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RESOLUTION NO. 4 6 6 3
A RESOLUTION OF THE CITY COUNCIL..OF THE ,
CITY OF AUBURN, WASHINGTON, AUTHORIZING
THE MAYOR AND CITY CLERK TO EXECUTE A
MASTER DEVELOPMENT AGREEMENT WITH
ALPERT INTERNATIONAL
WHEREAS, the City Council of the City of Auburn, Washington,
previously entered into a Master Development Agreement with Alpert
International for development of properties belonging #o the City and assistance ,
in development proposals for other neighboring properties in the downtown
area; and
WHEREAS, the initial Master Development Agreement expired and the
City is in need of continuing development services or exploration senrices and
, strategies for development of downtown properties belonging to the City; and
WHEREAS, Alpert Intemational is interested in continuing with the
activities of :the Master Development Agreement and the terms and conditions
of #he Master. Development Agreement have been refined to reflect the current
, needs and strategies desired by the City
NOW, THEREFORE, THE CITY COUNCIL OF.THE CITY OF AUBURN,
KING COUNTY, WASHINGTON, HEREBY RESOLVES as follows:
Section 1. The Mayor of the City of Auburn and the Auburn City Clerk
are hereby authorized to execute a. Master Development Agreement with Alpert
Intemational, which agreement shall be in substantial conformity with the
Agreement attached hereto as Exhibit "A" and incorporated herein by this
reference. .
Resolution No. 4663
December 8, 2010 Page 1 of 2,
. . . , . .
Section 2. The Mayor is hereby authorized to implement such
administrative procedures as may be necessary to carry out the directives of
this legislation.
Section 3. This resolution shall be in fuJl force and effect upon
passage and signatures hereon.
Dated and Signed this ~'day of
CITY O N
/
PETER B. LEWIS, MAYOR
ATTEST:
Danielle E. Daskam, City Clerk
APP O ED F RM iel B. HeNid-,-ft Attomey
Resolution No: 4663
December 8, 2010
Page 2 of 2
MASTER PLAN DEVELOPMENT AGREEMENT
THIS AGREEMENT ("Agreement") is made and entered into this ¢~daY of
A , 20 /v, by and between the CITY OF AUBURN, a Washington
municipal corporatio _n (hereinafter "City") and Alpert International, LLLP, 10218
Richwood Avenue NW, Seattle, Washington 98177, a Nevada limited liability limited
parlnership (hereinafter "Developer") (collectively, the "Parties").
gZECITALS
The following recitals are a substantive part of this Agreement.
A. The Auburn downtown area has been identified as a sub-area within the
City of Auburn Comprehensive Plan as evidenced by the City Council's adoption of the
Auburn Downtown Plan/Final EIS in May 2001.
B. The City of Auburn Comprehensive Plan as evidenced by the City
Council's adoption of the Auburn Downtown Plan/Final EIS in May 2001 (the "Auburn
Downtown Plan") recognizes the goal of establishing a high quality pedestrian oriented
downtown. C. The City Council finds that it is advantageous for the City to work with
public-private partnerships in proposed projects and anticipated private development
financing in the downtown area.
D. In furtherance of the goals and policies of the Gity's Comprehensive Plan
and the Auburn Downtown Plan, and to stixnulate economic revitalization in the
downtown azea, and at the same time providing for a central gathering place and focal
point for the community, and to provide a catalyst for development in the downtown azea,
the City esta.blished a process to select a developer of property in the target azea, and to
enter into a Master Development Agreement to develop properties in the downtown area
as described herein and as depicted in Ezhibit "A" ("Downtown Area"), and to promote
coordinated development within tlie City of Auburn designated urban center.
E. On the 21St da.y of April, 2008, the City Council selected the Developer as
the preferred development team, and approved a Letter of Intent with the Developer by
City of Auburn Resolution No. 4342, calling for an exclusive negotiating period between
the Parties.
F. During that period, the City and the Developer worked on development
guidelines and prepazed conceptual design plans and memorialized their respective duties
and responsibilities to each other in an agreement dated, October 8, 2008 (the "Master
Plan Development Agreement" or MPDA").
G. During the initial term of the MPDA, the :Parties each performed certain
actions and responsibilities as called for in the MPDA, including as follows:
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(1.) Development Plan Preparation and Site Description. Pursuant to input and
guidance from the City, the Developer (a) prepared, and from time to time revised, a
preferred design and development plan ("Conceptual Plan") for the City-owned parcels '
as described in Ezhibit "B"1 (as revised) ("City Legals"), attached hereto and
incorporated by this reference, and as shown on Exhibit. "C"1 (as revised) ("City Parcel
Map"), atta.ched hereto and incorporated herein by this reference; (b) consulted on and
advised the City with rega.rd to the planning and completion of purchases of former non-
City owned pazcels located within the . area depicted on Ezhibit "A" ("Downtown
Area"); as well as (c) on the incorporation of additional parcels in the vicinity as shown
on Exhibit "D" ("Outparcel Map"), attached hereto and incorporated herein by this
reference; and (d) work with the City to prepaze a feasibility analysis and finance plan for
the Conceptual Plan. The Conceptual Plan included uses allowed by City codes; and was
deemed consistent with (1) the Auburn Comprehensive Plan and (2) the Auburn
Downtown Plan/EIS (2001); and (3) Auburn City Code including but not limited to, the
Downtown Urban Center (DUC) zone and Downtown Design standards and the Auburn
Junction Design Guidelines (the "Guidelines"), a copy of the current version of which is
attached hereto as Ezhibit "E" ("Auburn Junction Design Guidelines") and incorporated
herein by this reference. Any changes or amendment by the Auburn City Council to the
Aubum Junction Design Guidelines shall be done in consultation with the Developer.
(2). City Infrastructure. The Parties worked in consultation with a downtown
stakeholders group to determine how infrastructure needs should be addressed and
incorporated into the design plans and guidelines for the Developer's Project and also
negotiated in good faith to deterinine how infrastructure needs for the Project would be
funded, including public/private partnerships and other mechanisms and strategies that
were available; and
(3). City Accomplishments.
(a) The City, obtained a three million dollar Economic Development "
Administration grant for downtown infrastructure improvements specifically for the
South Division Street Promenade.
(b) The City obtained, through the state legislature, Local Revitalization
Funding for downtown infra.siructure improvements to encourage economic
development. Through this program the City is remodeling and expanding the City Hall
Plaza as well as constructing the South Division Street Promenade.
(c) Land exchange with other downtown pmperty owner(s) in order to create
the opportunity for full block redevelopment. ,
1. The Parties now desire to enter into a new MPDA to a11ow for further
mutual planning and development of Downtown Auburn. .
' Lots 4 and 8 as shown on the Exliibit "B" are riot currently owned by the City.
Page 2 -
AGREEMENT
Now, therefore, in consideration of the following terms and conditions, the Parties
agree as follows:
1. For the purposes hereof, including the Developer's Rights/Options to
Purcha.se or Lease, as described herein below, "City. Parcels" sha11 also include parcels
located within the four-block azea bounded by Main Street to the North, A Street SW to
the West, Znd Street SW/SE to the South and A Street SE to ttie East, that aze
subsequently purchased by the City during the term of this Agrreement or any
extensiori(s) thereof, with the exception of Parcel No. 7815700085, and ma.y include
other "Outpazcels" located within the area depicted in Ezhibit "D" ("Outparcel Map")
that are, subsequently purchased by 'the City during the term of this Agreement or any
extension(s) thereof, (collectively, the "Term") provided that "City Pazcels" sha11 not
include parcels that may be purchased by the City within the identified target areas where
the parcels are expresslq purchased for municipal purposes.
2. Conceptual Plan and Guideline Development. The Conceptual Plan sha11
be revised and updated by the Developer and the Auburn Mayor and designees, in
consulta.tion with a downtown stakeholders group, and shall be approved pursuant to the
City review process as set fortli in City codes and state statutes. The Auburn Junction
Design Standards, as approved by the City, shall be used in connection with the
_ development contemplated herein and the Conceptual Plan; provided that any revisions to
or modifications of the approved Auburn Junction Des_ ign Standards will be done in
consultation with the Developer and a downtown stakeholders group pursuant to the City
review process as set forth in City codes and state statutes.
3. The Developer's Project. T'he Developer's project sha11 be an
environmentally conscious jas required by the Auburn Junction Design Standards),
master planned mixed use development in an urban village setting, to include a
combination of retail, commercial; residential and public uses. Additionally, the project
shall provide aesthetic appeal, ambience and connectiyity from the Transit Station to
Main Street, mixed facades to complement historic Main Street and the neazby Transit
Station and parking facility, and shall be developed in its entirety consistent with design
elements and standards provided in the Auburn Junction Design Standards. Additional
properties may be annexed to the project with the concurrence and participation of the
owners of parcels if not owned by the Developer, and thus made subject to the applicable
Standards. The project may also be developed in 1/4 block, %Z block a.nd/or other
development scenarios as may be proposed by Developer and agreed to by the City for
those properties owned by the City from time to time.
4. Term of Agreement and Developer's Rights/Options to Purchase City
Pazcels. During the term of this Agreement, as described herein, the Developer shall
ha.ve the right to purchase the City Parcels identified as Lots 1, 2, 3, 5, 6, 7, 9, 10, 11, 12,
13 and 14, in Ezhibit "B" ("City Legals"), for the purchase price, lease arrangements or
other alternative financial arrangements as determined below or enter into such other
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agreements for the purchase, lease, alterna.tive financial arrangements and/ar
development of said City Parcels as shall be negotiated from time to time by the Parties.
The ferm of this Agreement shall be for a peri od of time ending on December 31, 2013,
which right may be assigned by the Developer to one or more assignees acceptable to the
City or as otherwise set forth in Section 13, below. For the purposes hereof, the City's
Mayor shall be authorized to approve such assignment(s) subject to council approval.
Any reference in this Agreement to the term or period of this Agreement shall be deemed
to include any extended period. It is provided, however, that as an alternative to the
purchase of City Parcels, the parties may negotiate and execute agreements for long-term
leases of said City Parcels.
5. City Parcels Opfion to Purchase - Purchase Price. During the term of this
Agreement, the Developer shall have the right to purchase the City Parcels for the
purchase price determined througti the process described below. The purchase price for
the City Pazcels, along with any City right-of-way that may be vacated, and rights
pertaining to any City Parcels ultimately included in the Project, shall be equitably
negotiated in good`faith by the parties during the term of this Agreement or any extension
hereof, reflective of factors pertinent to their reasona.ble valuation as determined as of the
date of the execution of this Ag"reement, and based on the value of the land only, as the
Parties agree that any buildings or improvements that may exist on the property are not of
value to the intended development, The Parties further agree that if they are not able to
successfully negotiate an agreed purchase price, in order to ensure a fair purchase price
for the City Pazcels and any other. City-owned property rights associated therewith, the
City may engage an independent MAI appraiser to determine the value of the City
Parcels, which valuation shall be the purchase price. If the valuation of the City's MAI
appraiser is not acceptable to the Developer, the Developer may engage an independent
MAI appraiser to determine the valuation. If the Developer's MAI appraiser determines
a value that is within ten percent (10%) of the City's MAI appraiser's value, the lower
valuation shall be used as the purchase price for the City Parcels. If the difference in
valuation exceeds ten percent (10%),, tlie City's MAI appraiser and the Developer's MAI
appraiser shall seleet a third MAI appraiser and the three appraisers shall determine the
valuation, and that valuation shall be the purchase price for the City Parcels. Each party
shall. be responsible for the costs of its appraiser, and the two parties shall shaze, equally,
in the costs of the third appraiser.
Alternatively, if the parties agree to pursue long-term leases of said City Parcels,
including agreement on the length and terms of the leases, as an alternative to and instead
of the purchase/sale of the parcels, if the parties cannot agree on the amount of lease
payments, the parties shall employ a similaz strategy for determining yaluation/payrnent
amounts of the leases similar to the strategy described aboue. Any other arrangements
contemplated by this Agreement shall be by mutual consent of the Parties.
The Parties further agree tha.t if there aze any buildings or improvements ihat
would need to be xemoved from the property when purchased by the Developer, the
Developer shall be responsible for their removal.
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6. Closing. Closing on collective or individual purchase(s) of City Parcels,
as agreed to by the Parties, shall occur in a manner consistent with the phasing of the
Project, as set forth in the proposed development schedule, identified as Ezhibit "F"
("Development Schedule") as may be updated from time to time with the mutual consent
of both parties, attached. hereto and incorporated herein by this reference. Initial
. redevelopment is intended to occur in the vicinity of Main Street, near City Hall along the
Promenade or across from the Transit Center. Further details of the phasing and closing
processes shall be agieed upon during. the term of this Agreement. For the purposes
hereof, the City's Mayor sha11 be authorized to approve/grant such extension(s) subject to
council approval. Additionally, for the purposes hereof any reference to the term of this
Agreement sha11 be construed to mean and shall include the initial term of the Agreement
and any extensions thereof.
7. Extension of Developer's Rights to Purchase City Pazcels. The
Developer's rights/options to purchase the City Parcels as defined herein above may be
extended upon written approval by the City Council, by separa.te agreements, for up to
one (1) year per extension based on evidence presented to the City and reasonably
satisfactory to the City that Developer is making progress toward the mutual goals set
forth `in this Agreement.
The Developer shall perform the tasks appropriate for and consistent with
the Performance Measures identified and set forth on Exhibit "G" attached hereto.
9. Reports and Communication. The Developer sha11 submit written reports
to the Mayor, or designee, at the times requested by the City regazding progress towazd
satisfying the terms and condidoris of this Agreement. The Developer also. sha11 provide
to the City representa.tive such additional information as is reasonably requested by the
City representative. Unless otherwise agreed by the City representative and the Developer
representative, the Parties sha11 communicate with each other through such
repiesentatives.
10. Site Environmental Assessments. The Developer at its sole cost and
expense shall be entitled (but sha11 not be obligated) to conduct or cause to be conducted
environmental assessments, audits and/or testing of the Site. Any such work shall be the
sole responsibility of the Developer in accordance with all applicable laws and
regulations, and shall be coordinated with the City to minimize disruption of existing uses
and activities at the Site. Upon request of Developer, the City sha11 make available to
Developer, without representation or warranty, any existing environmental reports prepared by or on behalf of the City, or otherwise in the City's possession, concerning the
Site. Upon request by the City, the Developer sha11 make available to the City any
written documents relating to such environmental assessments, audits and/or testing of
the Site. 11. Reports and Analyses: Each Party reserves the right to request reasonable
additional information and data from the other Party to a1Tow thorough review and
evaluation of the Conceptual Plan, Development Agreement and Site development. Each
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Party agrees to provide such information and data to the other Party in a timely manner,
to the extent permitted by law. The City acknowledges that it may receive sensitive and
proprietary information regarding the Developer's business, the release of which could
cause harm to the Developer. The City sha11 keep such information and data confidential
to the extent permitted by law.
12. Costs and Expenses. Except as provided otherwise by this Agreement, the
Parties sha11 be responsible, for their resgective costs and expenses related to the tasks,
activities, duties and obligations under this Agreement.
13. Change in Developer. The City selected the Developer based on its
qualifications as an experienced and successful developer of similaz projects. No other
person or entity, including but not limited to a voluntary or involuntary successor of the
Developer, shall have any rights or powers under this Agreement. The Developer sha11
not assign a11 or any part of this Agreement to any person or entity without the prior
written consenf of the City, which consent the City may grant or deny at its sole
discretion.
14. Public Facilities. As part.of Developer's duties under this Agreement,
Developer will, at City's request, assist and advise the City with the planning and
potential third party funding for a cultural arts center or other public facility (collectively,
the "Public Facility") to be potentially developed in conjunction with the Developer's
project or elsewhere in downtown Auburn. Should such Public Facility be so planned
during the Term of this Agreement and such Public Facility be funded and developed by
the City and/or another public entity or entities, Developer shall be entitled to a fee equal
to 1.5% of the total cost of such Public Facility.
15. Default: Failure by either party to perform any material duties of this
Agreement shall constitute an event of default. The non-defaulting party shall give
written notice of a default to the defaulting party, specifying the nature of the default and
the action required to cure the default. If the default remains uncured for twenty-one (21)
days :after the date of such notice, the non-defaulting party may exercise the'remedies set
fortli in paragraph 16 hereof, and/or such remedies as aze available under the law.
16. Remedies for Default Release. Parties reserve all rights under the law,
including rescission, termination, specif c performance and damages.
17. Definition of Party. For purposes of hereof, the term "Party" sha11 mean
and include the officers, employees, attorneys, agents, servants, representatives,
subsidiaries, affiliates, partners, ass'igns, predecessors and successors of the City and the
developer, and any other persons; firms or corporations with whom said parties have
been, are now or may hereafter be affiliated by contract in connection with this
Agreement.
18. Engagement of Rea1ty Services. The Developer shall work with the City
on engaging real estate services; including listing agreements, if such services aze deemed
-Page6-
necessary, advantageous or appropriate, whether such services are for the purposes of
sale, lease or other development of the City's property, including bringing to the City
proposals for comprehensive real estate development packages.
19. Entire Agreement. This Agreement constitutes the entire understanding
and agreement of the Parties, although it contemplates and precedes other agreements
that may be negotiated and executed by and between the parties, including agreements for
the purchase and development of City owned property in the ta.rget azeas described
above, and other agreements for infrastructure.
20. No Development Approval. Nothing in this Agreement sha11 be construed
as a grant of development rights or land use entitlements. Any such rights or entitlements
sha11 be subject to the review and approval of the City, subject to applicable statutes,
codes and policies, procedures and regulations. By execution of this Agreement, the City
is not committing itself to or agreeing to undertake the disposition and development of
the Site, or any other acts or activities requiring the subsequent.independent exercise of
discretion by the City or anyagency or department thereof.
21. Hold Harmless: Third Party Rights, This Agreement is solely for the
benefit of the Parties and gives no right to any other party. No joint venture or partnership
is formed as a result of this Agreement. Each Party agrees to and hereby does hold the
other Party harmless from any and all claims, damages and injuries based on or arising
- out of the subject matter or acts and omissions under this Agreement.
22. Notices. All notices provided for in this Agreement may be delivered in
person or sent by recognized ovemight courier, facsimile, email or United Sta.tes Mail,
retum receipt requested, posta.ge prepaid. If mailed by United States Mail, the notice shall
be considered delivered three (3) business days after deposit in the Mail. Any notice sent
by facsimile or email shall also be sent by United Sta.tes Mail or recognized overnight.
courier, and shall be deemed received on the date of receipt if received before 5:00 p.m.
Seattle time on a regulaz liusiness day; otherwise, it sha1T be deemed received on the next.
business day. The addresses to be used in connection with_ such correspondence are as
follows:
Developer: City:
Spencer Alpert, President Peter B. Lewis, Mayor
Alpert Intemational, L;LLP Gity of Auburn
2442 NW Market Street, Ste 722 25` West 1Vlain Street
Seattle, Washington 98107 Auburn, Washington 98001
With a concurrent copy to: With a concurrent copy to:
John Charles 1VIcCullough Jr. Daniel B. Heid, City Attorney
McCullough Hill PS City of Auburn
701 Sth Avenue, Suite 7220 25 West Main Street
Seattle, Washington 98104-7097 Auburn, Washington 98001
- Page 7 -
With a concurrent copy to:
Jeff Smyth
Smyth & Mason PLLC
701 Fifth Avenue, Suite 7100
Seattle, Washington 98104
23. Termination. During the first year of this Agreement, each party sha11
have the right to terminate this Agreement for default pursuant to Section 15 hereof.
After the first year of this Agreement, each party sha11 have the right, regardless of cause,
fault or default, to terminate this Agreement upon thirty (30) days advance written notice
to the other party.
24. City Council Approval. The Parties acknowledge that this Agreement
does not bind the City of Auburn until the Agreement is approved by the City Council
and exeeuted by the Mayor.
IN WITNESS WHERBOF, the parties have caused this Agreement to be executed
by their authorized representatives on the date first above written.
Alpert International, LLLP rITY!OF
By: The Alpert Group Inc. ~
Its: General Partner
- By Pe er B. Lewis; Mayor
Spencer A1 rt, President
Attest: •
1 ~
Daruelle Daskam, City Clerk
Appro ed t orm:
D'el B. Hei ; rty ttome
- Page 8 -
EXHIBITS
Exhibit'"A" - Downtown area
Exhibit "B" - Gity Legals
Exhibit "C" - City Parcel Map
Exhibit "D" - Outparcel Map
Exhibit "E" - Auburn Junction Design Guidelines
Exhibit "F" - Development Schedule
Exhibit - Performance Measures
_ -Page9-
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EXHIBIT A
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City Owned Parcels
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- Page 10 -
EXHIBIT B
Lot # 1- 7815700240
Lots 3 and 4, Block 5, Town of Slaughter, according to the plat thereof recorded in
Volume 2 of Plats, page 56, in King Gounty, Washington, subject to: Covenants,
Conditions, Restrictions and Easements contained in the Lot Line Adjustment recorded
January 17, 2006; under Recording Number 20060117002764; Agreement and the Terms
and Conditions thereof regarding the Common Wa11 recorded October 1, 1947, under
Recording Number.3729624; records of King County Washington.
[12 1" Street S W, Auburn, WA 98002]
Lot # 2 - 7815700225
Lots 1 ancl 2, Block 5, Town of Slaughter, according to the plat thereof recorded in
Volume 2 of Plats, page 56, in King County, Washington; together with that portion of
the vacated alley adjacent thereto as per City of Auburn Ordinance Number 5842,
recorded under King County Recording Number 20040708002028. Subject to: The
Easement and the Terms and Conditions therein reserved by the City of Auburn affecting
a portion of said premises within the vacated alley for utilities, recorded July 8, 2004,
under Recording Number 20040708002028; the Agreement and the Terms and -
Conditions therein regarding the riglit to erect pilasters, recorded October l, 1947, under
Recording Number 3729624.
[101 S. Division Street, Aubum, WA 98002]
Lot # 3 - 7815700250
That portion of the Northeast quarter of the Southeast quarter of Section 13, Township 21
North, Range 4 East, WM, in King County Washington, being more particularly
described as follows: Lots 5, 6 and the North half of Lots 7 and 8, Block 5, Town of
Slaughter, according to the plat thereof recorded in. Volume 2 of Plats, page 56, records
of King County, Washington,
Except that portion of said Lot 5 conveyed to the City of Auburn under Recording
Number 20010508002955,
[That portion of Lot 5, Black 5, Town of Slaughter, according to the plat thereof recorded in
Volume 2 of Plats, page 56, records of King County, Washington, described as follows: Beginning
at the southwest corner o, f said Lot 5, Thence north along the West margin of said.Lot. S, a
distance of 10 feet, Thence southeasterly to the south margin of said Lot S, Thence west along the
south margin of said Lot S, d distance of 10 feet to the point of beginning and containing SO
square feetJ
Together with the South half of the vacated a11ey way abutting Lots 5, 6, 7 and 8, of said
Block 5, . as vacated under Ordinance No 5842 and recorded under. Recording Number
20040708002028; And Together With the North Ha1f of the vacated alley way abutting
Lots 3 and 4, of said Block 5, as vacated under Ordinariee Number 5842 and recorded
under Recording Number 20040708002028, All Situate iri tlie County of King, Sta.te of
Washington.
- Page 11 -
Lot # 4 - 7815700265
That portion of the Northeast quarter of the Southeast quarter of Section 13, Township 21
North, Range 4 East, WM, in King County Washington, being more particularly
described as follows: The South half of Lots 7 and 8, Block 5, Town of Slaughter,
according to the plat thereof recorded in. Volume 2 of Plats, page 56, records of King
County, Washington:
[121 S. Division Street, Auburn, WA 98002]
Lot # 5 - 7815700295
Lot 4, Block 6; Town of Slaughter, recorded in Volume 2 of Plats, Page 56, records of
King County, Washington.
[2 1 St Street SE, Auburn, WA 98002]
Lot # 6 - 7815700290
Lot 3, Block 6, Town of Slaughter, recorded in Volume 2 of Plats, Page 56, records of
King County, Washington.
Lot # 7 - 7815700285
T'hose Portions of Lots 1 and 2, Block 6, Town of Slaugtiter, according to the plat thereof
recorded in Volume 2 of Plats, page 56, in King County, Washington, lying Westerly of a
line described as follows: Beginning at a point on the North line of said Lot 1 lying 62.5
feet Easterly of the Northwest Corner of said Lot 2;` Thence South 00°00'22" West 29.5
feet; Thence South 89°56'S3" West 19 feet; Thence South 00°00'22" West 75.69 feet;
Thence South 89°56' 19" West 43.52 feet to the West line of said Lot 2; Thence .
Southerly along said West line 15 feet to the Southwest corner of said Lot 2, being the
terminus of said, line, also known as Lot A of City of Aubum Lot Line Adjustment No
0003-95, recorded under King County Recording No 9502160960.
Lot # 8 - 7815700280
Those Portions of Lots 1 and 2, Block 6, Town of Slaughter, according, to the plat thereof
recorded in Volume 2 of Plats, page 56, in King County, Washington, described as
follows: Beginning at a point on the North line of said Lot 1 lying 62.5 feet Easterly of
the Northwest Corner of said Lot 2; Thence South 00°UO'22" West 29.5 feet; Thence
South 89°56'S3" West 19 feet; Thence South 00°00'22" West 75.69 feet; Thence South
89°56' 19" West 43.52 feet to the West line of said Lot 2; Thence Southerly along said
West line 15 feet to the Southwest corner of said Lot 2; T'hence Easterly along the South
line of said Lots 120 feet to the Southeast corner of said Lot I; Thence Northerly along
the East line thereof to the Northeast corner thereof; Thence Westerly to the Point of
Beginning, also known as Lot B of City of Aubutn Lot Line Adjustment No 0003-95,
recorded under King County Recording No 9502160960.
[101 Aubum Way S., Auburn, WA 98002]
Lot # 9 - 7815700300
Lot 5, Block 6, Town of Slaughter, recorded in Volume 2 of Plats, Page 56, records of
King County, Washington.
[122 S. Division Street]
- Page 12 -
Lot # 10 - 7815700305
Lot 6, Block 6, Town of Slaughter, recorded in Volume 2 of Plats, Page 56, records of
King County, Washington.
Lot # 11- 7815700310 ` .
Lot 7, Block 6, Town of Slaughter, recorded in Volume 2 of Plats, Page 56, records of
King County, Washington.
Lot # 12 - 7815700325
The North 29.80 feet of Lot 8 North 60 Feet of Lot 8, Block 6, Town of Slaughter,
recorded in Volume 2 of Plats, Page 56, records of King County, Washington. [115 "A" Street SE, Auburn, WA °98001 ]
Lot # 13 - 7815700326
The South 30.2 feet of the North 60 feet of Lot 8, Block 6, Town of Slaughter, recorded
in Volume 2 of Plats, Page 56, records of King County, Washington.
[117 "A" Street SE, Auburn, WA 98001]
Lot # 14 - 7815700327 Lot 8, Block 6, Town of Slaughter, recorded in Volume 2 of Plats, Page 56, records of
King County, Washington, Except the North 60 feet thereof.
- Page 13 -
Exhibit C
1 st St. SW 1 st St. SE
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2nd St. SW 2nd St. SE
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Aubum ~
Icrt # - tax parcel number
# 1 - 7815700240 # 8 - 7815700280
# 2- 781 v700225 # 9- 7815700300 ~ E
# 3 - 7815700250 # 10 - 7815700305
# 4- 7815700265 # 11 - 7815700310 ~
# 5 - 7815700295 # 12 - 7815700325
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Exhibit "E"
' Auburn Junction
Design Guidelines
Approved 9-3-08
THE FOLLOWING STANDARDS SHALL ACT AS AN OVERLAY DISTRICT TO TBE EXISTING
DOWNTOWN URBAN CENTER DESIGN GUIDELINES APPLYING ONLY TO THE FOUR BLOCK
AREA OF THEAUBURNJUNCTIONPROJECT AS WELL AS ADJACENT SECTIONS IN PUBLIC
RIGHT OF WAY INCLUDING THE OPPOSITE SIDES OF ALL PERIlVIETER STREETS, AS
DEPICTED IN THE BELOW DRAWING. SHOULD ADDITIONAL AREAS BE ANNEXED INTO
TI-IEAUBURNJUNCTIONPROJECT PER CITY RESOLUTION, TI-EN THESE GUIDELINES
WOULD APPLY TO SUCH AREAS. NOTE THAT THE AUBURN JUNCTION DESIGN
GUIDELINES TAKE PRECEDENCE OVER THE DOWNTOWN URBAN CENTER DESIGN
GUIDELINES.
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- Page 16 -
TABLE OF CONTENTS
I. Definitions/Architectaral Terms
H. Project Goals
M. Design Guidelines
- Page 17
I. DEFINITIONS/ARCHITECTURAL TERMS
These words shall have the following meanings for the purposes of these guide,lines:
a. Articulation - in art and architecture, is first of all a joint. Expanding from that definition,
articulation is also a method of styling the joints in the formal elements of architectural design.
Through degees of articulation, each part is united with the whole work by means of a joint in
such a way that the joined parts are put together in styles ranging from exceptionally distinct
jointing to the opposite of high articulation-fluidity and continuity of joining. In highly
articulated works, each part is defined precisely and. stands out cleazly. The articulation of a
building reveals how the parts fit into the whole by emphasizing each part separately.
b. Canopy - means a cover over a sidewalk providing protection from the rain, which is constructed
of durable, permanent materials.
c. Cornice - upper seetion of an entablature, a projecting shelf along the top of a wall often
supported by brackets.
d. Director - means the director of the Auburn department of planning, building and community.
e. Green roof - means a roof designed with principles of environmental sustainability, involving the
use of vegetation and storm water collection and cleaning. It may or may not be accessible.
f. Neatraditional - Design concept that promotes a more livable and alive community for residents;
more sustainable since it preserves Iand by encouraging more compact development and reduces
air pollution and carbon dioxide emissions by creating new opporiunities to walk and bike rather
than using a car; and mixed-use with a combination of commercial and residential development.
g. Parking, structured - means parking conta.ined within an enclosed building either part of or
designed to appear. . like it is part of the larger building complex, or a freestanding structure
devoted exclusively to above-grade parking.
h. Plinth - a block used as the base of a.column or other upright support.
i. Public art - means any form of painting, mural, mosaic, sculpture, or other work of art, so long as
it can be appraised as a work of art and its value as such documented, displayed on the elcterior of
a building, at or near the pedestrian entrance, or on _ a.public plaza, and visible to users of the
public right-of-way at all times.
j. Public plaza - means an open space that is visible and accessible to the public at all times,
predominantly open to the sky, and for use principally by people, as opposed to merely a setting
for the building. .
- Page 18 -
k. Street level retail - means uses providing goods and services, including food and drink, adjacent
to, visible from, and directly accessible from the public sidewalk.
- Page 19 -
II. PROJECT GOALS
1. To provide visual appeal and enhance the pedestrian environment, trees an,d other vegetation will be
introduced along the sidewalks and/or street medians on all streets throughout Auburn Junction as
well as streets on the oppo.site sides of all perimeter streets consistent with the Downtown Sidewalk
Standazds.
2. To work with Sound Transit to redevelop the Transit Station plaza. into a park facility and incorporate
"green" features. Altering bus traffic will need to be discussed with the appropriate agencies and
most likely will not take place until the 2°d parking gazage is constructed on the west side of the
BNSF tracks.
3. To apply goals and intent statements specified in the United States Green Building Council's
Neighborhood Development (ND) Pilot Program (not yet officially adopted).. Goals within the
Leadership in Energy and Environmental Design (LEED) ND program applicable to Auburn Junction
including the following:
A. Bicvcle Network: To promote bicycling and transportation efficiency by providing bicycle
parking spaces, storage capacity, and access to bicycle lanes.
B. Housing and Jobs Proximitv: Encourage balanced communities with a diversity of uses and
employment opportunities by including both residential and non-residential into the project.
C. Compact Development: Conserve land. Promote livability, transportation efficiency, and
walkability through more dense development.
D. Diversity of Housing Iypes; Attract a demographic mix to the Auburn Junction project and
community through a range of housing options.
E. Reduced Parking Footprint: Design parking to increase the pedestrian orientation of projects, ,
minimize the adverse environmental effects of pazking facilities and encourage other modes of
transportation, such as bicycles.
F. Walkable Streets: Provide appealing and comfortable pedestrian street environments in order to
promote pedestrian activity. Promote public health through increased physical activity.
G. Transportation Demand Management: Reduce energy consumption and pollution from motor
vehicles by encouraging use of public transit and other modes of transportation.
, H. Access to Surrounding Vicinitv: Provide direct and safe connections, for pedestrians and
bicyclists as well as drivers, to local destinations and neighborhood centers. Promote public
health by facilitating walking and :bicycling.
I. Access to Public Spaces: To provide a variety of open spaces close to work and home to
encourage walking, physica.l activity and time spent outdoors. The goal is to have a park or green
plaza within a'/< mile of the Auburn Junction project.
-Page20-
J. Access to Active Spaces: To provide a variety of open, spaces close to work and home to
encourage walking, physical activity and time spent outdoors. The goal is to have linkages
through and beyond Auburn Junction connecting to existing and future facilities such as the
Interurban Trail, C Street SW Trail, and F Stieet underpass.
K. Universal Accessibility and Diversitv: Enable the widest spectrum of people, regazdless of age or
ability, to more easily participate in their community life by increasing the proportion of areas
that are usable by people of diverse abilities. The goal is to have a mixed demographic in the
Auburn Junction developmentto create a vibrant downtown.
L. Communitv-0utreachand Involvement: Encourage community participation in the project design
and planning and involve the people who live in a community in deciding how it should be
improved or how it should change over time.
M. Construction Activity Pollution Prevention: Reduce pollution from construction activities by
controlling soil erosion, waterway sedimentation, contamination of ground water, and airborne '
dust generation.
N. Energy EfficiencY in Buildings: Encourage the design and construction of energy efficient
buildings to reduce air, water, and land pollution and environmental impacts from energy
production and consumption.
0. Reduced Water Use: Minimize water use in buildings and reduce landscape irrigation that would
impact natural water resources and burden municipal water supply and wastewater systems.
P. Contaminant Reduction in Brownfields Remediation: Encourage brownfields cleanup and
redevelopment that reduce contaminant volume or toxicity and thereby minimize long-term
remediation or monitoring burdens, while redeveloping to a better use.
Q. Stormwater Management: Reduce adverse impacts on water resources by mimicking the natural
hydrology of the region on the project site, including groundwater recharge. Reduce pollutant
loadings from stormwater discharges, reduce peak flow rates to minimize stream channel erosion,
and maintain or restore chemical, physical, and biological integrity of downstream waterways.
R. Heat Island Reduction: Reduce heat islands to minimize impact on microclimate and human and
wildlife habitax.
S. On-Site Energy Generation: Reduce air, water, and land pollution from energy consumption and
production by increasing the efficiency of the power delivery system.
T. On-Site Renewable Energy Sources: Encourage on-site renewable energy self-supply in order to
reduce environmental and economic impacts associated with fossil fuel energy use.
U. District Heating & Coolingc Reduce air, water, and land pollution resulting from energy
consumption in buildings by employing energy efficient district technologies.
V. Infrastructure Energy Efficiencv: Reduce air, water, and land pollution from energy
consumption.
W. Wastewater Management: Reduce pollution from wastewater and encourage water reuse.
- Page 21 -
X. Recycled Content in Infrastructure: Use recycled materials to reduce the environmental impact of
extraction and processing of virgin materials.
Y. Construction Waste Mana e~ ment: Divert construction and demolition debris from disposal in
landfills and incinerators. Redirect recyclable recovered resources back to the manufacturing
process. Redirect reusable materials to appropriate sites.
Z. Comprehensive Waste Mana e~ ment: Reduce the waste hauled to and disposed in landfills.
Promote proper disposal of offce and household hazardous waste streams. Strongly encourage
recycling.
AA. Light Pollution Reduction: Minimize light trespass from the, site, reduce sky-glow to . increase
night sky access; improve nighttime visibility thrqugh glare reduction, and reduce development
impact on nocturnal envirorunents.
BB. LEED Accredited Professional: Include as part of the development team to support and
encourage the planning and design integration required by a LEED for Neighborhood
Development green neighborhood project and to streamline the application and certification
process.
- Page 22 -
CfUIDELLVEanAFFLIC'AB-r E TO A Ua URN.TT_TNOTIaN
C+~raetua Desagn ~
M. DESIGN GUIDELINES
Introduction
As stated in the Auburn Comprehensive Plan, Auburn Downtown Plan, and Auburn City Code, the
Auburn Junction Design Guidelines are meant "to encourage development which enhances the human,
pedestrian scale, creating a sense of community and place." The following guidelines promote
development which is consistent with the goals identified in the Comprehensive Plan and Auburn
Downtown Plan.
1. Buildings shall be built to at least a LEED Silver rating or meet a substantially equivalent standard,
and shall demonstrate compliance. with that commitment.
2. The applicant shall make a commitment acceptable to the Planning, Building and Community
Director that the proposed development will meet Living Building Challenge standards or the
equivalent, or otherwise demoristrate to the satisfaction of the Director that the development will
complyto the extentfeasible. Applicant shall further demonstrate compliance with that commitment.
3. In order to provide visual and pedestrian
connectivity between the Transit Center "
parking garage and,the SW corner, of Main
Street and Aubum Avenue, a pedestrian
"trail" will be incorporated as follows:
a. .Along ls` Street between A
Street S.W. and S. Division
Street; and
b: Continuing between the II rl..~.-•
.
intersection of 1 St Street and S.
.
Division Street to the SW comer
t.
of Main Street and Auburn •Avenue.
-,1
c. T'he pedestrian trail may include
a "string of peazls" (i.e. a series
of pocket parks). d. Creative patterns, vegetation; ~ ~,.,..,r. r.~
attention to detail, wrougfit iron
, a
with brick accents. ~~~~8~. ✓ ~
. . h{•'~}~'~ r,3'' N''y a;y'9 , Ptj.
,'•;s, c,
- Page 23 -
7I
4. Projects shall provide aesthetic appeal, -
-
acnbience and connectivity to Main Street,
_ mixed facades to complement hisEoric Main.
Street, the nearby Transit Station and parking ~
facility. Materials such as masonry and brick :
.
should be a dominant feature. No corrugated c r-• ' ` °
metal. Black framed windows and black
wrought iron balconies are preferred.
= r
. . . . . . . . . ' "~^~°4`•.K .
5. Three (3) plazas shall be incorpora.ted at the intersection of Main Street and Division, 1$` Street
and S. Division, and 2"d Street and Division, which shall contain an iconic feature such as public
art. In the event a sculpture or other such artistic features are included, then the applicant shall
seek approval from the City's Arts Commission.
6. Parking for residences shall be contained within the development at the ratio required by ACC
18.29.060. There shall be no onsite pazking required for uses other than residential; however,
adequate pazking in public rights-of-way and offsite public facilities (including the Transit Center
parking facility for evenings and weekends) shall be demonstrated. Contributions to a parking
structure in the urban center shall be required of development within the Auburn Junction project
to the extent necessary to fulfill the requirements of this section.
7. Themed Auburn Junction signs will be required in key locations throughout the development
including Auburn Junction or powntown Auburnstreet signs. A master signage plan shall be
submitted that includes a color palette for monuments signs and size dimensions in accordance
with the ACC Section 18.29,060(I).
8. An access easement to rooftop5 shall be provided to the City which will allow the installation of
devices for wireless coverage and maintenance of those devices. The applicant shall also provide
access to power on rooftops to be used for City wireless facilities. The pazameters of the access
easement and location of devices shall be approved by the City. Any cabling and/or power needs
to be secured so the facilities are not damaged by other activity on the roof.
9. Loading zones shall be incorporated into the project and locations approved by the City.
10. It is encouraged that rooftop gardens be incorporated into the project and the space be available to
residents. Consideration of the wireless facilities to be located on rooftops shall be incorporated
into any landscape design of a rooftop garden.
11. Store front heights at the first floor of structures shall be a minimum of siarteen (16) feet in height.
- Page 24 -
r
GUIDELINESAPPLICABLE TOAZIBURNJUI+TC'TIDI+T
Site Desigrr -
1. PARKING LOTS AND GARAGES
Intent: Reduce- the visual impact of surface parking lots
and garages
A. General
1. Parking shall be located over, under, behind, or to the side of buildings. Parking
structures aze strongly encouraged. $
2. All parking lots shall meet the design and construction standards of ACC
18.52 unless modified herein.
. Parking stall standards for 90 degree stalls in structured parking facilities shall
be 18 feet in length and 9 feet in width. All other dimensions shall meet ACC
18.52.
. Pazking stalls for, motorcycles and scooters shall also be included in
developments.
3. Compact parking stalls may be allowed but only 30% of the total pazking. ~
4. Secure bicycle storage shall be provided for residential units at five (5) percent
of the total parking. . ~
5. Bicycle racks shall be incorporated into projects and it is preferred that an
artistic element be used in designing bicycle racks. Location of bicycle racks shall gn Ul gn~
be approved by the
B. Screening and Landscaping - the applicant may demonstrate e.quivalency with
the screening and landscaping section by providing an alterrrnative plan if approved ~4•
by the Planning, Building, and Community Director.
1. Surface.parking lots consisting of ten or more stalls shall feature landscaped
planter beds at a ratio of one to every s_ix (6) stalls. Each planter bed sfiall include
at least one tree, a minimum caliper of two (2) inches at the time of planting: ~~n z~✓ "M
2. The minimum planter size shall be 100 square feet. Planter§ sfiall be protected
by concrete curbs and shall also feature shrubs and/or groundcover.
3. Surface parking lots located adjacent to any street (excluding alleys) shall be
screened by one or a combination of the followingc 4-
a. Low walls made of decorative concrete, masonry, or other similar y
material, not exceeding a maximum height of 30 inches. ~
b. Combination of wrought iron fence and landscaping.
- Page 25 -
c. Raised planter walls, with wrought iron, planted with a minimum of 80% evergreen shrubs, not
exceeding a total height of 30 inches.
d. Landscape plantings consisting of trees (of which at least 80% are deciduous) and shrubs and
groundcover materials (of which at least 80% are evergreen).
e. All plant material used for parking lot screening shall provide cleaz views between 30 inches
and eight (8) feet above the ground surface, for visibility and safety (site distance).
f. Planting areas shall be a minimum of five (5) feet in width and
shall be irrigated to sustain the vegetation.
' C. Pedestrian Connections . "
1. Pedestrian connections not less than five (5) feet wide shall be
provided through parking lots to building entrances, sidewalks n
and/or transit stops.
2. Pedestrian connections should be clearly defined by at least
two of the following:
a. Six (6) inch vertical curb in combination with a raised wallcway;
b. Textured paving, including across vehicular lanes, such as
unit pavers, stamped ancl scored concrete;
c. Bollards;
d. Trellis;
e. Continuous landscape area at least three (3) feet wide and
at least on one side of the walkway; - a-
~ ~
f. Pedestrian-scale lighting, required
g. An element, as app.roved by the City, which meets the
intent of this section.:
D. Width / Spacing of Driveways
1. Driveways should not exceed 24 feet in width at the property
line: Distance between curb cuts should not be less than 100 feet,
measured from the outer edge of the driveway aprons.
2. T'he sidewalk pattem and material shall continue across the
driveway. pbdestrtarr oannediw, tMnr,gh parlang,ax
2. SgIIELDED LIGHTING
Intent: Ensure that exterior site lighting contributes to the character of the site such as
accentuating architectural features (e.g., building enfrdnces) and does not disturb adjacent
development ~
A. Only City-approved standard fixtures shall be used for public sidewalk lighting.
B. All site lighting shall be shielded from producing off-site glare, either through Zrmia~;
exterior shields or through optical design inside the fixture, so that the direction of
the light is downward.
C. The maximum height allowed for parking lot lighting is 24 feet. The maximum
height along pedestrian walkways is 16 feet.
- Page 26 -
. i
D. Site lighting should create adequate visibility at night, evenly distributed to increase security, and
coordinated with adjacent landscaping to avoid castmg long shadows.
E. Incorporate electrical service into lighring fixtures for seasonal omamental lighting and provide the
capabiliry for the City to install a mesh access point on the pole.
3. SCREENING OF TRASH / SERVICE AREAS
Intent: screen trash storage, loading and service areas from public view
A. Trash and service areas sha11 be placed away from streets.
A dequa te access s ha l l be provi de d and reviewe d by t he
-
contracted hauler to ensure adequate and safe access.
B. All service, loading and trash collection areas shall be . ~
screened by a com6ination of masonry walls and planting,
with similar character to the design of the bu'ilding it serves.
C. Loading and service azeas shall not face any residential
azeas, unless no other location is feasible. Effort should be
made to buffer impacts to residential areas.
4. PLAZAS
Intent: Ij plazas are incorporated ensure plazas are readily accessible for use and offer a
pleasant environment
A. Public plazas must abut and be within three (3) feet in
elevation of a public sidewalk. Ramps shall be provided
consistent with ADA standards.
B. At least ten (10) % of the plaza azea shall be planted with
trees and otlier vegetation.
G. Plazas shall incorporate pattems and designs using `materials agreed to by the City: Plazas shall be consistent
s~
with the City Hall Plaza.
D. Plazas shall' include adequate lighring, allow for
penetration of sunlight, and provide seating in the form of
low walls, benches and/or tables and chairs.
E. Accessory site features such as, waste receptacles, street
furniture and movable planters shall be of compatible design to the main building seived by the plaza. -
:
- Page 27 -
F. Courtyards between structures and interior courtyards aze
encouraged to promote pedestrian activity, create open
space, and a stately entrance.
-
GUIDEL INE,SAPPLICABLB TO AUBUI?11T JT1MC'TIDN
Builclirig DesFAla ~
~
1. ENTRANCES -
Intent: ensure that entrances are easily identifiable
and accessible from streets and sidewalks
A. Main building entrances should be oriented to the
property line abutting the primary street rather than to a
pazking lot.
B. Locate primary entrances so that they aze visible from
t-.
the public right-of-way. The entry, particulazly if on a
3
~
street corner, should be marked bY architecturall
Y
~
~
prominent elements such as canopies, ornamental lighting an
fixtures and/or fixed seating that offer visual prominence
and a sense of safety. _
2. GROUND LEVEL DETAILS
Intent: reinforce the character of the streetscape
A. Street-oriented farades of commercial and mixed-use ~
buildings shall be designed to be pedestrian-friendly through
the inclusion of elements 3, 4, and 10 plus at least two of the f
following elements:
1 p
I
1) Kickplates for storefront windows;
2) Projecting window sills;
3) Pedestrian scale signs; `
4) Canopies; ~
5) Plinths for columns; 6) Containers for seasonal plantings;
7) Ornamental tilework; 8) Medallions;
9) Belt courses;
10) Lighting or hanging baskets supported by
ornamental brackets;
11) An element, as approved by the City, which
• meets the intent of this section.
- Page 28 -
3. BASE ! MIDDLE / TOP
Intent: primarily emphasize the street level, but also
create a visually interesting skyline
A. Buildings above 30 feet in height should
distinguish a"base" at ground level using articulation .
and materials such as stone, masonry, or decorative
concrete.
B. The "middle" of the building should be
distinguished by a change in materials or color,
_ ~ • ~-~~,a
windows, balconies, and stepbacks/modulation. ~ ~~~-~r
C. The "top" of the building should emphasize a
distinct profile or outline with elements such as a
projecting pazapet, comice, upper level setbac'-
pitched roofline.
~
4. UPPER LEVEL SETBACK
Intent: reduce the apparent bulk of multi-story buildings and maintain pedestrian scale
i
A. Front facades of buildings abutting streets shall
have 20% (minimum) of upper level set back a minimum depth of three (3) feet."
,
B. Views of Mount Rainier should be protected
where feasible and if protected five (5) percent
' .
additional floor area can be achieved.
5. TREATMENT OF BLANK WALLS
Intent: reduce the visual impact of b[ank walls by providing
visual interest A. Blank walls visible &om the public street longer than 30 ~ -
feet shall incorporate two (2) or more of the following
features:
1) Vegetation, such as trees, shrubs, ground cover and/or
vines adjacent to the wall surface;
- Page 29 -
T I
2) Artwork, such as bas-relief sculpture, murals, or trellis
structures 3) Seating azea with special paving, lighting fixtures and
seasonal plantings; and/or
4) Architectural detailing, reveals, contrasting materials or
other, special interest, consistent with chazacter of the
. downtown. 6. USE OF NEON
Intent: encourage the use of neon as an archbectural embeUishment in keeping with the character oj
downtown.
A. Neon may be allowed to emphasize unique building features.
B. Neon may be used as artwork or as grapHic symbols that portray the natiue of the business, provided
that no written words shall be allowed.
7. PARKING ST1tUCTURES
Intent: reduce the visual impactoJstructured parking located above grade
-
A. At ground level, free-standing pazking structures shall comply with
guidelines addressed under `Ground Level Details.'
B, Upper levels of structured parking should be screened or treated
azchitecturally by two or more. of the following:
1) Roughly squaie openings rather than horizontal, or elements
that lessen the rectangular opening.
2) Planting designed to grow on the fagade _ i'
3) Louvers
~
~•~w
4) Expanded metal panels
5) Decorative metal grills or artwork
6) Spandrel (opaque) glass
7) An element, as approved by the City, which meets the intent of this
- section.
€r
C. Lighting fixtures within garages should be screened from view from
the street. D. In order to provide a safer environment, parking structure illumination
should be designed to a maximum uniformity ratio (proportion of average
, to minimum illumination) of 4:1.
- Page 30 -
8. SCREENING ROOFTOP EQUIPMENT
Intent: screen rooftop mechanical and communications
equipment from the ground level of nearby streets and residential
areas
A. Mechanical equipment shall be screened by an extended ,
parapet wall or other roof forms that are integrated with the
architecture of the building.
B. Painting of equipment and erecting fences are not acceptable
methods of screening, although a screen wall is acceptable and it
must be incorporated into the architectural design of the structure.
C. The installation of Wireless Access Points by the City is
permitted however thought should be given to location to minimize
the visual impact of equipment if extended vertically from the roof.
GUIDELLYES APPLICABLE TO AUBT_TRN JUN'CTIDN
Sign Desigrt ~
~ ~~~g ~
1. LANDMARK SIGNS
,
Intent: preserve the unique character oJthe downtown
Ha3«"Vr .
A. Retain existing historic signs (as determined
by the City) that feature the character of the area,
wherever possible.
~
2. INTEGRATION WITH ARCHITECTURE
Intent: ensure that signage is a part of the overa[l
design of a project and not additive or an afterthought
A. The design plans for buildings and sites shall
identify locations and sizes for future signs. As
tenants install signs, such signs shall be in
~
conformance with an overall sign program that
allows for advertising which fits with the ~
architectural character, proportions, and details of the "
development. The sign progam shall. indicate
location, size, and general design. ,
- Page 31 - -
B. New signs should not project above the
roof, pazapet or exterior wall unless part of
an integral architectural feature. Signs
mounted on a roof are not allowed.
3. CREATIVITY
Intent: encourage interesting, creative and unique approa
to the design ofsignage
A. Signs should be highly graphic in form, expressive
individualized. Signs should convey the product or service offere .
the business in a bold, graphic form -
B. If a projecting sign is designed by a gaphic design profess ~ t
and includes a non-verbal, three-dimensional symbol that succi
conveys the nature of the business and constitutes a dominant
proportion of the overall design, the sign may be allowed to exceed the
maximum area otherwise allowed by 50%.
4. GROUND SIGNS ~
Intent: ensure that signs are not principally
oriented to automobile traffic
A. All freestanding signs shall be ground (monument) signs no higher
than five (5) feet.
B. The azea azound the base of any ground sign shall be planted with
shrubs and seasonal flowers.
C. Intemally-lit signs are prohibited except when located adjacent and
oriented to Auburn Way North/Aubutn Way South street frontages and
only with electronic message center signs in accordance with Aubum
City Code Chapter 18.56 Signs. If an internally lit sign is utilized, the
sign shall also conform to all other applicable standards for changing - message center signs as described in this same chapter.
i ~
i
~
Event Advertising
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AL?DIZ'IONAL C"}UIDELINESDEVELOPIIMNTADJAC'EN'I'TOPEL?ES7'RL4ItTSTREEM -
AT1B ZTRN JTIi+TCT10N
Site Desigrr ~
PEDESTRIAN STREETS
(.chown nn F,xhihit A. helnw)
1. LIMITATIONS ON DRIVEWAYS Intent: maintain a continuous sidewalk by
minimizing driveway access
A. Curb cuts aze prohibited on Main Street and Division Street unless access from no other street is
available. Curb cuts on other Pedestrian I Streets is permitted, however limited to the fewest access
points.
2. LOCATION OF PARKING
, Intent: reduce the visual impact of parking
and enhance the pedestrian experience
A. Pazking shall be located under or behind buildings or within structures. B. On Pedestrian I Streets, surface pazking is not permitted between the building front and the right-of-
way. -
3. LOCATION OF DRIVE-THROUGH LANES
Intent: preserve a safe and comforfdble pedestrian experience
A. Drive-throughlanes:are not allowed between the building
and the publia right-of-way on Pedestrian I Streets.
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ADDIT2'ONAL GUlDELINESDEI/'ELOPIVlENTAI?JAC'EIUTTOFEDESI'RIA2ITSTREETS'-
A ZJB URN,TT_JNCTION
Bu ildrtig Des-tgtt ~
LAND USE
Intent: ensure a rich, uninterrupted mixture of
lively activNes aimed at pedestrians -
A. Along Pedestrian I Streets, ground floor uses that
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face the sidewalk shall be retail, restaurant or personal
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service uses.
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2. PROXIMITY TO SIDEWALK
Intent: reinforce an active pedestrian experience
along Pedestrian Streets
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A. Buildings along Pedestrian Streets sha11 be set - `immediately at the back of the sidewalk, with the exception of
providing open space for public use such as plazas, courtyards
. and seating azeas. ' k
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B. Control of water run-off from canopies/awnings is.
encouraged.
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3. GROUND LEVEL TRANSPARENCY '
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Intent: provide a visual connection between activities
inside and outside oJbuildings
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A. Along Pedestrian I Streets, a minimum . of 70% of any
ground floor farade (between two (2) feet and 12 feef above
grade) facing a street or public space shall be comprised of
cleaz, "vision" glass.
B. Along Pedestrian II Streets, a minimum of 60% of any.
ground floor fagade (between two (2) feet and 12 feet above _
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grade) facing a street or public space sha11 be comprised of
clear, "vision" glass.
C. Along Main Street, doors and windows should reflect the
historic Main Street rhythm of 25=foot wide storefronts.
4. WEA'I'HER PROTECTION .
Infenf provide pedestrians with protection from the weather
A. Canopies and awnings shall be ;provided along all fagades
that are adjacent to Pedestrian Streets.
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B. The minimum depth of any canopy or awning shall be
fow (4) feet. The vertical dimension between the underside of ~
the canopy or awning and the sidewalk shall be at least eight
(8) feet and no more than 12,feet.
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C. Canopies and awnings shall be of shed or mazquee style,
except that bowed awnings may be used over arched windows. "Bubble" awnings and backlit awnings with translucent ~
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materials aze not permitted. ,
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D. Weather protection can be combined with the method
used to achieve visual prominence ;at entrances.
E. If constructing covered walkways, then the height may
exceed 12 feet.
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' ADDITIQNAL GZTIDELIN'ESDETIELOPMENTADJACEN7'TO PEDESTRL4NSTREE?S'-
AUB Z 1R tU ,T UI t FCTION
_ Stg1t De.sig« ~
1. PEDESTRIAN O1tIENTATION
Intent: provide signs that activate ~R
the pedestrian realm
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A. Signs shall be primarily oriented to pedestrians, rather
PISTILS
than people in vehicles. The following are types of signs are
. .
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encowaged along Pedestrian Streets:
T) Blade signs (projecting over sidewalk)
2) Window signs (painted on glass or hung behind
g18SS)
3) Logo signs (symbols, shapes)
' 4) Wall signs over entrance.
B. Pole "signs and monumenf or ground signs aze not
permitted on Pedestrian Streets.
C. Signs shall be evaluated with respect to size, scale,
relationship to other signs, function, location and other factors.
,
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Exhibit A(an exhibit to Exhibit "E")
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muz- r- - aw DOWNTOVIIaI URBAN CENTER ZliNE
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EXHIBIT "F"
Development Schedule
Phase 1- September :2011 Phase 2 - September 2012 ,
Phase 3 - September 2013
Phase 4 - September 2014
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EXHIBIT "G"
PERFORMANCE MEASURES:
General •
1. Conducf a minimum of one (1) monthly meeting with City staff, including the
Mayor or designee(s) and representatives from Property Management,
Planning & Development and Public Works, and others as appropriate, to
review work progress, discuss issues/concems, identify resource needs and
discuss actions steps.
2. Conduct bi-weekly (everytwo weeks) coordination conference calls with the
Planning & Development Director, ''Planning Manager, Human
Resources/Risk/Property Management Director and other City staff to provide
a more detailed forum for planning and coordination.
3. Either at the monthly meeting or during the bi-weekly conference calls, verbal
reports shall be submitted to Mayor Lewis specifying all work covered under
the extended contract conducted within previous month, resourees expended
and key issueslconcems and anticipated work efforts for the current month.
4. Facilitate a. minimum ofione (1) lead interaction per month during the term of
this contract. Leads shalf consist of prospective developers or tenants for the
Aubum Junction development. Facilitation shall occur via conference call or
direct face-to-face meeting. If this requiremenf cannot be met, _ details of
efforts to comply [attempt to comply] with this requirement shall be related to
the Mayoc, which details shall include the identification of prospective
developers or tenants, date contact, and the stafus of such contacts [whether
there are future prospects of such contacts].
5. Coordinate with City staff, in efforts to identify development options of City
owned properties listed herein, and identify types of development uses and
potential Developers for City owned properties.
Specific•
1. Participate, as requested by City staff, in the development of a market
analysis to be prepared by a consulting real,estate market economist or
professional with demonstrated experience and knowledge in analyzing and
making recommendations for downtown redevelopment markets as selected
by the cify. Participation may include buf is not limited to submittal of -
conceptual. planning information, analysis and assumptions, attendance at
. City staff.:meetings with consultant and review of draft and final documents.
Because the consultant will be retained directly by the City, participation shall
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not include direct or indirect involvement in consultant selection and contract
negotiations.
2. Within 90 calendar days of the execution of the Master Development
Agreement, facilitate face to face meetings with private property owners of
Parcel Nos. 78157-00030, 78157-00020, 78157700015, 78157-00005, 78157-
00047, 78157-00070, 78157-00075, 78157-00115, 78157-00110, 78157-
00095, 78157-00120, 78157-00135, 7815700265 and 7815700325. These
meetings will be held for the direct purpose of exploring and potentially
executing non-binding agreements for the planning, coordination and
implementation of redevelopmenf plans for any and all of the referenced
parcels
3. Participate, with City staff and as requested by City staff, in direct non-binding
redevelopment coordination agreement negotiations with the private property
owners of the previously referenced parcels.
4. Participate, with City staff and as requested by City staff, in City Council
review and approval of non-binding redevelopment coordination agreements
for any and all of the previ ously. referenced parcels.
5. Within 120 calendar days of the execution of the Master Development
Agreement submit a written description of the action plans for development
of the above described parcels, including strategies, options, opportunities
and approaclied to market and develop said parcels, including description of
redevelopment constraints and challenges for developmenf of the Auburn
Junction project, and including defailed descriptions of a minimum of the five
(5) closest (in proximity) comparable sized projects, as reasonably
determined by Developer, that have occurred within a maximum of the last 10
years and that included publicly owned land.
6. Aubum Junction Conceptual Master Plan Revisions:
a. Prepare and submit for City staff review and comment a revised
conceptual master plan for Auburn Junction within 30 calendar days of
completion of an updated market analysis that indicates what the
Aubum market can bear consistent with; the market analysis, and that
shows an updated concepfual master plan to reflect that information
(e.g. office square footage, number of units);
b. Within 15 calendar days of submittal of revised conceptual master plan
to City staff, conduct a meeting with City sfaff to review and discuss
revised conceptual master plan inclusive of development assumptions,
market considerations and design recommendations,
c. Within 15 calendar days of ineeting with City staff on revised
conceptual master plan, conduct revisions to this plan per issues and
concerns identified. by City staff with respect to the updatedlrevised
conceptual master plan;
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d. Conduct a presentation to Downtown Redevelopment Committee on
the revised conceptual mastet plan (version incorporating City staff
comments);
e. Within 15 calendar days of ineeting with Downtown Redevelopment
Committee conduct revisions to this plan per issues and concems
identified by the Committee and submit to City staff.
7. Within 90 calendar days ofi Downtown, Redevelopment Committee review and
discuss the conceptual master plan and any revisions, and marketing
strategies for Auburn Junction inclusive of likely target markets at (either) a
monfhly meeting with City staff, or bi-weekly coordination conference,
including discussing direet and indirect marketing mefhods recommendations
and on-going market awareness and penetration actions.
8. Work with City staff on Requests for Proposals (RFPs) for City Owned
Properties, if requested by City, including:
a. Identify factors that could' be used to package development of City
Owned Ptoperties, either through sale to developers, solicitation of
Requests for Proposals (RFPs), or combinations thereof
b. Within 60 calendar days of the completion of the marketing strategy, .
review and comment as requested by City staff a draft Request for
Proposal (RFP) for redevelopment of the City owned parcels of land.
c. Within 15 calendar :days of receipt of City staff comments submit a
revised draft Request for Proposal.
d. Participate, as requested by City staff, in the evaluation of RFP
responses:
e: Participate, as requested by City staff, in interviews for prospective
developers of the Ciiy owned parcels of land.
f. Participate, if requested by City staff, in contract negotiations with
candidate developers for City owned parcels.
g. Participate, if requested by City staff, in City Council contract, and .
review approvals for contracts with candidate developers.
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CITY OF_
Peter B. Lewis, Mayor
WAS H I N 25 West Main Street # Auburn WA 98001-4998 ~ www.aubumwa.gov * 253-931-3000
May 26, 2011
Spencer Alpert, COO
Ceradimm, LLC
2442 NW Market St; #722
Seattle, WA 98107
RE: Memorandum of Understanding re Master Development Agreement between
Alpert International and City of Auburn '
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Dear Spence:
In connection with the Master Development Agreement entered into by and between the City
of Aubum and Alpert International dated December 20, 2010, the City has shared its concerns
about the progress of the Master Development Agreement. However, the City has been
advised that you are in contact with a prospective developer, Williams & Dame Development,
Inc. Accordingly, rather than taking action to suspend the Agreement at this point (so as to
give the City some options to develop the property on its own), the City desires to give you the
opportunity to follow up on that development prospect. For that reason, the City agrees not to
suspend the Agreement for sixty (60) days from the date of this letter to give you the
opportunity to put together the development proposal. If you are not able to put a development
proposal together for the City property with Williams & Dame Development, Inc., or another
such developer, which development proposal the City deems to be acceptable, within the sixty
(60) day period, the City shall suspend the Agreement effective July 27, 2011.
This letter also acknowledges„ the fact that Alpert International, LLLP, has merged with
Ceradimm, LLC which would then be the party with whom the City is dealing in the Master
Development Agreement.
Please acknowledge your understanding of the above by signing this letter below and returning
a signed copy to me. Thank you very much.
S~ cer ,
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P ter B. Lewis
Auburn Mayor Acknowledged thisA°day of May, 2011
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Spencer pert, COO
Ceradimm, LLC
AU$URN* MORE THAN YOU IMAGINED