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ORDINANCE NO. 4 8 I 4
AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF AUBURN,
WASHINGTON, RELATING TO PLANNING; ADOPTING THE COMPREHENSIVE
PLAN MAP AND TEXT AMENDMENTS, INCLUDING THE 1995 CITY OF
AUBURN COMPREHENSIVE WATER PLAN AND AIRPORT MASTER PLAN FOR
THE CITY OF AUBURN, WASHINGTON, PURSUANT TO THE PROVISIONS OF
R.C.W. CHAPTERS 36.70A AND 35A.63 OF THE LAWS OF THE STATE OF
WASHINGTON; DESIGNATING THESE AMENDMENTS AS GUIDELINES FOR
EXERCISING THE CITY'S AUTHORITY UNDER THE WASHINGTON STATE
ENVIRONMENTAL POLICY ACT (SEPA); DIRECTING THAT THIS ORDINANCE
AND COMPREHENSIVE PLAN AMENDMENTS INCLUDING THE COMPREHENSIVE
WATER PLAN AND AIRPORT MASTER PLAN IT ADOPTS AND APPROVES BE
FILED WITH THE AUBURN CITY CLERK AND BE AVAILABLE FOR PUBLIC
INSPECTION.
WHEREAS,
Comprehensive
establishing
the City of Auburn on August 18, 1986 adopted a
Plan by Resolution No. 1703 which includes Map
the location of Comprehensive P].an Land Use
Designations throughout the City; and
WHEREAS, Draft Comprehensive Plan Map and text amendments
were prepared by the Planning Department as proposed revisions
to the City of Auburn Comprehensive Plan; and
WHEREAS, the Draft Comprehensive Water Plan and Airport
Master Plan were prepared as proposed revisions to the City of
Auburn Comprehensive Plan; and
WHEREAS, the Comprehensive Plan Map and text amendments,
including the Comprehensive Water Plan and Airport Master Plan
were transmitted to the Auburn City Planning Commission in
November 1995; and
Ordinance No. 4814
December 8, 1995
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WHEREAS, the environmental impacts of the Draft
Comprehensive Plan Map and text amendments and Comprehensive
Water Plan and Airport Master Plan were considered in
accordance with the procedures of the State Environmental
Policy Act; 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 at a public meeting on
November 14, 1995, conducted public hearings on the proposed
amendments including the Comprehensive Water Plan and Airport
Master Plan; and
WHEREAS, at
Commission heard
the hearing, the Auburn City Planning
public testimony and took evidence and
exhibits into consideration of said proposed amendments; and
WHEREAS, thereafter the Auburn City Planning Commission
recommended approval of the Draft Comprehensive Plan Map and
text amendments, including the Comprehensive Water Plan and
Airport Master Plan and transmitted a copy of its
recommendation to the Auburn City Council through the Mayor,
who acknowledged receipt thereof and directed the Clerk to
certify thereon the date of receipt; and
WHEREAS, the Planning and Community Development Committee
of the Auburn City Council reviewed the Planning Commission's
recommendations and made additional revisions which were
Ordinance No. 4814 '
December 8, 1995
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combined with those of the Planning Commission and recommended
approval to the Auburn City Council; and
WHEREAS, within sixty (60) days from the receipt of the
Auburn City Planning Commission recommendation for the
proposed amendments the Auburn City Council, at a public
meeting, held after proper notice published in the City's
official newspaper at least ten (10) days prior to the date of
hearing on December 18, 1995, considered and voted on the
proposed amendments as recommended by the Auburn City Planning
Commission and the Planning and Community Development
Committee.
NOW, THEREFORE, THE CITY COUNCIL
WASHINGTON, DO ORDAIN AS FOLLOWS:
Seotion ~. The Planning and
Committee's Recommended Amendments,
OF THE CITY OF AUBURN,
Community Development
including the 1995
Comprehensive City of Auburn Water Plan and Airport Master
Plan 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 Comprehensive Plan Map and text
amendments modify the Comprehensive Plan adopted on August 18,
1986 by Resolution 1703.
Section 3. The Comprehensive Plan and amendments are
herewith designated as a basis for the exercise of substantive
Ordinance No. 4814
December 8, 1995
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authority under the Washington State Environmental Policy Act
by the City's responsible environmental official in accordance
with R.C.W. 43.21C.060.
Beotion 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 ibe deemed a
separate, distinct and independent provision, and such holding
shall not affect the validity of the remaining portions
thereof.
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
and Comprehensive Plan Map and text amendments, attached
hereto as Exhibit "A" and preparing and publishing the amended
Comprehensive Plan. The Comprehensive Water Plan and Airport
Plan Master Plan shall also be prepared and published.
~ection 6. This Ordinance shall take effect and be in
force five days from and after its passage, approval, and
publication as provided by law.
Ordinance No. 4814
December 8, 1995
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INTRODUCED:
PASSED:
APPROVED:
CHARLES A. BOOTH
MAYOR
ATTEST:
Robin Wohlhueter,
City Clerk
APPROVED AS TO FORM:
Michael J. Reynolds,
City Attorney
PUBLISHED:
Ordinance No. 4814
December 8, 1995
Page 5
MAP 14.1
COMPREHENSIVE PLAN
_ _.. ~ rna_1~.'~ _.
~ 1 ~ ~ ~ '~ I~ ~I ,!
_,
~~
0 Rural
~ Single Family Residential
~ Moderate Density Resldenlial
High Density Resldenlial
~ Office/Residential
Neighborhood Commercial
~ Light Commercial :
Heavy Commercfal
~ Downtown
® Light Industrial fir'
Heavy Ind ustrlal
~Publlc & Ouasl-Public ~
® Open Space ~ ~ r
®Special Planning Area
A0o o t]oo P00o .7000 4000 soon eooo raoD B]00 9oG0
FEET
5 0 OS t5
MILES
0..+'dnx.r'u.~+
a. g'
~Jf ( ~ 0.41A XNfiff_C
- ~.~ n *moewean sp(y)
~, arau~x,ayo~
's ~mm mm~ im
~a ro+ (~ `R
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,
r
_ ao ~+r Sava ~haamn s~
j~ rerc wnry wren:. ver (~)
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?r~ o~wnr ~rtad L,a xa,
tTn ST E
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raves
MAP 11 .1
PARKS AND OPENSPACE
December 11, 1995
Planning and Community Development
Committee's Recommended Comprehensive
Plan Amendments
CHAPTER 3 - Land Use
LU-11
The City shall consider the impacts of new development
activities on ~agricultural resource lands,
cultural resources, forest resource lands,_and ~
~ ~ the environment and natural
resources (particularly critical areas, wildlife habitats and
water quality) as part of its environmental review process.
LU-20
The development of new neighborhoods should be governed
by development standards which allow some flexibility.
Flexibility should be considered to encourage compact urban
development, to provide protection of critical areas,
~-o ........................ e~, and resource lands
but not limited to. agricultural resource lands, cultural
resources, forest resource lands, mineral resource areas (Map
9.3A'}. such az hillsides or wetlands), and to fi~cilitate non-
motorized transportation. The City should ~
implement mechanisms such as "planned
cr ~1 ...... ~1~.,~! ....... h~+ which allow ~n
from normal development standards in exchange for enhanced
design features and environmental protection, while
maintaining consistency with this Plan.
LU41
The City shall seek to abate existing incompatible uses in
residential neighborhoods. Mineral extraction operations
within mineral resource areas (Map 9.3A)
compliance with the conditions of their permit are not
LU-74
Additional commercial development of land near the
SuperMall shall be limited to those properties whose
comprehensive plan ~ and existing zoning (or a
~ business park designation) e.n~
ee~g.~gn~m-~ allow for cornmercial uses.
This development must meet the following conditions:
If the new development is on industrially zoned property,
the development shall be limited to office, entertainment,
or other uses, e.g. motels, which complement the uses at
PCDC's Recommended Plan Amemlmems, Page 2.
the SuperMall. General retail uses would oniy be allowed
in limited instances and only if incidental ami subordinate
to another use on the site.
b. Small, individual commercial developments are
discouraged.
The traffic impacts of the commercial development shall
receive significant consideration and will be mitigated as
referred in this Plan.
LU-78
LU-100
For the purpose of implementing the goal and policies for
downtown Auburn, "downtown" shall generally be
considered that area bounded on the south by Highway 18; on
the east by "F" Street; on the north by Park Avenue
(extended); and on the west by the IJ. jfion Pacific
tracks.Eur!Lngtcn Nc, r*~em track:. (See Map 3.3)
Highly visible areas which tend to establish the image of the
city should not be used bv heavv ....... ~ ~"- ~;'-~'* industrial
uses.
LU-112 Highly visible areas (land visible from SR167 or SR18) which
tend to establish the image of the city should no~
heavy, b~-r-~=,~M-~,nh~-industrial uses.
Amend Map 3.1 so that City limits is shown with a different pattern.
Amend Maps 3.2-Urban Form and 3.3-Downtown Auburn to ,expand
designated area of Downtown to include residential areas between the
railroad tracks.
GOAL 18.
Objective 18.8.
CHAPTER 9 - The Environment
Environment and Natural Resources
To maintain and promote a safe and healthy environment and preserve
the quality of life, and to protect the area's most unique, sensitive and
productive natural resources. To encourage natural resource industries
Within the city to operate in a manner which enhances, (rather than
detracts from), the orderly development of the City.
To establish management policies which r".g!dly effectivel,.~control the
· -t. .......... t, ..... ~::z _ the operation and location of ~
extraction in the City, in order to reduce the inherent adverse impacts
that such activities produce ia an urban environment.
PCDC's Recommended Plan Amemtraents, Page 3.
Policies:
EN-40
EN-41
EN-424
EN-436
EN4~54¢
EN-46
The cost effective availability of'sand and gravel materials
~ is needed to support the development of
freeways, roads, public works, and private constmctio~
Mineral extraction, may therefore, and may be permitted if in
accord with these policies.
Existing :an~ a,n~ gravel F:.t: mineral extraction operations (as
specifically authorized by a City permit to mine) :,nay shall be
allowed to continue operation for the duration of, and in
accord with their existing permits.
Mineral extraction Gr-a-wt-operations shall not be considered a
permitted use in any zoning_dBlrl~' er-. They are to be
reviewed as special uses and shall be conducted only in
accord with the measures needed to mitigate any adverse
impact. Permits for the operation shall be denied whenever
any impact is c-onsider-e~deemed by the Ci_ty C. ouncil to be
unacceptable or and cannot be acceptably mitigated.
A final grading, drainage and erosion control plan shall be
submitted with every application. Conditions of operation
shall be spelled out in detail with performance bonds required
to ensure compliance. Failure to comply with the provisions
will be adequate grounds for suspension and subsequent
termination of the permit.
The burden to demonstrate compliance with these policies and
to demonstrate the need for ~ a new permit or a renewal of
a permit for any mineral extraction operation rests solely on
the operator. The burden to operate in compliance with these
policies and any permit issued ~ in accord with the same,
shall also be on the operator.
The City shall consider impacts of mining on groundwater and
surface water quality as well as possible changes lin hydrology
as a result of the mining during the environmental review
process and require appropriate mitigating measures to prevent
water quality degradation.
Mineral resource areas or lands are those
have high quali_ty resoumes that can be commercially
mined for a minimum of twenty years.
Properties around which urban ~owth is occurring should
EN-47~
EN-48
EN-,5._046
Recommended Plan Amendments, Page 4.
not be considered as mineral resource areas. As required
by RCW 36.70A.060, the Ci.ty shall require notification
on all plats, short plats, development permits and building
permits issued for development within 300 feet of these
lands that a varie .ty of commercial activities may occur on
these lands that are not compatible with residential
development for certain periods of limited duration.
Additional quarric: mineral extraction operations or major
expansion of existing operations quax!cz onto adjacent parcels
shall ordy be permitted within mineral resource areas. Impacts
~ must be studied thoroughly under the
provisions of SEPA. and the City shall require implementation
of all reasonable mitigatine measures identified in those
studies, Permits for the operation and renewal of permits for
existing operations shall be denied whenever any impact
cannot be acceptably mitigated.
Additional mineral extraction operations or expansions Of
existing operations will only be allowed outside of mineral
~where it is advisable to modify slope to create
usable land (or to provide another public benefit associated
with the site) and where the community will suffer no
substantial short or long term adverse effect~._-Impacts of the
operations must be studied thoroughly under the provisions of
SEPA. and the Ci_ty shall require iI~ of all
reasonable mitigating measures identified in those studies.
Permits for the operation and renewal of permits for existing
operations shall be denied whenever any impact cannot 1~~,
New mineral extraction operations quack, e: and expansion of
existing mineral ' ' q'.:a:'r~:: will not be
permitted in areas designated for "open space" uses.
em',:'re *~at tIhe creation of usable land consistent with this
comprehensive plan ~ vA!! be the end result of a_
Illbl~,~lL~xa~zq,,:,arr/operation. The amount of material
EN-51
PCDC's Recommended Plan Amendments, Page 5.
to be removed shall be an =ncunt ....... :-'- consistent with
for ~e end use. ~e ~s policy shall be rigidly applied to
developed areas aM to all areas outside of mineral resource
~ ~ .~ c~_,. ~: .... ibili~
area ....... some flex may be
appropriate within mineral resource
areas ........... Stuck
Aesthetic qualities, erosion control, the effect on community.
and the creation of usable land which is consistent with
approved Washington State Department of Natural Resources
and City. Reclamation Plans shall be the primary.
considerations in a decision to grant a permit for a new
mineral extraction operation or to extend the scope of an
existing mineral extraction operation outside designamrt
Renumber the remainder of the chapter.
CHAPTER 11 - Parks, Recreation and Open Space
Amend Map 11.1; remove open space designation from the area near
White Lake
CHAPTER 14 - Comprehensive Plan Map
Map Changes:
Amend Map 14.1:
1. Thomas Academy: This area recently annexed to the city. The
City had previously designated the area for light industrial uses
making the Academy a nonconforming use. This change designates
the area around the Academy to Public and Quasi-Public, thereby
allowing the Academy to expand.
PCDC's Recommended Plan Amendments, Page 6.
NE corner of West Valley Highway and 37 Street NW: This
corrects a mapping error which Occurred when the new amendments
were adopted. This amendment was previously approved, however,
it was not shown on the map when the amendments were adopted.
PAA areas with County Comprehensive Plan: Show King and
Pierce County Comprehensive Plan information for the potential
annexation areas.
Church property along M Street SE: The church is planning an
expansion. This change designates the property along M Street SE
as Public and Quasi -Public rather than moderate density residential.
West Main Residential: Change the designation of those properties
along the north side of West Main from High Density Residential to
General Commercial. This corrects an error that was made when the
plan was adopted in April.
Light Industrial
Purpose: To reserve quality industrial lands
implement the City's economic development policy.
for activities that
Description: This category is intended to accommodate a wide range of
industrial or large scale commercial uses. It is distinguished from
heavier industrial uses by means of performance criteria. All significant
activities shall take place inside buildings, and the processing or storage
of hazardous materials shall be strictly controlled and permitted only as
an incidental part of another use. The siting and design of industrial
buildings shall be of an "industrial 9.r_hlliilltss park" character.
Compatible Uses: A wide range of industrial and heavy commercial
uses may be permitted, subject to performance standards. These uses
include warehousing and indoor processing of materials. Uses requiring
outside storage and processing shall be discouraged.
Outside storage shall be permitted only by means of a conditional use
permit, provided that such storage is found to be compatible with the
adjacent existing and planned uses and that such storage would not
detract from the potential use of the area for light industry. In all cases
such storage shall be extensively screened. Uses involving substantial
storage or processing of hazardous materials as well as substantial
emissions should not be permitted in these areas. A wide range of
commercial activities may be allowed on a conditional basis provided
that such uses support rather than detract from the industrial character of
the area.
PCDC's Recommended Plan Amendments, Page 7.
Criteria for Designation: This designation should be applied to a
majority of the Region Serving Area designated under this Plan. It is
particularly appropriate_for ~within alcn~ high visibility
corridors. This category should separate heavy indnstrial areas from
other uses.
Considerations Against Applying this Designation: Within the
Community Serving Area, this designation should only be applied to
sites now developed as light industrial sites. Industrial ~;sites along rail
corridors are generally more appropriate for heavier industrial uses,
unless in high visibility corridors.
Appropriate Implementation: This designation is implemented by the
M-1/K~zone.
Heavy Industrial
Purpose: To provide a place for needed heavy industrial uses in areas
appropriately sited for such uses.
Description: This designation allows the full range of industrial uses.
Compatible Uses: While this zone should be reserved primarily for the
heavier forms of industrial activities, a wide range of industrial and
commercial activities may be permitted.
Criteria for Designation: The most appropriate area for this desig-
nation is in the central part of the Region Serving Area adjoining the rail
lines. This designation is also appropriate in the southern portion of the
area which is now developed in large scale industrial facilities (the
Boeing and the General Services Administration facilities).
Considerations Against Applying this Designation: This designation
can only be applied in the Community Serving Area to sites now
developed in this character along A Street S.E. These areas should not
abut commercial or residential areas; heavy industry should be buffered
by light indus'trial Uses. It is not an appropriate designation for hi?hly
Appropriate Implementation: This designation is by the M-2 zone.
Lakeland Hills South Special Plan Area: The Lakeland Hills South Pla.
will cover the approximately 685 acres owned by The Lakeland
Company within Pierce County_ and contained within the Ci_ty of Aubu.,
PCDC's Reconxmended Plan Amendments, Page 8.
potemial annexation area (urban growth area'k The Plan must be
consistent with the conditions of approval of the Lakeland Hills South
PDD (Pierce Coun .ty Hearings Examiner Case No. Z15-90/UP9-70) a,~
amended. Residential development will be primarily detached single
family dwellings with a wide range of lot sizes, including lots smaller
than those currently allowed (1995~ by the zoning ordinance. The
maximum allowable number of residential units is 3408 based upon an
overall gross density, of 5 units per acre. Multifamily units will be
limited to approximately 850 units. Twen .ty acres will be used for light
commercial development and significant area will be set aside for
recreation and open space. The development will occur in phases in
coordination with the provision of required urban services. Some of the
unique aspects of this development are inconsistent with the City's
conventional zoning districts. In order to implement and efficiently
process development Within the Lakeland Special Plan Area. it may be
necessary_ to adont a planned unit development ordinance.
Lakeview Special Planning Area: The Lakeview Special Planning Area
is currently the site of a~two independent sand and gravel mining
operationfi T~,~:~.:^_~ · . .
While mining activi _ty continues in the eastern operation, indications in
1995 are that the western operation has ceased. Activity in the western
portion is now limited to a concrete batch plant and future site
reclamation. Following reclamation, the area should be developed as a
primarily single family residential neighborhood of low to moderate
urban density. A planned unit development would be particularly
a99xo, gr2at.e_fo~zt:lhis annroximatelv 235 acre t ...... : .... ~ site. area
......... ~ ........... v .... v ........... ~ :errata The permitted development
density of the site will depend heavily upon the ability of the
transportation system near the site to handle the new uses.--ve-~:~l c
Consideration shall be given to the environmental, recreational and
amenity value of White Lake, as well as the historical and cultural
significance to the Mucldeshoot Tribe, in the development of the
Lakeview Plan element. Permit applications have been accepted and are
currently being processed by the Ci.ty with respect to the mining acting .ty
on the eastern portion of the area. The permit process should continue_
however, any permit for continued mining in this portion of the area
should be limited to 10 years to encourage completion of the mining,
and subsequent reclamation by the property_ owner in preparation for
development. The Lakeview Plan element should be adopted prior to
or processing of any other use permit ~ for the min;ng
operations in the Lakeview Special Planning Area. The' environmental
information and analysis included in the Final Environmental Impact
Statement for Lakeview (November 1980), shall be considered in the
PCDC's Recommended Plan Amendments, Page 9.
development of the Lakeview Plan element. While heavy commercial or
industrial uses would not be appropriate as permanent uses of this area,
conversion of the area now zoned for heavy industry to office
commercial (or similar) uses would be appropriate.
Stuck River Road Special Planning Area: A portion of the Stuck River
Road Special Planning Area is currently the site of a large sand and
gravel mining operation. This area and other adjacent land comprising a
total of approximately 661 acre~ has been designated as a long term
resource area (mineral resource area), so development of the Special
Area Plan for this area should be a low priority as mining is expected to
continue on this site for as long as 30 years. The Stuck River Road
Special Planning Area is intended to ultimately be developed as a
residential area, to include supporting recreational and possibly limited
commercial facilities as well. This approximately 560 acre area shall
ultimately have approximately 2675 dwelling units, including a moderate
amount of multiple family units. The Plan element should be adopted
consideration the period during which mining is expected and intent of
the ultimate develot)ment of the area. ~ ......... :~,: ..... ;,~ ---~
permit application has been accepted and is currently being processed by
the Ci_ty with respect to the mining activity_ on a portion (approximately
285 acres) of the mineral extraction operation. The permit process
should continue, however, any permit for mining in the mineral resource
area should be granted for the life of the resource, with reviews
conducted periodically (every_ five years) to determine whether changes
in the originally proposed mineral extraction operation have arisen and
give rise to the need for additional or revised permit conditions to
address the new impacts (if any) of any such changes. Any permit
applications for additional acreage within the mineral resource area shall
be processed by the Ci .ry. _Development of this area should not occur
until adequate public facilities are available to support the development
consistent with ci.ty concurrency policy,
The City recognizes the potential for expanding the Stuck River Road
Special Planning Area to include additional land east of Kersey Way and
north of the Covington-Chehalis powerline easement, and will consider a
proposal by all affected property owners.. ^_.~ ....... ..... ~ eh..v ....... ' -~all
~xp_~ad~, the number of non-multiple family, non-manufactured home
park dwellings units may be increased proportionate to the increase in
acreage. Any such proposal shall specifically apportion the _types and
quantities of development to occur within each separate ownership.
PCDC's Recommended Plan Amendments, Page 10.
Note: These amendments also include adoption of the Airport Master
Plan and the City of Auburn Water Plan. The City of Auburn
Capital Facilities Plan will be amended to include the information
contained in the Water Plan.
c :\complan~amend2.doc
[ Il I
MAP 3.'1
POTENTIAL ANNEXATION
AND C~ROWTH IMPACT
AREAS
AREA
Potential Annexation Area
~ Growth Impact Area
MAP 3.2
URBAN FORM
MAP 3.3
DOWNTOWN AUBURN
MAP 9.3A
MINERAL RESOURCE AREA
~ M~nerd Resource