HomeMy WebLinkAboutMIS10-0002
Exhibit 1
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.`AU'B_V ~N
itlV AGENDA BILL APPROVAL FORM
/
Aqenda Subiect: Public Hearing Application No. MIS10-0002 Date:
March 5, 2010
Department: Planning and Attachments: Please refer to Exhibit Budget Impact: NA
Development List, below
Administrative Recommendation:
Hearing Examiner to approve the Special Exception for Expansion of Non-Conforming Use based upon
the Findin s of Fact, and Conclusions and Condition as outlined.
Backqround Summarv:
OWNER/APPLICANT: Dennis Holt of Holt & Associates on behalf of George Lyden, of Lyden and
Lyden and the Peterson Company
REQUEST: Special Exception for an approximately 12,209 square foot freezer building
addition to an existing 102,000 square foot
warehouse/processing/distribution facility. The Special Exception is
required since the existing land use is nonconforming to the use regulalions
of the site's C1, Light Commercial zoning. The proposal includes
construction of modifcations to parking and utilities.
LOCATION: 1102 D Street NE, on the east side of D Street NE approximately 330 feet
north of the intersection with 10th Street NE. Auburn, WA 98002
Parcel Number 0721059026
EXISTING ZONING: C-1, Light Commercial
EXISTING LAND USE: An existing 102,000 square foot warehouse/processing/distribution facility.
For specialty food products.
COMPREHENSIVE PLAN
DESIGNATION: Light Commercial
SEPA STATUS: Upon review of the environmental checklist application SEP10-0001, an
addendum to a previous Mitigated Determination of Non-Significance for a
previous building expansion (SEP00-0022) was issued.
Reviewed by Council & Committees: Reviewed by Departments & Divisions:
❑ Arts Commission COUNCIL COMMITTEES: El Building ❑ M&O
❑ Airport ❑ Finance ❑ Ceme[ery ❑ Mayor
0 Hearing Examiner ❑ Municipal Serv. ❑ Finance ❑ Parks
❑ Human Services ❑ Planning 8 CD Z Fire E Planning
❑ Park Board ❑ Public Works ❑ Legal ❑ Police
❑ Planning Comm. ❑ Other ~ Public Works ❑ Human Resources
Action:
CommitteeApproval: ❑Yes ❑No .
Council Approval: ❑Yes ❑NO Call for Public Hearing
Referted lo Until I /
Tabled Until I /
Councilmember: Staff: Dixon
Meetin Date: March 17, 2010 Item Number:
AUBURN * MORE THAN YOU IMAGINED
Aoenda Subiect Public Hearing MIS10-0002 Date: March 5, 2010
The Comprehensive Plan designations, zoning designations and land uses of the site and surrounding
properties are:
x
M a`~''u ~c0111pr0hQO51V2's. ZOOlilgik I t• ~-8~7f3-USB~. i xr
{
Plan }*~'.~~~rk~..
Srte n~= CighYCommercial C-1, Light tEzistingr102,000'square foot '
-Nodh Aubum Commercial ` warehouse/processingldistribution
t . Busmess Area ~faality a y~ ~ ~ ~S
~ pecialPlanrnng
, ro f~ ° .e. ~ f • ~ f~g, i _
North Heavy C-3, Heavy Commercial Retail Center
Commercial Commercial
South Light Commercial C-1, Light Commercial Retail Center
North Auburn Commercial
Buainess Area -
Special Planning
Area
East Light Commercial C-1, Light Two single family residences on
North Auburn Commercial individual lots and a multiple
Business Area - family development on a separate
Special Planning lot
Area
West Light Commercial C-1, Light Fire Station and its administrative
North Auburn Commercial Offices
Business Area -
Special Planning
Area
EXHIBIT LIST
Exhibit 1 Staff Report
Exhibit 2 2007 Aerial Photo
Exhibit 3 Completed Application Form &
Site Plan - Sheet C1
TESCP - Sheet C2
Grading & Drainage - Sheet C3
Isomeric Projection - Sheet EX1
Exhibit 4 Notice of Application and Public Hearing
Exhibit 5 Affidavit of Posting
Exhibit 6 Affdavit of Mailing
Exhibit 7 Confirmation of Publication of Legal Notice
Exhibit 8 Letter: Enlargement of Existing Legal Non-Conforming Use, Holt & Assoc., 9-8-09
Exhibit 9 Traffic Impact Analysis, Transportation Consulting NW, 8-27-09
Exhibit 10 Resolution No. 2283 Adopting North Auburn Business Area Plan
Exhibit 11 Ordinance No. 6064 Amending the Comprehensive Plan, pages 1-21
Exhibit 12 Ordinance No. 6067, Adopting Zoning Map Amendments, pages 1-27
Exhibit 13 Addendum to previous Mitigated Determination of Non-Significance (SEP00-0022)
FINDINGS OF FACT:
1. Dennis (Denny) Holt of Holt & Associates Inc. on behalf of George Lyden of The Lyden & Lyden
Partnership and the Peterson Company has applied for a Special Exception to expand an existing
non-conforming building. More specifically, the application is for an approximately 12,209 square
foot freezer building addition to an existing approximately 102,000 square foot
Page 2 of 7
Aqenda Subiect Public Hearing MIS10-0002 Date: March 5, 2010
warehouse/processing/distribution facility on a developed 5.18-acre site. The Special Exception
is required since the existing land use is nonconforming to the use regulations of the site's C1,
Light Commercial zoning.
2. The Peterson Company is a specialty food product distributor. The company prepares and
distributes a wide variery of prepared foods such as imported cheeses, specialty meats, as well
as baking and cooking ingredients and supplies. According to their website
(www.petersoncheese.com), their product line includes cheese, chocolates, desserts and fnished
food products to serve fne dining and family restaurants, delicatessens, bakeries, pizzerias,
institutions and retail grocery markets of all types and sizes.
As indicated by the applicant's representative in their application materials, the project is needed
to provide supplemental freezer space to handle shipments of product and storage of inventory
related to their Auburn and New Jersey plants. The freezer space will provide additional space to
increase the size of the picking area to retrieve inventory more quickly. It also reflects a market
shift in the industry to frazen food products.
3. The non-conforming structure may be expanded if a Special Exception is approved by the
Hearing Examiner pursuant to Auburn City Code (ACC) Section and 18.70.020.A.3 of the Zoning
Ordinance, which states:
"18.70.020 Special exceptions.
A. Only the following special exceptions may be granted by the hearing examiner
after a public hearing is held pursuant to ACC 18.706040:
36 A nonresidential structure or use which becomes a.legal nonconforming structure
or use after the effective date of the ordinance codified in ihis title may be permitted, by
means of a special exception, to expand the existing use or structure up to 25 percent of
the use or structure existing at the time of the adoption of this title; provided further, that
the addition otherwise meets the standards of this title and other requirements of the city.
This section does not allow the expansion of a use or structure which would be
inconsistent with a previously authorized conditional use permit, special property use
permit, contract rezone, or binding agreement belween the city and lhe property owner.
This section also does not allow the expansion of any nonconforming hazardous material
storage."
A similar code provision is found within the zoning code chapter related to regulation of
nonconforming uses and structures at Aubum City Code (ACC) Section 18.54.060.H:
"18.54.060 Maintenance, damage repairs and restoretions, additions,
enlargements, moving or relocation of nonconforming structures, and residential
structures.
H. A nonresidential structure or use which becomes a legal nonconforming structure
or use after the effective date of the ordinance codified in this title may be permitted by
means of a special exception issued by the hearing examiner pursuant to ACC 18.70.020
to expand the existing use or structure up to 25 percent of the use or structure existing at
the time of the adoption of the ordinance codifed in this title; provided further, that the
addition othervvise meets the standards of this title and other requirements of the city.
Page 3 of 7
Aqenda Subiect Public Hearing MIS10-0002 Date: March 5, 2010
This section does not allow the expansion of a use or structure which would be
inconsistent with a previously authorized conditional use permit, special property use
permit, contract rezone, or binding agreement between the city and the property owner.
This section also does not allow the expansion of any nonconforming hazardous material
storage."
4. The Special Exception is requested for an approximately 12,209 square foot freezer building
addition to the back side (east side) of an existing approximately 102,000 square foot
warehouse/processing/distribution faciliry. The footprint of the building addition would measure
approximately 55 feet by 220 feet and match the existing building in height.
5. The building addition is proposed within and would displace a previously developed drive aisle
and rows of parallel and perpendicular parking stalls. Twenty-four parking stalls would directly or
indirectly be displaced. Replacement parking spaces are proposed to be provided on an adjacent
0.56-acre lot owned by the applicant. This adjacent lotsouthwest of the site is within the C1,
Light Commercial zoning district and automobile parking facilities are an allowed use in the C-1,
Light Commercial zone.
6. The proposed building addition will increase the building's proximity to the eastern property line
and the adjacent properties. The properties to the east are owned by the applicant. The
proximity of the building to the east property line would vary from a few feet near the northeast
corner; to approximately 10 feet near the southeast corner. The building addition would maintain
and extend the building setback to the north property line of approximately 14 feet. The building
addition does not include dock or vehicle doors.
7. The proposed building addition will necessitate the relocation of an existing water line paralleling
the east side of the building. The water line is proposed to be shifted east around the addition
and off-site on the adjacent residential property within a 15-foot easement.
8. The site has a history of city of Auburn approvals. The City issued a building permit (Permit No.
16396) for the original 44,885 square foot Peterson Company warehouse/processing/distribution
May 17, 1985 and a permit for additional square footage as a meuanine was issued in 1987.
Subsequently, in June 1990 the City initiated a planning study for the area located directly north
of the Auburn Central Business Distric[ which included the Peterson Company property. The
purpose of the study was to analyze and recommend appropriate land uses, circulation, and
urban form/design features for this 200-acre area (referred to as the Auburn North Business
Area). The need for a comprehensive planning study of the Auburn North Business Area arose
for a number of reasons. First, there has been increasing development pressure in the area
during the preceding few years, best evidenced by the completion of the 175,000 square foot
Fred Meyer store in 1989. There had also been rezone applications to change industrial-zoned
properties to commercial, while other proposals to reclassify commercial designations to
industrial. A comprehensive planning analysis of the Auburn North Business Area was viewed as
a preferable alternative to continued consideration of rezone requests on a parcel-by-parcel
basis.
Additionally, at the time there was a substantial amount of vacant land in the Auburn North
Business Area; a significant portion of which was identifed by the City as likely to contain
wetlands. And at the time, recent changes in wetlands regulations appeared to significantly affect
the amount of development that could be permitted within the Auburn North Business Area.
Finally, the study area is located directly adjacent to downtown Auburn and with the increased
development pressure being experienced, the time was appropriate to reconsider the future of the
Auburn North Business Area.
Page 4 of 7
Aqenda Subiect Public Hearing MIS10-0002 Date: March 5, 2010
The Planning Study is incorporated within a Final Environmental Impact Statement (EIS) that was
issued in November of 1991. In March of 1992 by Resolution No. 2283 the City adopted the North
Auburn Business Area plan as a special planning area (subarea) of the city's comprehensive
(Land Use) Plan. This North Auburn Area Plan directed that the approximately 5.5-acre Peterson
Company property be designated "Light Industrial" in the City's Comprehensive Plan and zoned
M1, Light Industrial.
9. Then in 2001 with the M1, Light Industrial zoning in place the Peterson Company secured ciry
permits and approvals (SEPA f le No. SEP00-0022 & Building Permit No. ADD00-0067) to
' construct a 65,264 square foot addition to its exisling 47,022 square foot warehouse/processing/
distribution facility. The addition consisted of an expansion of the building footprint as well as
additional floor space within the original building. The building addition also required fagade
improvements and exterior building design treatments to be consistent with the design policies of
the North Auburn Business Area Plan.
10. In November of 2006 by Ordinance No. 6064 the City amended the Comprehensive Plan
designation applicable to the site from "Light Industrial" to "Light Commercial". Also, the zoning
was subsequently changed to implement the comprehensive plan designations from M1, Light
Industrial to C1, Light Commercial by Resolution No. 6067.
11. The proposal is non-conforming because pursuant to ACC Section 1826.020 & 030 the City's
use regulations of the C1, Light Commercial zoning district do not allow warehousing, distribution
of processing facilities; an industrial use in the commercial zoning district.
12. The property is zoned C1, Light Commercial. The purpose of the C1 district as provided at ACC
18.26.010 is to
"...provide for the location of a grouping of uses which are considered compatible uses having
common or similar performance standards in that they represent types of enterprises involving
the rendering of services, both professional or to the person, or on-premises retail activities. This
- zone represents the primary commercial designation for small to moderate scale commercial
activities and should be developed in a manner which is consistent with and attracts pedestrian-
oriented activities".
13. The City of Aubum Comprehensive Plan designates this site as "Light Commercial". The City's
Comprehensive Plan describes the purpose of this designation as follows:
"Purpose: To create people oriented commercial areas to supply a wide range of general
commercial services to area residents.
Description: This category represents the prime commercial designation for small to moderate
scale commercial activities. These commercial areas should be developed in a manner which is
consistent with and attracts pedestrian oriented activities. The ambiance of such areas should
encourage leisure shopping and should provide amenities conducive to attracting shoppers."
The Plan is used by the City Departments to guide decisions on amendments to the City's zoning
code and other development regulations, which must be consistent with the plan.
14. The Peterson Company property is relatively flat and accessed via lwo driveways from D Street
NE. which will remain unchanged.
15. A drive aisle currently loops around the building providing emergency vehicle access. The
proposed building addition will cutoff a portion of this existing access. With minor site
modifcations a sixty-five fool diameter emergency vehicle turnaround is proposed to be
Page 5 of 7
Aqenda Subiect Public Hearing MIS10-0002 Date: March 5, 2010
constructed at the southeast corner of the site. The provision of the emergency vehicle
turnaround has been evaluated by the Fire Marshal of the Valley Regional Fire Authority (VRFA)
and determined to provide adequate emergency accessibiliry based on the proposed use.
16. The surrounding development includes single-family residential, multiple-family residential and
commercial retail development.
17. The proposed development is not exempt from SEPA categorical exemption thresholds;
therefore, a SEPA checklist was required for the proposed project (SEP10-0001). After review of
the environmental checklist application, an addendum to a previous Final Determination of Non-
Significance (SEP00-0022) was issued on February 23, 2010.
186 Staff conducted a site visit on February 19, 2010 to verify the proposal and surrounding
conditions.
CONCLUSIONS:
ACC Section 18J0.020.6 provides criteria for Special Exceptions
A. Consideretion shall be given to the nature and condition of all adjacent uses and structures
prior to authorizing;
The Peterson Company Property is bordered by development on three sides and a public street on
the fourth. Retail commercial centers border to the north and south. The proposed building addition
would be most visible from the backside (south side) of this adjacent retail commercial center. The
building addition would also be visible from the rear yard of the two single-family residential lots and
the multiple family residential lot located to the east. However, the rear yards of the single family
residences contain a mature tree canopy that assists in reducing visual impacts. The building
addition is proposed to include exterior building design treatments to increase the attractiveness of
the building and minimize adverse visual impacts. The addition would not be visible from nearby
roadways except a narrow view while traveling south on D Street NE. Granting this special exception
to allow the building addition is not anticipated to appreciably change the character of the existing
light industrial facility and will not materially change the developed nature from the current conditions.
As described by the applicant, the proposal will not create any signifcant impact to the surrounding
area and the addition is consistent with the current use.
B. That the authorizing of such special exception will not be materially detrimental to the public
welfare or injurious to property in the zone or vicinity in which the property is located;
The proposed expansion will be subject to all applicable building codes and regulations.
The proposed building addition represents a twelve percent increase in square footage to the
building. According to the traffic study, the Peterson Company plans to add five new employees to
staff the building addition; two will be on day shift from 6:00 am to 3:00 pm. The other three will be on
the night shift from 6:00 pm to 3:00 am. Based on the addition of employees, the traffic study
indicates the building addition will result in the three additional pm peak hour vehicle trips. Analyzing
trip generation using a different methodology, the traffic study indicates based on the Institute of
Transportation Engineers (ITE) published rates for "Warehousing" (Land Use Category 150) the
addition will result in six pm peak hour vehicle trips. The proposed increase in traffic associated with
the building addition has been reviewed by the city's transportation division who believes the increase
can be safety accommodated by the existing access, street system and payment of traffic impacts
fees.
Page 6 of 7
Aqenda Subiect Public Hearing MIS10-0002 Date: March 5, 2010
The proposed project will increase demand for public utilities and the demand can be accommodated
by the existing systems with the proposed water line relocation.
The proposed building addition is at the rear of the building and is well screened by mature vegetation
from the adjacent residences and for the most part is not visible from public right-of-way. The new
building addition as conditioned will not significantly alter the look of existing building and will be
painted to match the existing exterior building treatments in order to blend in and to minimize visual
impacts. The special exception, if granted will not significantly alter the character of the neighborhood
or be detrimental to surrounding properties in which the lot is located.
C. The authorization of such special exception will be consistent with the spirit and purpose of
the zoning code.
The intent of the Special Exception provision in the zoning code is to allow the Hearing Examiner to
approve limited expansions of existing non-conforming development. The applicant is proposing to
increase building square footage to increase the efficiency of their industrial operations. The
proposed addition is less than half the maximum increase of the 25 percent allowed by code. Staff
believes it is reasonable to allow the expansion of the non-conforming structure to accommodate a
minimal upgrade to the facility.
• Since none exist, the expansion if approved would not violate any previously authorized conditional
use permit, special property use permit, contract rezone, or binding agreement belween the city and
the property owner. Also, the proposal so does not allow the expansion of any nonconforming
hazardous material storage, which is prohibited.
RECOMMENDATION
Based upon the application and Findings of Fact and Conclusions of the staff report, Staff recommends
that the Special Exception be approved with the following condition:
1. To increase the consistency of the exterior building design with the design requirements of the North
Auburn Business Area Plan and the established pattern of exterior building design treatments, the "four
squares" pattern must be repeated within the central part of the east side of the building addition. '
Staff reserves the right to supplement the record of the case to respond to matters and information raised
subsequent to fhe writing of this report.
Page 7 of 7
MIS10-OOOZ
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Created by eGIS on Tue Mar 09 18:14:42 2010
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Wnsimqc'roN PlanrzCng, Bcii(clirib, ruid Coinnz'irr7ity D'el)artrriesii
'NASTER L,9ND USEAPPLICATIDN-PLANNING APPLICATIONS
rrojec[Name Lyden & Cydeii Land Use Speciaf Exception : uate June 40; 2009
Yarcel No(s) 0721059026 & Others (See Legals) Site.Address 1102 D 5t. NE
Legalbescription (attached separate slfeet if necessary) See Attached for 072105-9026,
9009, 9012, 9023 and 745992=0040
Applicant . . . . . .
Name: Dennis L. Holt, President, Holt & Associates, Inc.
Mailing Address: 1215 So. Central Ave. -.Suite #211 - Kent. Washinaton 98032
Teleplione and Fax: (253) 852-8816 (2531 852-0841
6mai1: nnvc(Dholtandassociates.com
Si nature:.4.~-
Owner (if.more than oneattach another sheet) Name: George Lyden
MailingAddress: c/o 1102 D St. NE - Auburn; WA 98002
Telephone and Fax: (253) 735-0313 (253) 833-7945 '
Ema;L pleoraeCcDmeterso ncheese.com
Si nature: ,i
Engineer/Architect elO0er -
Name: J.B. Ruoert, PE - Ruoert Enaineerinq. Inc. ~
Mailing nddress: 1519 West Vallev Flwv N. - Suite #101 - Auburn. WA 98001 (
Teleplione and Fax: (ZbS) tSSJ-/ ! Fb (Yb;S) `93`J-Z'I U25
Email: IfUDEI't0).(UDEI"fC'1lpiC0171 I
Desoeiption of Proposed Action:
Special Exception Request foe Expansion of a currently existiiag Non-Conforming Use
T e of A lication Re uired Check all that A i I
Administrative Appeal* Re2one (site specific)' Area Wide
Administrative Use Permit* Short Plat
_ Annexation" ✓ Special Exception'
Boandary Line Adjustment_ Speoial Home OccupationPermit*
U,y- Comprehensive Plan Amendment (Text or Map)* Substnntiil Shoreli~ne Development*
Conditional Use Permit*Surface Mining,Permi[*Critical Areas Variance*Temporary Use Permit.
Development Agreemetit* Variance*
d Environmenfal Review (SEPA)* "Please note tharpublic notification is
Fiiial Plat required. A separate cost is charged
Preliininary Ptat* for tlie signs. City prepw-e signs but
PUD Site Plan Approval I applicanl responsiblv. 6 ir sitnposting.
Reasona6leUseExcetion*
Page 1 of 2
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WASHINQTON planning, Building, and Community Department
LETTER FROM PROPERTY OWNER GRANTING AUTHORIZATION TO ACT
(A copy of this letter must be submitted for each property owner involved) '
i_ George Lyden , being duly sworn declare#hat I am thc owner of the property
(PROPERTY O W NER) ,
Involved in thc application. I heteby grant Dennis L. Holt
of Holt & Associates, Inc. to act on my behalf. I further declare that all
statements, answers, and information herein submitted is in all respects true and correct to the ~
best of my knowledge and belief. I
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(A copy of tliis letfer inust be submitted for each groperty, ow~ner. involved)
' 1_ Cllarles Lyden , being July stivoru.dcolmc thnt 1 1m tlie owuer ef:the-propeA-tp
(PRQPIItTY ORTIP.R)_-. . . -
Invoived in Che applicatinn. I.hereby.grFUit Dennis L. Holf
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GRADING, DRAINAGE PETERSON FREEZER ~RWHOOPrM 0R6~
& UTILITY PLAN ADDITION CONSULTNC ENGINEERS/CIV1L qN0 STRUCNqAL
W ~ / ' C~ 1519 WeS Vpln Hy~oy IbM. $uil~ 101
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SOUTHEAST ISOMETRIC PROJECTION
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EXISTING SOUTHEAST CORNER EXISTING NORTHEAS7 CORNER EXI$TING' NORTH SIDE EX-1
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ciivor
Peter B. Lewls; Mayor
" \NAShIINGTON 25 Wost MalnStroot Aubum WA 90001-4998 * www.aubumwa.c~ov* 253-931-3000~
X. ` . . . . . .
RIOTIGE OF APPL'ICATIOPV & HE/XR1NG
This notice is Fo inform;you tha6the Cify ofAu6urn has received the following application
that may be of interest to you. The applicatiorrmay be reJiewed at the City ofAu6urn
Department of Planning and Development, 1 East Main Street, 2n° (loor, Aubum, WA,
98001.
Nature of Project or Request: Special Ezception and construction approvals for an
approximately 12,209:square foot freezer building addition to an existing 102;000 square
foot warehouse/processing/distribution facility. The Special.Exception is reguired since
the existing land use is nonconforming todhe use regulations of the site's C1, Light
Commercial'zoning. '
Location: 1102 D Street NE, on the east side.of D Street NE approximately 330 feet
north of the intersection with TO" street NE.
Date of Notice of Application: February 26, 2010
Permit Application Date: January 12, 2010
Date of Notice of Completeness: February 12, 2010
File No: MIS 10-0002
Applicant: Dennis Holt of Holt & Associates Inc. on behalf of George Lyden
of Lyden & Lyden Paitnership & The Peterson Company
In addition to the Special Exception application, the.applicant has also filed an
environmental checklist application (SEPA File No. SEP10-0001). Based on the City's
review of'this environmental checklist application, the City expects to issue an
addendum to an earlier Mitigated Determination of Non-Significance (MDNS) SEP00-
0022. The review process for approval of the proposal may include requiring miligation ~
measures underapplicable codes and imposition of mitigation measures regardiess of
• whether an Environmentai Impact Statement (EIS) is prepared. ~
This may be your only opportunity to comment on the environmental impacts of
the proposal.
Other Permits Required: No other permits are required prior to the issuance of a ~
SEPA Determination; however, subsequent development will be required to obtain all ~
E
necessary permits or approvals ihat may include a special exception, city grading, facility
extensions and building permits. ~
Additional Studies Provided with the Application:
Enviwnmental Checklisl Applicalion. Rupert 6igineering Ina dated July 29, 2009, received January.
12, 2010.
Lelter Requesl for Special Exceotion. Holt & Associales, Inc., dated September 8, 2009, received ~
January 12, 2010. ~
. Traffic Imoact Analvsis for Peterson Company Freezer Ezoansion, Transportation Considling ~
I
Exhibit 4 +
A[J1jtmN *MOltf "IIfAN YC)U ItvIAGINIiD `
i i
,
Northwest, daled August 27, 2009, received January 12, 2010.
Dralnaqe Reoort Peterson Freezer Addilion, Rupert Engineering Inc., Augusl 2009, Revlsion I
September 9, 2009, received January 12, 2010.
Subsurface Exoloration and Geolechnical Reoorl. Jason Engineering and Consulting Business, Inc., ~
dafe August 4, 2009, recelved January 12, 2010. Cover Sheet and Site Plan Sheet C-1 TESC Plan Sheet G2 Grading & Uliii(y Plan. Sheet C3
Rupert Engineering Inc., dated March 27, 2009, received January 12, 2010.
Bullding Exterior Exhibit. Sheet EX-1, Rupart Engineering Inc., dated August 28, 2009, received i
January12, 2010. Public Comment Period: You are invited to comment, request a copy of the
decision, when available, and be made aware of any appeal rights. Comments
must be received in writing by the Auburn Department of Planning and
Development at the mailing address: 25 West Main, Auburn, WA 98001-4998 and ~
. located at: 1 East Main Street, Auburn. WA 98001 before S:Op p.m. on March 15, . ~
2010 or at the pubiic hearing. i
i
Public Hearings: A Hearing Examiner public hearing is required for ihe Special ~
Exception and is scheduled for March 17, 2010 in the Council Chambers at 25 West !
Main Street, Auburn WA 98001. ~
Statement of Consistency and List of Applicable Development Regulations: This
proposal is subject to and shall be consistent with the City of Auburn Zoning Code, i
Surface and Stormwater Management Ordinance, Street & Utility Standards, !
International Building & Fire Codes. ~
Proposed Mitigation Measures: No mitigation measures are proposed associated with i
ihe environmental checklist application and SEPA decision. ~
If you have further comments or questions related to this application, you may contact I
Jeff Dixon, Principal Planner at (253) 804-5033. If you call or wrile, please reference
File No. SEP10-0001.
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CITY OF
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[IVGTON
AFFIDAVIT OF POSTING OF LEGAL NOTICE
BYAPPLICANT
Application No.: MIS 10-0002
Applicant: Dennis Holt, Holt & Associates Inc. on behalf of
George. Lyden, Lyden & Lyden Partnership & The
Peterson Company ~
. . . . i
Location of proposal: 1102 D StreeY NE, Auburn WA 98002 ,
~
Date of PublicHearing: March 17, 2010 i
~
I certify that on' /,0!(? I did erect a land use posting ~
board at the location bove; which included a Notice, of Public Nearing for the i
above referenced application; as required by Auburn City Code 1.27, 14.07.040
and 18.66.130. The board was erected at least 10 days prior to the public
hearing date noted above.
I declare under penalty of perjury of the laws of the State of Washington that the
foregoing is true and correct. i
i
~~rK ~Ctw L-e- WJ-y~~oro ~
Name (please print or type) Date
Signature REiuEyvED
i
C. . ~•e`~eVScn1,~ O - r ?~~D ~
Relation to P oposal `
CITY F AUBURN !
BUILDIN DIVISION :
NOTE
This atfidavit must be returned to fhe Planning and Community Development
Department at least one weelc prior to the scheduled hearing date or the hearing
may be postponed.
Exhibit 5
G:UODlcurrenl planninglSpeclal FeceDtion br non-con(orming\Peterson - nonwnforming MIS10-00021Affdavit OF Posling - Applicant.doc
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CI"CYOF Akif-A~
yJASHINGTON.
AFFIDAVIT OF MAILING OF LEGAL NOTICE
Application No.: MIS 10-0002
Applicant: Dennis Holt, Holt & Associates Inc. on behalf of George Lyden,
Lyden & Lyden Partnership & The Peterson Company
Location of Proposal: 1102 D Street NE, Auburn, WA 98002
Date of Public Hearing: March 17, 2010
I certify that on February 26, 2010 I did send a Notice of Public Hearing for the above
referenced application, as required by Auburn City Code 14.07.040 and 18.66.730, to all
property owners located within 300 feet of the affected site. Said Notice was mailed pre-paid
stamped through the United States Postal Service at least 10 days prior to the public hearing
date noted above.
I declare under penalty of perjury of the laws of the State of Washington that the foregoing is
true and correct. '
~ Darcie Hanson, Permit Center Manager '
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Exhibit 5
1 page
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seatk9efoueoes.com ~
PO Box 70, Seanle; WA 98111 f
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AUBURN CITY OF-FINANCE DEPT !
ATTN CITY CLERK ~
~
25 WEST MAW ~
AUBURN, WA 96001 I
Re: Advertiser Account #30785204 ~
Ad #:787616300 ~
Affidavit of Publication
~n
406531313 STATE OF WASHINGTON
> c~ ~
Counties of King antl Snohomish rn
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The uniiersigned, on oath states thai he/she is an authorized representative ofThe Seattle Times Company,
publisher of The Seattle Times of general circulation published daily in King and Snohomish Counties, Slale of=s
Washington. The Seattle Times has been approved as a legal newspaper by ordeis of the Superior Court of
Kirig and Snohomish Counties. rv
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The notice, in the exact form annexed, was published in the regular and entire issue of said paper orpapers and ;
distributed to its subscribers during aIl of the said period. i
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~N0WSp2pB~~ ..r ~ ai .t,~"~ q} p t~"ty P_UbI1C8lID11~Dat0 3~-"`~ f~„a.~. ~
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' The Seattle Times 02/26/10 ~
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Agent Signature ~ ~-l~c.' G• ti-'
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;=(1d~TARY~ I NF~T FE) Notary P bliclfi and for the State of Washington, residing at Seattle
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Exhibit 6
2 pages
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e $ea~tte ~imes !
seattletimes.com
Re Advertiser Account k30785204 Ad N 787616300
A(I TEXT:NOTICE OF APPLICATION 12,2010. or recom ena receive+wure
6 NEARING nollces,
TraHic Impect Analyele lor copiee of the Plenning Oept
PUBLIC HEARING: Hearing Peterson Company report wllh
Examfnor, Merch 17, 4010 Freazer Expanslon, recommendotlon (ono waak
et 5:30 pm COUNCiI Tranaportatlon ConsWtlng pdorto hearlqq), j
CHAMBERS, CIN HALL Norlhwest, detetl Augus127, Headng Exeminer daclslon or ~
APPLICATION REOUESTEO: 2009, recelved Bny eppeal tlBClalon
SPECIAL E%CEPTION to Jenuery72, 20f0. mVel nollly Plenning Dept. by
oxpentl e non-COnlorming uee provltling Ihair
APPUCA710N NUMBER & Dreinege RepoA Pelareon name, malllnp address antl .
NAME: MIS 10-0002 / Qeorge Freezer Adtlltlon, relerence the
. Lyden, Lytlen 8 Lytlen Hupert Englneering Inc., August eppllcalion numbor - MIS 70. Partnerehip . 2009, Revlsion 0002. ~j
PROPONENT: Dennis Holt, Holl September 9, 2008, recelved I
6 Aesocletes Inc. Januery 72, 2070. Purauenllo WAC 187•11-535,
1216 S Centrel tl211, KeM, WA thls hearing wlll bo I
- 98032 on behalf ol SubeuAece Ezplorallon and open b the consideretfon of the
George Lyden, Lyden & Lytlen GeolechNcal fiepotl, environmenlet i
Perlnershlp G The Jeson Englneering and Impacl al the propoeel. All
Pelerson Company. Consulting Business, inc., environmontel
PROPEFTY LOCATION: The date Auguet 4, 2009, recelvetl tlocumenls preperetl purauant ~
!
proparty le locetatl al January 12, 2010. to SEPA for the
1102 D St NE. Tho slte Is within aubjecl propoeel wlll be
the SW quaAar evellebl8 fOr
of Sectlon 7, TownshiD 21 Covar Sheet antl Slle Pien, conal0eralion et Ihia public
Nonh, Renge 5 Eest, Sheet C-1, TESC Plan, hearing.
W.M. King Counry, Washington. Sheat C-2, Gredin9 d Ullllty
Asaeeaor's Percel Plan, Sheet C-3 For tllizen9 Wllh 6peech, afght
00721059026. Rupert Engineering Inc., deletl or heering '
DESCRIPTION OF PROPOSAL: March 27, 2009, tllsnDllltlee wlshing to revlew
Speciel Eaceptlon received Januery 12, 2010. tlocumonte
pursuenl to ACC Sectbn perlelning lo thla heedng, i
18.70.020.A.3 to expand Bulltling Eaterlor Exhlbil, Sheet ehould contect the
an eMleting non-conforming EX-7, Hupert Clly of Auburn wlihln 10
structure (exisling Engineering Inc., da[etl August celontler deys prlor lo I
102,000 aquere foot 28, 20D9, tho meeling, es lo the type of
worehoueo/procasaingltlisidbutlreceivedJanuBry 12,2010. aorvlCeOr I
on Iacillty) wNh OTHEH PERMITS AND PLANS oquipmenl needed. Each I
' un opproxlmeleiy 12,209 square WHICH MAV BE REQUiF7ED: requesl wlll be
loot Ireezer epecial axceptlon, clty grading, coneitleretl Indlviduelly ~
bulltling etldltion on B elte tecllity eccording to the type of I
zoned Ct, LIBht extenelon antl bulltling permita. requeet, tho avellebllfly ol ~
Commerclal. STATEMENT OF CONSISTENCY resourcas,andthe i
APPLICATION FILEO: Januery AND LIST OF APPLICABLE tlnenclel eblllty ol the City to j
12,4010. DEVELOPMENT provldotho
COMPLETE APPLICATION: REGULATIONS: requosted servlces or
Februery 19,1010. ThlsprojecllesubJacttoand equlpmenl. ~
ahell be ~
NOTICE OF APPLICATION: conslstent w11h the Clty of PLANNING BUILOINC AND i
FeOruory 26,2010 AuburnZOnln9COtle, COMMUNITYDEPAfiTMENT45
STUDIES SUBMITTED WITH SuAaceand5lormweler WESTMAINSTHEE7,AUBUPN, i
APPLICATON: Menagement Ottllnance, WA. 98001 (253) ~
Environmental Checkllsl Ap Slreat 8 Utlllly Stentlarde, 809.5033, Canlact: JeH Dixon, (
pllcalion Rupart Englneering Inlarnellonel Prfncipel
Inc., datetl Jury 29, 2009, Bulltling 6 Flre Codes. Plenner, ltllxon@aubumwa.e ~
rocelvod Januery 12,
2010. All pereona may tomment on I
thie epplicailon ~
LuttarRoquestlorSpeClal eliherlnwrltingtolheaddross '
Excoptlon Nerretive, bolow or by j
Holl & Aesoclates, Inc., tlaletl aubmitting wrlllen or oral
Saptombore, leallmonytluringlhe '
2009, racoivad January public heering. Any pereon ~
wlshing to become a perty
f
HO'LT Rc ASSOCIATES, INC. (253) 852-8816
1275 So. Gentral'Ave:, Suite 211 • Kent, Washington 98032 Fuzi 852-0841
SeptemUer 8, 2009
Mr. Jeff Dixoii; Sr. Plaimer
Deparfntent of Plarvung.& ConvituCUty Developineiit -
City of Auburn,
25 West Ivlain St.
Auburn, Washington 98002]
Re: EnlargemenC of Existing Legal,Nou-Confortning Use
Reqiiest for Special Exception - Auburu Zouing Gode Sec. 1$.70.020
'Clie Peterson.Coiripaiiy - 1102 D St..NE
Pvicel ID 4072105 -9026
Dear Ivlr. Dixon:
Tlie Peterson Conipany is in need of additional freezer aud:food distribution plTnt space, '
at tlieir 1102 D St. NE facility aUove referenced.
Tliis lettcc aiid the required ten (TO) copies of related application materials are stibmitted
in accordance with the your departmeutal btiilletin entitled "Special Exceptioii Submittal
Requirements" relating to sucli Yeqtiests.
The accompanyingSife Plan and Elevation copies identify and illuslrate the existing I
conditions and proposed addi(ion i
The following narratives set out to proVide a development history, for the site and to
dcscribe the request for a.Speoial Exception and why the proponents feel the Spccial '
Exception should be issued; with answers relating to the oriteria Pound in Sections ~
18.70.020(B) and 18.54.060 (G)(H) of the Auburn Iyluuicipa( Zoning Codc. ~
Responses to specific code related questioiis for the above referenced code sections
follow the historic narratives : . ln 2002 the Peterson Company expanded and doubled its iiearly 40,000 square fnot (so '
facility at the original site by bringing the cuirent operational facility to 99,133 sf. This. ~
expansion was to better haiidle business growtli; a significant portion of which involves '
imported cheeses. ;
At the time of the nearly 60,000 square foot addition to accommodatc business growth
the Lyden Brothers, who are the Piincipal Owners oFthe Peterson Compuny, were also
Owners of adjacent property oi1 which their dishibution wareliouse Facility cxists.
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~"':;7V i.7i` ~ ~JSsU~P~ ~ S't.tl1 ~)ti•;,~i r)11/1 i~r)~I
Scptcmber 8, 2009 Yage 2
Mr. Jeff Dixon
Re: Request for Special Exception
Expansion of Legal Non-Conforming Use
Properties where the ociginal plant was located and where the addition was p(aced were
all zoned M1/Light Industrial. The Peterson Company operation was a permissible use
within the M1lLight Industrial zone and remains a pennissiUle use as a Legal Non-
Conforming Use within an existing C1/Light Commercial Zone.
Just beforc the addition in 2001 there was consideration for relocating the entire facility
I
to another location to accotrunodate a new and enlarged 100,000 sf facility. Those ~
concepts and feasibility studies proved to be economically impractical because of the •
substantial and in-plant investments in internal freezer areas and extensive racks and
conveyors thnt wou(d Ue economically and um'easonable to relocate.
Furthermore, the significnnt lancl holdings of the Lyden family adjncent to ihe existing i
distribution facility made the 50,000 sf addition to.the original building at the original '
site quite favorablc and the plant expansion stayed local with the addition approved at the
~
original faci(ity. ~
Business successes following the Attburn explnsion of 2001 and prudent responses to
customer requests exceeded earlier forecast expectations and it was determined ihat the
~
Peterson facilities would again need to be expanded. ;
I
Though contiguous ownership hoidings again could have been made available for further
expansion two (2) key factors prohibited tlie pursuit of the option to re-double the size of
the Auburn Plant at 1102 D St. NE, i.e.:
i
1. Undcrlying plant zoning had been changed by the City from M l/Light Industrial to CI/Light Commercial; effectively making an earlier permitted Distribution
Warehouse use a Lcgal NomConfoeming Use in the C1 zone.
2. Contiguous Lyden ownerships adjaceut to the Peterson plant site were atso zoned
C I; not allowing for a necessary expansion of the Peterson M 1/Light Industrial
usc on lands that were simultaneousty determined to be of insufficient size to
accommodate envisioned expansion necessiry. ,
Based ou the foregoing the Lyden Brotliers and the Peterson Company acquired a New '
Jersey facility of approximately 60,000 sf on the US Gast Coast to function as a receiving
station for the handling of imported cheeses and related Peterson Company products for
disiribatiai in their US markets; most of which remain local. That New Jersey facility
has rcduced most of the pressure for a major plant cxplnsion ]ocally but the nced exists
for some supplemental freezer space to handle "internaP" Peterson shipmenis fran their
New Jersey facility to Aubum.
September 8, 2009 Page 3
Mr. Jeff Dixon
Re: Request for Special Exceptioii
Expansion of a Lcgal Non-Conforming Use
Now a management decision requires attentions relating to the need for some ~
supplementnllocal area freezer and productinventory storage.
In searching for a desirable option to meet this need it has been determined that a
possibility cxists through provisions of the Auburn Municipal Zouing Code whereby it i
may be possible ro enlarge the existing building and freezcr arca. The proponents hope (
to find a favorable response to an applicltion for "Special Exception" to the zoning code,
which could permit the desired M1 expansion of the existing C1 Non-Confonning Use. i
7oning code referenccs in Cliapler 18.54, Non-Confa•ruing Sh•uctures nnr/Lnnd Uses, ;
contains subparngivrplr provisions iii 18.54.60 dealing with Maintenance, damage repairs
and restoration, ndililions, eirlnrgemerrts, moving or relocation of don-col~forntitig I
structures nnd residential shuctures.
Supplemental code review with assistance from your staff and references in the Zouing
Code, Chapter and sectia! 18.70.20 etili/led "Specin! Exceptio»s" give hope to the
proponents for a favorable ruting to allow an expansion of the existing Peterson facility
I
. I
It is based on the foregoing and the following excerpts from tlie Zoning Code chapters ~I
referenced herein lhat we hope you will respond favorably with recommeiidations to I
approve an nrea increase to the existing facility in accordance with the Zoning Code
18.70.020 "Specinf Excepfious" Subpnrngrnplt A.3 which states in part:
~
"A noru•esidential structure or use which becomes a]egal nonconforming struchu•e !
or use affer the effective date of this Title may be permitted, by means of a specia( ~
exccption, to expand the existing use or structure up to twenty-five (25%) percent
of the use or stnicture existing at the time of the adoption of this Title."
Since the Pre-Application Review Meeting, when the expansion was originally proposed
at ipprroximately hventy five thousand square feet (25MSF) or approximately 25% of the !
existing I OOMSF structure, ihe scope of the requested addition has been reduced to ~
!
approximately hvelve thousand square feet (12MSF); now 12% a non-conforming
use lddition/enlargement permissible under tfie above reference provision.
Designs have been prepared to include visual and graphic elements, lraffic studies,
gcotechnical reports, fire protection considerations and water line re-routings consistent
with the previously permitted facility and are believed to remain in compliance with the
necessities of the "Special F,xceptions" eode section 18.70.020(B).
September 8, 2009 Page 4
Mi: Jeff Dixon
Re: Requestfor Special Exception
Expansion oELegal Non-Conformiug Use
It is the propolients' conterition that in accordance with Sec. 1$:70 020(B) the proposed
addition "iriU iaot be mnterinlly rletr'unenlnl to !he publictiveljare or rnjiu•rinrs ro property
in the zone or vicinity in whicli the In-opet7y rs /acated, cmdYhnt'Ihe.au0iorizafion ofsuch
specinl exception will be consislenl with fhe sljirit aiadlunpose of Ihis tit/e. " A separate
SEPA Gnviroiupental Checklisthas been submilted for the proposed project for atteiition
to other project rclated items.
Other requesled specific attentions to thc Zoning Code Section 18.54:060 (G) &(H) are
addressed as follow. The expansion will not exceed 50% of the assessed valiie of the
existing structure and will not exceei125% of the area oFthe existing nonconforming use ~
flcility. lt is intended fhaCtlie facilityaddition will generally match the aesthetics and j
Funetion of the previously constructed facility and will conform with apNropriate ~
development standards. ~
Attentions to Subparagraplt G, [tems 7 diru 5 do not appiy since tlte issue ofthe subject j
request is for an addilioiVeulargement; noYn replRCement i
It is itttended that this commuuication and your receipt of the appropriate Exemption i
Request and Hearing Examiner Application Pces will be sufficient for yott to proceed
with tlie appropriate processing of this request, SEPA determinations and tlte Hcaring
Examiner's review.
Pfease don't liesitate to call witli follow-up questions or supplemental data request in I
support of the application as thosc needs arise. ,
~
i
Respcctfully Submittcd: ,
i
For: Lydcn & Lyden & The Peterson Company j
By: Holt & Associatcs, ]nc.
i ~
Dennis L. Holt, President '
Gncl: Master Land Use Application & Owner Authorizations to Act '
CC: Lydcn & Lyden c/o 7'he Peterson Company
Piling Pecs
.
~ August 27, 2009 '
I .
Brian Lyden
~ Peterson"Conipany Wholesale '
1102 "D" Street NE i
~
Anburn, WA 98002 ;
i
i
~
i
TRANSPORTATION REi:Traffic Impact Analysis for Peterson Company F2eezer Expansion, ;
e ~
~ N O R T.H ~W E S~ ~ ,
Dear Brian¢
1607 E. Main Street
Auburn, WA 98002 Per your request, Transpoita[ion ConsuttingNorthwesf (TCN) is pleased €
to stibmit this Traffic Impact Analysis for the freezer expansion of your ~
Warehouse located on "D" Sti~eet NE Aubum, Washingfon as shown.in i
Figure 1, Site Vicinity. !
€
We nnderstand the project will consist of a 12,214 SF freezer addition on C
the east,erid of buildi~ag. The site plan is shown in Figure 2. Petersom i
Companyplans"to add 5 new employees to sCaffthis addition, two will be
on a day shift fi~om 6:00 am to 3:00 pm. The otliei• three will be on the
night shift from 6:00 pm to 3:00 am.
Tlie general reason for this freezer expansion is the picking area is too E
small and the compaiYy wants to get at inventory more quickly. Tt also ;
reflects a market shift in indushy to frozen food products. '
€
Sh►dy Scope I
Following is a summa~y of the scope of this study ;
I
o TCN will prepare figures sl~owing the site uicinity, and site plan.
•~TCN will compute the new PM peak hour 5•ip generation based on
Institute of Transportation Engineers (ITE) W~rchouse Land Use.
o TCN will computetl~e transportatioi~ impact mitigation fee based on '
Warel~ousing land use using generic ITE Warefiouseland use.
4 TCN will also compute the PM peak honr trip generation based on the
addition of three evening shift workers. (The day shift workers wiU '
nobaffect the PM peak hour.)
• TCN will provide a trip length computation based on tlie trlvel
distance~from the site~to the SR 167 & 15'~' Sh•eet LVW intercl~ange as
that is the prima~y huck route.
e TCN will compute the revised transportation impact mitigation fee
based ov the custom trip length computaCion and the add~tton of;tfie ~~~r~ _
Phone: 253-931-0506 new workers.
Fax: 253-333-2340 ~
E-Mail. tmiller@tcninc.com . 1~~~~~i~%~~ ~~~~~i~~,'~~~
i ~ °t€ licit.'sii'{ '
~ ' + ,'~t~i~'-.~~~?3~3
ITEt Wai•ehouse Estimated Trip Gener:ition
There is no land:use category "specifically for'a;freezer in the ITE Trip Generation handbook. We
anticipate the closest 7and use would be Wareliousing (LUC I50). A copybf the relevantpages
from that handbook are attached.
Table 1 below shows the trip generation: for'the PM and.AM and weekday,based on khe "generic
wzrehouse" ITE data. As shown, using "generic warehouse" ITE data the project is estiniated ta
generate b tiips during the.PM Peak Hour: Duringthe AM Peak Hour, it is estimated to generate i
5 trips. The total weekday trip generation is estimated to be 61 trips. ;
i
f- ro :s-, c " se t w- vs: t a ti r a..,as I
g3i~ i r- 2$~s $ h^c 'l hR" .
T ,F?t-c~' e r e v ~ Ls~ 5 `c w k. t, .to- .
'dt~ sut ~ q ~ " ~
Trip euera~ion~,~~
~
~
PMPeakHour Enteriu Exitin '
~
Size Units Rate Tri s'% Tri s % Tri s
Wareliousin LUC 150) 12:214 KSF 0.47 6 25% 1 75% A
AM Peak Hour Enterid Exitin
Size Unils Rate Tri s % Tri s % Tri ps ~
Warehousung (LUC 150) 12.214 KSF 0.45 5 82% S 18% T ~
i
Weelcday Enterin Exitiu
Size Units Rate Tri s % Tri s % Tri s
Warehousing (LUC 150) 12,214 KSP 4.96 61 SO% 30 SO% 30
Planved Operational Approacli E, stimated Trip Generatiou
The trip generation of the proposed freezer addition can more accurately be estimatedbased on
tlieplanned employee increases for tliis space. The company has confirmed tfieir plaus to add up
ta5mew employees to staff this expansion; two will be on a day shift from 6:00 am to 3:00 pm. ;
The other ttu•ee will be on the night shitt fi•om 6:00 pm to 3t00 am. The night shift employees '
will likely airive on site prior to the 6:00 pm shift start; so all three will be new trips on the Ciry i
street system withing the 4:00 pm to 6:00 pm peak hom• period. ~
It is possiUle there may Ue only two new evening shift employees added by this expansion Uut to
be conseivative we are using 3 employees. It is further possible tliat one of these employees may
be reassigned fi•om the existing evening employees on site, however again ro be conservative our
analysis is based on 3 new evening shift employees.
Additionally, although there is a transit hub at the 15`h Street NW Park & Ride lot (113`d mile
walking distance), we conseivatively estimate all new evening shift employees would travel by
private vehicles (without car-pooling). Accordingly we conseivatively estimate there will be 3
entering PM peak hour trips geuerated by these tluee new freezer stocker employees.
Page 2 Augusf 27, 2009
j
Usiiig the PM peak hour h•ip generation oF 3 h•ips divided by the 12;214 SF space of the freezer
we find the trip generation per KSF.is: 3/12.214 = 0.25 trips/KSF
Transpa•tntion Impact Fce Comiutation
The City of AuUurn_requires mitigation in the form of a transpa•tatiomimpact fee Uased on the
gross floorarea of the new Uuilding. A ievised Fee calculation i"s prodided tllat takes into accounf
fruck adjustment and trip length;adjustments.
Standard Impact Fee
Tlie ]mpact FeeRate is,calculated accor<ling to the following,formula: ~
i
Basic'Grip-Rale-x New Trip-Adjustmeot xTruck Adjushnent x Trip Lengtli Adjushnent z$2,663.pAr trip /1,000 i
~
The City lists the Truck Adjustntent as 1.25. ~i
The City also lists t1ie-Aveiage 1'rip Leugth for"Warehouse" as 5.10 miles. When,clividing fhis
by the 3.00 mile 6ase t"riplengtlrthe Ciry computes an Average Trip Length Adjustment of 5.10 /
3.00= 1.70.
Tlie standacd Impact Fee Rate for this particulai• site and use is computed as fol(ows:
0.47 x100% x 1.25 x 1,70 x$2,663 / 1,000 SF =$2.66 per SF
I.
The standard Impact Fee Rate is then applied to the gross floor area of the project to calculate the
~
initigation fee:
12,214 SP x $2.66/SP = $32,489.24 I
Revised Impact Fee
However, this particular site is locateci only 1.19 miles travel distaitce from the I S" St NW & SR. i
167 intercliange as sliown in Figure 3. Over90% of site generated truck traffic uses that I
interchange. The remaLiing trips utilize the Auburn Way S Ilighway &-SR 18 interchange only
for local delivery attd when returning nortliUound trucks eucoiinter a backup on SR 167. This
latter interchange is at a travel distancc of 1.08 miles. ~
~
Because of tliese factors we believe the average trip length to/from this site willbe less than the j
standaid 3.00 niiles average trip lengtlt. While the average L•ip length is likely less tlian 1.20 ;
iniles, to be conservative we liave selected an aNerage trip length of 1.50 miles for this {
computation. Using this trip lengtli we compute the Average Trip Length Adjustment to be 1.50 / j
3.00 = 0.50.
The revised Impact Fee Rate for this particular site and use is computed as follows: I
0.25 x 100% x 1.25 x 0.50 x$2,663 ! 1,000 SF =$0.42 pcr SF j
i
I
The revisecl ]mpact Fee Rate is dien lpplied to the gross ftoor area of the project to ealculate the
'
revised mitigation fec: ,
12,214 SF x $0.42/SF = $5,129.88
,
I
~
Pagc 3 Augugt 27, 2009
1 j
"1'Ii-ank you again £a• a1lo.wing TCN to seive you on tliis,project. If you have airy que9tions:
regarcling this report; or if you ueeti furtlier information, please feel.free. to call me at yoiir
coiivenience at 253-931-0506.~Siiicercly,
TRANSPORTATION CONSULTING NORTHWEST
. . ,oe.e.aa~ .
o~ ~~1 . C. ~l
6r:
1'imothy Miller;PG, PTOE q
eiwn ~ - I ~
•''sel0,v,~r 8/27I09 I
sosvv~d
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I'aEe 4 Aug11s1 27, 2009 '
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TRANSPORTATION
Figure 1 Petersoil Conlpany
' N 0 R T H W E S T S►te viciii;ty Map Freezei• Addition TIA
.
A
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EXISTING. WAl2EHO,USE
FREEZER ADDIT.ION
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TRANSPORTATION Fi ure 2
- " e g Peterson Company
' N o R T H w e s r Site Plan Freezer Addition TIA
.
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TRANSPORTATION Fi ure 3
g Peterson CoiiZpany
N 0 R T H w E S T Delivecy Access Routc iviap Freezer Addition TIA
1..
Warehousing
(150)
Ayerage Vehicle Trip Ends vs: 1000 Sq, Feet Gross Fioor Area
On a: Weekday
~
Number of Studies: 16
Average 1000 Sq. Feet GFA: 273 .
Directional Distribution: 500/o entering, 50% exiting
Trip Generation per 1000 Sq. Feef Gross Floor Area
Average Rate Range ot Rates Standard Deviation
4.96 1.51 - 17.00 4:05
Data Flot and Equation
,z,ooo
11.000 _ _ -
10,000 - -
s,ooo
N X
8.000 _
W
F- 7,000 '
m
U ; i
.
6,000 .............................e..... .
N . I
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m i
12 5.000
a x . .
. ,
.
~ II 4000
N I
3.00 ; " " " . " "
.
,
2000 .......X"" " " " " " "
1.W0 .......X---------------- " " ~
x ~
x I
0 I
0 1000 2000 3000
X= 1000 Sq. Feel Gross Floor Area -
X Acwal Data Polnts Fllted Curve Averogo Rnte
Fitted Curve Equatfon: T= 3.66(X) + 35027 ~ RZ = 0.82
TnpGenerafion,7th Edition 199 Inslitute of Transportation Engineers
i
Warehousing ~
(150)
Average Vehicle Trip Ends vs: 1000 Sq. Feet•Gross Floor Area ~
On a: Weekday, i
Peak Hour of Adjacent Streef Traffic,
One Nour Between 7 and 9 a.m. ;
(
Number of Studies: 19 !
Average 1000 Sq. Feet GFA:._ 531 ~
Directional Distribution: 82% entering, 18% exiting ~
7'rip Generation per 1000 Sq: Feet Gross Floor Area I
Average Rate Range of Rates Standard Devfatlon
0:45 021 - 1.93 0J4
Data Plot and Equation
1.300
7,200 . ' :
, " . " " " I
1.100 :
1,000 _ ' . . .
x
.0 soo - _
w :
.a 800
H JC
m
~ 700 .
> .
N 600 " " " ' ~
~ x ~
¢ "
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I I x
^
F- 400
300 " " " ' I(
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i
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. X i
x •
100 X " " " !
. i
0
0 1000 2000 3000 j
X= 1000 Sq. Feet Gross Floor Area '
X AcWal Data Polnts ~ Fitted Ciwe Average Rate ~
Fitted Gurve Equation: Ln(T) = 0.71 Ln(X) + 1.15 RZ = 0.79
Trip Geneiation,7ih Edition 200 Instilute of Trenspodation Engineers .
Warehousing
(150)
Average Vehicle Trip:Endsvs: 1,000 Sq,,Feet Gross Floor Area
On a: Weekday,.
Peak.Nour of Adjacent StreeYTraffic,
- One Hour.Between 4.and 6 p.m.,
Number of Studies; 26
Average 1000 Sq. Feet GFA; 403
Directional Distribution: 25% enfering, 75% exiting '
i
Trip Gerierati'on per, 7000 Sq. Feet;Gross;Floor Area
Average Rate, RBnge.of Rates Standard Deviation ~
0:47 Or1B - 1:66 0:80
;Data Pl.ot, and Equation ~
izoo .
1,100- - . . X i
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y '9cio. :..t...'.:.._"...:....... , . ~
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iW ' """X"" i
. : ;
0
p. 1000 . 2000 3000 !
I
X=~1000 Sq. Feel Gross FloorArea i
X~ pctual Data Polnts Fitte9 Curvo ' Averago Rete !
i
. Fitted Curve Equation: Ln(7) = 039 Ln(X) + 0.54 R20.75
i
;
Tdp Generafion,7tli Edition 201 Instiiute of Transportatlon Engineers
i
;
1 RE80LIITION NO. 2 2 8 3
2
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF AUBURN,
3
WASHZNGTON, ADOPTING AND APPROVING THE AUBURN NORTH BUSINESS
AREA PLAN AS AN ELEMENT OF THE COMPREHENSIVE PLAN FOR THE CITY
4
OF AUSURN, WASHINGTON, PURSUANT TO THE PROVISIONS OF RCW
CHAPTER 35A.63 OF THE LAWS OF THE STATE OF WASHINGTON, AND
5
DESIGNATZNG THIS ELEMENT AS GUIDELINES FOR EXERCZSING THE
, 6 CITY'S AUTHORITY UNDER SEPA, AND DIRECTING THAT THIS
RESOLUTION AND THE ELEMENT OF THE COMPREHENSIVE PLAN IT ADOPTS
AND APPROVES BE FILED WZTH THE AUSURN CITY CLERK AND BE
7 AVAZLABLE FOR PUBLIC INSPECTION.
8
9 WHEREAS, the City of Auburn determined the need to draft
10 the Auburn North Business Area Plan as an element of the City
11 of Auburn Comprehensive Plan, and the City Council has
12 directed the Planning Commission and the Planning and
13 Community Development Department to propose such a plan; and
14 WHEREAS, the environmental impacts of the Auburn North
15 Business Area Plan were considered in accordance with the
16 procedures of the State Environmental Policy Act (SEPA); and
17 WHEREAS, the draft Auburn North Business Area Plan was
18 transmitted to the Planning Commission in December 1991; and
19 WHEREAS, in accordance with RCW 35A.63.070, after proper
20 notice published in the City's official newspaper at least ten
21 (10) days prior to the date of hearing, the Planning
22 Commission at a public meeting on January 7, 1992, conducted a
23 hearing on the proposed Auburn North Business Area Plan for
24 the City of Auburn, Washington; and
25
26
Resolution No. 2283
February 26, 1992
Page 1
1
2 WHEREAS, at said hearing the Planning Commission heard
3 public testimony and took evidence and exhibits into
4 consideration of said Auburn North Business Area Plan; and
5 WHEREAS, thereafter in accordance with RCW 35A.63.070,
6 the Planning Commission transmitted a copy of its
7 recommendation to approve the Auburn North Business Area Plan
8 to the City Council throuqh the Mayor, who acknowledged
9 receipt thereof and directed the Clerk to certify thereon the
10 date of receipt; and
11 WHEREAS, the Planning and Community Development Committee
lZ of the City Council reviewed the draft Auburn North Business
13 Area Plan and the Planning Commission's recommendations; and
14 WHEREAS, within sixty (60) days from receipt of the
15 Planning Commission recommendations for the draft Auburn North
16 Business Area Plan, the City Council, after proper notice
17 published in the City's official newspaper, at a public
18 meeting conducted a hearing on February 3, 1992 on the
19 proposed Auburn North Business Area Plan. At said hearing,
20 the City Council heard public testimony and took evidence and
21 exhibits into consideration of said Auburn North Business Area
22 Plan; and
23
24
25
26
Resolution No. 2283
February26, 1992 ,
Pagc 2
i
2 WHEREAS, the City Council continued the public hearing to
3 February 18, 1992 to hear additional public testimony; at the
conclusion of which the Council referred the item to the
4
5 Planning and Community Development Committee for a report
thereon.
6
7 NOW, TAEREFORE, THE CITY COUNCIL OF THE CITY OF AUBURN,
8 WASHINGTON, IN A REGULAR MEETING DULY ASSEMBLED, HEREWZTH
RESOLVES THAT:
9
Section 1. The aforementioned Auburn North Husiness Area
10
11 Plan, attached hereto as Exhibit "A", as recommended by the
12 Planning Commission, is herewith adopted and approved in
13 accordance with RCW Chapter 35A.63 as an element of the City
14 of Auburn Comprehensive Plan, including amendments to the
15 Comprehensive Plan Text and Comprehensive Plan Map, and it is
16 herewith directed that it be filed alonq with this Resolution
17 with the Auburn City Clerk and be available for public
18 inspection.
Section 2. The aforementioned Auburn North Business Area
19
20 Plan as an element of the Comprehensive Plan and Amendments
21 are herewith designated as a basis for the exercise of
22 substantive authority under the Washington State Environmental
23 Policy Act Rules by the City's responsible environmental
24 officer in accordance with RCW 43.21C.060.
25
26
Resolution No. 2783
Febnury26,1992 Page 3
1
2 8eation 3. The Mayor is hereby authorized to implement
3 such administrative procedures as may be necessary to carry
4 out the directives of this legislation.
5 DATED and SIGNED this 2nd day of March, 1992.
6
7 CITY OF AIIBDRN
8
9
10
11 M A Y O R
12
13
14 ATTEST:
15
16
1~ Robin Wohlhueter,
City Clerk
18
19
20 APPROVED AS TO FORM:
21
22
23 Ste hen R. Shelton,
City Attorney
24
25
26
Raolution No.2?83
February 26,1992
Page 4
DRAFT (February 26, 7992) '
AUBURN NORTH BUSINESS AREA - IMPLEMENTATION PLAN
1. INTRODUCTION
In June, 1990 the City of Auburn initiated a planning study for the area located
directly north of the Auburn Central Business District. The purpose of the study was to
analyze and recommend appropriate land uses, circulation, and urban form/design
features for this 200 acre area (referred to as the Auburn North Business Area).
The need for a comprehensive planning study of the Auburn North Business Area
area has arisen for a number of reasons. First, there has been increasing development
pressure in the area during the past few years, best evidenced by the completion of the
175,000 square foot Fred Meyer store in 1989. Recent development proposals have
included rezone applications to change industrial zoned properties to commerciai, while
other proposals have intended to reclassify commercial designation to industrial. A
comprehensive planning analysis of the Auburn North Business Area was viewed as a
preferable alternative to continued consideration of rezone requests on a parcel-by-
parcel basis.
Second, while there is a substantial amount of vacant iand in the Auburn North
Business Area, a significant portion of that land has been identified by the City as likely to
coniain wetlands. Recent changes in wetlands regulations may significantly affect the
amount of development permitted within the Auburn North Business Area. Finally, the
study area is located directly adjacent to downtown Auburn and with the increased
development pressure being experienced, the time is ripe to reconsider the future of the
Resolution Nu. 2283 .
Exhibit "A" Page 1
DRAFT (February 26, 1992)
Auburn North Business Area. Should this area develop with industrial uses, or is it more
appropriate to develop with commercial and/or high density residential uses that may be
more compatible with the existing CBD?
The Planning Study is incorporated within a Final Environmental Impact Statement
that was issued in November of 1991.
11. PURPOSE AND SCOPE
The purpose of the policies contained within this Plan is to implement the findings
and conclusions of the Planning Study.
The policies will be incorporated into the Comprehensive Plan as a Plan Element.
The Plan is intended to provide long-term predictability to both the City and the property
owners and wiil govern the future planning, zoning, subdivision and development
decisions of the City as they apply to the subject area. This Planning Element is
compatible with, and will comply with the City's existing Comprehensive Street, Sewer,
Water, Storm Drainage and Parks and Recreation Plans as they apply to this area.
The policies contained within this implementation plan will only apply to the area
identified as the "Planning Area" as illustrated in Figure #1. The Planning Area is
somewhat smaller than the study area.
Page 2
DRAFT (February 26,1992)
The Planning Area was chosen in that it contains the largest, most cohesive
undeveloped parcel of land that provides the greatest opportunities for a planned area
development.
The remaining portion of the study area is either developed or there is not a need .
for additional policies that would guide redevelopment of the area.
III. PLAN POLICIES
A. Land Use Policies:
1. A mix of land uses that include light commercial and high density
: residential, which complement the Central Business District (CBD), are to be the
principal uses of the Planning Area.'
Commercial uses that could complement the CBD may include but
not be limited to entertainment, professional office, dining, medical/dental and personal
services.
2. The development of the area shall be oriented towards pedestrians.
Development shall provide design considerations that promote pedestrian use.
3. In order to attain open space amenities that are conducive to
pedestrians, multi-story buildings are encouraged.
Page 3
DRAFT (February 26, t992) '
4. High density multi-family development is encouraged if it is directly
linked to a commercial development, e.g. part of a multi-story building that has the
ground floor devoted to commercial uses.
5. Multi-family development may be allowed independent from a
commercial development if the multi-family development does not have frontage on a
street.
6. Multi-family developments shall also provide recreational facilities
commensurate with the size of the development.
7. Automobile drive-in facilities (the person remains in the vehicle to
conduct their business at a drive-in facility), service stations, or automobile sales and/or
leasing will not be permitted within the Planning Area.
8. The Comprehensive Land Use Map shall be amended to illustrate
the majority of the Planning Area as General Commercial. An exception will be a 5.5t
acre parcel, that lies east of the fire station, which should be designated light industrial,
and the developed Fred Meyer store site shall retain the existing heavy commercial
designation.
9. The Planning Area shall be zoned C-1, Light Commercial, with the
exception of the light industrial designated property, which shall be zoned M-1, Light
Industrial, and the developed Fred Meyer store site which will retain the existing C-3,
Heavy Commercial zone.
Page 4
DRAFT (February 26,1992) This zoning shall be implemented by an "area wide" zoning to be
initiated by the City. The ordinance adopting the zoning shall contain conditions
necessary to implement the policies of this Plan.
10. For those industrial properties that lie within and adjacent to the
Planning Area, special provisions shall be made to ensure that tuture development of
those industrial properties will not conflict with the uses in the C-1 zone.
These special provisions may include landscape buffers, additional
setbacks and building orientation.
B. Desipn Policies:
1. Each building, shall provide at least one public entry to the building.
The public entry shall provide pedestrian amenities such as benches, lighting, trash
receptacles or weather protection features.
2. Corner lots shall be developed such that the building is oriented to
~ both streets or as may be allowed pursuant to Design Policy #8. Parking shall be
oriented to the rear and sides whenever possible.
3. Non-residential buildings that have frontage on a street shall provide
at least 50% of the first floor building facade with window space that is not obscured by
signs.
Page 5
DRAFT (February 26, 1992)
4. In order for a building to be considered to not have street frontage,
another building must intervene between the street and the building.
5. Pedestrian walkways, at least 5 feet wide, shali be provided between
each property when possible. If there is more than one building in the development,
then pedestrian walkways shall be provided between the buildings as well. Sidewalks
typically associated with a public street are not intended to implement this policy but may
if that is the most practical option.
The walkways shall be easily identified and be constructed of either
asphalt concrete, cement concrete, brick or other similar hard surface.
6. Pedestrian walkways shall be "stubbed" to adjacent properties when
it is conceivable that the adjacent property may aiso be able to provide for and utilize a
similar walkway.
7. Pedestrian walkways shall be provided to connect the parking lot to
the building the parking lot serves. The walkways shall be separated from the parking lot
driveway except to allow a driveway to bisect the walkway.
8. Parking shall not be allowed in the required zoning setbacks and
shall be located in the side or rear yards whenever possible. Parking is strongly
encouraged to not be located between the front of the building and the street. Parking
may only be located between the front of the building and the street if the developer
clearly demonstrates that there are significant design benefits or that other options are
Page 6
DRAFT (February 26, 1992) feasible. In such a case, pedestrian walkways must be provided between the street and
building.
9. Parking lots shall be oriented so that adjoining uses can share the
parking lot and pedestrian walkways.
10. For parking lots and/or driveways that abut the side and rear yards
of adjacent properties, there shall be provided a 5 foot width of Type III landscaping
along that portion of the property line that the parking lot abuts. Driveways and
pedestrian waikways that connect one property to another are excepted.
11. 20% of each parcel, to be developed, must consist of pedestrian
amenities such as walkways, plazas, landscaping, recreation or a combination of these
or similar pedestrian amenities.
12. The entire width of the zoning setbacks of the parcel to be
developed shall be landscaped with the type of landscaping required by the Zoning
Ordinance, except for driveways or pedestrian accesses.
13. Freestanding signs shall not exceed twelve (12) feet in height.
14. Exterior lighting shall be provided for pedestrian walkways and for
parking lots. The lights shall be designed for the pedestrian with regard to height,
design, and illumination for safety.
Page 7
DRAFT (February 26, 1992) . This exterior lighting is not intended to repiace the lighting required
for public streets.
15. Landscaping shall be provided between any wetland buffer and any
new development, including streets. Plantings should be clustered to allow occasional
views into the wetlands. At least one pedestrian walkway or sidewalk, public or private,
should be provided adjacent to any wetland buffer or accompanying landscape area
whenever the opportunity may exist. Interpretive signs should be placed close to the
buffer and pedestrian walkway or sidewalk. These signs should be coordinated with the
City to ensure adequate coverage of interpretive information along the wetland buffer,
without unnecessary repetition.
16. The design schematics contaihed with the Auburn North CBD Final
EIS may be used as a guide to implement these policies.
17. Anyone who develops within this Planning Area shall be required to
prepare a site design plan that is consistent with the policies of this plan and other
applicable City regulations.
, The Planning Director shall be authorized to approve, deny,
condition or modify the site plan based upon the policies of the Plan.
Page 8
DRAFT (February 26, 1992) "
C. Facility Policies:
1. Any proposed development, that is not exempt from the State
Environmental Policy Act (SEPA), shall be required to provide a study on each utility that
the development requires as well as a traffic study. The study(ies) shall become part of
the required environmental review.
a. The scope and content of the study(ies) shall be determined
by the Public Works Director.
The study(ies) shall be consistent with and implement the
City's existing Utility and Street Comprehensive Plans, including any subsequent
amendments.
b. The study(ies) shall determine the impacts and what
mitigating measures will be required to alleviate the impacts. Mitigating measures may
include construction of off-site improvements and/or financial participation in the
construction of those off-site improvements.
Page 9
DRAFT (February 26, 7992) '
2. ,"A" Street N.E. shall not be continued north through the Planning
Area. "A" Street N. E. shall however be available for pedestrian access.
Development within the Planning Area shall plan for this pedestrian
connection. •
i
ANCDB-IP
Page 10
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STATE OF WASHINGTON )
)ss.
COUNTY OF KING )
I, Robin Wohlhueter, ttie duly appointed, qualified City
Clerk of the City of Auburn, a Municipal Corporation and Code
City, situate in the County of King, State of Washington, do
hereby certify that the foregoing is a full, true and correct
copy of Resolution No. 2283 of the resolution of the City of
Auburn, entitled "A RESOLUTION."
Z certify that said Resolution No. 2283 was duly passed by
the Council and approved by the Mayor of the said City of Auburn,
on the 2ND day of MARCH A.D., 1992.
witness my hand and the official seal of the City of Auburn
this March 11, 1992, A.D.
Robin Wohlhueter -
' ~ -
City Clerk _ ~ -
City of Auburn
~ :
ORDINANCE NO. 6 0 6 4
AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF AUBURN,
WASHINGTON, RELATING TO PLANNING; ADOPTING
COMPREHENSIVE PLAN MAP AND TEXT AMENDMENTS
PURSUANT TO THE PROVISIONS OF RCW CHAPTER 36.70A
WHEREAS, the City of Aubum on August 18, 1986 adopted a Comprehensive
Plan by Resolution No. 1703 which includes a Map establishing the location of the
, Comprehensive Plan Land Use Designations throughbut the City; and
WHEREAS, on April 17, 1995 the City of Auburn adopted Coinprehensive
Plan Amendments by Resolution No. 2635 to comply with the Washington State
Growth Management Act; and
WHEREAS, the City of Auburn on,September 5, 1995 reaffirmed that action
by Ordinance No. 4788; and
WHEREAS, Comprehensive Plan map and text amendments were processed
by the Planning, Building, and Community Department as proposed Year 2006
amendments to the City of Auburn Comprehensive Plan; and
WHEREAS, the environmental impacts of the Year 2006 Comprehensive Plan
. amendments were considered in accordance with procedures of the State
;
~ Environmental Policy Act; and
WHEREAS, the proposed amendments were transmitted to the Washington
State Office of Community Development and other State agencies for the 60 day
review period in accordance with RCW 36.70A.106; and
Exhibit 11
Ordinance No. 6064 21 pages
November 15, 2006
Page 1
WHEREAS, after proper notice published in the City's official newspaper at
least ten (10) days prior to the date of hearing, the Auburn Planning Commission on
September 6, 2005, October 3, 2005, and October 24, 2006 conducted public
hearings on the proposed amendments; and
WHEREAS, at the public hearing the Auburn City Planning Commission heard
public testimony and took evidence and exhibits into consideration; and
WHEREAS, thereafter the Aubum City Planning Commission made
recommendations to the City Council on the proposed Year 2006 Comprehensive
Plan map and text amendments; and
WHEREAS, on November 13, 2006 the Planning and Community
Development Committee of the Auburn City Council reviewed the Planning
Commission's recommendations and made a recommendation to the City Council;
and
WHEREAS, on November 20, 2006, the Aubum City Council considered the
proposed Comprehensive Plan amendmenis as recommended by the City of Auburn
Planning Commission; and
WHEREAS, several amendments are for city owned properties changing to a
Public and Quasi-Public or Open Space land use designation; and
WHEREAS, in 2005 the City of Auburn brought together a focus group of
diverse business and community interests that identified several economic
development areas within the City. The focus group's effort is reflected in an
Economic Development Strategies document that includes strategies and actions
Ordinance No. 6064
November 15, 2006
Page 2
needed to affect necessary change for specific strategy areas within the City as
adopted by Resolution No. 3944 by the City Council. Implementation of these
strategies is intended to enable the City to achieve the City's economic development
potential. Implementation of actions and strategies in the Economic Development
Strategies is appropriate and reflected in various proposed amendments to various
. chapters; and
` WHEREAS, the North End Strategy Area calls for enhancing Emerald Downs
Drive with commercial and industrial uses such as restaurants to capitalize on
daytime volumes, and the 1 Street Corridor strategy also calis for enhancing the
daytime population with commercial uses such as lunch cafes; and
WHEREAS, the 15" Street SW and C Street SW strategy areas calis for
designating both sides of 151h Street SW as commercial and focus on the C Street
SW and 8'h Street SW vicinity as a redevelopment area with productive uses; and
WHEREAS, the A Street SE Corridor Strategy area calls for enhancing the
economic vitality of A Street SE by recognizing A Street SE is a high volume traffic
corridor and additional traffic should not be used as a rationale to preclude
development, and the logistics of implementation calls for the change of industrial
properties to commercial while protecting the area's interior residential
neighborhoods; and
WHEREAS, the AEP Green Zone Strategy area calls for preparation of a
second phase to take more densely developed but underutilized areas adjacent to
AEP Greenbelt Strategy Area; and
Ordinance No. 6064
November 15, 2006
Page 3
WHEREAS, on June 19, 2006 the City of Auburn City Council adopted
Resolution No. 4049, Vision 2016, which outlines numerous goals of the City Council
to accomplish over the next ten years; and
WHEREAS, the Puget Sound region has seen an increasing trend toward the
commercialization of industrially zoned areas to respond to changing needs of the
public. Renton, Kent, Tukwila and Federal Way are just a few of the areas that have
seen the demand for commercial uses lead to rezoning of industrial land. This trend
has become increasingly pronounced in the south King County area. Certain
proposed amendments respond to this trend by amending industriaily designated
properties to commercial, especially along major city transpoRation corridors; and
WHEREAS, in the coming years, pressure wiil be escalating to rezone
industrial land and encourage commercial mixed-use development, and changing
comprehensive pian land use designations to commercial for the proposed areas
prepares Auburn for this trend by planning for the next ten to twenty years; and _
WHEREAS, the City is endeavoring to anticipate such changes, rather than
reacting to market trends; and
WHEREAS, the City of Auburn does not have a designated
manufacturing/industrial center per the King County Countywide Planning Policies;
and
WHEREAS, the City Council approved Resolution No. 4092 to extend the six
month moratorium for industrial zoned lands located west of C Street NW, east of H
Street NW, and south of 4`" Street NW; and
Ordinance No. 6064 .
November 15, 2006
Page 4
WHEREAS, the City Council approved Resolution No. 4067 to estabiish a six
month moratorium for industrial zoned lands located along the east side of A Street
SE from SR 18 io the southern city limits.
NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF AUBURN,
WASHINGTON, DO ORDAIN AS FOLLOWS:
Section 1. The 2006 Comprehensive Plan Text Amendments and Map
Amendments are herewith adopted and approved as set forth in Exhibit "A" attached
hereto and incorporated herein by reference and it is herewith directed that they be
filed along with ihis Ordinance with the Auburn City Clerk and be available for public
inspection.
Section 2. The 2006 Comprehensiye Plan amendments modify the
Comprehensive Plan adopted on August 18, 1986 by Resolution No. 1703 and
adopted by Ordinance No. 4788 on September 5, 1995.
Section 3. The Comprehensive Plan and amendments are herewith
designated as a basis for the exercise of substantive authority under the Washington
State Environmental Policy Act by the City's responsible environmental official in
accordance with RCW. 43.21C.060.
Section 4. If any section, subsection, sentence, clause, phrase or portion of
this Ordinance or any of the Comprehensive Plan amendments adopted herein, is for
any reason held invalid or unconstitutional by any Court of competent jurisdiction,
such portion shall be deemed a separate, distinct and independent provision, and
such holding shall not affect the validity of the remaining portions thereof.
Ordinance No. 6064
November 15, 2006
Page 5
Section 5. The Mayor is hereby authorized to implement such administrative
procedures as may be necessary to carry out the directions of this legislation to
include incorporating into one document the adopted Comprehensive Plan map and
text amendments, attached hereto as Exhibit "A" and preparing and publishing the
amended Comprehensive Plan.
Section 6. This Ordinance shall take effect and be in force five days from
and after its passage, approval, and publication as provided by law.
INTRODUCED: qA4Q06
PASSED:
APPROVED: NOV 0 2006
Pet r B. Lewis
MAYOR
ATTEST:
Danielle E. Daskam,
City Clerk
APPROV AS TO FORM: ,
Daniel B. Hei ,
City Attorney
Published:
Ordinance No. 6064
November 15, 2006
Page 6
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, ORDINANCE N0. 6 0 6 7
AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF AUBURN,
WASHINGTON, RELATING TO PLANNING; ADOPTING ZONING MAP
AMENDMENTS TO IMPLEMENT THE COMPREHENSIVE PLAN AND
AMENDING THE CITY'S ZONING MAPS ACCORDINGLY
WHEREAS, the City of Auburn on August 18, 1986 adopted a Comprehensive
Plan by Resolution No. 1703 which includes a Map establishing the location of the
Comprehensive Plan Land lJse Designations throughout the City; and
1NHEREAS, on April 17, 1995 the City of Auburn adopted Comprehensive
Plan Amendments by Resolution No. 2635 to comply with the Washington State
Growth Management Act; and
, WHEREAS, the City of Auburn on September 5, 1995 reaffirmed that action
by Ordinance No. 4788; and
WHEREAS, Comprehensive Plan map and text amendments were processed
by the Planning, Building, and Community Department as proposed Year 2006
amendments to the City of Auburn Comprehensive Plan and the City of Auburn
adopted the 2006 Comprehensive Plan amendments on November 20, 2006 by
OYdinance No. 6064; and
WHEREAS, the environmental impacts of the Year 2006 Comprehensive Plan
amendments were considered in accordance with procedures of the State
Environmental Policy Act; and
Ordinance No. 6067
December 6, 2006 Exhibit 12
Page 1 27 pages
WHEREAS, the environmental impacts of the 2006 Zoning Map amendments
were considered in accordance with the procedures of the State Environmental
Policy Act;-and
WHEREAS, the proposed amendments were transmitted to the Washington
State Office of Community Development and other State agencies for the 60 day
review period in accordance with RCW 36.70A.106; and
WHEREAS, after proper notice published in the City's official newspaper at
least ten (10) days prior to the date of hearing, the Auburn Planning Commission on
November 8, 2006 conducted public hearings on the proposed Zoning Map
amendments; and
WHEREAS, at the public hearing the Auburn City Planning Commission heard
public testimony and took evidence and exhibits into consideration; and
WHEREAS, thereafter the Auburn City Planning Commission made
recommendations to the City Council on the proposed 2006 Zoning Map
amendments; and
WHEREAS, on December 11, 2006 the Planning and Community
Development Committee of the Auburn City Council reviewed the Planning
Commission's recommendations and made a recommendation to the City Council;
and
WHEREAS, on December 18, 2006, the Aubum City Council considered the
proposed Zoning Map amendments as recommended by the City of Auburn Planning
Commission; and
Ordinance No. 6067
December 6, 2006
Page 2
WHEREAS, several amendments are for city owned properties changing to a
Public Use zone; and
WHEREAS, in 2005 the City of Auburn brought together a focus group of
diverse business and community interests that identified several economic
development areas within the City. The focus group's effort is reflected in an
Economic Development Strategies document that includes strategies and actions
needed to affect necessary change for specific strategy areas within the City as
adopted by Resolution No. 3944 by the City Council. Implementation of these
strategies is intended to enable the City to achieve the City's economic development
potential. Implementation of actions and strategies in the Economic Development
Strategies is appropriate and reflected in various proposed amendments to various
chapters; and
WHEREAS, the North End Strategy Area calls for enhancing Emerald Downs
Drive with commercial and industrial uses such as restaurants to capitalize on
daytime volumes, and the I Street Corridor strategy also calls for enhancing the
daytime population with commercial uses such as lunch cafes; and
WHEREAS, the 15" Street SW and C Street SW strategy areas calls for
designating both sides of 15th Street SW as commercial and focus on the C Street
SW and 81h Street SW vicinity as a redevelopment area with productive uses; and
WHEREAS, the A Street SE Corridor Strategy area cails for enhancing the
economic vitality of A Street SE by recognizing A Street SE is a high volume traffic
corridor and additional traffic should not be used as a rationale to preclude
Ordinance No. 6067
December 6, 2006
Page 3
development, and the logistics of implementation calls for the change of industrial
properties to commercial while protecting the area's interior residential
neighborhoods; and
WHEREAS, the AEP Green Zone Strategy area calls for preparation of a
second phase to take more densely developed but underutilized areas adjacent to
AEP Greenbelt Strategy Area; and
WHEREAS, on June 19, 2006 the City of Auburn City Council adopted
f2esolution No. 4049, Vision 2016, which outlines numerous goals of the City Council
to accomplish over the next ten years; and
WHEREAS, the Puget Sound region has seen an increasing trend toward the
commercialization of industrially zoned areas to respond to changing needs of the
public. Renton, Kent, Tukwila and Federal Way are just a few of the areas that have
seen the demand for commercial uses lead to rezoning of industrial land. This trend
has become increasingly pronounced in the south King County area. Certain
proposed amendments respond to this trend by amending industrially designated
properties to commercial, especially along major city transportation corridors; and
WHEREAS, in the coming years, pressure will be escalating to rezone
industrial land and encourage commercial mixed-use development, and changing
comprehensive plan land use designations to commercial for the proposed areas
prepares Auburn for this trend by planning for the next ten to twenty years; and
WHEREAS, the City is endeavoring to anticipate such changes as reflected in
the Vision for [he community, rather than reacting to market trends; and
Ordinance No. 6067
December 6, 2006
Page 4
WHEREAS, the City of Auburn does not have a designated
manufacturing/industrial center per the King County Countywide Planning Policies;
and
NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF AUBURN,
WASHINGTON, DO ORDAIN AS FOLLOWS:
Section 1. The 2006 Zoning Map Amendments, Exhibit A, are herewith
adopted and approved and it is herewith directed that they be filed along with this
Ordinance with the Auburn City Clerk and be available for public inspection.
Section 2. The Zoning Map amendments are herewith designated as a basis
for the exercise of substantive authority under the Washington State Environmental
Policy Act by the City's responsible environmental official in accordance with RCW.
43.21 C.060.
Section 3. The Findings and Conclusions, Exhibit B, outlined in the Agenda
Bill are herewith adopted and it is herewith directed that they be filed along with this
Ordinance with the Auburn City Clerk and be available for public inspection.
Section 4. The WHEREAS statements outlined in this ordinance are
,
herewith adopted as findings and it is herewith directed that they be filed along with
this Ordinance with the Auburn City Clerk and be available for public inspection.
Section 5. If any section, subsection, sentence, clause, phrase or portion of
this Ordinance or any of the Zoning Map amendments adopted herein, is for any
reason held invalid or unconstitutional by any Court of competent jurisdiction, such
-
Ordinance No. 6067
December 6, 2006
Page 5
portion shalf be deemed a separate, distinct and independent provision, and such
holding shall not affect the validity of the remaining portions thereof.
Section 6. The Mayor is hereby authorized to implement such administrative
procedures as may be necessary to carry out the directions of this legislation to
include incorporating into one document the adopted Comprehensive Plan map and
text amendments, attached hereto as Exhibit "A" and preparing and publishing the
amended Comprehensive Plan. .
Section 7. This Ordinance shall take effect and be in force five days from
and after its passage, approval, and publication as provided by law.
INTRODUCED: DFC 1 q?nnF
PASSED: DEC 1 S 2006
AP D: DEC 1 S Z~O6
Peter . Lewis
MAYOR
ATTEST:
Dan elle E. Daskam,
i City Clerk
I
Ordinance No. 6067
December 6, 2006
Page 6
APPROVED AS TO FORM:
- /A w
Da iel . ei ,
Ci ttorney
Published: \ ~ec_ Zz ~ 7c>o,F,
Ordinance No. 6067
December 6, 2006
Page 7
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* * ( (
CITY OF *
AijBURN Peter B. Lewis, Mayor
WASHINGTON 25 West Maln Street * Auburn WA 98001-4998 * www.auburnwa.gov * 253-931-3000
* MEMORANDUM *
TO: Interested Parties
FROM: Kevin Snyder, A.I.C.P., Interim Director of Planning and
Development Department
DATE: ' February 23, 2010 RE: Notice of Addendum to Finai Mitigated Determination of Non-Significance
(File No. SEP00-0022)
Please find enclosed a copy of an addendum to the Final Mitigated Determination of Non-
Significance and a Checklist Addendum for ifie Referenced Project in compliance with the
requirements of WAC-196-11-625.
If you have any questions regarding this process or document, please contact Jeff Dixon, Principal
Planner, at (253) 804-5033.
Eahiblt
Niamber o? Pages
AUBURN * MORE THAN YOU [MAGINED
CHECKLIST ADDENDUM
IN7RODUCTION:
This addendum has been prepared to provide additional information regarding the modification
of the project to include the Special Exception and various permits for an approximately 12,209
square foot freezer building addition to an existing 102,000 square foot
warehouse/processing/distribution facility.
The proposed earthwork, construction of storm drainage facilities, construction of a building
addition, parking and landscaping were reviewed under the State Environmental Policy Act
requirements in July 2000, and a Final Mitigated Determination of Non-Signifioance was issued
on August 9, 2000.
ANALYSIS OF POTENTIAL IMPACTS RESULTING FROM THE REVISION OF THE
PROJECT TO INCLUDE AN ADDITIONAL APPROXIMATELY 12,209 SQUARE-FEET OF
BUILDING ADDITION:
The original project proposal and the subsequent environmental review of the proposed action
considered the site preparation and construction of a 65,264 square foot expansion (55,338 SF
on ihe main floor; 5,376 SF on the 2nd floor and 4,550 SF within existing building) to an existing
47,022 square foot warehouse/processing/distribution facility. The original proposal also
includes a lot line adjustment and the consiruction of landscaping, utilities, parking areas and
access drives.
Under the revised proposal, approximately 12,925 square feet of existing drive aisle and
parking pavement will be removed for the proposed building addition, storm pond side slopes
will be modified to accommodate a minor increase in pervious surface, paved areas will be
enlarged to provide a vehicie turnaround and an approximately 12,209 square foot building
freezer building will be added. Additional replacement parking will be added under a previous
and separate environmental decision and construction approval (SEP02-0033 & GRA09-0012).
It is concluded ihat the additional construction will not create additional environmental impacts
not already identified as a result in the previous environmental review. This conclusion is based
on the following:
1. The area of the construction is proximate to and surrounded by areas previously
identified for development as parking and maneuvering areas.
2. Storm water runoff from the increase in impervious surface is proposed to be managed
consistent with city standards.
3. A new parking lot has already been authorized and will be developed consistent with
City standards
Ref: G:JBD/AND/ADN SE010-0001