
issued June 18, 2008 for this proposal. (Exhibit #8) The Examiner
finds that the project adequately addresses stormwater drainage and
wetland management and that this project will not adversely affect
either of the wetlands on the property.
B. Noise.
Ordinance No. 6202
August 27, 2008
Page 3 of 12
Several comments were received concerning the prospect of the
increase in noise within the neighborhood due to sirens of emergency
vehicles. As mentioned by the applicant, however, the station will
include an emergency traffic signal which minimized the necessity for
the use of sirens exiting the site, and that will mitigate the potential for
traffic congestion in the area. Further, the applicant states that
emergency sirens and lights are not utilized routinely without cause;
their essential purpose is to increase the safety of the public and the
responders by insuring they are seen or heard. Generally, emergency
vehicles will exit the site at the signal which stops traffic on 182" Ave.
E. Emergency vehicles will activate their sirens as needed once fully
out onto the roadway and at a distance from the station to alert those on
the street of their presence. Adjoining residential uses are buffered by
the open space to the west, large lot residential developments to the
north and east and the office building to the south. Given these factors,
the noise impacts of the project are adequately addressed.
C. Traffic.
Concerns were raised about traffic generation. It should be noted that
since both phases of the project are under consideration, the traffic
generated by the office and community center must be addressed. The
Examiner asked for staff input on these traffic impacts and was advised
that the roads were adequate for the traffic generated by both phases of
development. Staff also pointed out that most traffic impacts would
occur in Pierce County and that Pierce County determined that no
further traffic improvements were necessary beyond those
recommended by staff. The applicant had prepared traffic studies that
concluded no additional mitigation was necessary, although there was
conflicting testimony on whether the traffic studies included school
traffic. Finding of Fact No. 11 of the MDNS provides that "due to
existing and planned low traffic volumes of 182nd Ave. E., the project
does not necessitate the dedication of additional right of way or
construction of roadway improvements...".
The applicant's traffic studies were not submitted into the record. This
was apparently because most traffic impacts would be outside the City.
This does not, by itself, justify the exclusion of this information. The City
is allowed to consider and mitigate traffic impacts outside its jurisdiction
through SEPA. See SAVE v. Bothell, 89 Wn.2d 862 (1978). SEPA
encourages and to a certain extent requires informed environmental
decision making and provides substantive authority to mitigate
environmental impacts. Inclusion of the traffic studies in the record
would have been useful in this regard, but given the expertise of staff
Ordinance No. 6202
August 27, 2008
Page 4 of 12
and the applicant's traffic engineers, the Examiner still finds the
conclusions of staff the most compelling. Traffic impacts are adequately
addressed by the project as mitigated.
Related to traffic, there were also comments that the entrance to the fire
station should be located on the south side of the property. The
applicant adequately demonstrated that the shape of the lot and
adjoining wetlands did not make a south entrance feasible. Further,
there was no evidence presented that a south entrance would have less
impact than a north entrance.
D. Fuel Tank.
Concerns were raised about the location of an above-ground fuel tank.
The tank will be located outside wetland buffers and will be regulated by
the building codes. Given these factors the Examiner finds that the tank
will not create any significant adverse impacts.
E. Light and Glare.
Associated with the development of the proposed fire station, there will
be new lighting installed for the parking lot and the building. Such
lighting shall be required to minimize the exposure of neighboring
properties to excessive levels of light and glare. Performance
measures for light and glare exposure to surrounding development shall
be included as a condition of approval for this proposal.
CONCLUSIONS OF LAW
Procedural:
1. Authority of Hearing Examiner. ACC 18.64.020(A) grants the Hearing Examiner
with the authority to review a request for a Conditional Use Permit and make a
recommendation to the City Council.
2. Relevancy of Location of Fire Station. There was a significant amount of
testimony about the wisdom of the proposed location of the fire hall. Many people
believed that the fire hall should be located at another site. The purpose of a
conditional use permit is to ensure that the impacts of a proposed development are
adequately mitigated and that the development is compatible with surrounding uses.
The criteria for conditional use review are clearly designed for this purpose.
Conditional use review is not the place for assessing the utility of a proposed use at
a particular location. That is a policy choice left to the discretion of the fire
Ordinance No. 6202
August 27, 2008
Page 5 of 12
commissioners as well as the City Council if the City has any ownership interest in
lands used for the fire station.
Substantive:
3. Zoning Designation. The property is zoned Planned Unit Development District
- Lakeland Hills South (PUD).
4. Review Criteria and Application. Municipal services, such as fire, are permitted
throughout the PUD, pursuant to approval of a conditional use permit. See ACC
18.76.040(C)(6). The criteria for a conditional use permit are satisfied as outlined
below where each criterion is in italics and the application to the project is applied in
corresponding Conclusions of Law. See ACC 18.64.
ACC 18.64.040(A): The use will have no more adverse effect on the health, safety
or comfort of persons living or working in the area and will be no more injurious,
economically or otherwise, to property or improvements in the surrounding area than
would any use generally permitted in the district.
5. As noted in the Findings of Fact, it is not anticipated that the development of the
fire station will cause any significant adverse effects to persons, property or
improvements in the surrounding area. The most significant impact is probably the
noise of the sirens. However, as discussed in the findings of fact the noise is will not
be very frequent or even close to the fire station area. As mitigated, the use is no
more injurious to properties in the area than those allowed by the zoning designation
for the site.
ACC 18.64.040(6): The proposal is in accordance with the goals, policies and
objectives of the Comprehensive Plan.
6. As noted in the staff report, the project is consistent with Auburn Comprehensive
Plan Policies CF-57 and CF-60 in that fire safety and access shall have a very high
priority under the plan, and that the public building site should be in accord with the
service function and the needs of the members of the public served by the facility.
As such, the proposal is in accordance with the goals, policies, and objectives of the
Comprehensive Plan.
ACC 18.64.040(C): The proposal complies with all requirements of this title.
7. The site is zoned Lakeland Hills South Planned Unit Development (PUD) per the
Auburn City Code. Pursuant to ACC 18.76.040.C.6.b, fire stations are conditionally
permitted uses throughout the PUD. The size of the property is sufficient to allow the
proposed fire station to operate effectively. Adequate landscaping, parking,
maneuvering, and stacking space can be provided. The proposed building will be
--------------------------
Ordinance No. 6202
August 27, 2008
Page 6 of 12
required to meet City construction standards including international building and fire
code requirements. The proposal meets required property setbacks and the
minimum lot area as required by the zone. The proposal complies or is capable of
complying with the Zoning Ordinance requirements. Building permits are required for
the construction of the building and will address the project's consistency with
Building and Fire code requirements and city standards. There is nothing within the
record to suggest noncompliance with any other requirements of the City's Zoning
Code. As such, the proposal complies with all requirements of the title.
ACC 18.64.040(D): The proposal can be constructed and maintained so as to be
harmonious and appropriate in design, character and appearance with the existing or
intended character of the general vicinity.
8. Development of the property will involve construction of the new fire station, in
two phases and associated site improvements. The neighborhood already consists
of a mix of single family residential development, on various lot sizes and some
limited commercial development. With the recommended conditions relevant to
landscaping, and tree preservation the proposed fire station will not alter the
character of the site in ways that would be inconsistent or inappropriate with the
existing character of the uses in the immediate vicinity. The proposed fire station is
not anticipated to be visually obtrusive. The elevation drawings accompanying the
application show that the station design incorporates elements of typical residential
design including siding, window treatments, and dormers. The building design will
also incorporate a variety of building materials and colors, wall and roof modulations,
and specific treatments to provide a pleasing appearance and limit blank walls.
ACC 18.64.040(E): The proposal will not adversely affect the public infrastructure.
9. The proposal has been reviewed by city departments including Public Works, and
Pierce County. There is no evidence that the public infrastructure will be negatively
impacted by the proposal, and permits will be required to ensure relevant design and
construction standards are met. The development of the station will necessitate the
provision of water and sewer services to the project site. The City of Bonney Lake
provides water to the area. Sewer service is not available to the site, and as such an
on-site septic disposal system is proposed to be constructed on-site west of the
buildings and parking areas. As noted in the Findings of Fact, the project, as
conditioned, is adequately served by traffic infrastructure. There is no evidence in
the Record to suggest that other public infrastructure would be adversely affected by
the project.
ACC 18.64.040(F): The proposal will not cause or create a public nuisance.
Ordinance No. 6202
August 27, 2008
Page 7 of 12
10. As noted in the Findings of Fact and the Conclusions of Law, the project will not
create any significant adverse impacts and is compatible with surrounding uses. For
these reasons it does not constitute a public nuisance.
RECOMMENDATION
Based on the application and Findings of Fact and Conclusions of Law, the Hearing
Examiner recommends approval of CUP08-0002, subject to the following conditions
of approval:
All trash and/or garbage collection and storage areas must be screened from
view from adjacent streets and properties using a 100 percent sight obscuring
fence or wall a minimum of 6-feet high, with appropriate landscaping around
the perimeter. Written documentation approving the location of all proposed
trash and recycling areas by the local service provider shall be provided.
2. Prior to the issuance of building permits, the applicant shall prepare a lighting
plan for review and approval by the city engineer and planning director that
demonstrates the proposed parking lot lighting shall sufficiently illuminate the
fire station driveways entering 182nd Ave E for safety. Then, the installation of
the lighting shall be required to be installed the satisfaction of the City Engineer
prior to the issuance of an occupancy permit. The plan shall also demonstrate
that lighting will be shielded or directed to avoid spillage and adverse impacts
to natural areas including adjacent wetlands and buffers.
3. A parking analysis shall be provided in accordance with Chapter 18.52 ACC
with the building permit application for development of the fire station.
4. A landscape plan prepared in accordance with Chapter 18.50 ACC shall be
submitted with the building permit application.
5. The applicant shall provide a tree preservation plan which indicates the size,
species, location and condition of all significant trees and clumps of non-
significant trees within the limits of the proposed fire station development and
showing those proposed to be removed. No clearing, grading, or other site
disturbance activities shall occur prior to approval of the tree preservation plan
by the Department of Planning, Building, & Community.
6. The applicant shall comply with any conditions of the Pierce County Health
Department relating to the septic system design for the new fire station.
7. The applicant shall comply with any conditions of the Pierce County Public
Works Transportation Division relating to the driveway location, street system
Ordinance No. 6202
August 27, 2008
Page 8 of 12
improvements, and installation of the emergency vehicle signal for the new fire
station.
8. The applicant shall implement the conditions of the Mitigated Determination of
Non-Significance (File No. SEP08-0006)
NOW THEREFORE, THE CITY COUNCIL OF THE CITY OF AUBURN,
WASHINGTON, DO ORDAIN as follows:
Section 1. Approval. The request for approval of a Conditional Use
Permit to allow construction of a new 11,615 square feet fire station and
estimated 21,000 square feet Emergency Operations Center on
approximately five (5) acres within the Lakeland Hills South Special Plan Area
- PUD is hereby APPROVED based upon the Hearing Examiner's Findings of
Fact, Conclusions and Recommendation for the property located at 500 182nd
Avenue E (Pierce County Parcel #0520051032) identified in Exhibit "A"
attached hereto and incorporated by reference.
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. 6202
August 27, 2008
Page 9 of 12
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
Ordinance No. 6202
August 27, 2008
Page 10 of 12
ATTEST:
Danielle E. Daskam,
City Clerk
APPROVED AS TO FORM:
!? J?r
Daniel B. Heid
City Attorney
PUBLISHED:
Ordinance No. 6202
August 27, 2008
Page 11 of 12
EXHIBIT A
LEGAL DESCRIPTION
Pierce County Assessors Tax Parcel No. 0520051032
Section 05 Township 20 Range 05 Quarter 14: NE OF SW OF NE ALSO NE OF SE
OF SW OF NE ALSO NW OF SW OF SE OF NE ALSO N 1/2 OF SE OF NE EXC E
30 FT THEREOF FOR 182ND AVE E EASE OF RECORD OUT OF 1-008 SEG M-
0603 SP EMS
Ordinance No. 6202
August 27, 2008
Page 12 of 12