HomeMy WebLinkAbout6280 Exhibit "B" Policy / Text Amendment 8POLICY /TEXT AMENDMENT #8
Miscellaneous Policy /Text Amendments to various plan
chapters include:
Chapter 3 — Land Use
Chapter 4 - Housing
Chapter 5 — Capital Facilities
Chapter 8 — Economic Development
Chapter 9 — Environmental
Chapter 12 — Urban Design
Chapter 14 — Comprehensive Plan Map
Chapter 15 — Implementation
CHAPTER 3
LAND USE
Introduction Land use planning enables the City of Auburn to manage its anticipated
growth and development while taking into consideration the specific
community vision and desires. By designating how land can be used,
those considerations necessary for orderly growth including the creation of
jobs, the provision of recreational opportunities, strong and stable
neighborhoods and an efficient transportation system can be pursued.
Auburn Today
To better understand and evaluate the context for the City's future growth,
it is helpful to evaluate the City's existing land use and zoning.
Figure 3.1 provides an overview of the zoned acreage within the City of
Auburn and the percentage that acreage represents of the City's overall
land area. Land zoned for residential purposes, especially single family
residential, is clearly predominant and represents about 49 percent (RRC,
R 1 S, R4-5, R27 and R103, zones) of the City's zoned acreage. Of
commercial and industrial zoned land, the M1 (Light Industrial) zone is
most predominant, consisting of 9 percent of the zoned acreage in the city.
Land zoned P1 (Public Use District) is another significant land use zone
consisting of 8.5 percent of the city's zoned acreage.
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Figure 3.1
City of Auburn
Acreage of Land by Zoning District
{ Land Use 1
PERCENTAGE
ZONE ACREAGE OF CITY
RCR(Rural Residential Conservancy) 1,481 7.58%
RIS (Single Family Residential 1 du /acre) 1,405 7.19%
R5-1- (Single Family Residential 5 du /acre) 4,281 21.92%
R72- (Single Family Residential 7 du /acre) 2,076 10.63%
R10.4 (Two amily Residential 10 du /acre) 244 1.25%
R204 (Multiple Family Residential 20 du /acrey 608 3.13%
RMHCP (Residential Manufactured/Mobile
Home UnitsPafk)
RO (Residential Office)
RO -H (Residential Office Hospital)
CN (Neighborhood Commercial)
Cl (Light Commercial)
C2 (Central Business District)
DUC (Downtown Urban Center)
C3 (Heavy Commercial)
BP (Business Park)
EP (Environmental Park)
M1 (Light Industrial)
M2 (Heavy Industrial)
LF (Landing Field)
PI (Public Use District)
I (Institutional)
U (Unclassified)
PUD (Planned Unit Development)
TV (Terrace View)
TOTAL
455 2.33%
95 0.49%
1.0 0.005%
12 0.06%
302 1.55%
33 0.17%
135 0.69%
1,432 7.33%
0 0.00%
276 1.41%
1,762 9.02%
1,099 5.63%
112 0.57%
1,665 8.47%
584 2.99%
432 2.21%
984 5.04%
59 0.30%
19,533 100%
Source: City of Auburn. Geographic Information Services (GIS)
The above data includes area in the West Hill and Lea Hill annexations.
The small remaining areas outside of the city limits but within the city's
Potential Annexation Area (PAA) are not included.
BUILDABLE LANDS - LAND SUPPLY AND DEVELOPMENT
CAPACITY
In 1997 the Washington State legislature adopted a Buildable Lands
amendment to the Growth Management Act (GMA) (RCW 36.70A.215).
The amendment requires certain Washington State counties and their cities
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Land Use l
to determine the amount of land suitable for urban development and to
evaluate their capacity for growth based on past development history.
Both Pierce and King Counties are subject to the State Buildable Lands
requirement. In addition, both counties use the Buildable Lands effort to
assist in the allocation of population/housing unit/employment targets to
individual jurisdictions within the respective counties as required by the
GMA. The first buildable lands reports were based upon data through
2002; the second reports, published in 2007, are current through 2005.
The Buildable Lands analysis involves the identification of vacant and
redevelopable land suitable for development over the planning horizon,
through 2022. Land suitability takes into consideration estimates of how
critical areas, land that might be needed for public purposes (e.g. parks,
storm drainage), and land needed for future streets will effect development
of these vacant and redevelopable parcels. It also means adjusting the
amount of vacant and redevelopable land using a market factor to exclude
land that is not reasonably expected to become available during the
planning horizon.
Land Supply and Housing Unit Capacity
As indicated above, both King and Pierce Counties are subject to the
State's Buildable Lands legislation. An approximation of Auburn's
development capacity was made through an analysis of all vacant and
underutilized land within the City. Vacant land is defined as any parcel
with no structures. Underutilized or redevelopable land is defined as a
parcel with potential for infill or redevelopment.
The following summarizes the results and conclusions of these analyses by
county (King and Pierce). While the objective behind each counties'
Buildable Lands effort was similar, the approaches were slightly different.
Detailed information regarding the Buildable Lands analysis may be found
in the individual Buildable Lands reports prepared by the respective
County.
2007 King County Buildable Lands Analysis
Figure 3.2 identifies the gross and adjusted net vacant and redevelopable
land by residential land use type from the Buildable Lands analysis for
King County. Adjusted net acres represent the amount of gross acres
available for development after assumptions about critical areas, future
right of way needs; future land for public uses and the market factor have
been considered. (Note: this analysis was based upon the City limits as of
December 31, 2005 and therefore does not include the recent annexations
of Lea and West Hills. The 2007 King County Buildable Lands Report did
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Land Use I
not provide specific analysis for the large Lea Hill and West Hill PAAs
that in 2005,2005 were still unincorporated).
Figure 3.2
Gross and Adjusted Net Acres of Vacant
and Redevelopable Land by Residential Zoning Type (King County)
(1) "Adjusted Net Acres" represents land ava'lable for development after
critical areas, anticipated right -of -way and public purposes needs and a market factor
have been taken into account.
(2) "Other" represents mixed -use opportunities in certain zones.
After deducting for constraints, future right -of -way and public purpose
needs, and after applying a market factor, the Buildable Lands analysis
shows that Auburn has approximately 1,377.5 adjusted net acres of vacant
and redevelopable residentially zoned land during the planning period
through 2022. As seen in Figure 3.2, the majority of available land for
development is zoned for single - family residential purposes.
Based on the residential land supply analysis and historical densities, an
estimate of housing unit capacity was developed. Figure 3.3 identifies the
estimated capacity (in housing units) in King County by the predominant
zoning type. This estimate shows a capacity of approximately 6,525
housing units in the King County portion of the City exists to the year
2022.
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Gross Acres
Adjusted
Net Acres (1)
Single Family
Vacant
1,323.5
888.2
Single Family
Redevelopable
603.7
349
Multi- Family/
Mixed Use
Vacant
37
32.5
Multi- Family/
Mixed Use
Redevelo , able
145.8
107.9
TOTAL
2,110
1,377.6
(1) "Adjusted Net Acres" represents land ava'lable for development after
critical areas, anticipated right -of -way and public purposes needs and a market factor
have been taken into account.
(2) "Other" represents mixed -use opportunities in certain zones.
After deducting for constraints, future right -of -way and public purpose
needs, and after applying a market factor, the Buildable Lands analysis
shows that Auburn has approximately 1,377.5 adjusted net acres of vacant
and redevelopable residentially zoned land during the planning period
through 2022. As seen in Figure 3.2, the majority of available land for
development is zoned for single - family residential purposes.
Based on the residential land supply analysis and historical densities, an
estimate of housing unit capacity was developed. Figure 3.3 identifies the
estimated capacity (in housing units) in King County by the predominant
zoning type. This estimate shows a capacity of approximately 6,525
housing units in the King County portion of the City exists to the year
2022.
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Land Use
Figure 3.3
Housing Unit Capacity By Residential Zoning Type (King County)
(1) Capacity figures include units in the pipeline.
Employment Capacity (King County)
As part of the King County Buildable Lands analysis, employment
capacity was also estimated. This methodology involved a similar
approach as the residential capacity analysis. The supply of both vacant
and redevelopable commercial and industrial land was determined. As
with residential capacity, net land supply for commercial and industrial
purposes took into consideration critical areas, anticipated future right -of
ways, land for public purposes and applied a market factor to land that
may not be available for development during the planning period.
Estimates of how much commercial and industrial square footage could be
developed on property were calculated. Employment capacity was
developed applying a floor area per employee ratio.
Figure 3.4 identifies the gross and adjusted net vacant and redevelopable
land by commercial and industrial land use from the King County
Buildable Lands analysis. Again, adjusted net acres represents the amount
of gross acres available for development after assumptions about critical
areas constraints, future right of way needs, land for public uses and the
market factor have been considered.
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Capacity
(Housin Units)
Single Family
3,958
Multi- Family
2,002
Mixed Use
565
TOTAL
6,525
(1) Capacity figures include units in the pipeline.
Employment Capacity (King County)
As part of the King County Buildable Lands analysis, employment
capacity was also estimated. This methodology involved a similar
approach as the residential capacity analysis. The supply of both vacant
and redevelopable commercial and industrial land was determined. As
with residential capacity, net land supply for commercial and industrial
purposes took into consideration critical areas, anticipated future right -of
ways, land for public purposes and applied a market factor to land that
may not be available for development during the planning period.
Estimates of how much commercial and industrial square footage could be
developed on property were calculated. Employment capacity was
developed applying a floor area per employee ratio.
Figure 3.4 identifies the gross and adjusted net vacant and redevelopable
land by commercial and industrial land use from the King County
Buildable Lands analysis. Again, adjusted net acres represents the amount
of gross acres available for development after assumptions about critical
areas constraints, future right of way needs, land for public uses and the
market factor have been considered.
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Land Use
Figure 3.4
Gross and Adjusted Net Acres of Commercial and Industrial
Land Supply (King County)
1. "Adjusted Net Acres" represents land after critical areas, future ant'cipated
streets, land for public purposes and market factor have been considered.
Figure 3.4 indicates that approximately 1,060 gross acres of vacant and
redevelopable commercial, industrial and mixed use zoned land exists,
with most of this land being industrially zoned. Adjusted for constraints,
future infrastructure needs and a market factor, slightly more than 750 net
acres exists.
Figure 3.5 below summarizes employment capacity developed as part of
the Buildable Lands analysis by land use zone type. It shows that the City
of Auburn has employment capacity for over 17,750 jobs, with a majority
of those jobs being on industrially zoned land.
Figure 3.5
Employment Capacity by Zoning Type (King County)
Zone T s e
Gross Acres
Adjusted
Net Acres (1)
Commercial
Vacant
164
136.1
Commercial
Redevelo , able
81.8
66
Industrial Vacant
499.3
327.3
Industrial
Redevelopable
256.9
176.3
Mixed Use
Vacant
2
1.6
Mixed Use
Redevelopable
56.4
45.5
TOTAL
1,060.2
753
1. "Adjusted Net Acres" represents land after critical areas, future ant'cipated
streets, land for public purposes and market factor have been considered.
Figure 3.4 indicates that approximately 1,060 gross acres of vacant and
redevelopable commercial, industrial and mixed use zoned land exists,
with most of this land being industrially zoned. Adjusted for constraints,
future infrastructure needs and a market factor, slightly more than 750 net
acres exists.
Figure 3.5 below summarizes employment capacity developed as part of
the Buildable Lands analysis by land use zone type. It shows that the City
of Auburn has employment capacity for over 17,750 jobs, with a majority
of those jobs being on industrially zoned land.
Figure 3.5
Employment Capacity by Zoning Type (King County)
Zone T s e
Em u loyment Ca i acit
Commercial
3,559
Industrial
12,053
Mixed Use
736
Other (1)
1,410
TOTAL
17,759
(1) "Other" includes estimates of employment associated with pipeline projects
identified at the time of the Buildable Lands analysis.
Pierce County Buildable Lands Analysis
While the overall objective of the Pierce County Buildable Lands analysis
was similar to King County's, certain elements were done differently. The
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Land Use
majority of land within the city limits at the time of the buildable lands
analysis (Year 2005) was part of the Lakeland Hills South Planned Unit
Development (PUD). The majority of the additional residential vacant
land was part of approved preliminary plats. Therefore, estimates of
residential population housing units were based on planned densities
established as part of the PUD approval and a related annexation
agreement with the developer, and also took in account the other approved
projects. Estimates of employment were based on known employment
areas within the PUD.
Based on the Pierce County Buildable Lands analysis, it was determined
that the City of Auburn's population growth to the year 2022 would be
10,500 people. This translates into the need for approximately 1,789
housing units.
The Pierce County Buildable Lands analysis includes a 2022 employment
target of 403 and an employment capacity of 543. This estimate was
based on the likely employment generated by the commercial parcels
located within Lakeland Hills South PUD and other vacant commercial
lands along A St. SE.
(Specifics regarding the Pierce County Buildable Lands analysis may be found in
the "Pierce County Buildable Land Reports — A Monitoring and Evaluation
analysis of Urban Growth and Development Capacity for Pierce County and its
Cities and Towns ", September 1, 2007.)
Evaluation of Capacity Against Projected Growth - Targets
King County and Pierce County both have allocated housing unit and
employment targets to local jurisdictions. The City of Auburn's allocation
targets are presented below in Figure 3.8.
Figure 3.6
City of Auburn 2022 Housing Unit/Employment /Population
Allocations (King and Pierce counties)
All of the targets assigned to Auburn in King County are within the
development capacity identified in the Buildable Lands analysis. Based
on the Buildable Lands analysis the City had a surplus residential capacity
of about 784 units over its target and a surplus capacity of over 11,680
employees over its target. In Pierce County, there is approximately a 166
residential unit deficit and a 411 employment surplus. Overall, there is
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Housing Units
Employment
Population
Kin Count
5,534
6,079
N/A
Pierce Count
1,789
403
10,500
All of the targets assigned to Auburn in King County are within the
development capacity identified in the Buildable Lands analysis. Based
on the Buildable Lands analysis the City had a surplus residential capacity
of about 784 units over its target and a surplus capacity of over 11,680
employees over its target. In Pierce County, there is approximately a 166
residential unit deficit and a 411 employment surplus. Overall, there is
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ILand Use I
sufficient residential capacity within the city limits to meet the 2022
growth projections.
Buildable Lands Analysis Limitations
It is important to note limitations to the Buildable Lands analysis. The
Buildable Lands analysis is based on identifying actual densities for a
five -year period and then applying these densities to available land.
Whether or not the densities achieved for the discrete five -year period will
be a true reflection of future densities is one consideration. As land
becomes increasingly scarce and land values rise, there will be a tendency
for land to be more intensely used over time with higher densities.
Also, how much land could be developed is not a predictor of whether it
will be developed. Ultimately the market will dictate how much land will
be developed. Attempting to predict the market was beyond the scope of
the Buildable Lands analysis.
Issues and Background
Auburn's Potential
Annexation Area
Auburn's Comprehensive Plan contains policies which designate types and
intensities of land uses that will accomplish the City's long range goals.
Since the Plan depicts a long term perspective of the City's growth, it is
appropriate to also include on the Comprehensive Plan map those areas
which may not currently be within the City limits, but are planned to bcto
be in the future. These areas are within the city's potential annexation area
(PAA). (Map I.1). However, due to recent annexations, the amount of land
remaining within the PAA is relatively small.
The city provides water and sewer service to many portions of the PAA.
In addition, growth in the PAA can have significant impacts on other City
services. Hence, it is important for City decision makers to consider the
growth in these areas as well as within the city limits when making
decisions concerning capital projects such as water and sewer extensions
and road projects. (For a more thorough discussion of these issues; see
Chapter 13, "Development in the Unincorporated Areas and Annexation. ")
GOAL 5. CITY EXPANSION AND ANNEXATION
To ensure the orderly development and annexation of the City's potential
annexation area in a manner that ensures adequate and cost - effective
provision of required urban services and facilities, reduces sprawl,
implements the goals, objectives and policies of the Auburn
Comprehensive Plan, and protects designated rural areas.
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Land Use
Objective 5.1 To designate Auburn's potential annexation area and to include those areas
on the City's Comprehensive Plan Map.
Policies:
LU -1 Auburn's Potential Annexation Area is shown on Map 3.1.
Map 3.1 also depicts Growth Impact Areas. These Growth
Impact Areas are generally adjacent cities or unincorporated
County lands in which development that occurs potentially
impacts the city of Auburn.
Urban Form
LU -2 The Auburn City Council may revise the boundaries of the
Potential Annexation Area in the future, in response to:
a. Amendments to the King County Urban Growth Area as
specified in the King County Countywide Policies;
b. Discussions between Auburn and adjacent jurisdictions
regarding Potential Annexation Area boundaries;
c. Discussions with Pierce County concerning the designation
of Potential Annexation Area boundaries; or
d. Changed circumstances relating to population and
employment growth and projections, urban service
feasibility, or similar factors.
Planning deals with the basic geographic form of the city: Auburn's
existing form separates the city into two parts: a concentration of
employment base on the west with sufficient existing and potential jobs to
be of regional significance (region serving area), and residential and
locally oriented business uses to the east (community serving area). This
existing policy of a "split" form has generally been effective in avoiding
gross land use conflicts between residential uses and more intensive (e.g.
industrial) land uses. This Plan's policies maintain this basic split policy.
However, Auburn's downtown area is also treated as a unique (both region
and community- serving) part of the city's form.
Another aspect of a city's form is its development intensity. Varying
intensities of development require different configurations of city services
and facilities and create different community impacts. The location of
different intensities can also assist in establishing the city's character and
identity, and can be instrumental in furthering other important goals
(protection of critical areas, protection against natural hazards, etc.).
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Land Use 1
Policy established by the 1969 Comprehensive Plan assumed that the city
would eventually be completely urban in character and the City's approach
to developing its service delivery system was driven by this assumption.
At that time no City policy or program addressed agricultural preservation.
While extensive areas with rural development require expensive
restructuring of the City service delivery system, strategic long -term
protection of some of these areas can assist in limiting urban sprawl,
maintaining diversity of living environments, and protecting important
environmental resources, in particular the City's water source at Coal
Creek Springs. This Plan designates a limited amount of Residential
Conservancy area for this purpose, which should not significantly affect
the overall cost of city services.
GOAL 6. URBAN FORM
Objective 6.1.
To establish an orderly urban form which separates uses on the basis of
their functional relationship to the community, and which reinforces the
identity of the community.
To physically separate region serving employment centers and other
regionally oriented land uses from areas that are residential or local in
character while ensuring that regional facilities strengthen the community
as a whole and enhance downtown Auburn.
Policies:
LU -3 Areas on the valley floor which are suitable to support large
scale economic development projects should be reserved, for
the most part, for uses which support Auburn's role as a
regional employment and commercial center (to be known as
the Region Serving Area -- See Map 3.2).
LU -4
LU -5
Areas delineated on the Urban Form Map (Map 3.2) as the
Community Serving Area should be reserved for uses which
are local in character or serve local markets.
Link together regionally significant land uses such as the
SuperMall, Green River Community College, Boeing, Emerald
Downs, and commercial uses on Auburn Way in a manner that
enhances the regional stature of Auburn while providing
services, employment and tax base for the community.
Linkages should be designed to enhance Downtown Auburn as
the community's focal point.
Objective 6.2. Maintain downtown as an area that uniquely serves both regional and
community needs.
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Policies:
ILand Use 1
LU -6 The downtown urban center shall be the focal point of the
Auburn community. It should include a mix of uses including,
but not limited to, government and civic uses, retail, residential
and services that are appropriate to fill that role.
LU -6A Focus growth and development in the Auburn Downtown
urban center to support economic development, complement
transit oriented development, direct growth pressures away
from single family residential neighborhoods, and implement
regional growth management strategies.
Objective 6.3. To protect community identity while promoting diversity and conserving
rural amenities, by designating rural areas along the city's periphery and in
areas with significant environmental values.
Policies:
LU -7
LU -8
LU -9
LU -10
The City shall support the County agricultural program in
securing the development rights to strategically located parcels,
especially along the northern city boundary and at the start of
the Upper Green River Valley.
The City should limit accessible City utility systems into the
Upper Green Valley, and shall limit density, thus preserving
the character of the area and encouraging continued cultivation
on these properties.
The City shall protect Coal Creek Springs by: 1) limiting
density to less than one residential unit per four acres within
the area tributary to the Coal Creek Springs Watershed and by
2) designating a Special Planning Area for the Mt. Rainier
Vista site.
The City shall support low density County zoning adjacent to
the city on the Enumclaw Plateau Agricultural District and will
not extend City sewer and water facilities into the area if it will
promote urban development.
LU-1 1 The City shall consider the impacts of new development
activities on resources (including agricultural resource lands,
cultural resources, forest resource lands, and mineral resource
areas (Map 9.4)), the environment and natural resources
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Land Use I
Objective 6.4
(particularly critical areas, wildlife habitats and water quality)
as part of its environmental review process.
Maintain low- density "urban separators" areas which protect
environmentally sensitive areas and create open space corridors within and
between urban areas, consistent with the King County Countywide
Planning Policies.
Policy:
LU -12 The City shall maintain urban separators in the Lea Hill area as
designated by King County.
Residential
Development Within most communities, a range of housing densities is allowed to
provide a variety of housing opportunities. The wider the range, the
greater the opportunity for individuals to find housing relative to their
particular needs, affordability and preference.
While the City's policy provides for a relatively wide range of residential
densities, development over the past decade has been heavily concentrated
toward the middle and upper levels of the range (See discussion in Chapter
4, Housing Element).
As land costs have escalated in the region, however, Auburn has remained
relatively affordable to the average family.
This Plan provides that the City should seek to restore the traditional
character of the community by encouraging preservation and development
of housing that is suitable to the retention and attraction of families within
the community. This would be best accomplished by focusing multi-
family development in the urban center, protecting the residential
character of existing single family neighborhoods and promoting the
development of new neighborhoods of single family homes.
Consequently, residential land use policies will emphasize the creation and
preservation of single family neighborhoods, while still encouraging the
development of other housing types for those who need or want them.
GOAL 7. RESIDENTIAL DEVELOPMENT
To emphasize housing development at single family densities, in order to
reestablish a mix of housing types appropriate for a family oriented
community, while recognizing the need and desire for both lower density
and higher density housing appropriately located to meet the housing
needs of all members of the community.
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Land Use
Objective 7.1. To establish a system of residential densities that accommodates a range
of housing choices appropriate for the city.
Policies:
LU -13 The City should promote the provision, preservation and
maintenance of adequate housing for the city's residents by
encouraging a balanced mix of housing types and values
appropriate to the income levels and lifestyles of area residents.
Auburn has always been willing to accept its "fair share" of
low and moderate cost housing opportunities. However, this
has translated into a great disparity in Puget Sound
communities with cities such as Auburn receiving more of
these types of housing than other comparable communities.
This has had impacts in terms of the costs of meeting human
service needs as well as some poorly maintained multifamily
properties which have caused a variety of problems. Auburn
will work to insure that housing units are equitably distributed
across the region in terms of both physical location and cost.
LU -14 Residential densities in areas designated Il
residential "residential conservancy ", which represent areas that
have environmental constraints and which promote protection
of City water sources, should be no greater than 1 dwelling unit
per 4 acres until such time public facilities are available.
LU -15 The area designated "residential conservancy" allows for a
lifestyle similar to that of rural areas since the lower density
established protects the critical areas such as the City's Coal
Creek Springs watershed. A rural lifestyle generally includes
allowance of farm animals, streets not urban in character (e.g.
no sidewalks, street lights), and limited agricultural type uses.
LU -16 Residential densities within designated "urban separators"
should be no greater than 1 dwelling unit per acre. Clustering
of allowed density onto a portion of a site should be favorably
considered.
LU -17 Residential densities in areas designated for single family
I residential use should be no greater than 6-7 units per net acre.
These areas should be served with good transit availability (1/4
mile or less to a route with at least half hour service).
Accessory dwelling units should be permitted to allow
increased densities. The bulk of the single family residential
community should be developed at a density of between 4 and
6-7 dwelling units per net acre. Increased density is achievable
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Land Use
Objective 7.2.
Objective 7.3.
through flexible development standards, if certain criteria are
met, as established in city code.
LU -18 Residential densities in areas designated for multiple family
development should not exceed 20 units per net acre. Multiple
family densities should generally decrease with proximity to
single family areas. Multiple family densities may exceed 20
units per acre provided they are within walking distance of1/4
mile from regional transit facilities or are targeted to
populations not requiring outdoor recreation areas and having
low private automobile usage (e.g. nursing homes). These
targeted developments should be located in close proximity to
shopping, medical and public transportation services.
Increased density is achievable through flexible development
standards, if certain criteria are met, as established in city code.
To designate land for the development of new single family homes.
Policies:
LU -19 In applying the land use designations of the Comprehensive
Plan, first consideration shall be given to designating an area
for single family residential use.
LU -20 Most of the undeveloped areas of the Community Serving Area
of the city (see Map 3.2) shall be reserved for single family
dwellings. The ability to buffer the area from incompatible
land uses and heavily traveled arterials or highways should be
considered in designating currently undeveloped areas for
future single family use. Such buffering can be accomplished
by taking advantage of topographic variations and other natural
features, requiring expanded setbacks along arterials, by
orienting lots and houses away from arterials, by designating
moderate density multiple family areas as transitional areas,
and by other means.
To promote the development of quality single family neighborhoods
which relate the design and types of residential areas to important natural
and manmade features.
Policies:
LU -21 Residential development should be related to topography,
circulation, and other amenities, as guided by policies of this
Plan.
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Land Use
LU -22 Residential development should be discouraged in poorly
drained areas.
LU -23 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 and
resource lands (including, but not limited to, agricultural
resource lands, cultural resources, forest resource lands,
mineral resource areas (Map 9.4) hillsides or wetlands), and to
facilitate non - motorized transportation. Increased density is
achievable through flexible development standards, if certain
criteria are met, as established in city code.
LU -24 The development of residential areas should recognize the
importance of community and public facilities in developing a
sense of neighborhood and community.
LU -25 Residential development of shoreline areas shall be in accord
with the City's Shoreline Management Program and should
provide for the retention of public access to these areas.
Special care should be taken in the design of residential areas
in shoreline areas to reduce the potential conflict between
residential use and public access.
LU -26 Emphasis shall be placed upon the manner in which the
recreational needs of the residents shall be met in the approval
of any residential development.
LU -27
Any change from the rural residential conservancy designation
shall be to a single family designation. Single family
residential areas should also be used to buffer rural areas from
other urban uses.
LU -28 Areas abutting major arterials should be carefully planned to
avoid potential conflict between the development of the arterial
and single family uses. Single family uses in such areas should
be platted in a manner which orients the units away from the
arterial. Where such orientation is not possible, a transition
area should be allowed for non - single family uses which
reduce total driveway connections to the arterial. In any case,
non - motorized access between residential areas and arterials
should be provided. In areas with existing single family
developments, substantial flexibility can be permitted for street
front buffering.
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Land Use
Objective 7.4. To establish new neighborhoods in a way that will minimize the potential
for intrusion of incompatible uses.
Multiple Family
Housing
Policies:
LU -29 Development design should utilize and preserve natural
features, including, but not limited to, topography and stands of
trees, to separate incompatible land uses and densities.
LU -30 Development design should use open spaces, including parks,
to separate incompatible uses.
LU -31 Development codes shall be modified to allow the City to
require that landscaped buffers, natural area preservation or
other measures are utilized to separate new residential
developments from incompatible uses and major streets. These
buffers should permit access between the residential area and
the major street by pedestrians and bicyclists.
The escalating gap between the costs of housing and the ability to pay
rental or mortgage prices has increased the demand for multi - family units.
Unfortunately, it is clear that the development of multiple family
dwellings in single family areas has created an adverse reaction. The level
of conflict between single family neighborhoods and multiple family
dwellings must be reduced. Since much of this reaction is related to the
design of these structures, design standards could substantially reduce this
problem for new construction.
Objective 7.5. To meet the need for multiple family dwellings while avoiding conflict
with single family residential areas.
Policies:
LU -32 In considering where future higher density development should
locate, priority shall be given to designated Special Planning
Areas (where such use can be balanced and planned with single
family areas), the Downtown and areas with high levels of
transit service.
1
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Amended 2009%
Land Use
LU -33 Unless required for other purposes, the need for new higher
density developments shall be based on local need for such
units and should not substantially exceed a fair regional share
of such housing.
LU -34 Multiple - family developments should be located functionally
convenient to the necessary supporting facilities including
utilities, arterials, parks, transit service, etc.
LU -35 Design codes and guidelines should beare developed for
multifamily housing to ensure high quality design and
compatibility with surrounding development. These standards
should be reviewed periodically to remain consistent with
planning trends and market demands.
LU -36 Multiple family dwellings shall not be permitted as a matter of
right in single family residential districts, but should be
permitted only where necessary to remove potential blight, to
buffer single family uses from incompatible uses or activities,
or to allow effective use of vacant areas. Standards for such
siting should provide for design review to ensure compatibility
and provide that the density of development is consistent with
the density of the adjoining single family uses.
LU -37 Siting of moderate density units shall be encouraged as a buffer
between single family areas and more intense uses. Such
buffering is appropriate along arterials where existing platting
prevents effective lot layout for single family units. Also, such
buffering is appropriate between single family areas and
commercial and industrial uses. Where there are established
single family areas, the design and siting of moderate density
units shall be controlled to reduce potential conflicts and to en-
sure buffering of uses. Higher density units are not to be
considered such a buffer.
LU -38 Higher density developments or larger scale multiple family
developments should be limited to residential areas where they
can be developed as a unit with the necessary supporting
facilities. Such development shall provide adequate access by
developed arterials with minimal potential to generate traffic
through single family areas. Extensive buffering measures
shall be required where such areas adjoin single family
residential areas. Care should be exercised to avoid creating
barriers to pedestrian and bicycle movement. Where feasible,
new multiple family development should be planned in
Page 3 -17
Amended 20094
Land Use
conjunction with single family and moderate density
development.
Manufactured
Homes Manufactured homes provide affordable housing to many Auburn
residents. In many cases, they provide the opportunity of home ownership
to households which cannot afford to purchase more traditional types of
housing. However, poorly designed, high density manufactured home
parks can raise the same issues that multiple family developments pose.
Careful design and placement of manufactured housing in parks especially
I with appropriate 1aig-,-landscaping can greatly reduce problems
associated with such development.
Objective 7.6
This Plan's policies continue to recognize the benefits that manufactured
homes can have on housing affordability. Improved codes requiring high
standards for the design and siting of manufactured home parks and units
on individual lots should be implemented.
To continue to allow manufactured homes as an affordable form of home
ownership, provided that such developments are carried out in a manner
which supports rather than detracts from the quality of the community and
adjacent uses.
Policies:
LU -39 The siting of new manufactured home parks shall be subject to
the same policies applicable to high density residential
development. Manufactured home park densities should not
exceed 8 units per acre. New manufactured home parks shall
be bordered or contained by physical features, or planned and
designed as part of a larger development incorporating other
housing types in a manner which limits further manufactured
home park expansion into adjacent areas.
LU -40 Manufactured homes shall be permitted on single family lots
provided that they are sited and constructed in a manner which
would blend with adjacent homes. Manufactured homes must
be new units, meet minimum dimensional standards (double
wide) and be placed on permanent foundations, consistent with
State law.
Moderate and High
Income Housing The City wants to increase the amount of housing oriented toward those
with moderate and high incomes. A jurisdiction typically encourages a
type of development by providing incentives which lower the cost of
1
Page 3 -18
Amended 20098
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asn puui
Land Use 1
a. The location of uses other than those permitted outright
shall only be allowed as specified in this comprehensive
plan and in the zoning code.
b. Approval of any non - residential land use shall occur only
after a public hearing process.
c. The City recognizes the important role that public facilities
(such as sidewalks, neighborhood parks and elementary
schools) and limited scale quasi - public uses (such as
smaller churches and daycare centers) play in maintaining
viable residential neighborhoods.
d. Single family detached residential neighborhoods should be
protected from intrusion by non - residential or large scale
multi - family uses.
LU -43 The City shall seek to abate existing incompatible uses in
residential neighborhoods. Mineral extraction operations
within mineral resource areas (Map 9.4) operating in
compliance with the conditions of their permit are not
incompatible uses.
LU -44 Home occupations in residential neighborhoods shall be
permitted only if they comply with performance standards that
ensure compatibility with adjacent residential uses.
LU -45 Limited commercial uses (such as daycare centers and
professional offices) may be permitted, but only under
appropriate conditions, by means of conditional use permits
when landscaping and design features can be used to minimize
impacts on surrounding uses and the site is:
a. Along the border of residential neighborhoods; or
b. In specific areas where site specific conditions may limit
the use of the site for residential uses; or
c. Along arterials transecting residential neighborhoods.
LU -46 Development standards and regulations for residential areas
should avoid unnecessary barriers to the renovation and
improvement of homes in established neighborhoods built to
previous standards.
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Land Use
LU -47 The City should give special attention to improving the quality
of low income neighborhoods and seek to implement programs
which encourage rehabilitation of deteriorating structures and
facilities in such neighborhoods. (Guidance for this policy is
provided by the City's annual Block Grant Program Plan.)
Objective 8.2 To provide for the orderly transition to other uses of older residential areas
that are no longer viable.
Policies: •
LU -48 The management of areas in transition from existing residences
to a planned non - residential mouse should balance the needs
of existing residents with the need to accommodate new uses.
LU -49 Greater flexibility should be provided for home occupations in
transitional areas.
LU -50 Whenever considering a conversion from single family to
another use, the applicant's burden shall be on demonstrating
the unsuitability of an area for continued single family use.
Commercial
Development Commercial land development provides needed services and jobs to
Auburn and regional residents and visitors. Further, it is a major
component of Auburn's tax base through the sales tax and property taxes it
generates.
There are several different types of commercial land, each providing
different types of services and jobs. The discussion and policies that
follow recognize the importance of each of these types of commercial
development and the important role that they play.
GOAL 9. COMMERCIAL DEVELOPMENT
To maintain and establish a variety of commercial environments which
provide the full range of commercial services to the community and region
in a manner which reduces conflicts between different types of
commercial services and other uses.
Neighborhood Commercial
Page 3 -21
Amended 2009%
Land Use 1
Objective 9.1.
Small commercial centers within or adjacent to residential neighborhoods
serve a useful function in providing convenient access to neighborhood
residents for their "everyday" or "convenience" shopping needs. These
centers can serve to reduce the number of automobile trips or at least
shorten them by providing services near one's residence. For
neighborhood centers to provide these benefits, attention must be paid to
ensuring adequate access to these centers from the adjacent neighborhood.
However, these commercial areas can also adversely affect a
neighborhood by generating traffic and land use conflicts.
Due largely to the extensive commercialization of Auburn Way and the
north/south orientation of the developed portions of Auburn, few
residential neighborhoods within the city lie more than several blocks
from a commercial area. Significant outlying commercial centers have
also been developed, so that the currently developed residential
neighborhoods are adequately served. However, future large scale
residential developments will create a need for new small -scale
commercial centers. This Plan's policy toward neighborhood commercial
centers balances needs for shopping convenience with the protection of
residential neighborhoods, and seeks to limit the development of new
inappropriate commercial strips.
To provide for the convenience commercial needs of residential areas,
while protecting existing and future residential neighborhoods from the
disruptive effects of commercial intrusions.
Policies:
LU -51 Existing neighborhood oriented commercial centers should be
identified and designated. Commercial uses within these
centers should be limited to those having primary market areas
considerably smaller than the entire community.
LU -52 Designated neighborhood commercial centers should be
prevented from spreading along the arterials that serve them.
LU -53 A prime consideration in permitting the expansion of existing
neighborhood commercial areas shall be the ability to
adequately buffer any nearby residences from disruptive
impacts.
LU -54 In some instances of existing neighborhood commercial
centers, a transition zone of moderate density residential uses
should be designated between the center and single family
residential areas.
1
Page 3 -22
Amended 20098
Land Use I
Objective 9.2
LU -55 New neighborhood commercial centers should be considered
under the "Special Planning Areas" concept. Such areas should
be carefully designed and integrated into the overall area
development plan so as to minimize traffic and land use
conflicts. Commercial uses should be limited to those having
primary market areas approximately the size of the special
planning area.
LU -56 Consideration should be given to providing adequate access to
neighborhood commercial development by non - motorized
modes such as walking and biking. Barriers to these modes
such as walls and fences should be removed when possible and
shall be avoided in new development.
Mixed Use Centers
Commercial centers at times can through a proper mix of uses be
integrated with residential components. These mix use centers serve in
providing convenient services, alternative living environments, and
efficient use of both land and infrastructure.
To provide where appropriate mixed use of commercial and residential
development designed to assure compatibility of uses inside the
commercial center and adjacent residential neighborhoods
Policy:
LU- 57 Mixed -use developments with both commercial and residential
components are encouraged in Light Commercial centers.
These developments should include primarily retail stores and
offices designed to provide convenient shopping and other
services for nearby residents. Industrial and heavy commercial
uses should be excluded.
Design features of mixed -use developments should include the
integration of the retail and/or office uses and residential units
within the same building or on the same parcel. Ground level
spaces should be built and used predominately to accommodate
retail and office uses. Off - street parking should be located
behind or to the side of the buildings, or enclosed within
buildings. Accessible pedestrian connections and bicycle paths
must be designed to facilitate safe connections within the
development, along adjacent roads adjacent and to adjacent
residential developments.
1
Page 3 -23
Amended 20094
Land Use
Design guidelines for mixed -use development have been
developed. These guidelines should be reviewed and amended
periodically to be consistent with current planning trends and
market demands.
Highway Commercial
While commercial uses along arterials (often called "strip commercial"
development) provide important services to community residents, the
proliferation of commercial uses along arterials raises several land use
planning issues. On the negative side, strip commercial development
creates traffic flow problems and conflict with adjacent land uses. Due to
their "linear" nature, commercial strips result in a maximum area of
contact between commercial uses and other land uses resulting in a high
potential for land use conflicts. Poor visual character due to excessive
signage and architectural styles designed to attract attention instead of
promoting a sense of community is an additional concern. Pedestrian
shopping is made difficult, resulting in greater generation of automobile
traffic, and large fields of asphalt parking lots are needed to accommodate
single purpose vehicle trips.
Despite the problems associated with commercial development along
arterials, many such locations are often quite unsuitable for other uses, due
to the impacts associated with heavy traffic volumes. Also, many
commercial uses thrive at such locations due to high visibility and
accessibility. The Plan seeks to manage existing arterial commercial areas
to take advantage of the accessibility they provide, while minimizing
traffic and land use conflicts and improving their visual appearance
through an enhanced design review process and development standards.
Objective 9.3. To encourage the appropriate use of areas adjacent to heavily traveled
arterials while minimizing land use and traffic conflicts by:
• Managing the continued commercial development of existing
commercial arterials in a manner which minimizes traffic and land use
conflicts.
• Conserving residential qualities along heavily traveled arterials which
are not yet commercialized, by restricting commercial development to
types which provide an appropriate buffer.
• Protecting existing, viable residential areas along lesser- traveled
arterials, from commercial development.
Policies:
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Amended 20098
Land Use
LU -58 The City shall identify those existing commercial arterials that
are appropriate for continued general (heavy) commercial
development, and those arterials that are appropriate for
continued or future limited (i.e. professional office type)
commercial development.
LU -59 The City shall review its standards relating to the number, size
and location of driveways to ensure consistency with goals and
policies relating to arterial commercial development.
LU -60 The City shall encourage the grouping of individual
commercial enterprises along commercial arterials to promote
the sharing of parking areas, access drives and signs. Such
grouping can be encouraged through land division regulations,
sign regulations and development standards.
LU -61 Moderate density multiple family residential development shall
be used to buffer general (heavy) commercial arterial
development from single family development. Extensive
screening and landscaping shall be used to buffer general
commercial uses from multiple family uses. However, the
placement of walls and fences and site designs which prevent
easy access by bicyclists and pedestrians should be avoided.
LU -62 Arterials experiencing strong pressure for commercial
development, but not yet committed to general (heavy)
commercial uses, shall be designated for mixed light
commercial and moderate density multi - family uses.
Development regulations should encourage the development of
professional office and similar uses and small scale multiple
family housing, with development and design standards
carefully drawn to ensure preservation of a quality living
environment in adjacent neighborhoods. Development
regulations could also allow other light commercial and higher
density multi - family housing, subject to an extensive public
review, and possibly a design review process.
LU -63 Residential arterials having good potential for long term
maintenance of a quality living environment should be
protected from the intrusion of commercial uses. In some
instances, these may be appropriate locations for churches and
other religious institutions, or moderate density multiple family
uses.
LU -64 Newly developed arterials shall incorporate design features,
and development of adjacent land shall be managed such that
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Amended 20098,
Objective 9.4.
Land Use 1
creation of new commercial strips is avoided. Land division
regulations shall result in single family residences being
oriented away from the arterial, with access provided by a non -
arterial street.
LU -65 Commercial strip development along Auburn Way South
should be limited to north of the R Street overpass.
LU -66 The City should develop design standards and guidelines for
development along arterials to improve their visual appearance.
The Regional SuperMall
The development of the "SuperMall of the Great Northwest on 155 acres
near the junction of SR167 and SR18 in the 1990's has led to a
"destination" mall attracting consumers from long distances.
During the Mall's development review, a number of issues were raised.
Included in these issues were the impacts of the SuperMall on Auburn
downtown and the possibility of commercial sprawl around the SuperMall
that would exacerbate impacts to the downtown and traffic around the
SuperMall.
Since that time, several factors have changed. Auburn's downtown, as a
designated urban center, has developed a more specific vision for the
community. Also, it is not expected that the SuperMall will develop to its
maximum square footage and retail commercial uses have become a more
important local government revenue source.
The City should continue its commitment to the SuperMall's development
as a regional attraction, and take advantage of the SuperMall's presence to
complement strategies related to downtown preservation and development.
To capture the retail market of customers visiting the SuperMall and
strengthen Auburn's role as a major retail commercial center for the
region.
Policies:
LU -67 Support commercial development around the SuperMall that
complements its role as a regional shopping center.
LU -68 The City will oppose the development of a regional shopping
center in the unincorporated areas in the vicinity of the city.
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Amended 2009g
ILand Use
LU -69 The City will seek ways to draw customers from the SuperMall
into the downtown and other areas within the city.
LU -70 The City shall continue to recognize and support the
development of downtown Auburn as a focal point of the
Auburn community.
Downtown
Auburn Downtowns have historically served as the business, cultural and
governmental focal points of their communities. In many communities
(like Auburn) this role has been challenged by new shopping patterns
focused on regional malls and commercial areas outside of the downtown.
Maintaining a healthy and vital downtown Auburn continues to be
important as it is recognized by residents as a focal point of the com-
munity and an important element of the City's identity.
In May 2001, the Auburn City Council adopted the Auburn Downtown
Plan. The Auburn Downtown Plan is the City's updated strategy to
continue its downtown revitalization efforts consistent with State, regional
and local growth management planning concepts and strategies. The
Auburn Downtown Plan, and this Plan, provides that Downtown Auburn
should remain the commercial, cultural and governmental focal point for
the community. Efforts to enhance this function for Downtown Auburn
are strongly supported.
The Auburn Downtown Plan is based on implementing policies and
strategies through partnerships and innovative techniques. The City, the
downtown business community and members of the community at -large
will need to work closely together to maintain and upgrade the quality of
the downtown working, living and shopping environment.
Part of the impetus for developing new strategies to approach downtown
revitalization is the development of the Sound Transit Commuter Rail
Transit Station. The Auburn Downtown Plan seeks to build on the
excitement and energy resulting from public investment in the Transit
Station and in other public investments such as the Third Street Grade
Separation project.
The Auburn Downtown Plan envisions dow ^townenvisions downtown as
an urban center. Designation as an urban center was achieved in 2004.
Auburn's urban center:
• Establishes a 220 acre planning area that is the focus for downtown
redevelopment.
• Provides incentives for downtown development and redevelopment
through policy direction that supports:
Page 3 -27
Amended 2009g
Land Use
- Elimination of transportation impact fees;
- Elimination of stormwater improvements for
redevelopment of existing sites that do not result in an
increase in impervious surface;
-Lower level of service for transportation facilities; and,
- Reduction in the off - street parking requirements compared
to other areas in the city.
• Encourages non - motorized pedestrian and bicycle connections and
linkages to and within the urban center area.
• Encourages protection of historic assets and resources from
redevelopment activities.
• Identifies potential catalyst projects and sites to spur development
activity in the downtown and better focus redevelopment and
marketing efforts.
• Encourages more residential development downtown and also 24-
hour type uses and nighttime activity.
• Seeks to remove undesirable land uses and other blighting
influences in the downtown area.
• Promotes street improvements and enhancements to improve access
and the visual qualities of the streetscape.
In early 2007, the City established a new zoning district for the majority of
downtown, the Downtown Urban Center (DUC) district. Unlike other
zones, this district allows all types of land uses unless specifically
prohibited. In addition, it regulates the intensity of development by
allowed Floor Area Ratio (FAR) and provides incentives for higher
intensity of use. The DUC zone also features relaxed parking standards
from those found in other zone districts and by reference, adopted Design
Standards to ensure a high quality of development in the downtown area.
GOAL 10 DOWNTOWN
Objective 10.1
To encourage development and redevelopment within Downtown Auburn
which reflects its unique character as the community's historic center,
thatcenter, which is consistent with the Auburn Downtown Plan's vision
for Downtown Auburn as an urban center within King County and the
Puget Sound region.
To preserve and enhance the role of downtown Auburn as the focal point
of the Auburn community for business, governmental and cultural
activities.
Policies:
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Amended 20098
Land Use
LU -71 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 Union Pacific tracks. (See Map 3.3)
LU -72 Auburn s urbanAuburn's urban center /regional growth center
tenter boundaries shall be those established as the
planning area for the Auburn Downtown Plan adept-e4
Mayadopted May 2001 (See Map 3.4).
LU -73 Implement the policies and strategies of the Auburn Downtown
Plan to support development of Auburn's urban center.
LU -74 Encourage the attainment of urban center growth forecasts
through implementation of higher intensity development to
achieve the efficient use of land.
LU -75 Downtown shall continue to be recognized as the business,
governmental and cultural focal point of the community. A
diversity of uses including multifamily residential should be
encouraged to maintain a vibrant, active and competitive center
for the City of Auburn.
LU76 The City should continue to support the development and
rehabilitation of multiple family housing in the Downtown, as
part of mixed use projects.
LU -77 The City shall maintain an ongoing downtown planning and
action program involving the downtown business community
and other interested groups. This activity should be guided by
this Plan and the Auburn Downtown Plan.
LU -78 The City shall continue to give priority consideration to the
maintenance and improvement of public facilities and services
in the downtown area.
Downtown Land Uses
Objective 10.2 To recognize areas within the downtown that have identifi
charactersidentifiable characters and uses.
LU -79 The area north of First Street North, west of Auburn Avenue,
south of Fifth Street North and east of the Burlington Northern
tracks should be designated and managed as a medical and
professional services area. New heavy commercial and
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Amended 2009g
Land Use
industrial uses should be prohibited and existing ones
amortized. Commercial uses supporting medical and
professional uses should receive priority.
LU -80 The area lying generally east of "D" Street S.E. and south of
Main Street (not including the Main Street frontage) shall be
designated for mixed residential and commercial uses.
LU -81 The area lying generally between Auburn Way North (but not
properties abutting AWN) and Auburn High School should be
designated for multiple family residential uses.
LU -82 Automobile oriented uses within the Downtown Urban Center
shall be developed and located in accordance with the policy
direction of the Auburn Downtown Plan and implementing
DUC, Downtown Urban Center code requirements.
Downtown Urban Design
Objective 10.2: To ensure that all new development and redevelopment in the downtown
reflect the unique character of the area.
LU -83 The City shall develop programs and ordinances to preserve
and protect downtown's historic character. Development codes
should be revised as needed to recognize the uniqueness of
downtown through appropriate performance standards and
design guidelines. A high level of visual amenity should be
pursued, and no heavy outdoor uses or outdoor storage should
be allowed.
LU -84 The downtown area shall be comprised of a mixture of uses
consistent with the area's role as the focal point of the
community. These uses shall be primarily "people- oriented" as
opposed to "automobile- oriented ", and shall include
commercial, medical, governmental, professional services,
cultural and residential uses.
LU -85 Regulations for the retail core of downtown should encourage
retail uses, but should discourage uses which result in a high
proportion of single use vehicle trips (such as fast food
restaurants and drive - through windows).
Downtown Transportation
Objective 10.3: To emphasize pedestrian traffic and transit usage in the downtown.
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Amended 2009g
Land Use I
Objective 10.4:
LU -86 Emphasis should be given to enhancing pedestrian linkages
between the Hospital area, the Main Street retail core, the
Performing Arts Center, the southwestern portion of
Downtown, and the parking area adjacent to Safeway. An
important element of this emphasis will be to reduce the
pedestrian barrier effect of Auburn Avenue and Auburn Way.
LU -87 The City should build upon past efforts to improve pedestrian
amenities, through public improvements, sign regulations and
development standards. The maintenance of public and private
improvements should be given priority commensurate with
downtown's role as the focal point of the community.
LU -88 The City shall work with transit providers to increase the
availability and effectiveness of transit in downtown and
between downtown, other commercial and employment areas,
residential areas, and the region at large.
LU -89 As regional transportation programs such as commuter rail are
implemented, the City will strive to ensure that the downtown
is a beneficiary.
Downtown Parking
To develop a parking program for the downtown which recognizes the
area's historic pedestrian character, while providing sufficient parking for
customers of all businesses, residents, and commuters.
LU -90 A strong Downtown shall be encouraged through improved
parking, circulation, and the grouping of business outlets and
governmental services. Parking standards should be developed
which recognize the unique nature of downtown parking
demand. The City should work with the business community
in public /private partnerships to develop a coordinated and
effective approach to providing adequate parking and
circulation.
LU -91 A strong Downtown shall be encouraged through improved
parking, circulation, and grouping of business outlets and
governmental services. The development of public parking
lots to serve the downtown should be guided by a Downtown
Parking Plan.
LU -92 The City views adequate parking in the downtown area as a
critical step in implementing the downtown policies and the
1
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Amended 2009g
LLand Use I
rehabilitation policies of this Plan. All business in the
downtown area will be hindered if adequate parking is not
available. However, parking needs coupled with rehabilitation
needs in the downtown area require special policies:
a. Some flexibility in the general parking requirements of the
City may be necessary to accommodate reuse of existing
buildings and to accommodate new development. Such
flexibility should be directed at seeking to pool parking
resources through the formation of a Downtown parking
LID when such parking cannot be provided by the business
or through shared parking agreements.
b. Since rigid parking requirements will interfere with
redevelopment of downtown, and the pattern of existing
development restricts the amount of parking available,
public development of parking in the downtown area is
appropri ate.
c. A comprehensive study of the parking needs of downtown
should be made to determine the most efficient method of
meeting the unique parking demands of the area.
d. Parking policy for the downtown needs to balance the
impact of parking on downtown's pedestrian character,
economic development and transit usage.
Downtown Redevelopment
Objective 10.5: To work with all interested groups on revitalizing the Downtown area.
LU -93 The City of Auburn should strive to maintain active working
relationships with the Auburn Downtown Association, the
Chamber of Commerce and other groups whose goal is the
revitalization of downtown. The City will seek to become a
partner with these and other groups, where feasible, in
public /private partnerships that further the goal of downtown
revitalization.
LU -94 The City shall continue to support legislation to improve fiscal
leverage in urban rehabilitation programs.
LU -95 The City shall continue to support the redevelopment efforts of
the private sector in the downtown area.
Industrial
1
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Land Use
Development
Auburn's industrial land and the development that it supports accounts for
a significant percentage of the City's tax base. It also provides a large
number of jobs to both city and regional residents. Good industrial land is
a limited resource and should be fully utilized to maximize its potential
benefits. Industrial development typically utilizes extensive amounts of
land and is typically located near major transportation facilities. For these
reasons, industrial activities are often quite visible. For people traveling
on SR167, industrial development is the primary view they have of
Auburn.
Streamlined Sales Tax legislation changes the tax structure within the state
and has specific consequences for industrial, warehouse and distribution
cities such as Auburn. In response to the State's consideration of such
legislation, the Auburn City Council approved Resolution No. 3782 in
November 2004.
Resolution No. 3782 outlines an approach and actions the City will take
related to land use planning, zoning and other matters in the event a
streamlined sales tax proposal or other similar proposals that change the
tax structure are adopted. Included in this resolution is direction to
consider amendments to the comprehensive plan and zoning codes to
reevaluate the existing industrial land use designations and patterns in the
City.
GOAL 11. INDUSTRIAL DEVELOPMENT
To provide for, establish and maintain a balance of industrial uses that
respond to local and regional needs and enhance the city's image through
optimal siting and location, taking into consideration tax policy impacts of
streamlined sales tax and /or other similar legislation.
Type of Industrial Uses
There is a wide variety of possible industrial uses that could be sited in
Auburn. As with the mix of residential uses, the mix of industry also
affects the image of the city. The regional image of the city is that of an
industrial suburb with an emphasis on heavy industry. This image is quite
apparent as one travels along Highway 167 where there is an almost
unending view of high -bay warehouse buildings.
Different types of industrial areas should be separated since some types of
industrial activities conflict with other industrial activities (especially
those of a more desirable character). Such separation should be based
primarily on performance standards.
1
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Amended 2009g
Land Use
Location of Industrial Uses
Before the adoption of the 1986 Comprehensive Plan, there had been little
separation of various types of industrial uses. At the time, there was no
well understood policy basis regarding the separation of different types of
industrial uses and some areas very suitable for high quality light
industrial uses were committed to heavier uses. High visibility corridors
developed with a heavier industrial character and established a heavy
industry image for the city. The Plan provides clear distinction between
different industrial uses. It also reserves areas for light industrial uses.
Objective 11.1. To create a physical image for the city conducive to attracting light
industry.
Policies:
LU -96 Highly visible areas which tend to establish the image of the
city should not be used by heavy industrial uses.
LU -97 The City shall promote high quality development of all light
industrial and warehouse areas.
LU -98 The City shall aggressively seek to abate all potentially
blighting influences in industrial areas, especially in areas
visible to regional traffic flows and in areas designated for light
industrial uses.
Objective 11.2. To establish performance standards appropriate for developing industrial
areas.
Policies:
LU -99 Compatibility among land uses should be enhanced through
landscaping, building orientation and setbacks, traffic control
and other measures to reduce potential conflicts.
LU -100 All industrial development should incorporate aesthetically
pleasing building and site design. The City shall amend its
codes and performance standards which govern industrial
development to implement this policy.
a. Procedures shall be established to ensure aesthetically
pleasing building and site design in areas designated for
light industrial areas.
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Amended 20098
ILand Use I
Objective 11.4.
b. Appropriate landscaping and site development standards
shall regulate site development in heavy industrial areas.
c. Unsightly views, such as heavy machinery, service
entrances, storage areas, rooftop equipment, loading docks,
and parking areas should be screened from view of adjacent
retail, commercial, light industrial and residential areas and
from public streets.
LU -101 Needed rights -of -way, on -site and off -site road improvements,
and utilities should be assured before development occurs.
LU -102 Individual development projects shall provide the following
minimal improvements in accordance with established City
standards:
a. Full standard streets and sidewalks in compliance with the
Americans with Disabilities Act.
b. Adequate off street parking for employees and patrons.
c. Landscaping.
d. Storm drainage.
e. Water.
f. Sanitary sewers.
g. Controlled and developed access to existing and proposed
streets.
To reserve areas appropriate for industrial development.
Policies:
LU -103 Any significant industrial activity shall be limited to the
designated Region Serving Area of the city (see Map 3.2). The
City recognizes that industrial development's place varying
demands on the community's quality of life and service
capabilities. In addition to demonstrating a developments'
consistency with Plan policies, applicable land use regulations,
and environmental policies, significant industrial development
shall be encouraged to provide a balance between service
demands and impacts placed on the city's quality of life vs. the
local benefits derived from such development. The extent to
which industrial development is promoted shall also take into
consideration tax policy and tax structure impacts upon the
City.
LU -104 Residential uses in industrial areas shall be allowed in
industrial areas that have been established to promote a
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Amended 20094
Land Use I
business park environment that complements environmental
features, and/or if development standards are developed to
promote compatibility between residential and other non-
residential land uses.
LU -105 The grouping of uses which will mutually benefit each other or
provide needed services will be encouraged.
a. Compatible commercial uses may be permitted in
designated industrial areas.
b. Planned developments (such as "office parks ") which
provide a mixture of light industrial with supporting
commercial uses are encouraged.
c. Uses which support industrial and warehouse activities
should be located near those uses.
LU -106 Development of designated industrial sites shall be consistent
with applicable environmental standards and policies.
LU -107 Land made available for industrial development, and uses
allowed in industrial zones, shall take into consideration
impacts of tax policy and tax structure upon the City of
Auburn.
Objective 11.4. To reserve and protect areas which are highly suitable for light industrial
development.
Policies:
LU -108 Designation of light industrial areas shall have priority over
heavier industrial uses.
LU -109
Highly visible areas (land visible from SR167 or SR18) which
tend to establish the image of the city should not be used by
heavy industrial uses. Rather, efforts should be made to
develop zoning districts that complement industrial
development adjacent to environmental features such as the
Auburn Environmental Park.
Objective 11.5. To identify areas appropriate for heavy industrial uses.
Policies:
1
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Amended 20098
Land Use I
Redevelopment
and Infill
LU -110 Heavy industrial uses shall be separated from lighter industrial,
commercial and residential areas.
LU -111 The most appropriate areas for heavy industrial uses are in the
central part of the Region Serving Area adjoining the rail lines.
LU -112 Heavy industrial uses are appropriate in the southern portion of
the Region Serving Area which is now developed in large scale
industrial facilities.
LU -113 Heavy industrial uses shall be strictly prohibited from the
Community Serving Area of Auburn (see Map 3.2). The only
exception to this general policy shall be the continued heavy
industrial use of the area east of "A" Street S.E., as shown by
the Comprehensive Plan Map.
A major goal of the Growth Management Act is to reduce urban sprawl.
One way to minimize sprawl is to fully develop areas already receiving
urban services prior to extending these services to additional areas. A
further benefit of redevelopment is that it may lead to the removal of
buildings and uses that detract from an area. Redevelopment can serve as
a major catalyst in the stabilization and revitalization of areas throughout
the city.
GOAL 12. URBAN REDEVELOPMENT
To encourage redevelopment of underutilized areas to reduce sprawl and
take full advantage of the City's investment in existing infrastructure.
Objective: 12.1 To facilitate infill development.
Policies:
LU -114 Encourage well designed infill and redevelopment projects to
fully utilize previous investment in existing infrastructure in
the single family residential, moderate density residential, and
high density residential designated areas of the City.
LU -115 Reduce the consumption of undeveloped land by facilitating
the redevelopment of underutilized land and infill of vacant
parcels whenever possible in the single family residential,
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Amended 20094
Land Use
moderate density residential, and high density residential
designated areas of the City.
LU -116 Explore innovative mechanisms to encourage the more
efficient use of land including density bonuses and sale of air
rights.
LU -117 Identify areas for commercial infill development and focus
street and utility systems improvements to facilitate their
development.
1
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Amended 20094
Introduction
Background
and Issues
CHAPTER 4
HOUSING
The Growth Management Act requires a housing element addressing the
availability of affordable housing for all segments of the population.
Housing affordability can be an issue for all income categories. The
primary supplier of housing for more affluent income groups is the market
place, with government playing only a minor role. However, the market
place only marginally meets the housing needs of lower income groups,
and therefore the government plays a more significant role in providing
affordable housing to these income groups.
While the importance of this section should not be underestimated, it is
crucial to note other important factors. The affordability of housing
regards a wide range of issues and related topics; for instance, land use,
economic development and human services. Each of these topics
influences the development and character of Auburn's housing stock. To
understand this plan's approach to affordable housing requires looking at
the plan as a whole and not solely this section.
This element is prepared with the understanding that regional and national
trends have a considerable impact on housing. Regional and federal
policies, land availability, labor and material cost, financial markets
including interest rates, consumer demands; all exercise influence on
housing development and are beyond the immediate influence of the City
of Auburn .
Even with these limitations, Auburn's Comprehensive Plan contains
reasonable and feasible strategies and policies. By implementing this
Comprehensive Plan, Auburn can sustain and enhance those attributes that
currently make it a desirable place to live.
Housing Market Analysis
In the year 2000, the median sales price of a single family residence in
Auburn was $161,950 and the median value of a home was $153,400,
according to the King County Assessor. Compared to the rest of King
Page 4- I
Amended 2008
Housing
County, the cost of housing in Auburn is a bargain. In year 2000 the
median sales price of a single family residence in King County was
$289,800 and the median value was $236,000. Four years later the
median sales price of a home in Auburn increased to $262,000 and the
median value of homes is $176,000. The cost of housing in Auburn is still
considerably less than the rest of King County, but it is quickly catching
up. The following table represents a snapshot of the housing market on
two separate dates. Several of the homes for sale that are less than
$100,000 are mobile homes in designated manufactured home parks.
Figure 4.1
Homes for Sale in Auburn
Housing Affordability
Affordability concerns all households, regardless of income. It pertains to
a household's attempt to reach a balance between its financial means and
its desire for decent housing and amenities. The accepted definition of
affordability is based on the percentage of household income spent on
dwelling costs. Dwelling costs for an owner occupied unit include
principal and interest payments, taxes, insurance and public utilities. A
housing unit is considered affordable if monthly dwelling costs are less
than 30% of the household's gross income. If a larger share of household
income is spent on dwelling costs, then the household is probably
sacrificing money that would normally be spent for other basic needs such
as food, health care, child care, education, etc.
The term "affordability gap" refers to the difference between the average
price of housing — either rented or owned — and the recommended,
affordable price of housing. A positive gap means the price of housing is
less than the recommended amount that a household could afford to pay.
Households with positive affordability gaps have several choices of
Page 4 -2
Amended 20098
5/18/2004
6/2/2002
Total Number of SF Houses
429
474
Median Price:
262,000
$239,950
Number of Units
Over $325,000
98
93
$250,000 to $325,000
146
118
$175,000 to $250,000
115
186
$100,000 to $175,000
32
72
Less than $100,000
38
5
Housing Affordability
Affordability concerns all households, regardless of income. It pertains to
a household's attempt to reach a balance between its financial means and
its desire for decent housing and amenities. The accepted definition of
affordability is based on the percentage of household income spent on
dwelling costs. Dwelling costs for an owner occupied unit include
principal and interest payments, taxes, insurance and public utilities. A
housing unit is considered affordable if monthly dwelling costs are less
than 30% of the household's gross income. If a larger share of household
income is spent on dwelling costs, then the household is probably
sacrificing money that would normally be spent for other basic needs such
as food, health care, child care, education, etc.
The term "affordability gap" refers to the difference between the average
price of housing — either rented or owned — and the recommended,
affordable price of housing. A positive gap means the price of housing is
less than the recommended amount that a household could afford to pay.
Households with positive affordability gaps have several choices of
Page 4 -2
Amended 20098
Housing l
affordable housing. A negative gap indicates the price of housing exceeds
the recommended amount for housing. Households with a negative
affordability gap have fewer housing choices.
According to the Year 2000 Census, the median household income in
King County was $53,157 per year or $4,430 per month. For half of the
households in King County, housing costs of less than $1,330 per month
would be affordable { 30% of $4,430 per month). The Census indicated
the median rent paid by Auburn residents was $639 per month and the
median mortgage payment was $1,061 per month. Subsequently, Auburn
has a number of affordable housing choices relative to King County in
general. Figure 4.2 represents the relative affordability of housing costs
relative to the King County Median Household Income.
Figure 4.2
Housing Affordability by Income Level
Income Group
Yr 2000 Monthly
Household Income
Affordable
Housing Costs
% Auburn
Households
Very Low Income
less than $1,285
$0 to $385
16%
(0 -29% of KCMI)
Tess than $8 i - r hour
Low Income
$1,286 to $2,215
$386 to $664
24%
(30- 49 %ofKCMI)
($8 -$I3 •-rhour
Moderate Income
$2,216 to $3,544
$665 to $1,060
16%
(50 -79% of KCMI)
($13 - $20 ler hour)
Low- Median Income
$3,545 to $4,430
$1,061 to $1,330
14%
(80 -99% of KCMI)
($20 - $25 .-r hour)
High- Median Income
$4,431 to $5,270
$1,331 to $1,580
9%
(101-119% of KCMI)
( $25 - $30 s - r hour)
Upper Income
more than $5,270
$1581 or more
21%
(120% or more of KCMI)
{more than $35 i - r hour)
Source: U.S. Census Bureau
Cost Burden
Figure 4.3 shows the percentage of total households in Auburn and King
County relative to the amount of their household income spent on housing
costs. In both King County and Auburn approximately one out of three
households pay 35% or more of their household income for housing costs.
Approximately 75% of Auburn households who earn less than $20,000 per
year pay more than 30% for their housing costs. For income groups above
$20,000 per year, an even greater percentage of King County households
have unaffordable housing. A larger percentage of households earning
between $35,000 to $50,000 per year can find affordable housing in
Auburn than the rest of King County.
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Amended 20094
Housing I
Figure 4.3
Households Paying More Than 30% for
Housing Costs By Income Group
Income Group
P-.1
$100,000 or more:
$75,000 to $99,999:
$50,000 to $74,999:
I
$35,000 to $49,999:
$20,000 to $34,999:
F. Auburn ❑ King Co. ❑ Pierce Co
I I
$10,000 to $19,999:
Less than $10,000:
0 0 0
0 0 0
0 0 0 0
f7 0 0 0 0
V In N
Total Households in Income Group
0
0
0 0
0)
Source: U.S. Census Bureau
Assisted Housing
The bulk of the assisted housing is provided by the King County Housing
Authority (KCHA). KCHA administers 11,626 units of housing dispersed
among 23 suburban cities and unincorporated areas of King County. It
offers housing programs that include:
Public housing for families, senior citizens and people living
with disabilities;
• Affordable work force housing;
Emergency and transition facilities for homeless and special
needs populations;
• Homeownership initiatives;
• Section 8 certificate and voucher programs, as well as
Home repair and weatherization for private dwellings.
As of April 1999 KCHA manages 3,384 public housing units for families,
seniors, and people with special needs in the county outside Seattle and
Renton. The stock of public housing is quite diverse, ranging from single
family to townhouse to multifamily developments. Most family
developments are small, having 30 units or less. The populations served
by the KCHA include families, the elderly, chronically mentally ill,
developmentally disabled, victims of domestic violence, youth, and
Page 4 -4
Amended 20098
Housing I
persons with AIDS. Eligible families earn no more than 50% of the King
County median income. Rents are not more than 30% of the tenant's net
income. Approximately 678 units, which is 20% of KCHA total units, are
located in Auburn.
Figure 4.4
KCHA Rental Units Located in Auburn
Development Name Number Type of
of Units Housing
Green River Homes I 60 F /S/D
Green River Homes II 60 F /S/D
Wayland Arms 67 S/D
Burndale 50 F
Firwood Circle 50 F
Plaza Seventeen 70 S/D
Gustaves Manor 35 S/D
Auburn Square 160 F
Tall Cedars Mobile 126 F
Home Park
Totals 678
D: Disabled F: Family S: Senior
King County Housing Authority administers the Section 8 Housing
Assistance Program which subsidizes the rental payments of low income
households. Approximately 8.7% of King County's vouchers and
certificates are issued to Auburn landlords and tenants. According to
information provided by KCHA, Auburn currently has 1,246 Section 8
assisted housing units. The King County Consolidated Plan states that in
1999 Auburn had 999 housing units funded through Section 8. Apparently
the number of Section 8 units has increased 25% over the past five years.
The need for public housing exceeds the supply of available public
housing and/or Section 8 housing vouchers. As of April 1999,
approximately 2,400 applicants were on the waiting list for public
housing. Among these applicants, 62% qualify for federal preference for
admission. Applicants in the federal preference category are given the
highest priority on the waiting list based on need. Once preference is
assigned, they are given housing according to the date and time of their
qualification. The average waiting time for assisted housing is about two
years.
Page 4 -5
Amended 2009g
Household Projections
Housing I
The City of Auburn's "2020 Population Projection" forecast that Auburn
will experience greater than average growth over the next 20 years.
Housing developments in the Pierce County portion of Auburn, combined
with annexations of Lea Hill and West Hill, will drive Auburn's growth
over the next twenty years. Figure 4.5 represents the projected housing
growth indicated in the City's "Year 2020 Population Estimate ".
Approximately 40% of Auburn's new housing units will be built in the
Lakeland Hills South PUD located in the Pierce County portion of
Auburn.
Figure 4.5
Housing Growth Projections
1970 to 2020
40000
35000
30000
25000
20000
15000
10000
5000
0
1970
1980
1990
2000
2010
2020
Distribution of Housing Among Income Groups
King County's growth management policies recommend Auburn plan for
37% of its projected new housing units be affordable to low and moderate
income households as follows: 20% for low income and 17% for moderate
income households. The King County Planning Policies state that in areas
identified as city expansion areas, King County and the respective cities
should plan cooperatively for affordable housing development and
preservation. Figure 4.6 represents the projected distribution of new
housing units relative to respective income groups to the year 2020. The
distribution between single family and multi - family dwelling units is
consistent with the mix of types of housing units reported in the Year 2000
Census.
1
Page 4 -6
Amended 2009g
Housing J
Figure 4.6
Auburn's Year 2020 Housing Target
Housing Strategy Auburn's Overall Housing Development Strategy
Over the past twenty years, Auburn responded positively to the housing
needs of low and moderate income groups. Over the next twenty years,
Auburn will attempt to economically integrate its community by
diversifying its housing stock to include all income groups. Auburn
currently has a relatively small portion of households consisting of middle
and higher income groups. By striving to bring its number of low and
moderate income households in line with the rest of King County, while
increasing the growth rate of households with more affluent incomes,
Auburn should achieve a more even distribution and diversity of social -
economic groups.
Residential and community development in Auburn will reflect a
collection of culturally diverse and economically integrated
neighborhoods. Neighborhoods consisting predominantly of single family
residences, joined together by a pedestrian oriented transportation system,
along with complementary public spaces, educational facilities,
recreational and social services sufficient to promote and sustain an
amenable quality of life for a family- oriented community. Development
activities will cultivate a sustainable community whereby:
• Home buyers and renters of all income groups have sufficient
opportunities to procure affordable housing.
• Existing neighborhoods along with properties of special and/or
historic value are preserved for the enjoyment and enhancement of
future generations.
• A balanced mix of affordable housing types exist that are
appropriate for a family- oriented community in order to meet the
needs of all economic segments of the population.
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Amended 2009g
Total
SF
MF
SF
MF
Total
Total HU
% Total
2000
2010
2010
2020
2020
New HU
Yr 2020
Yr 2020
ess than 50%
5347
0
777
0
717
1494
6841
20%
0 % -80%
4841
100
407
100
368
975
5816
17%
80% -120%
3944
1224
816
1130
754
• 3924
7868
23%
120 %+
3552
4500
769
4000
863
10132
13684
40%
Total
17,684
5,824
2,769
5,230
2,702
16,525
34,209
100%
Housing Strategy Auburn's Overall Housing Development Strategy
Over the past twenty years, Auburn responded positively to the housing
needs of low and moderate income groups. Over the next twenty years,
Auburn will attempt to economically integrate its community by
diversifying its housing stock to include all income groups. Auburn
currently has a relatively small portion of households consisting of middle
and higher income groups. By striving to bring its number of low and
moderate income households in line with the rest of King County, while
increasing the growth rate of households with more affluent incomes,
Auburn should achieve a more even distribution and diversity of social -
economic groups.
Residential and community development in Auburn will reflect a
collection of culturally diverse and economically integrated
neighborhoods. Neighborhoods consisting predominantly of single family
residences, joined together by a pedestrian oriented transportation system,
along with complementary public spaces, educational facilities,
recreational and social services sufficient to promote and sustain an
amenable quality of life for a family- oriented community. Development
activities will cultivate a sustainable community whereby:
• Home buyers and renters of all income groups have sufficient
opportunities to procure affordable housing.
• Existing neighborhoods along with properties of special and/or
historic value are preserved for the enjoyment and enhancement of
future generations.
• A balanced mix of affordable housing types exist that are
appropriate for a family- oriented community in order to meet the
needs of all economic segments of the population.
Page 4 -7
Amended 2009g
Housing I
• Public and private agencies implement policies and offer programs
or projects that help alleviate physical and economic distress;
conserve energy resources; improve the quality and quantity of
community services; and eliminate conditions that are detrimental
to health, safety and public welfare.
• Residential developments are monitored for the purpose of
reducing the isolation of income groups and groups with special
needs; the determination of existing and future housing needs;
better utilization of land and other resources that enhance the
availability of affordable housing opportunities.
HOUSING
POLICIES GOALS AND POLICIES RELATED TO HOUSING
GOAL 4 COMMUNITY CHARACTER
To maintain and enhance Auburn's character as a family- oriented
community while managing potential economic opportunities in a manner
that provides necessary employment and fiscal support for needed services
and while recognizing the need to provide human services and
opportunities for housing to a wide array of household types and sizes.
Objective 4.2 Provide services and facilities that serve low income families and prevent
individuals from becoming homeless.
HO -1 Encourage and support human and health service organizations
that offer programs and facilities for people with special needs,
particularly programs that address homelessness and help
people to remain within the community.
HO -2 Special attention shall be given to maintaining and improving
the quality of public services in declining areas of the City.
HO -3 The City shall seek and provide assistance to nonprofit agencies
operating emergency shelters and transitional housing for
homeless people and other groups with special needs.
Objective 4.3 To preserve and promote those community facilities and programs that are
important to the safety, health and social needs of families and children.
HO -4 The City shall recognize the important role of public
improvements, facilities and programs in providing a healthy
family environment within the community.
1
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Amended 20094
Housing
Objective 4.4
HO -5 The City of Auburn shall review proposals to site facilities
providing new or expanded human services within the City to
determine their potential impacts and whether they meet the
needs of the Auburn community. Important caveats in the
City's consideration will include the following:
a. While Auburn will willingly accept its regional share of
facilities which provide residential services, or influence
residential location decisions, Auburn will expect other
communities to accept their share as well.
b. The funding of human service centers sited in Auburn that
serve an area larger than Auburn would rely on an equitable
regional source of funding.
c. The siting of all facilities shall be based on sound land use
planning principles and should establish working
relationships with affected neighborhoods.
Explore all available federal, state and local programs and private options
for financing affordable housing, removing or reducing risk factors, and
preserving safe neighborhoods.
HO -6 The City will involve both the public and private sectors in the
provision of affordable housing.
HO -7 The City of Auburn will support national, state and especially
regional efforts to address the human service needs of the
region and the City.
HO -8 In most cases, the City will favor regional responses to human
service needs. However, such regional efforts must be
consistent with the concepts of fiscal equity. In other words,
these efforts should mutually affect persons or communities of
similar income, on both the revenue (tax) and expenditure
(service) sides of the equation.
HO -9 The City shall evaluate housing codes on an ongoing basis to
determine their effectiveness and appropriate enforcement.
1
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Amended 2009g
GOAL 7 RESIDENTIAL DEVELOPMENT
Housing I
To emphasize housing development at single family densities in order to
reestablish a mix of housing types appropriate for a family- oriented
community while recognizing the need and desire for both rural density
and moderate density housing appropriated located to meet the housing
needs of all members of the community.
Objective 7.7 Conserve the existing housing stock because it is the most affordable form
of housing.
HO -10 Any assessment of the need for affordable housing in Auburn
shall be based on the community providing its fair share of
regional need for low and moderate income households.
HO -11 The City will work with all jurisdictions within the region to
develop a regional approval to affordable housing. Each
jurisdiction should be urged to provide for its fair share of the
region's affordable housing needs.
HO -12 The City will involve both the public and private sectors in the
provision of affordable housing.
HO -13 The City shall allow appropriately designed manufactured
housing within single family neighborhoods, consistent with
state law.
HO -14 The City shall allow manufactured housing parks and multiple
family development in appropriately zoned but limited areas.
HO -15 The City will assist low- income persons, who are displaced as a
result of redevelopment, find affordable housing in accordance
with state and federal laws and regulations.
110-16 Information and resources that educate and guide low- income
persons toward affordable housing opportunities will be
prepared and made available.
HO -17 Through its building permit process, the City will inventory and
track affordable housing opportunities within Auburn.
Information about affordable housing units will be distributed to
nonprofit agencies serving the homeless and low - income
persons.
1
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Housing]
Objective 7.8
To respond to the housing needs of individuals and families that cannot
afford or do not choose to live in traditional detached single - family
housing.
HO -18 Encourage residential development in Downtown, particularly
housing that is integrated with commercial development.
HO -19 Allow accessory dwelling units as an affordable housing
strategy.
GOAL 8 NEIGHBORHOOD QUALITY
To maintain and protect all viable and stable residential neighborhoods.
Objective 8.3 Conserve the livability of viable residential areas through the preservation
of existing housing stock and amenities.
HO -20 The City shall seek available assistance for housing
rehabilitation. Assistance will include the development of
residential infrastructure and the rehabilitation of individual
properties.
HO -21 The City will work with park owners, managers and park
tenants to develop policies and land -use regulations to preserve
manufactured home parks and the affordable housing they offer.
HO -22 The City will encourage and assist in the renovation of surplus
public and commercial buildings into affordable housing.
HO -23 The City will seek, encourage and assist nonprofit organizations
in acquiring depreciated apartment units for the purpose of
maintaining and ensuring their long -term affordability.
HO -24 The City will work with neighborhood groups to develop
neighborhood strategic plans for specific areas within the City.
These areas will be determined based upon need, City Council
direction and the availability of staff resources. These plans
will address issues and concerns which include, but are not
limited to, projected growth/decline, neighborhood identity,
safety, education, youth and recreational activities.
1
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Housing
Goal 12 URBAN REDEVELOPMENT
Objective 12.1
To encourage redevelopment of underutilized areas to reduce sprawl and
take full advantage of the City's investment in existing infrastructure.
Provide flexibility in development regulations so that a variety of housing
types and site planning techniques can achieve the maximum housing
potential of a particular site.
HO -25 The City shall identify rehabilitation areas, with priority given
to blighted areas with a relatively large population of low -
income persons, for possible designation with performance
zoning. Criteria for performance zoning shall include
generation of affordable housing, protection of natural features
and open spaces, impact on existing utilities, traffic generation,
neighborhood compatibility, and the policies of this
Comprehensive Plan.
HO -26 The City shall develop incentives to develop underutilized
parcels into new uses that allow them to function as pedestrian -
oriented, mixed -use neighborhoods. Existing uses which are
complementary, economical, and physically viable shall
integrate into the form and function of the neighborhood.
HO -27 The City should adopt has adopted innovative zoning
provisions to encourage in fill development which ease the
development of vacant parcels within existing neighborhoods
while requiring the new development to fit the context of the
existing buildings in the surrounding area.
Objective 12.2 To develop economically integrated, walkable neighborhoods which
generate a secure atmosphere for both residents and visitors.
HO -28 The City recognizes that the development of safe
neighborhoods requires the cooperation of property owners
and/or their property managers. The City shall organize,
educate and assist property managers in the creation and
preservation of safe neighborhoods.
HO -29 The City shall seek and provide assistance for the reduction of
lead -based paint hazards.
HO -30 The City will continue its program to repair and/or replace
deteriorated sidewalks and remove barriers to pedestrian traffic.
H.U.D. block grant funds may be used to remove pedestrian
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Amended 2009g
Housing l
barriers and pay the tax assessments levied upon low income
households for sidewalk repairs.
HO -31 The City will continue to insure that funding becomes available
to support youth and social services in Auburn.
GOAL 22 URBAN DESIGN AND VISUAL QUALITY
To ensure a high quality visual environment through appropriate design
standards and procedures which encourage high quality architectural and
landscape design in all development and through the placement of artwork
in public places. The City recognizes the linkages between transportation,
land use and site design and encourage development which eases access
by pedestrians, bicyclists and transit users.
HO -32 Ensure that all affordable housing development is consistent
with current housing quality standards.
H0-33 The City will encourage varied and human - scaled building
design that provides a visual interest to pedestrians,
compatibility with historic buildings or other neighborhood
structures, and enhances the streetscape.
HO -34 Conserve developable land and natural resources through a
variety of housing types, conservation and site planning
techniques that achieve the maximum housing potential and
passive energy use of a particular site.
1
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Amended 2009g
Introduction
CHAPTER 8
ECONOMIC DEVELOPMENT
Auburn's economic base drives and shapes the community and region.
Auburn residents and the surrounding region benefit from the jobs and
services Auburn's economic base offers. Through the payment of sales,
property and other taxes, the City of Auburn can fund and provide services
and public facilities which Auburn residents demand and/or require.
It is clearly in the City's best interest to maintain and expand our economic
base in unison with implementing all of the goals of this Comprehensive
Plan. This section of the plan will help to define the City's goals and
policies in this vital area.
Issues &
Background Historic Trends
Historically, a variety of factors have shaped Auburn's economy. At the
turn of the 20`h century, the City offered services to support agriculture
and the railroads. Downtown offered a full range of services and retail
opportunities. In later years, automotive sales became a significant factor.
As urbanization of the region expanded to include Auburn, the vitality of
Downtown Auburn was impacted by new shopping malls located outside
the community and by changing retail trends. At the same time, Auburn's
importance as the home of large industrial and warehousing operations
increased. This same period saw the growth of retail along commercial
"strips" such as Auburn Way and 15th Street NW. Large retailers such as
Fred Meyer and many major supermarket chains located in the
community.
The development of the SuperMall in the 1990's led to Auburn becoming
a major player in the regional retail market. Auburn shoppers no longer
needed to leave the City to visit retail malls for many of their purchases.
During that same decade, Emerald Downs and the Muckleshoot Casino
Page 8 -1
Amended 2008
Economic Development 1
EMPLOYMENT
GROWTH
also contributed to commercial recreation facilities in Auburn and
associated employment growth.
Today, Auburn provides over 38,000 jobs for residents throughout the
region. Auburn has a strong industrial sector that includes Boeing, the
General Service Administration (GSA) and numerous warehouse and
distribution facilities. Auburn Regional Medical Center and the growing
medical office community also provide a significant number of jobs. The
retail and service sectors are expanding as small businesses are created. .
Educational uses such as the Auburn School District and Green River
Community College also add to the area's employment base.
While development has continued throughout the City, Downtown Auburn
remains the heart and soul of the community. With its historical character
and pedestrian oriented development pattern, Downtown Auburn reflects
many of the qualities being sought by other communities. Given its urban
center designation, Auburn Station, and the incentives the City has in
place, Downtown Auburn remains poised for continued revitalization.
EMPLOYMENT
As of 2004, Auburn provides over 38,000 jobs for residents throughout the
region. Auburn has a diverse industrial sector that includes Boeing, the
General Services Administration (GSA) and numerous warehouse and
distribution facilities. Auburn Regional Medical Center and the growing
medical office community also provide a significant number of jobs. The
retail and service sectors continue to expand as companies locate in
Auburn and as small businesses are created. Educational uses such as the
Auburn School District add to the employment base.
Between 1995 to 2000, the number of jobs located in Auburn increased
34% compared to an overall increase of 22% throughout the rest of King
County. Manufacturing jobs remain the largest category in Auburn,
despite the loss of nearly 2,000 manufacturing jobs since 1990. The
remaining job categories all experienced job growth. Retail jobs increased
substantially along with jobs in warehousing, transportation, and
communication industries. Figure 8.1 compares the type of jobs located in
Auburn since 1990.
1
Page 8 -2
Amended 2009g
Economic Development]
Figure 8.1
Jobs Located in Auburn
Source: Puget Sound Regional Council.
It is expected that Auburn's employment base will continue to grow into
the future. To the year 2022, the King County Countywide Planning
Policies have assigned Auburn's job base to increase by 6,079 jobs. It
should be noted that this number is not a maximum, but the City's most
recent assigned share of future projected growth in the County.
Retail Sales
Auburn's business community is keeping pace with both Auburn's
population growth and its increase in more affluent households. Between
1995 and 2003, retail sales in Auburn increased 59% or roughly 8% per
year. As shown in Figure 8.2, Auburn is the sixth largest retail center in
Pierce and King Counties outside of Tacoma, Seattle and Bellevue.
1
Page 8 -3
Amended 2009g
Economic Development J
Figure 8.2
City Retail Sales (Outside of Seattle/Tacoma/Bellevue)
Kent
Tukwila
Renton
Redmond
Puyallup
Auburn
Kirkland
Woodinville
Federal Way
Issaquah
Yr 1995
1,507,693,474
1,572,309,882
1,117,803,594
1,345,470,014
788,047,838
910,528,894
1,032,278,016
276,251,793
885,908,414
473,022,152
Rank '95
2
1
4
3
8
6
5
12
7
10
Source: State of Washington Department of Revenue
Yr 2003
2,005,340,826
1,798,012,039
1,763,639,632
1,640,192,690
1,474,074,155
1,450,240,653
1,356,322,041
1,356,322,041
1,179,841,030
1,008,655,951
Rank '03
1
2
3
4
5
6
7
8
9
10
Beginning in 1997, retail sales in Auburn began increasing at a rate faster
than the rest of King County. In the Year 2000, retail sales in King
County fell whereas sales in Auburn remained steady. At the end of 2002,
retail sales continue to remain steady and higher than the rest of King
County. Figure 8.3 illustrates this comparison between Auburn, King
County and Washington State.
Figure 8.3
Comparison of Retail Sales
60%
50%
40%
30%
20%
10%
0%
1995 1996 1997 1998 1999 2000 2001
—I—Auburn---u--- King County — — Washington State
2002
Source: Washington State Dept of Revenue
Page 8 -4
Amended 20094
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XVI STINTS QLMI'IIJIVD2h1S
I;uarudolanaU anuouoaI
Economic Development I
and through the promotion of quality industrial and commercial
development which matches the aspirations of the community.
Objective 9.1. Promote a diversified economic base capable of withstanding changes in
interest rates, inflation, tax structure and market conditions.
Objective 9.2.
ED -1 City promotion of new industry shall be directed at attracting
business that diversifies the City's tax base, offers secure, quality
employment opportunities, is sensitive to community values and
promotes the development of attractive facilities.
ED -2
Emerald Downs, the Muckleshoot Casino, and the SuperMall of
the Great Northwest offer opportunities for economic
diversification that should be optimized by the City.
ED -3 The importance of Downtown Auburn as a unique retail
environment and subregional center of commerce should be
considered in the City's economic plan.
ED -4 The widespread endorsement and/or adoption of Streamline
Sales Tax (SST) or other similar legislation shall constitute an
emergency for the purposes of amending the Comprehensive
Plan outside of the normal amendment cycle in order to, among
other items, implement the intent of Auburn City Council
Resolution No. 3782, if needed.
Produce commercial and industrial siting policies which are based on the
assessment of local needs and the availability of transportation and other
infrastructure required to serve it.
ED -5
ED -6
Development of industrial areas should be based on performance
standards appropriate for the site and with appropriate flexibility
within those standards to accommodate changing market
conditions.
Revitalize depreciated and/or obsolete commercial and industrial
sites through innovative regulations that redesign the site in
accordance with modern design standards and
industrial /commercial uses.
ED -7 Uses which serve regional needs and purposes (such as major
industrial plants) must be separated from community serving
uses in order to minimize traffic and other conflicts.
1
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Amended 2009g
Economic Development
Objective 9.3. Develop effective land use polices and economic development strategies
that provide long -term and stable employment, increase per capita income
and reduce the tax burden of Auburn residents.
ED -8
Auburn should continue to provide an economic base not only
for the Auburn area but also for the south King County and north
Pierce County region.
ED -9 Implementation of economic development programs shall be
consistent with the policies of this Plan.
ED -10 The City should develop a formal economic development
strategy as an element of the Comprehensive Plan to specifically
identify the types of businesses most consistent with community
aspirations and lay out a program to attract those businesses.
a. The City should work cooperatively with other governmental
agencies in its economic development efforts, including the
Muckleshoot Tribe, King County, Pierce County, the Port
and the State.
b. The City should implement its economic development
strategy through a partnership with the private sector.
ED -11 Ensure that economic development strategies are reviewed
regularly in order to be flexible and respond to changes in the
market.
ED -12 The City should work with the private sector, school districts and
Green River Community College to develop programs to provide
training. Consideration of special needs of economically
disadvantaged citizens and neighborhoods and people with
physical impairments and developmental disabilities should be
included in these programs.
ED -13 Support continued development of the Sound Transit Commuter
Rail system, as an important means of expanding the City's and
the region's economic base.
ED -14 City infrastructure plans and programs should take into
consideration economic development plans and programs.
ED -15 Implement the recommendations of the City's 2005 Economic
Development Strategies brochure.
1
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Amended 20098
Economic Development
Objective 9.4
Maintain an adequate supply of land to support future economic
development and assure the availability of economic opportunities for
future generations.
ED -16 Economic development programs should be viewed as a way to
shape the character of the City's future economy rather than
merely respond to market trends as they occur.
ED -17 Land suitable for large scale development in the Region Serving
Area of the City should be identified and designated for
economic development.
a. The integrity of large, contiguously owned properties suitable
for industrial use should be conserved by use of appropriate
industrial subdivision standards.
b. The City should identify and resolve any environmental
constraints affecting such land by means of the appropriate
environmental review procedures as early as feasible.
c. The need to support such land with the necessary
infrastructure should be considered in the development of the
City's public facility plans.
d. Innovative and flexible development regulations should be
utilized to enable the development of environmentally
constrained sites while protecting those characteristics.
Objective 9.5 Utilize the City's unique environmental opportunities and planned
infrastructure to build on and support economic development efforts.
ED -18 Integrate the Auburn Environmental Park (AEP) into the City's
economic development efforts by encouraging compatible high
tech businesses to locate in its vicinity. Amend regulations to
establish appropriate land uses for that area as well as develop
strategies and incentives to promote the area as a "Green Zone"
for economic development.
ED -19 Utilize the future extension of I Street NE as an economic
development opportunity. Development of I Street NE should
establish it as stand alone corridor and not a "back side" to
Auburn Way North. Conditional use permit applications for
commercial uses and nursing homes along this corridor and
whose impacts can be adequately mitigated should be supported.
Page 8 -8
Amended 20098,
Economic Development]
ED -20 Use the M Street SE underpass and development of M Street SE
and R Street SE bypass connection as an opportunity to create
and encourage the clustering of complementary business and
services in that area.
1
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Amended 20094
Introduction
Issues
Environmental
Constraints
and Land Use
CHAPTER 9
THE ENVIRONMENT
One of the key attractions of Auburn and the Puget Sound Region has
always been the abundant natural resources found throughout the area.
The Green River Valley was once a major supplier of agricultural goods
for the region and farming remains in some parts of the valley. Thick
forests, wetlands, and wildlife habitats are found throughout the area. As
the area develops, many of these features, which serve to make the area
attractive in the first place, are being lost. The strong emphasis placed on
the designation and protection of resource lands and critical areas in the
Growth Management Act, the Countywide Policies and this plan reflect
the important role that these areas play in maintaining the health, safety
and welfare of the area's citizens.
The City's overall environmental policy should describe the kinds of
environmental information and factors that are important to the
community. This information can be used to decide if, where and how
certain kinds of development and other activities should be allowed.
City policy should recognize the natural constraints placed on
development by such factors as unstable slopes, flooding and wetlands. A
critical environmental concern is the proper management of gravel
extraction. This is an industry which has been active in Auburn for many
years and which remains a viable industry. The City should establish clear
policies to guide the retention of valued aspects of the City's environment,
such as protection of the City's open space and significant wildlife
habitats. The policy should seek to ensure ample opportunity for the
City's residents to meet their recreational needs. Policies should be
established to protect the public health, safety and quality of life, and to
also protect the area's most unique, sensitive and productive
Page 9 -1
Amended 2008
Environment
environmental resources. New development should be directed toward
areas where their adverse impacts can be minimized.
This Plan has increased the specificity of the City's policies relating to use
and protection of the natural environment. It also provides a set of general
policies which will be used to require the mitigation of significant adverse
impacts.
GOAL 18. 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.
Objective 18.1. To continue to enhance and maintain the quality of surface water, ground
water, and shoreline resources in the City and Region.
Policies:
EN -1 The City shall seek to ensure adequate and healthful supplies of
domestic water by protecting groundwater from degradation, by
providing for surface water infiltration, by minimizing or
prohibiting unnecessary withdrawals of groundwater and by
preventing unintended groundwater discharges caused by
disturbance of water - bearing geological formations.
EN -2
Stormwater drainage improvement projects that are proposed to
discharge to groundwater, such as open water infiltration ponds,
shall provide for surface water pretreatment designed to
standards outlined in the Washington State Department of
Ecology's Stormwater Management Manual for the Puget Sound
Basin. Drainage improvement projects that may potentially result
in the exchange of surface and ground waters, such as detention
ponds, shall also incorporate these standards.
EN -3 The City shall seek to minimize degradation to surface water
quality and aquatic habitat of creeks, streams, rivers, ponds, lakes
and other water bodies; to preserve and enhance the suitability of
such water bodies for contact recreation and fishing and to
preserve and enhance the aesthetic quality of such waters by
requiring the use of current Best Management Practices for
control of stormwater and nonpoint runoff.
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Amended 20908
Environment I
EN -4
The City will regulate any new storm water discharges to creeks,
streams, rivers, ponds, lakes and other water bodies with the goal
of no degradation of the water quality or habitat of the receiving
waters, and where feasible seek opportunities to enhance the
water quality and habitat of receiving waters.
EN -5 The City Shoreline Master Program, shall govern the
development of all designated Shorelines of the City (Map 9.1).
Lands adjacent to these areas should be managed in a manner
consistent with that program.
EN -6 Where possible, streams and river banks should be kept in a
natural condition, and degraded streambanks should be enhanced
or restored.
EN -7 Uses along the Green and White Rivers should be limited to
residential, agricultural, open space, recreational, mineral
resource extraction and public and quasi- public uses.
Commercial development shall only be allowed on the rivers, if
such development adds new public access to the shoreline area
and is constructed in a manner that will protect the shoreline and
water quality of the rivers through the use of Best Management
Practices.
EN -8 Storm drainage structures and facilities located within the
shoreline environment, parklands, or public open space shall
incorporate high standards of design to enhance the natural
appearance, protect significant cultural resources and appropriate
use of the site and surrounding area. Any such facilities located
within the shoreline environment shall be consistent with the
State Shoreline Management Act and the City's Shoreline
Management Program. If accessible to the general public, such
facilities should, whenever possible, be designed to preclude the
need for security fencing, and should use native vegetation and
be properly maintained.
EN -9 The City shall discourage the use of septic tanks except in those
areas which are designated for rural uses and have suitable soils.
EN -10 The City's design standards shall ensure that the post
development peak stormwater runoff rates do not exceed the
predevelopment rates.
EN -11 The City will seek to ensure that the quality of water leaving the
City is of equivalent quality to the water entering. This will be
accomplished by emphasizing prevention of pollution to surface
Page 9 -3
Amended 20908
Environment
and ground waters through education programs and
implementation and enforcement of Best Management Practices.
EN -12 The City shall continue to work with adjacent jurisdictions to
enhance and protect water quality in the region through
coordinated and consistent programs and regulations.
EN -13 The City shall consider the impacts of new development on water
quality as part of its environmental review process and require
any appropriate mitigating measures. Impacts on fish resources
shall be a priority concern in such reviews.
EN -14 The City shall require the use of Best Management Practices to
enhance and protect water quality as dictated by the City's Design
and Construction Standards and the Washington State
Department of Ecology's Stormwater Management Manual for
the Puget Sound Basin. In all new development, approved water
quality treatment measures that are applicable and represent the
best available science or technology shall be required prior to
discharging storm waters into the City storm drainage system or
into environmentally sensitive areas (e.g. wetlands, rivers, and
groundwater.)
EN -15 The City recognizes that new development can have impacts
including, but not limited to, flooding, erosion and decreased
water quality on downstream communities and natural drainage
courses. The City shall continue to actively participate in
developing and implementing regional water quality planning
and flood hazard reduction efforts within the Green River, Mill
Creek and White River drainage basins. The findings and
recommendations of these regional efforts, including, but not
limited to, the "Draft" Special Area Management Plan (SAMP)
for the Mill Creek Basin, the "Draft" Mill Creek Flood Control
Plan, the Green River Basin Program Interlocal Agreement, and
the Mill Creek Water Quality Management Plan, shall be
considered by the City as City programs and plans are developed
and updated.
EN -16 The City recognizes the value and efficiency of utilizing existing
natural systems (e.g., wetlands) for storm water conveyance and
storage. However, these natural systems can be severely
impacted or destroyed by the uncontrolled release of
contaminated storm waters. Prior to utilizing natural systems for
storm drainage purposes, the City shall carefully consider the
potential for adverse impacts through the environmental review
process. Important natural systems shall not be used for storm
1
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Amended 20908
Environment 1
drainage storage or conveyance, unless it can be demonstrated
that adverse impacts can be adequately mitigated to a less than
significant level
EN -17 The City recognizes that stormwater treatment facilities do not
function efficiently unless maintained. The City shall strive to
ensure that public and private stormwater collection, detention
and treatment systems are properly maintained and functioning as
designed.
EN -17A Encourage the use of low impact development techniques in
public and private development proposals in order to minimize
impervious surfaces and improve water quality.
Objective 18.2. To continue to enhance and maintain the quality of air resources in the
City and Region.
Policies:
EN -18 The City shall seek to secure and maintain such levels of air
quality as will protect human health, prevent injury to plant and
animal life, prevent injury to property, foster the comfort and
convenience of area inhabitants, and facilitate the enjoyment of
the natural attractions of the area.
EN -19 The City will continue to support and rely on the various State,
Federal and local programs to continue to protect and enhance air
quality.
EN -20 The City shall encourage the retention of vegetation and
encourage landscaping in order to provide filtering of suspended
particulates.
EN -21 The City shall support an increased role for public transportation
as a means to reduce locally generated air emissions.
EN -22 The City shall consider the impacts of new development on air
quality as a part of its environmental review process and require
any appropriate mitigating measures.
Objective 18.3. To continue to enhance and maintain the quality of land, wildlife and
vegetative resources in the City and region.
Page 9 -5
Amended 20908
Environment
Policies:
EN -23 The City shall seek to protect any unique, rare or endangered
species of plants and animals found within the City by preventing
the indiscriminate and unnecessary removal of trees and
groundcover; by promoting the design and development of
landscaped areas which provide food and cover for wildlife; and
by protecting and enhancing the quality of aquatic habitat.
EN -24 The City shall consider the impacts of new development on the
quality of land, known or suspected fish and wildlife habitats
(Map 9.2) and vegetative resources as a part of its environmental
review process and require any appropriate mitigating measures.
Such mitigation may involve the retention of significant habitats
and the use of native landscape vegetation.
EN -25 The preferred method of crossing a watercourse that has habitat
suitable for anadromous fish use or that has the potential to be
rehabilitated for fish use in the future is a bridge. The use of
culverts shall be discouraged as a crossing method for such
watercourses. Culvert systems may be considered if streambeds
similar to natural channels can be provided, no loss of
anadromous fish habitat will occur or the cost of a bridge is
prohibitive as reasonable method of mitigation.
EN -26 The City shall work in collaboration with other agencies, the
development community and other affected or interested parties
to protect identified wildlife corridors and encourage the
clustering of significant or adjacent resources to maintain
connectivity of these systems.
Objective 18.4. To continue to enhance and maintain the quality of important wetland
resources in the City and region.
Policies:
EN -27 The City recognizes the important biological and hydrological
roles that wetlands play in providing plant and animal habitat,
protecting water quality, reducing the need for man -made flood
and storm drainage systems, maintaining water quality, and in
providing recreational, open space, educational and cultural
opportunities. The City will consider these roles and functions in
all new development and will also pursue opportunities to
enhance the existing wetland system when these multiple benefits
can be achieved.
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I Environment l
EN -28 The City recognizes that wetlands provide varying degrees of
biological and hydrological functions and values to the
community depending on the size, complexity and location of the
individual system, and that the overall degree of functions and
values should be considered when reviewing proposals which
impact wetlands. In a similar manner, the levels of protection
afforded to a wetland shall be consistent with its existing function
and values. The City shall continue to promote policies and
practices of enhancing the wetlands that are hydraulically
connected to the river systems to improve fish resources and
aquatic habitat.
EN -29 The City shall consider the impacts of new development on the
quality of wetland resources as part of its environmental review
process and shall require appropriate mitigation and monitoring
measures of important wetland areas. Such mitigation may
involve conservation, enhancement or restoration or replacement
of important wetlands, and provisions for appropriate buffering.
The goal of the mitigation should be no net loss of wetland
functions and values. A permanent deed restriction shall be
placed on any wetlands created or enhanced to ensure that they
are preserved in perpetuity.
EN -30 Wetlands which are associated with a river or stream, or provide
significant plant and animal habitat opportunities are recognized
by the City as the most important wetland systems, and shall
receive the highest degree of protection and mitigation through
conservation, enhancement or relocation measures. Wetlands
which are limited in size, are isolated from major hydrological
systems or provide limited hydrological or plant and animal
habitat opportunities may be considered by the City for
development and displacement in conjunction with appropriate
mitigation.
EN -31 Speculative filling of wetlands shall only be permitted if in
compliance with the Special Area Management Plan for Mill
Creek, when it is adopted.
EN -32 It is the City's intent to pursue development of an area -wide
wetlands management program for the entire City to establish a
systems approach to wetlands management. The City shall work
with adjacent communities to adopt and implement the Special
Area Management Plan (SAMP) for the Mill Creek Basin, a draft
version of which has been developed with the U.S. Army Corps
of Engineers. The purpose of the SAMP is to establish uniform
wetland definitions and methodology throughout the planning
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Environment
Objective 18.5.
area, to develop a regional consensus and predictability by
identifying important wetlands which must be conserved and less
important wetlands which may be developed. The SAMP is
intended to ensure a balance of the City's commitment between
environmental and economic development interests. The City
shall strive to streamline the permitting process for development
in the areas covered by the SAMP.
Map 9.3: General Location of Wetlands
Map Note: This map provides an illustration of wetlands located within
Auburn. Prepared on an area -wide basis, the inventory map provides a
general delineation of known wetlands based on the U.S. Army Corps of
Engineers definition and the 1989 Federal Manual For Identifying and
Delineating Jurisdictional Wetlands field methodology. It is important to
note that this map is only a wetland inventory and not a wetland plan.
Over time wetlands develop, expand and contract in conjunction with
changing climatic, natural and artificial conditions.
The map does not imply that a parcel covered by a wetland designation is
fully occupied by wetlands. It is an indicator, however, that an in depth
wetland delineation is required. Therefore, future site specific wetland
studies conducted by the property owner will identify the precise location,
delineation and functional characteristics of known wetland areas, and
additional wetland areas not previously inventoried. The Auburn Planning
Department has wetland reports that can provide information regarding
soils, hydrology, vegetation and wildlife for these wetlands.
To recognize the aesthetic, environmental and use benefits of vegetation
and to promote its retention and propagation. Consideration shall be given
to promoting the use of native vegetation.
Policies:
EN -33 The City recognizes the important benefits of native vegetation
including its role in attracting native wildlife, preserving the
natural hydrology, and maintaining the natural character of the
Pacific Northwest region. Native vegetation can also reduce the
use of pesticides (thereby reducing the amount of contaminants
that may enter nearby water systems) and reduce watering
required of non - native species (thereby promoting conservation).
The City shall encourage the use of native vegetation as an
integral part of public and private development plans through
strategies that include, but are not limited to, the following:
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Objective 18.6.
Environment I
o Encouraging the use of native plants in street landscapes
and in public facilities.
o Providing greater clarity in development regulations in how
native plants can be used in private development proposals.
o Pursuing opportunities to educate the public about the
benefits of native plants.
EN -33A Development regulations shall emphasize the use of native plant
materials that complement the natural character of the Pacific
Northwest and which are adaptable to the climatic hydrological
characteristics of the region. Regulations should provide
specificity as to native plant types in order to facilitate their use.
EN -34 The City shall discourage the unnecessary disturbance of natural
vegetation in new development.
EN -35 The City shall encourage the use of water conserving plants in
landscaping for both public and private projects.
EN -36 The City shall update and amend its landscaping ordinances to
ensure that sufficient landscaping is a required component of all
development. Emphasis should be placed on higher quality and
quantity of landscaping.
EN -37 The City shall strengthen the tree protection ordinance targeted at
protecting large stands of trees and significant trees within the
City.
EN -38 The City shall develop a tree planting and maintenance program.
To promote energy efficiency and management of resources in the
development and operation of public facilities and services, as well as in
private development.
Policies:
EN -39 The City shall encourage the use of renewable energy and other
natural resources over non - renewable resources wherever
practicable and shall protect deposits or supplies of important
non - renewable natural resources from developments or activities
which will preclude their future utilization.
EN -40 The City of Auburn Energy Management Plan is hereby
incorporated as an element in this Comprehensive Plan.
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Environment
Objective 18.7.
Objective 18.8.
EN -41 The City encourages site design practices that maximize winter
exposure to solar radiation.
Enhance and maintain the quality of life for the City's inhabitants by
promoting a healthy environment and reducing the adverse impact of
environmental nuisances.
Policies:
EN -42 The City shall seek to minimize the exposure of area inhabitants
to the harmful effects of excess noise. Performance measures for
noise impact on surrounding development should be adopted and
enforced.
EN -43 The City shall seek to minimize the exposure of area inhabitants
to excessive levels of light and glare. Performance measures for
light and glare exposure to surrounding development should be
adopted and enforced.
EN -44 The City shall seek to minimize the exposure of area inhabitants
from noxious plant species.
To establish management policies which effectively control the operation
and location of mineral extraction in the City, in order to reduce the
inherent adverse impacts that such activities produce in an urban
environment.
Policies:
EN -45 The cost effective availability of sand and gravel materials is
needed to support the development of freeways, roads, public
works, and private construction. Mineral extraction may
therefore be permitted if in accord with these policies.
EN -46 Existing mineral extraction operations (as specifically authorized
by a City permit to mine) shall be allowed to continue operation
for the duration of, and in accord with, their existing permits.
EN -47 Mineral extraction operations shall not be considered a permitted
use in any zoning district. 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 deemed by the City
Council to be unacceptable or cannot be acceptably mitigated.
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EN -48 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.
EN -49 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.
EN -50 The City shall consider impacts of mining on groundwater and
surface water quality as well as possible changes in hydrology as
a result of the mining during the environmental review process
and require appropriate mitigating measures to prevent water
quality degradation.
EN -51 Mineral resource areas or lands are those lands which have high
quality resources that can be commercially mined for a minimum
of twenty years (Map 9.4). Properties around which urban growth
is occurring should not be considered as mineral resource areas.
As required by RCW 36.70A.060, the City shall require
notification on all plats, short plats, development permits and
building permits issued for development within 500 feet of these
lands on which a variety of commercial activities may occur that
are not compatible with residential development for certain
periods of limited duration.
EN -52 Additional mineral extraction operations or major expansion of
existing operations onto adjacent parcels shall be permitted
within mineral resource areas. Impacts of the operations must be
studied thoroughly under the provisions of SEPA, and the City
shall require implementation 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 be acceptably mitigated.
EN -53 Additional mineral extraction operations or expansions of
existing operations will only be allowed outside of mineral
resource areas 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
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Environment
or long term adverse effect. Impacts of the operations must be
studied thoroughly under the provisions of SEPA, and the City
shall require implementation 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 be acceptably mitigated.
EN -54 New mineral extraction operations and expansion of existing
mineral extraction operations will not be permitted in areas
designated for "open space" uses.
EN -55 The creation of usable land consistent with this comprehensive
plan should be the end result of a mineral extraction operation.
The amount of material to be removed shall be consistent with
the end use. While this policy shall be rigidly applied to
developed areas and to all areas outside of mineral resource
areas, some flexibility may be appropriate within mineral
resource areas.
EN -56 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 designated mineral resource areas.
GOAL 19. HAZARDS
To minimize the risk from environmental and manmade hazards to present
and future residents of the community.
Objective 19.1.
To reduce potential hazards associated with flood plains without unduly
restricting the benefits associated with the continued development of the
Lower Green River Valley floor.
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Environment 1
Policies:
EN -57 The City shall seek to protect human health and safety and to
minimize damage to the property of area inhabitants by
minimizing the potential for and extent of flooding or inundation.
EN -58 Flood prone properties outside of the floodway may be
developable provided that such development can meet the
standards set forth in the Federal flood insurance program.
EN -59 Any subdivision of property within the flood plain shall avoid
creating lots which would be subject to serious threats to life,
health and property from floodwaters.
EN -60 Site plan review shall be required under SEPA for any significant
(e.g. over the SEPA threshold) development in the flood plain.
Appropriate mitigating measures shall be required whenever
needed to reduce potential hazards.
EN -61 Any development within the floodway which would reduce the
capacity of the floodway shall be prohibited.
EN -62 The City shall enact ordinances and review development
proposals in a manner which restricts and controls the discharge
of storm water from new development. At a minimum the peak
discharge rate after development shall not exceed the peak
discharge rate before development.
EN -63 The City's development standards should require control and
management of storm waters in a manner which minimizes
impacts from flooding.
EN -64 The City shall consider the impacts of new development on
frequently flooded areas (Map 9.5) as part of its environmental
review process and require any appropriate mitigating measures.
As part of this review process, flood engineering and impact
studies may be required. Within FEMA designated 100 year
floodplains and other designated frequently flooded areas, such
mitigation may include flood engineering studies, the provision
of compensatory flood storage, floodproofing of structures,
elevating of structures, and downstream or upstream
improvements.
EN -65 Areas designated as frequently flooded areas should include 100
year future condition floodplains wherever future condition flows
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Amended 20908
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IEnvironment
its environmental review process and require any appropriate
mitigating measures.
EN -72 Large scale speculative filling and grading activities not
associated with a development proposal shall be discouraged as it
reduces a vegetated site's natural ability to provide erosion
control and biofiltration, absorb storm water, and filter suspended
particulates. In instances where speculative filling is deemed
appropriate, disturbed vegetation shall be restored as soon as
possible, and appropriate measures to control erosion and
sedimentation until the site is developed shall be required.
EN -73 The City shall consider the impacts of new development on Class
I and Class III landslide hazard areas (Map 9.7) as part of its
environmental review process and require any appropriate
mitigating measures. The impacts of the new development, both
during and after construction, on adjacent properties shall also be
considered.
EN -74 Auburn will seek to retain areas with slopes in excess of 40
percent as primarily open space areas in order to protect against
erosion and landslide hazards and to limit significant removal of
vegetation to help conserve Auburn's identity within the
metropolitan region. Slopes greater than 15 percent with zones of
emergent water (springs or ground water seepages) and all slopes
with mapable landslide potential identified by a geotechnical
study shall be protected from alteration.
EN -75 The City will require that a geotechnical report prepared by a
professional engineer licensed by the State of Washington with
expertise in geotechnical engineering be submitted for all
significant activities proposed within Class I and Class III
landslide hazard areas (Map 9.7). The City shall develop
administrative guidelines which identify the procedures and
information required for the geotechnical reports.
EN -76 New development within Class I and Class III landslide hazard
areas (Map 9.7) shall be designed and located to minimize site
disturbance and removal of vegetation, and to maintain the
natural topographic character of the site. Clustering of structures,
minimizing building footprints, and retaining trees and other
natural vegetation, shall be considered.
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Environment
Objective 19.3. To reduce risks associated with the transportation and storage of
hazardous materials.
Policies:
EN -77 The City shall seek to minimize the exposure of area inhabitants
to the risk of explosion or hazardous emissions, and to require
proposals involving the potential risk of an explosion or the
release of hazardous substances to include specific measures
which will protect the public health, safety and welfare.
EN -78 The risk of hazardous materials, substances and wastes shall be
incorporated into the City's emergency management programs.
EN -79 New commercial (other than retail commercial) or industrial uses
which involve the transport or storage of hazardous materials,
substances or wastes shall only be located in that portion of the
designated Region Serving Area of the City between the
Burlington Northern Railroad tracks and east of the West Valley
Highway.
EN -80 Any existing wholesale storage or manufacturing of hazardous
materials, substances or wastes in the designated Community
Serving Area of the City, or within 2000 feet of a school or
medical facility, shall be considered a non - conforming use and
the City should assertively seek its removal.
EN -81 The treatment, storage, processing, handling and disposal of any
hazardous material, substances or wastes shall be only in the
strictest compliance with any applicable local, state or federal
law.
EN -82 The City shall consider the impacts posed by new development
on risks associated with hazardous materials, substances and
wastes as a part of its environmental review process and require
any appropriate mitigating measures.
EN -83 The Local Hazardous Waste Management Plan for Seattle /King
County, and the King County Solid Waste Interlocal Resolution
No. 90 -001, are hereby adopted and incorporated as an element
of the City of Auburn Comprehensive Plan.
EN -84 The City's surface water, ground water, sanitary, and storm
drainage systems shall be protected from contamination by
hazardous materials or other contaminants.
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Environment
EN -85 Use or removal of existing underground storage tanks shall only
be done in the strictest compliance with applicable local, state
and federal law.
GOAL 20 POLICIES FOR PROTECTION OF ENDANGERED FISH
SPECIES
Objective 20.1
The City recognizes that anadromous Salmonids require clean, cool, well -
oxygenated water in adequate quantity for survival and especially during
the critical periods of rearing and migration both before spawning and
after juveniles emerge. Salmonid eggs are highly affected during
incubation and hatching by water temperature, flow velocity, water quality
and excessive turbidity. Streams composed of complex habitats with a
high proportion of riffles and pools provide productive spawning habitats,
as well as juvenile rearing areas in eddying and off - channel areas.
To aid in the protection of listed and candidate endangered fish species.
Policies:
EN -86 The City will continue to participate and support the various
State, Federal and local programs including Water Resource
Inventory Area (WRIA) No. 9 (Green River) and WRIA No. 10
(White -Stuck River) to protect and restore endangered species.
EN -87 The City shall seek to minimize surface water quality and aquatic
habitat degradation of creeks, streams, rivers, ponds, lakes and
other water bodies; to preserve and enhance the suitability of
such water bodies as habitat for restoration of endangered
species.
EN -88 The City shall obtain information during the review of
development proposals, as it relates to the Endangered Species
Act, so that best management practices and best available science
are considered and included in the City's evaluation and
decision - making process.
EN -89 The City shall identify the types and qualities of aquatic
resources within its borders and further develop plans and
program for the protection and enhancement of these resources
based on their characteristics.
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Environment
GOAL 21 GENERAL POLICIES AND REGULATIONS WITHIN AUBURN'S
SHORELINES
The following general policies and regulations apply to all shorelines of
the state that are located in Auburn, regardless of the specific shoreline
environment designation in any one location.
Objective 21.1 Ensure conservation and restoration within Auburn's shorelines.
Polices:
EN -90 Prioritize enhancement and restoration efforts at public parks and
public open space lands.
EN -91 Work with owners of other publicly -owned land to encourage
restoration and enhancement projects.
EN -92 Work with the public and other interested parties to prioritize
restoration opportunities identified in the Shoreline Inventory
and Characterization Report.
EN -93 Promote vegetation restoration, and the control of invasive weeds
and nonnative species to avoid adverse impacts to hydrology,
and reduce the hazard of slope failures or accelerated erosion.
EN -94 Integrate bioengineering and/or soft engineering approaches into
local and regional flood control measures, infrastructure, and
related capital improvement projects.
EN -95 Develop a program to implement restoration projects, including
funding strategies.
EN -96 Monitor and adaptively manage restoration projects.
EN -97 Continue to work with the State, King County, Pierce County,
Watershed Resource Inventory Area (WRIA) 9 and 10 Forums,
the Muckleshoot Tribe, and other governmental and non-
governmental organizations to explore how local governments
1
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Environment
(with their assistance) can best address the needs of preserving
ecological processes and shoreline functions.
EN -98 Continue to work with the State, King County, Pierce County,
Green River Flood Control Zone District, and the Inter - County
River Improvement Agency to identify and implement flood
management strategies that protect existing development and
restores floodplain and channel migration functions.
EN -99 Continue to work with the WRIA 9 and 10 Forums to restore
shoreline habitats and seasonal ranges that support listed
endangered and threatened species, as well as other anadromous
fisheries.
EN -100 Create incentives that will make it economically or otherwise
attractive to integrate shoreline ecological restoration into
development projects.
EN -101 Encourage restoration or enhancement of native riparian
vegetation through incentives and non - regulatory programs.
EN -102 Establish public education materials to provide shoreline
landowners technical assistance about the benefits of native
vegetation plantings.-
EN -103 Explore opportunities with other educational organizations and
agencies to develop an on -going program of shoreline education
for all citizens ages.
EN -104 Identify areas where kiosks and interpretive signs can enhance
the educational experiences of users of shoreline areas.
EN -105 Develop strategies to fund shoreline - related educational and
interpretive projects.
Objective 21.2 Shoreline Vegetation Conservation.
Polices:
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Environment
Objective 21.3
EN -106 Developments and activities in the City's shoreline should be
planned and designed to retain native vegetation or replace
shoreline vegetation with native species to achieve no net loss of
the ecological functions and ecosystem -wide processes
performed by vegetation.
EN -107 Woody debris should be left in river corridors to enhance wildlife
habitat and shoreline ecological functions, except where it poses
a threat to threatens personal safety or critical infrastructure, such
as bridge pilings. In such cases where debris poses a threat, it
should be dislodged, but should not be removed from the river.
Shefeline Environmental Impact Mitigation..
Polices:
EN -108 To assure no net loss of shoreline
iti
horclinc should anal
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herwise avoided or miti
P
program and other applicable regulations. All shoreline use and
development should be carried out in a manner that avoids and
minimizes adverse impacts so that the resulting ecological
conditions does not become worse than the current condition.
This means assuring no net loss of ecological functions and
processes and protecting critical areas designated in Appendix A,
Chapter 16.10 "Critical Areas" that are located in the shoreline.
Should a proposed use and development potentially create
significant adverse environmental impacts not otherwise avoided
or mitigated by compliance with the master program, the
Director should require mitigation measures to ensure no net loss
of shoreline ecological functions.
Objective 21.4 I Protection of critical areas Critical Areas.
Policies:
EN -109 Provide a level of protection to critical areas within the shoreline
that is at least equal to that which is provided by the City's
critical areas regulations adopted pursuant to the Growth
Management Act and the City's Comprehensive Plan.
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Objective 21.5
EN -110 Allow activities in critical areas that protect and, where possible,
restore the ecological functions and ecosystem -wide processes of
the City's shoreline. If conflicts between the SMP and the critical
area regulations arise, the regulations that are most consistent
with the SMA or its WAC provisions will govern.
EN -111 Preserve, protect, restore and/or mitigate wetlands within and
associated with the City's shorelines to achieve no net loss of
wetland area and wetland functions.
EN -112 Developments in shoreline areas that are identified as
geologically hazardous or pose a foreseeable risk to people and
improvements during the life of the development should not be
allowed.
ing for public access to shore1me i Public Access (including views).
Policies:
EN -113 Public access improvements should not result in adverse impacts
to the natural character and quality of the shoreline and
associated wetlands or result in a net loss of shoreline ecological
functions. Developments and activities within the shoreline
should not impair or detract from the public's visual or physical
access to the water.
EN -114 Protection and enhancement of the public's physical and visual
access to shorelines should be encouraged.
EN -115 The amount and diversity of public access to shorelines should be
increased in a manner consistent with the natural shoreline
character, property rights, and public safety.
EN -116 Publicly owned shorelines should be limited to water - dependent
or public recreation uses, otherwise such shorelines should
remain protected, undeveloped open space.
EN -117 Public access should be designed to provide for public safety.
Public access facilities should provide auxiliary facilities, such as
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Environment
parking and sanitation facilities, when appropriate, and should be
designed to be ADA accessible.
Objective 21.6 Flood Hazard Reduction.
Policies:
EN -118 The City should manage flood protection through the City's
Comprehensive Drainage Plan, Comprehensive Plan, stormwater
regulations, and flood hazard area regulations.
EN -119 Discourage development within the floodplains associated with
the City's shorelines that would individually or cumulatively
result in an increase to the risk of flood damage.
EN -120 Non - structural flood hazard reduction measures should be given
preference over structural measures. Structural flood hazard
reduction measures should be avoided— whenever possible.
When necessary, they should be accomplished in a manner that
assures no net loss of ecological function and ecosystem -wide
processes. Non - structural measures include setbacks, land use
controls prohibiting or limiting development in areas that have
are historically flooded, stormwater management plans, or
bioengineering measures.
EN -121 Where possible, public access should be integrated into publicly
financed flood control and management facilities.
Objective 21.7 Water Quality, Storm Water and Non -Point Pollution.
Policies:
EN -122 The City should prevent impacts to water quality and storm water
quantity that would result in a net loss of shoreline ecological
functions —or a significant impact to aesthetic qualities, or
recreational opportunities.
EN -123 Storm water management treatment, conveyance, or discharge
facilities should be discouraged in the shoreline jurisdiction;
unless no other feasible alternative is available.
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Environment
EN -124 Low impact development techniques that allow for greater
amount of storm water to infiltrate into the soil should be
encouraged -to reduce storm water run -off.
EN -125 Encourage conservation of existing shoreline vegetation which
provides water quality protection by slowing and filtering storm
water run -off.
Objective 21.8 Educational and Archeological Areas and Historic Sites.
Objective 21.9
1
Policies:
EN 125 126 Where possible, Educational and Archeological Areas and
Historic sites in the shoreline should be permanently preserved
for scientific study, education, and public observation.
EN --1 127 Consideration should be given to the National Historic
Preservation Act of 1966 and Chapter 43.51 RCW to provide for
the protection, rehabilitation, restoration and reconstruction of
districts, sites, buildings, structures and objects located or
associated with the shoreline that are significant in American,
Washington and local history, architecture, archeology or
culture.
EN 127 128 Where feasible and appropriate, access trails to shorelines
should incorporate access to educational signage acknowledging
protected, historical, cultural and archeological sites or areas in
the shoreline.
Nonconforming Use and Development Standards.
Policies:
EN -128 129 Legally established uses and developments that predate the
City's Shoreline Master Program (1973, as amended) should be
allowed to continue as legal nonconforming uses provided that
future development or redevelopment does not increase the
degree of nonconformity with this program.
f
Page 9 -23
Amended 20908
Environment
GOAL 22 SHORELINE MODIFICATION
Objective 22.1
Shoreline modifications are generally related to construction of a physical
element such as a levee, bulkhead, or pier at or near the edge of a river or
extending into the channel. Other modification actions include dredging,
filling, or vegetation clearing. Modifications are usually undertaken in
support of or in preparation for an allowed shoreline use or development.
Prohibited Modifications
Objective 22.1 22.2
The following shoreline modifications are prohibited in all shoreline
environments unless addressed separately in this shoreline master program
under another use:
1. Breakwaters, jetties, groin,s and weirs:
2. Dune modifications; and
3. Piers and docks.
Dredging and es Dredge Material Disposal.
Policies:
1 EN 129 130 Dredging and dredge material disposal should be done in
manner which avoids or minimizes significant ecological
impacts. Where impacts cannot be avoided, mitigation measures
are required that result in no net loss of shoreline ecological
functions. .
EN -130 -131 Dredge spoil disposal in water bodies, on shorelands, or
wetlands within a river's channel migration zone should be
discouraged, except as needed for habitat improvement.
1 EN 131 132 New development shall be sited and designed to avoid or, if
that is not possible, to minimize the need for new and
maintenance dredging.
Objective 22.222.3 I Piers and Docks.
Policies:
1
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Amended 20908
Environment
EN 132 133 The City should discourage the construction of new piers,
docks, or floats in the shoreline jurisdiction along the Green and
White Rivers.
Objective 22.3 22A I Shoreline Stabilization (bulkheads and revetments).
Policies:
EN 133 134 Shoreline stabilization activities that may necessitate new or
increased shoreline stabilization on the same or other affected
properties where there has been no previous need for
stabilization should be discouraged.
I EN 134 135 New shoreline uses and development s hind be located
away from the shoreline in order to preclude the need for new
stabilization structures.
EN 135 136 Structural or "hard" shoreline stabilization techniques and
structures should be allowed only after it is demonstrated that
non - structural or "soft" shoreline protection measures are not
feasible.
I EN-1-36 -137 The cumulative effect of allowing bulkheads or revetments
along river segments should be evaluated. If it is determined that
the cumulative effects of bulkheads or revetments would have an
adverse effect on shoreline functions or processes, then permits
for them should not be granted.
1 EN 137 138 Bulkheads should not be permitted as a solution to geo-
physical problems such as mass slope failure, sloughing, or land
slides. Bulkheads and revetments should only be approved for
the purposes of protecting existing developments by preventing
bank erosion -by the rivers.
Objective 22.11 22.5 1 Clearing and Grading.
Policies:
EN 138 139 Clearing and grading activities should only be allowed in
association with a permitted shoreline development.
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Amended 20908
Environment
EN 131 140 Clearing and grading activities should shall be limited to the
minimum necessary for the intended development, including
residential development.
Objective 22.5 22.6 • : _ - • Fill.
Policies:
EN-440 141 Fill placed Placement of fill waterward of the OHWM
should be prohibited and only allowed to facilitate water -
depend-ant- dependent uses -or restoration projects.
ENS 142 Where permitted, the amount of fill should be the minimum
necessary to provide for the proposed use and should be allowed
permitted only when tied to a specific development proposal that
is permitted by the Shoreline Master Program.
EN
143 The perimeter of fill activities should be designed to avoid
or eliminate erosion and sedimentation impacts, both during
short term initial fill activities and over the long term time.
Objective 2 22.7 1 Shoreline Habitat and Natural Systems Enhancement Projects.
Policies:
EN 143 144 All proposed shoreline habitat and natural systems
enhancement projects should assure that the activities associated
with each project address legitimate restoration needs and
priorities and facilitate implementation of the Restoration Plan
developed with this Shoreline Master Program pursuant to WAC
173- 26- 201(2)(f).
GOAL 23 SHORELINE USE
Shoreline use activities are developments or activities that exist or are
anticipated to occupy shoreline locations.
Page 9 -26
Amended 20908
Environment I
Objective 23.1 Prohibited Uses within the Shoreline Environment.
Policies:
EN -1-44 145 The following uses should be prohibited in all shoreline
environments unless addressed separately in this the sShoreline
master grogram under another use:.See Section 1 -2 of the
Shoreline Master Program for definitions of the following uses:
4: 1_C
ial aquaculture Boat houses;
a: 2. Boat houses Commercial development;
37 3. Ne'
and
4. 4.
b Forest practices;
Industrial development;
5. New or expanded mining; and
6. Permanent solid waste storage or transfer
facilities.
Objective 23.2 Agriculture
Policies:
EN -146 This Program allows for existing, ongoing agricultural activities
while also maintaining shoreline ecological functions and processes.
EN -147 Agricultural activities that do not meet the definition for existing
and ongoing agricultural activities should not be allowed in the shoreline.
EN -148 Appropriate farm management techniques and new development
construction should be encouraged to prevent contamination of nearby
water bodies and adverse effects on valuable plant, fish, and animal life
from fertilizer, herbicides and pesticide use and application.
EN -149 A vegetative buffer should be encouraged to be placed and
maintained between agricultural lands and water bodies or wetlands in
order to reduce harmful bank erosion and resulting in sedimentation,
Page 9 -27
Amended 20908
Environment I
enhance water quality, provide shade, reduce flood hazard, and maintain
habitat for fish and wildlife.
EN -150 Public access to the shoreline should be encouraged where it does
not conflict with agricultural activities.
EN -151 Proposals to convert agricultural uses to other uses should
comply with all policies and regulations established by the Comprehensive
Plan and this Master Program for said uses and should not result in a net
loss of ecological functions.
Objective 23.3 A. uaculture
Policies:
Objective 23.2 23.4
EN -152 Aquaculture is a water- dependent use, and when consistent with
control of pollution and avoidance of adverse impacts to the environment
and preservation of habitat for resident native species, is an accepted use
of the shoreline.
EN -153 Development of aquaculture facilities and associated activities,
such as hatcheries and fish counting stations should assure no net loss to
shoreline ecological functions or processes. Aquacultural facilities should
be designed and located so as not to spread disease to native aquatic life,
establish new non- native species which cause significant ecological
impacts, or significantly .impact the aesthetic qualities of the shoreline.
EN -154 Since locations for aquaculture activities are somewhat limited
and require specific water quality, temperature, oxygen content, and
adjacent land use conditions, and because the technology associated with
some forms of aquaculture is still experimental, some latitude should be
given when implementing the regulations of this section, provided that
potential impacts on existing uses and shoreline ecological functions and
processes are given due consideration. Experimental aquaculture projects
should be monitored and adaptively managed to maintain shoreline
ecological functions and processes.
Policies:
g Ramp - Boating Facilities.
Page 9 -28
Amended 20908
Environment J
EN 115 155 Public and
y boating facilities are preferred
Boating facilities should not be
allowed unless they are accessible to the general public or serve a
community.
EN -446 156 New boat launching ramps should be allowed only where
they are located at sites with suitable environmental conditions,
shoreline configurations, access and neighboring uses.
EN44' 157 Development of new or modifications to existing boat
launching ramps and associated and accessory uses should not
result in a net loss of shoreline ecological functions or other
significant adverse impacts.
loss to shoreline ecologi
Objective 23.4 23.5 I In- Stream Structural Use.
Policies:
EN 149 158 Approval of perms applications for in- stream structures
should require inclusion of provisions for the protection and
preservation of ecosystem -wide processes, ecological functions,
and cultural resources, including, but not limited to, fish and fish
passage, wildlife and water resources, shoreline critical areas,
hydro geological processes, and natural scenic vistas.
I EN 150 159 The location and planning of in -stream structures should
give consideration to the full range of public interests, watershed
functions and processes, and environmental concerns, with
special emphasis on protectie ring and re ion restoring e€
priority habitats and species.
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Amended 20908
Environment
EN 151 160 Non - structural and non - regulatory methods to protect,
enhance, and restore shoreline ecological functions and processes
and other shoreline resources should be encouraged as an
alternative to structural in- stream structures.
Objective 23.5 23.6 1 Mining.
Policies:
IEN 152 161 Limit mining activities near the shoreline to existing mining
uses.
Objective 2-3,6 23.71 Recreation.
Policies:
EN 153 162 Prioritize shoreline recreational development that provides
public access, enjoyment and use of the water and shorelines of
the State over other non water - oriented recreational uses.
EN -154 163 Shoreline areas with the potential for providing recreation or
public access opportunities should be identified for this use and,
wherever possible, acquired and incorporated into the Public
Park and open space system.
EN -155 164 Public recreational facilities should be located, designed and
operated in a manner consistent with the purpose of the
environment designation in which they are located and such that
no net loss of shoreline ecological functions or ecosystem -wide
processes result.
EN-1-56 165 The coordination of local, state, and federal recreation
planning should be encouraged so as to mutually satisfy needs.
Shoreline recreational developments should be consistent with
the City's Comprehensive Plan and Parks, Recreation and Open
Space Plan.
EN 157 166 Recreational development should not interfere with public
use of navigable waters.
Page 9 -30
Amended 20908
Environment
Objective 23.7 23.8 I Residential Development.
Policies:
EN 158 167 New over -water residences, including floating homes, are
not a preferred use and should be prohibited.
EN 159 168 New multiunit residential development and land
subdivisions for more than four parcels should provide
community and/or public access in conformance to the City's
public access planning and this Shoreline Master Program.
Adjoining access shall be considered in making this
determination.
EN-4-60 169 Accessory development (to either multiple family or single
family) structures should be designed and located to blend into
the site as much as possible.
I EN 162 170 New residential development should avoid the need for new
shoreline stabilization or flood hazard reduction measures that
would cause significant impacts to other properties or public
improvements or a net loss of shoreline ecological functions.
Objective 2-34 23.9 I Signs.
Policies:
I EN 163 171 Signs should be designed, constructed and placed so that
they are compatible with the natural quality of the shoreline
environment and adjacent land and water uses.
Objective 2 9- 23.10 Transportation.
Policies:
I EN 161 172 Plan, locate, design and where appropriate construct,
proposed roads, non - motorized systems and parking facilities
where routes will have the least possible adverse effect on unique
or fragile shoreline features, will not result in a net loss of
shoreline ecological functions or adversely impact existing or
planned water- dependent uses. Where other options are available
Page 9 -31
Amended 20908
IEnvironment 1
and feasible, new roads or road expansions should not be built
within shoreline jurisdiction.
EN 165 173 The number of river crossings should be minimized.
I EN 166 174 Parking facilities in shorelines are not preferred and shall be
allowed only as necessary to support an authorized use and then
as remote from the shoreline as possible.
I EN 167 175 Trail and bicycle systems should be encouraged along the
White and Green Rivers wherever possible.
EN- 176 Joint use of transportation corridors within the shoreline
jurisdiction for roads, utilities, and non- motorized transportation
should be encouraged.
I EN -169 177 New railroad corridors within the shoreline should be
prohibited.
Objective 2-3,10 23.111 Utilities.
Policies:
EN-4-7-0 178 Utility facilities should be designed and located to assure no
net loss of shoreline ecological functions, preserve the natural
landscape and vistas, preserve and protect fish and wildlife
habitat, and minimize conflicts with present and planned land
and shoreline uses.
I EN -4-7-1- 1.79 Primary utility production and processing facilities, such as
power plants, sewage treatment plants, water reclamation plants,
or parts of those facilities that are non - water - oriented should not
be allowed in shoreline areas.
I EN
180 Utilities should utilize existing transportation and utilities
sites, rights -of -way and corridors, whenever possible. Joint use
of rights -of -way and corridors should be encouraged.
Page 9 -32
Amended 20908
Environment J
EN 173 181 Transmission facilities for the conveyance of services, such
as power lines, cables, and pipelines, shall be located outside of
the shoreline area where feasible. Where no other option exists,
utilities should be placed underground or alongside or under
bridges.
EN 174 182 New utilities facilities should be located so as not to require
extensive shoreline protection structures.
EN 175 183 Where storm water management, conveyance, and
discharge facilities are permitted in the shoreline, they should be
limited to the minimum size needed to accomplish their purpose
and should be sited and designed in a manner that avoids, or
mitigates adverse effects to the physical, hydrologic, or
ecological functions.
EN 176 184 Stormwater conveyance facilities should utilize existing
transportation and utility sites, rights -of -way and corridors,
whenever possible. Joint use of right -of -way and corridors
should be encouraged.
1
Page 9 -33
Amended 20908
CHAPTER 12
URBAN DESIGN
Introduction Urban design deals with the physical elements of our communities: the
streets, parks, buildings, open space and neighborhoods. that determine the
way our cities look and feel. It is a blending of both city planning,
architecture, landscape architecture, and critical land protection. Urban
design looks at the way in which buildings, streets, public spaces, natural
features and other development relate to one another and the people who
use them. Through urban design, individual city improvements such as
street construction, park development, land use regulations and new
development can be effectively coordinated with each other to promote a
unified city image.
Issues and
Background
Urban Design While the regulation of development appearance and design is often a
basic component of urban regulatory systems, it is also one of the most
controversial. Many people feel that such regulation is inherently
subjective and hence inappropriate for government. However, such
regulation is capable of making a substantial difference in the character of
a community and its quality of life.
Studies of recent land use issues indicate that poorly designed
development can hinder the development of desired land uses. Poorly
sited and designed industrial uses can adversely affect the ability to attract
the most desirable kinds of industry. Analysis of commercial
development indicates poor separation of various types of commercial
uses tends to create clutter along commercial strips. The reaction of
neighborhood groups to the appearance of some new multiple family
dwellings prevents new proposals. Neighborhood groups have urged that
the regulation of the visual impact of new development be elevated in
priority.
In addition, basic aspects of site design such as setbacks and sidewalk
location can play a significant role in an individual's decision to utilize an
Page 12 -1
Amended 2009
Urban Design
GOAL 22
automobile or to walk or bike to a given development. Since a goal of this
comprehensive plan is to encourage the use of non - motorized modes of
transportation, the review of a project's design for pedestrian bicycle
"friendliness" can assist in accomplishing this goal.
URBAN DESIGN
To ensure a high quality visual environment through appropriate design
standards and procedures which encourage high quality architectural and
landscape design in all development and through the placement of artwork
in public places. The City recognizes the linkages between transportation,
land use and site design and encourages development which eases access
by pedestrians, bicyclists and transit users.
Objective 22.1. To promote urban design which utilizes significant natural features to
enhance the identity of the City.
Policies:
UD -1 The City shall encourage development which maintains and
improves the existing aesthetic character of the community.
UD -2 Development on each of the hill areas of the community should
seek to conserve and enhance the visual distinction and uniqueness
of each.
UD -3 Suitable natural and cultural features should be utilized to buffer
surrounding land uses from industry and commercial uses.
UD -4 The design of new development along the Green and Stuck Rivers
shall be sensitive to the unique character of each as a visual
resource of the entire community.
UD -5 Development along the Interurban bike trail shall be compatible
with the trail and buffering measures shall be used where
appropriate.
Page 12 -2
Amended 2009
Urban Design
UI -6 Storm drainage facilities shall incorporate high standards of design
to enhance the appearance of a site, preclude the need for security
fencing, and serve as an amenity. The design of above ground
storage and conveyance facilities should address or incorporate
landscaping utilizing native vegetation, minimal side slopes,
safety, maintenance needs, and function. The facilities should be
located within rear or side yard areas and the design should
preclude the need for security fencing whenever feasible.
UD -7 Site design techniques and standards which allow development,
but protect critical areas and other natural features, should be
developed and implemented. Some of these techniques include,
but are not limited to, planned unit developments or clustering.
When these techniques are used, the development shall be required
to be consistent, when appropriate, with development surrounding
the site.
UD -8 The City shall implement ordinances designed to enhance the
protection of major stands of trees, viewsheds, bodies of water and
other natural features. To the fullest extent feasible, these should
be incorporated into the fundamental design of new development.
Enhanced flexibility, such as the use of private drives and/or over -
length cul -de -sacs, where necessary to protect sensitive features
may be allowed.
Objective 22.2. To improve the visual quality of new development.
Policies:
UD -9 The visual impact of large new developments should be a
priority consideration in their review and approval.
UD -10 The City should has established design review of multiple
family dwellings in order to maintain this housing option as a
viable alternative near single family neighborhoods. The design
guidelines should be reviewed periodically to maintain current
planning trends and market demands.
UD -11
Priority shall be given to protecting industrial sites with quality
visual amenities in order to attract industries that seek such
amenities.
UD -12 All new development shall be required to underground on -site
utility distribution, service and telecommunication lines.
Page 12 -3
Amended 2009
Urban Design
UD -13 Codes regulating commercial strip development should be
amended to improve its visual impact.
UD -14 Industrial development shall incorporate appropriate
landscaping and site design to minimize its visual impact on
surrounding development.
UD -15 The City should require all projects, both public and private, to
include landscaping. Codes and regulations which govern
landscaping shall be updated and revised and include provisions
for continued maintenance.
Objective 22.3. To improve the visual quality of developed areas.
Policies:
UD -16 Sign clutter should be reduced by updating and revising the
City's sign code. While the sign code was substantially
updated, with extensive public participation, it should be
reviewed periodically.
UD -17 The City should employ its regulatory authority through SEPA
to encourage the retention of scenic views of Mount Rainier and
the east and west hills.
UD -18 The City should consider the undergrounding of utility
distribution, service and telecommunication lines, except for
storm drainage systems, whenever opportunities arise,
particularly during reconstruction of roads and other facilities.
UD -19 The City shall develop a street tree planting program throughout
the City and should require the integration of landscaping
within all new street projects.
Objective 22.4.. To develop a comprehensive program to improve the visual quality of the
entire City.
Policies:
UD -20 An Urban Design Element to the Comprehensive Plan should
be developed which identifies and establishes policies to govern
the protection and enhancement of the City's visual amenities
and image. Appropriate development codes should be
developed and existing codes modified to implement the Urban
Design element.
Page 12 -4
Amended 2009
Urban Design
UD -21 The urban design element shall include provisions for the
design and construction of entry markers to the City as well as
programs for the beautification of the primary travel corridors
within the City.
UD -22 The City shall develop uniform signage for all City facilities.
Objective 22.5. To promote the incorporation of artwork into new and existing public
facilities to enhance the visual quality of the City.
Policies:
UD -23 The City shall encourage the integration of artwork in planning
new public facilities.
UD -24 The City shall, when appropriate, encourage and facilitate the
placement of artwork in new and existing neighborhoods and
the downtown business area.
Objective 22.5. To promote development which eases access by both pedestrians and
transit users.
Policies:
UD -25 Downtown is considered a pedestrian and transit oriented area.
Codes in the downtown should encourage development which is
more oriented toward these modes of transportation than
towards the automobile.
UD -26 Development along transit routes should include transit friendly
designs within the project area. The Urban Design Plan should
include a discussion of transit, bicyclist and pedestrian friendly
design. Codes which encourage these types of design should be
developed and implemented in appropriate areas.
UD -27 Discourage the use of fences, walls and other barriers around
developments which block access by bicyclists, pedestrians and
users of other non - motorized modes.
Design Review
Process The City of Auburn generally regulates development through the SEPA
process. However, this process is intended to allow for an understanding
of impacts and impose conditions for appropriate mitigation. It has not
proven to be an effective tool for insuring that new development meets
contemporary design standards.
and current ordinances provid
b
f th
Page 12 -5
Amended 2009
Urban Design
d
ity's expectations. As the City moues to address this issue, it will
•
P
the downtown. Additional design criteria may be warranted for mayor
highway exposures and arterial streets. These special plans and regulatory
controls should be developed in the near future
The City adopted design standards for the Downtown Urban Center zone
in 2007 to create a distinct and strong identity for downtown Auburn. The
design standards will guide development within downtown Auburn to
create a sense of place, transit oriented development, and a pedestrian
environment.
The City also adopted design guidelines in 2009 for multi - family and
mixed -use developments, outside of the downtown, that provide guidance
for improvement landscaping, site design, architectural standards, and
recreational spaces.
Objective 22.6. Establish a Design Review Process
UD -28 The City shall developed new design standards for development
within downtown Auburn and for multi - family and mixed -use
development. These standards should provide guidance for
improved landscaping, site design and architectural standards.
These standards should be reviewed periodically to keep with
current planning trends and market demands.
UD -29 The City shall revised its ordinances to establish an
administrative design review procedure for development in the
downtown and for multi- family and mixed -use developments.
It should bois handled as a responsibility of the Planning
Department and incorporated into current development review
procedures to minimize time and expense, both for the City and
the applicant. All new construction, exclusive of individual
single family homes and duplex residences, shall
beDevelopments subject to design review standards are outlined
in city code.
Page 12 -6
Amended 2009
CHAPTER 14
COMPREHENSIVE PLAN MAP
Introduction
The previous chapters presented the goals, objectives and policies intended
to guide Auburn's future physical development. The Comprehensive Plan
Map presented in this chapter (Map 14.1) applies those policies to the
various areas of the City, by indicating the appropriate locations for
various categories of land use. The Plan Map should be consulted together
with the written policies of this Plan when decisions about land use and
public facility development are considered.
This chapter also explains the reasoning and intention behind the Plan
Map's land use designations. This should be useful in developing and
applying implementing tools (such as zoning provisions); for interpreting
the Plan Map as it applies to specific regulatory decisions or development
proposals; and in adjusting or amending the Plan Map when changing
conditions or land use markets warrant.
Finally, this chapter sets forth some special policies intended to deal with
the unique problems or opportunities that exist in certain specific locations
within Auburn. These specific policies supplement the general goals,
objectives and policies of earlier chapters.
Land Use
Designations:
Plan Map
Residential Categories
Residential Conservancy
Purpose: To protect and preserve natural areas with significant
environmental constraints or values from urban levels of development and
to protect the City's water sources.
Page 14 -1
Amended 2008
Chapter 14
Page 14 -2
Amended 20098
Description: This category should consist primarily of low density
residential uses (with densities not exceeding one unit per four acres) in
areas with environmental constraints and/or areas requiring special
protection such as the City's watershed, which is a significant water
resource. Examples include the Coal Creek Springs watershed area and
low -lying areas along the Green River that are isolated from urban
services. From a practical standpoint, this watershed area cannot be readily
served by public facilities due to its physical separation from public
facilities by an existing gravel mine operation that is expected to continue
operation years into the future. The designation will serve to both protect
environmental features and hold areas for higher density development until
such time public facilities become available.
The area designated "residential conservancy" allows for a lifestyle similar
to that of rural areas since the lower density established protects the
critical areas such as the City's Coal Creek Springs watershed. A rural
lifestyle generally includes allowance of farm animals, streets not urban in
character (e.g. no sidewalks, street lights), and limited agricultural type
uses.
Compatible Uses: Low density residential uses consistent with protecting
the City's water resources and environmental constraints are appropriate.
Low intensity cottage industry appropriate for rural areas may be allowed,
subject to review. Various public and quasi - public uses which are
consistent with a rural character may be permitted as conditional uses.
Resource extractive uses can only be allowed if the basic environmental
character of the area is preserved.
Those areas with critical areas shall be appropriate for low density
residential, with the intent to protect environmentally critical areas from
impacts associated with more intensive development. These
environmentally critical areas area valued as a community resource, both
for conservation purposes and public enjoyment; provided that the
environmentally critical areas area protected, low density single family
residential use may be appropriate.
Criteria for Designation: This designation should be applied to areas
with either significant environmental values worthy of protection or to
those areas which may pose environmental hazards if developed, such as
areas tributary to public water sources. It may also be appropriate, to a
limited extent, as a means of delimiting the edge of the City or to areas
that are impractical to develop to urban levels until a later time period due
to pre- existing development patterns and the absence of public facilities.
Comp. Plan
Map
Considerations Against Applying this Designation: Due to the costs of
providing City services to these areas, this designation should be applied
sparingly. It should be applied as a means of conserving significant
environmental resources, to achieve watershed protection and/or to areas
where development served by public facilities has been made impractical
due to pre- existing use patterns.
Appropriate Implementation: The RC (residential conservancy) district
will implement this designation.
Single Family
Purpose: To designate and protect areas for predominantly single family
dwellings.
Description: This category includes those areas reserved primarily for
single family dwellings. Implementing regulations should provide for an
appropriate range of lot sizes, clustered and mixed housing types as part of
a planned development.
Compatible Uses: Single family residences and uses that serve or support
residential development, such as schools, daycare centers, churches and
parks shall be considered appropriate and may be permitted on a
conditional basis. Other public buildings and semi - public uses may be
permitted if designed and laid out in a manner which enhances rather than
detracts from the residential character of the area. In siting such uses,
however, special care shall be given to ensuring adequate parking,
landscaping, and traffic circulation with a minimum of conflict with
residential uses. Uses which generate significant traffic (such as large
churches) should only locate on developed arterials in areas zoned for
institutional uses.
Intrusion of industrial uses into any of these single family areas shall be
prohibited. Only very limited commercial uses such as home occupations
or strictly limited appropriate conditional uses can be allowed.
Planned developments should be favorably considered in these
designations in order to allow optimal flexibility. In providing such
flexibility, the emphasis should be on small alley - loaded lot single family
development, limited low density multifamily housing and a mixture of
types, and design diversity should be sought. Except where conditional
use permits have been previously granted, alternate structure types should
not exceed more than 40 percent of the units, and alternative structures
should in most cases contain no more than four dwelling units each.
However, where substantial offsetting community benefits can be
Page 14 -3
Amended 2009g
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Comp. Plan
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3) R -72: - . • • : an — Rc, Permits5 -7 dwelling
units per net acre 6,000 square foot lots. This zone provides for
relatively small lot sizes. It may be applied to the older
neighborhoods of the City and reflects the typically smaller lot
sizes found there. Application of this zone should be considered
for areas considered appropriate for a mix of housing types,
particularly in some of the Special Planning Areas as discussed
below.
Moderate Density
Purpose: To provide a transition between single family residential areas
and other more intensive designations, as well as other activities which
reduce the suitability of potential residential areas for single family uses
(such as high traffic volumes). In so doing, this designation will offer
opportunities for housing types which balance residential amenities with
the need to provide economical housing choice, in a manner consistent
with conserving the character of adjacent single family areas.
Description: Moderate density residential areas are planned to
accommodate moderate densities of varying residential dwelling types.
Appropriate densities in these areas shall range from 86 to 10 units net per
acre and potentially 16 units per net acre, where properties have frontage
on an arterial or residential collector. Dwelling types would generally
range from single family units to €ourpl@a smultiple- family dwellings,
with larger structures allowed (at the same overall density) where
offsetting community benefits can be identified. Structures designed to be
occupied by owner - managers shall be encouraged within this designation.
Compatible Uses: Public and quasi- public uses that have land use
impacts similar to moderate to high density residential uses are appropriate
within this category. Also, uses which require access to traffic (such as
schools and churches) are appropriate for these areas. Carefully developed
low intensity office, or residentially related commercial uses (such as day
care centers) can be compatible if developed properly. This designation
can include manufactured home parks.
Criteria for Designation: Areas particularly appropriate for such
designation are:
1. Areas between single family residential uses and all other uses.
2. Areas adjacent to, or close to major arterials designated in the
transportation element.
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Amended 2009g
I Chapter 14 I
3. Existing manufactured home parks.
4. Areas sandwiched between higher intensity uses, but not directly
served by an arterial.
5. Urban infill areas not appropriate for single family uses but also
not capable of supporting higher density uses.
Considerations Against Applying this Designation: Areas to generally
be avoided by moderate density residential designations include:
1. Areas surrounded by lower density uses.
2. Areas more appropriate for commercial or higher density uses due
to traffic or extensively developed public facilities.
3. Areas within the Region Serving Area designated by this Plan
(except as otherwise provided by the Plan).
4. Any areas not planned to be served by water and sewer systems.
Appropriate Implementation: This designation can be implemented by
two zones:
1) The R 104: Two F roily (Duplex) Residential District Permits 10
dwelling units per net acre. The zoning allows single family
dwellings and duplexes as permitted uses. Fourple-xesMultiple-
family dwellings, some residential supporting uses, and
professional offices as part of a mixed -use development ere -may be
permitted as conditional uses.
2) R -16: Permits 16 dwelling units per net acre. The zoning allows
for a variety of housing types, include single family, duplexes, and
multiple - family dwellings and mixed -use development.
32) R -MHCP_ Residential Manufactured/Mobile Home Park District
Community permits the development of manufactured home parks
on property that is at least 5 acres in size. The maximum base
density per unit should be 5,200 square feetis 10 dwelling units per
net acre.
High Density
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1
i
Comp. Plan
Map
Purpose: To provide an opportunity for the location of the most
economical forms of housing in areas appropriately situated for such uses
under the policies of this Plan.
Description: This category shall be applied to those areas which are
either now developed or are reserved for multiple family dwellings.
Densities may range from 160 to 20 units per acre. Dwelling types may
range from single family units to apartment complexes, and may include
manufactured home parks when located adjacent to major arterial streets.
Adequate recreation on -site open space areas should be provided for any
all multi - family developments. ' ere than 10 units. Densities
exceeding 20 units per acre and special development standards may be
authorized for senior housing projects, within the Downtown area and
within 1/4 mile of regional transit service.
Compatible Uses: Compatible uses are similar to those identified under
the other residential categories, except higher intensities of use may be
appropriate. Public uses and open spaces which tend to visually relieve
the high density character of these areas should be encouraged.
Criteria for Designation: In addition to areas already developed to this
density, this designation should be applied only to areas which have or
may be most efficiently served with high capacity and high quality public
services and facilities. Of particular concern is the provision of adequate
traffic circulation, and this category shall only be applied to areas with
developed arterial access. Other siting concerns may include access to
commercial services and open space amenities. This category may also be
applied to areas which are threatened with deterioration and multiple
family dwellings offer the potential for rehabilitation.
Considerations Against Applying this Designation: Areas not
appropriate for this zone include areas surrounded, without physical
separation, by lower intensity uses.
Appropriate Implementation: This designation can be implemented by
two zones:
1) R -16: Permits 16 units per net acre. The zoning allows for a
variety of housing types include single family, duplexes, and
multiple - family dwellings and mixed -use development.
2) R -204: Multiple Family Residential District pPermits 20 units per
net acre and a full range of residential uses multiple - family
residential and mixed -use development. Residential supporting
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Chapter 14
Publicly or Quasi -
Publicly Owned or
Public Access
Categories
Page 14 -8
Amended 2009g
uses and some professional offices are permitted as conditional
uses.
32-) R -MHCP: Residential Manufactured/Mobile Home Community
Park Distract permits the development of manufactured home parks
on property that is at least 5 acres in size. The base density is 10
dwelling units per net acre.
e develonment of
,
In no case should these uses be authorized for construction until all
appropriate public facilities are available to full standard.
Open Space
Purpose: To ensure adequate open space amenities for present and future
residents by reserving and protecting important open space resources and
to identify lands useful for public purposes (RCW 36.70A.150) as well as
open space corridors (RCW 36.70A.160) as required by the GMA.
Description: This category shall be applied to areas which are to be
managed in a largely open space character. It includes parks, watersheds,
shoreline areas, significant wildlife habitats, large storm drainage ponds,
utility corridors with public access and areas with significant development
restrictions, such as steep slope and flood hazard areas.
Compatible Uses: Appropriate uses include low intensity recreational
uses, low density residential uses and associated open areas, wildlife
habitat, stormwater detention, watershed and similar low intensity uses.
Criteria for Designation: This designation should be applied to any site
in which exists a significant developmental hazard or open space value
suitable for public protection without unduly encroaching on private
property rights.
Appropriate Implementation: Where land in this category is owned
publicly it shall be implemented by the P -1 Public Use District. Land in
this category which is privately owned will generally be zoned for low
density residential use. Where the open space is linear it may be
appropriately managed by means other than zoning, such as public
1
Comp. Plan
Map
ownership or easements, particularly as development takes place on
adjacent land. The Shoreline Management Program shall regulate the
open spaces designated adjacent to the rivers. Subdivisions of property
involving steep slope or shoreline areas shall consider these development
limitations and avoid creating inappropriate or unbuildable lots.
Public and Quasi- Public
Purpose: To designate areas of significant size needed to provide public
and quasi - public services to the community.
Description: This category includes those areas which are reserved for
public or quasi- public uses of a developed character. It is intended to
include those of a significant extent, and not those smaller public uses
which are consistent with and may be included in another designation.
Public uses of an industrial character, such as the General Services
Administration, are included in the industrial designation. Streets, utilities
and other public activities supporting other uses are not considered
separate uses and are not so mapped. This designation includes large
churches, private schools and similar uses of a quasi - public character.
Developed parks are also designated under this category.
Compatible Uses: Uses more appropriately designated under another
category should not be designated under this category, irrespective of
ownership. Industrial and commercial uses which are affiliated with and
managed by educational institutions for vocational educational purposes
may be classified as a public use and permitted on a conditional basis.
Criteria for Designation: Designation of these areas should be consistent
with the character of adjacent uses.
Appropriate Implementation: This designation will generally be
implemented by three zones:
1) P -1 (Public Use) District provides for the location and development of
public uses that serve the cultural, educational, recreational and public
service needs of the community.
2) I (Institutional Use) District provides for similar uses, but includes
schools and typically allows a much broader list of uses.
3) LF (Landing Field) District provides for the operation and
management of the Auburn Municipal Airport.
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1
I Chapter 14 J
The designation can also be implemented as a conditional use under
various zones. Approval of these types of uses (and open space uses), not
individually designated on the Plan Map, under a conditional use permit or
rezone consistent with or related to adjacent zoning, shall not be
considered inconsistent with the designations under this Plan.
Commercial Categories
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Amended 20098
Light Commercial
Purpose: To create people oriented commercial areas to supply a wide
range of general commercial services to area residents.
Description: This category represents the prime commercial designation
for small to moderate scale commercial activities. These commercial
areas should be developed in a manner which is consistent with and
attracts pedestrian oriented activities. The ambiance of such areas should
encourage leisure shopping and should provide amenities conducive to
attracting shoppers.
Compatible Uses: A wide range of consumer oriented goods and services
are compatible within this designation since the emphasis would be on
performance criteria which create an attractive shopping environment.
However, uses which rely on direct access by vehicles or involve heavy
truck traffic (other than for merchandise delivery) are not appropriate in
this category. Unsightly outdoor storage and similar activities should be
prohibited. Permitted uses would consist of retail trade, offices, personal
services, indoor eating establishments, financial institutions, governmental
offices, and similar uses. Multiple family dwellings should be encouraged
on a conditional basisas part of mixed -use developments where they do
not interfere with the shopping character of the area, such as within the
upper stories of buildings. Since taverns can break up the continuity of
people oriented areas, taverns would be permitted generally only as a
conditional use. Drive in windows should only be allowed as ancillary to
a permitted use, and only when carefully sited under the conditional use
permit process in order to ensure that an area's pedestrian environment is
not seriously affected.
Criteria for Designation: This designation should include moderate
sized shopping centers, and centrally located shopping areas. This
designation should be preferred for commercial sites where visual and
pedestrian amenities are an important concern outside of the downtown.
1
Comp. Plan
Map
Considerations Against Applying this Designation: Commercial areas
which can not be readily separated from high traffic volumes (such as
shallow lots along busy arterials) should not be included in this
designation. Areas not large enough for separation from any adjacent
heavier commercial or industrial area should not be designated as light
commercial.
Appropriate Implementation: This designation is implemented by the
C -1 Light Commercial District. This district provides for a wide range of
small and moderate scale commercial oriented towards the leisure shopper
and pedestrian oriented activities.
Downtown
Purpose: To create a vibrant people oriented downtown which serves as
the business, governmental and cultural focal point of the Community that
includes multifamily residential development.
Description: This category is intended to be applied only in Downtown
Auburn. The area should be developed in a manner which is consistent
with and attracts pedestrian oriented activities. The ambiance of the
downtown should encourage leisure shopping, should provide services to
local residents, area employees and should provide amenities conducive to
attracting visitors and shoppers.
Compatible Uses: A broad mix of uses is appropriate and encouraged
within the Downtown. A wide range of consumer oriented goods and
services are compatible within this designation since the emphasis would
be on performance criteria which create an attractive pedestrian oriented
shopping environment. However, uses which rely on direct access by
vehicles or involve heavy truck traffic (other than for merchandise
delivery) are not appropriate in this category. Unsightly outdoor storage
and similar activities should be prohibited. Permitted uses would consist
of retail trade, offices, personal services, indoor eating establishments,
financial institutions, governmental offices, and similar uses. Multiple
family dwellings should be encouraged, particularly within the upper
stories of buildings which include retail and commercial uses. Since
taverns can break up the continuity of people oriented areas, they should
be prohibited. Drive in windows should not be permitted to maintain the
area's pedestrian environment. Parking standards within the downtown
should reflect the pedestrian orientation of the area, but also consider
parking's impact for economic development.
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1
I Chapter 14
Page 14 -12
Amended 2009g
Criteria for Designation: This designation should apply only in
Downtown Auburn.
Considerations Against Applying this Designation: This designation
should not be used other than for the Downtown area.
Appropriate Implementation: This designation can be implemented by
the following zoning districts:
1) The primary core of downtown should be implemented by the
Downtown Urban Center zone, which allows for a broad range of
uses with no residential density limitations.
2) Other commercial areas within the downtown may be implemented
by the C -2 Central Business District.
Heavy Commercial
Purpose: To provide automobile oriented commercial areas to meet both
the local and regional need for such services.
Description: This category is intended to accommodate uses which are
oriented to automobiles either as the mode or target of providing the
commercial service. The category would also accommodate a wide range
of heavier commercial uses involving extensive storage or heavy vehicular
movement.
Compatible Uses: A wide variety of commercial services oriented to
automobiles are appropriate within this category. This includes
automobile sales and service, drive in restaurant or other drive in
commercial business, convenience stores, etc. Since these uses are also
compatible with heavier commercial uses, lumber yards, small scale
warehousing, contractor yards and similar heavy commercial uses are
appropriate in this designation.
Criteria for Designation: This designation should only be applied to
areas which are highly accessible to automobiles along major arterials.
Generally this category would characterize commercial strips. This zone
is appropriate for the intersections of heavily traveled arterials, even if
adjacent sites are best suited for another commercial designation.
Considerations Against Applying this Designation: Areas which
conflict with single family residential areas or areas more suited for other
uses. Whenever possible this category should be separated from all uses
by extensive buffering.
Comp. Plan
Map
Appropriate Implementation: This category is implemented by the C -3
Heavy Commercial District.
Neighborhood Commercial
Purpose: To provide accessible commercial services frequently needed in
residential areas without creating land use conflicts between those
commercial uses and the residential areas they serve.
Description: Residential areas require commercial services almost on a
daily basis. Such services, while necessary, can also conflict with the
quality of residential areas. Consequently, commercial areas need to be
reserved that are either carefully restricted (if located within residential
areas) or are accessible to, but buffered from, residential areas.
Compatible Uses: In restricted areas (those within neighborhoods), uses
must be carefully controlled both in the kind of uses permitted and in
terms of design and other performance criteria. A much less restricted
type of neighborhood commercial use can be designated near intersections
of a major arterial and a residential arterial. A much wider range of
commercial activities are appropriate in such an area, including grocery
stores, convenience stores, service stations, hardware stores, small
restaurants and drinking establishments. However, activities (such as
outdoor storage) which can alter the character of these areas into heavier
commercial areas should only be permitted on a conditional basis in order
to control potential adverse impacts.
Criteria for Designation: In all cases, neighborhood commercial areas
should be at the intersections of major streets. In the case of restricted
types, such streets may be residential arterials, while in the case of the less
restricted type at least one of the streets should be a major arterial.
Adequate buffering should be planned in the process of designating any
new areas as neighborhood commercial.
Considerations Against Applying this Designation: This designation
should be avoided whenever it is not possible to adequately buffer the
commercial uses from adjacent residential uses.
Appropriate Implementation: This category is implemented by the C -N
Neighborhood Commercial District.
Office-Residential
Page 14 -13
Amended 2009g
1
I Chapter 14
Purpose: To reserve areas to accommodate professional offices for
expanding medical and business services, while providing a transition
between residential uses and more intensive uses and activities.
Description: This category is a restricted commercial designation
reserved only for certain types of activities. As a growing medical center,
areas need to be reserved to accommodate growth in this sector, which is
largely expressed in the form of professional offices. This category also
assures space to accommodate the rapid growth that is occurring in
business services and other service oriented activities. Such uses also
provide a means for an appropriate transition for areas originally
developed as a residential area but now not appropriate for that type of
use.
Compatible Uses: To be fully effective as a transition or a buffer, resi-
dential uses should be permitted on a conditional basis.
Criteria for Designation: As a transition this designation can serve as an
appropriate buffer between heavily traveled arterials and established single
family areas. It would be particularly appropriate in areas where large
traffic volumes have affected an established residential area. It can be
applied where amenity values mitigate against heavy commercial uses
along major arterials. This designation should also be used to
accommodate the expansion of medical services in the area around Auburn
Regional Medical Center.
Considerations Against Applying this Designation: This zone is
intended for particular applications as described. It generally should not
be applied on a large scale basis.
Appropriate Implementation: This category is implemented by two
zones:
1) RO - Residential Office District which is intended to primarily
accommodate business and professional offices where they are
compatible with residential uses.
2) RO -H Residential Office- Hospital District is to be used exclusively
for the area around Auburn Regional Medical Center.
Industrial Categories
Page 14 -14
Amended 20098
Light Industrial
1
Comp. Plan
Map
Purpose: To reserve quality industrial lands for activities that implement
the City's economic development policy.
Description: This category is intended to accommodate a wide range of
industrial and 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 or business park" character. Certain residential uses may
be permitted, especially in industrial areas that have been established to
promote a business park environment that complements environmental
features, and/or if development standards are developed to promote
compatibility between residential and other non - residential land uses.
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. Certain residential uses
may be permitted if development standards are developed established to
promote compatibility between residential and other non - residential land
uses.
Outside storage shall be permitted only subject to performance criteria
addressing its quantity and location to ensure it is compatible with
adjacent uses and so 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. In the Environmental Park District that implements
the "Light Industrial" plan map designation; outdoor storage will be
strictly limited to promote compatibility with adjacent environmental land
uses. 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 provided
that such uses support rather than detract from the industrial character of
the area.
The Burlington Northern Santa Fe Railroad Auburn Yard located within
the Railroad Special Plan Area is considered a compatible use at its current
level of usage (as of August 14, 1996). It is not bound by the policies
concerning outside storage under the existing light industrial designation
as it was an existing use prior to the development of this policy. Should
BNSF decide to reactivate its applications to upgrade the yard to an
intermodal facility, the proposal will be subject to the essential public
facility siting process as defined in the Capital Facilities Element (Chapter
5).
Page 14 -15
Amended 2009g
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9 I -17 aged
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Planned Areas
Special Plan Areas (See Map 14.2)
Comp. Plan
Map
Purpose: To allow large areas within the City, under a single or a
coordinated management, to be developed as a planned unit. This
designation can also be used to provide flexibility when there is
uncertainty regarding how an area may be most appropriately developed in
the future.
Description: This designation applies to specific areas identified as being
appropriate for mixed, urban level development on a planned basis. It is
intended that the future development of these areas will be guided by
individual "elements" or "sub -area plans" of the Comprehensive Plan, to
be developed and adopted at a later date. The Plan elements should be
consistent with the following.
Compatible Uses: Uses and intensities within Special Planning Areas
shall be determined for each area through individual planning processes.
Each individual planning process will result in the adoption of a
Comprehensive Plan element (sub -area plan) for that particular Special
Planning Area. Each Plan element shall be consistent with the general
goals, objectives and policies of the Comprehensive Plan. Development
of the individual Plan elements shall also be based upon the following
guidelines:
Academy Special Planning Area: The Auburn Adventist Academy Plan
was adopted by resolution No. 2254 in November 1991 and is considered
to be an element of the Comprehensive Plan. The Plan applies to the area
within the property owned by the Academy and allows for a diversity of
uses on the site, primarily those related to the mission and objectives of the
Academy. As part of the adoption of the Plan, the area was zoned under
the I- Institutional Use District which permits uses such as schools,
daycare, churches, nursing homes, recreation and single family uses.
Auburn North Business Area Planning Area: The Auburn North Business
Area Plan was adopted by resolution No. 2283 in March 1992 and is
considered to be an element of the Comprehensive Plan. The Plan covers
an approximately 200 acre area located directly north of the Auburn
Central Business District. The Plan calls for development to be pedestrian
oriented with high density residential and light commercial components.
Page 14 -17
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1 Chapter 14 I
Downtown Special Planning Area: Downtown Auburn is a unique area in
the City which has received significant attention in the past and there will
be continued emphasis in the future. This Comprehensive Plan recognizes
Downtown as the business, governmental and cultural focal point of
Auburn with a renewed emphasis on providing housing in the Downtown.
Development of the Downtown should be consistent with the 2001
Auburn Downtown Plan.
Lakeland Hills Special Planning Area: The Lakeland Hills Plan was
adopted by resolution No. 1851 in April 1988 and is considered to be an
element of the Comprehensive Plan. The Plan covers the approximately
458 acres of the Lakeland Hills development which falls within the King
County portion of the city. The Plan calls for a mix of residential uses
including single and multi - family housing as well as supporting
recreational, commercial, public and quasi - public uses. The plan calls for
phasing of development in coordination with the provision of necessary
urban services.
Lakeland Hills South Special Planning Area: The Lakeland Hills South
Plan initially covered approximately 685 acres owned by The Lakeland
Company within Pierce County and contained within the City of Auburn
potential annexation area (urban growth area). The Plan is intended to be
consistent with the conditions of approval of the Lakeland Hills South
PDD (Pierce County Hearings Examiner Case No. Z15- 90/UP9 -70) as
amended.
The City of Auburn has accepted the Lakeland Hills South PUD as an
approved PUD. This acceptance is implemented in part .through an
annexation and utilities agreement between the City and the developer of
Lakeland Hills South PUD. The Lakeland Hills South PUD is further
implemented by the City's zoning code, including ACC Chapter 18.76
entitled "Planned Unit Development District — Lakeland Hills South Special
Plan Area ".
Residential development within the PUD is primarily single family and
moderate density dwellings with a wide range of lot sizes, including lots
smaller than those typically allowed by the City's zoning ordinance for
non - PUD's. The maximum allowable number of residential units
provided for originally was 3,408 based upon an overall gross density of 5
units per acre. High density multifamily units are limited to one area of
the PUD to approximately 669 units. Twenty acres are to be used for light
commercial development and significant area has been set aside as open
space. In 2007, the developer of Lakeland Hills South PUD was granted
an expansion to the Lakeland Hills South PUD to add an additional 4 acres
Page 14 -18
Amended 2009g
Comp. Plan
Map
of commercial land, raising the total area of light commercial land to 24
acres. The development includes a developed 15 -acre park, an
undeveloped 15 -acre park, two 5 -acre parks and a linear park along
Lakeland Hills Way. The locations of the parks are shown on the
comprehensive plan map. Changing the location of any or all of the parks
does not constitute a comprehensive plan amendment provided that the
total park acreage does not change and the location is agreed upon by the
City.
Within the Lakeland Hills South Special Plan area only, the permitted
density ranges for the comprehensive plan designations are as follows:
Single Family Residential: 1 -6 units per acre; Moderate Density
Residential: 2 -14 units per acre; and High Density Residential: 12 -19 units
per acre. The development has occurred in phases in coordination with the
provision of required urban services and in 2008, the development is
nearing completion.
In 2004, the developer of Lakeland Hills South PUD requested an
expansion to the Lakeland Hills South PUD involving several parcels
totaling approximately 77 acres — bringing the total PUD acreage to
approximately 762 acres. The proposal designated these additional parcels
as "Moderate Density Residential" (from "Single Family Residential ")
with the objective of increasing the total number of units allowed in the
PUD from 3,408 to approximately 3,658. Subsequently, in 2005, it was
determined and agreed that the total number of units within even the
expanded boundaries of the PUD would be no greater than 3,408.
Lakeview Special Planning Area: The Lakeview Special Planning Area is
currently the site of two independent sand and gravel mining operations.
While mining activity 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 development would be particularly appropriate for this
approximately 235 acre site. 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. Consideration shall be given to the
environmental, recreational and amenity value of White Lake, as well as
the historical and cultural significance to the Muckleshoot Tribe, in the
development of the Lakeview Plan element. Permit applications have
been accepted and are currently being processed by the City with respect to
the mining activity on the eastern portion of the area. The permit process
should continue, however, any permit for continued mining in this portion
Page 14 -19
Amended 20098
Chapter 14
Page 14 -20
Amended 2009g
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
the City's acceptance or processing of any other permit applications for the
mining operation 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 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.
Rail Yard Special Planning Area: This approximately 150 acre Special
Planning Area is located in the south - central portion of the City and
surrounded by SR -18 to the North, Ellingson Road to the South, C Street
SW to the west and A Street SE to the East. The Special Planning Area
should consider both sides of C Street and A Street. Consideration should
be given to:
1. The needs of Burlington Northern.
2. Providing pedestrian, bicycle and vehicular access across the site to
connect the southeast and southwest sides of the city.
3. Providing a more visually appealing "entry corridor" into the City
from the south along A and C Streets.
4. Allowing for a mix of uses including single and multifamily
development and commercial and industrial uses where
appropri ate.
Mt. Rainier Vista Special Planning Area: This 145 acre Special Planning
Area is located south of Coal Creek Springs Watershed. Overall
development of the Mt. Rainier Vista element shall be consistent with the
following conditions:
1. Primary consideration in use and development of the property shall
be given to protection of Coal Creek Springs' water quality.
Development types, patterns and standards determined to pose a
substantial risk to the public water source shall not be allowed.
2. The maximum number of dwelling units allowed should be
approximately 145. Dwelling units shall be located within portions
of the property where development poses the least risk of
contamination for Coal Creek Springs. Lands upon which any
1
Comp. Plan
Map
level of development would have a high risk for contaminating the
water supply shall not be developed, but would be retained as open
space. The development pattern shall provide for a logical
transition between areas designated for rural uses and those
designated for single family residential use.
3. All dwelling units shall be served by municipal water and sanitary
sewer service, and urban roads. If 53rd Street S.E. is the major
access to serve the Special Planning Area, the developer will be
responsible for developing the street to urban standards, from the
property owners' eastern property line that abuts 53rd Street, west
to the intersection of 53rd and Kersey Way.
4. Percolation type storm sewer disposal systems shall not be
permitted. All surface water drainage shall be conveyed to the
Stuck River via Bowman Creek or municipal stormwater facilities.
Treatment of stormwater shall occur prior to its discharge to any
surface water body, consistent with standard public works or other
requirements in general effect at the time of development.
5. The site shall be zoned temporarily, at one unit per four acres, until
the Special Planning Area element is completed and the long -term
urban zoning determined.
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 acres 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 taking into consideration the
period during which mining is expected and the intent of the ultimate
development of the area. A permit application has been accepted and is
currently being processed by the City 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 (ever 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
Page 14 -21
Amended 2009g
1
I Chapter 14
Plan Map
Policies
Page 14 -22
Amended 20098
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 City. Development of this area should not occur until
adequate public facilities are available to support the development
consistent with City 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 power line easement, and will consider a
proposal by all affected property owners. If the area is expanded, 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.
Northeast Auburn Special Plan Area: This special plan area covers the
property east of Auburn Way North, west of the Green River, south of
277th (52nd Street) and north of approximately 37th Street NE. Several
property owners in this area are interested in developing a master plan
which will address, among other things, the following issues:
1. I Street alignment and design
2. Storm drainage and other utility issues
3. Land use types and density
4. Financing necessary infrastructure improvements
5. The Port of Seattle's wetland mitigation proposal •
Criteria for Designation: Additional Special Planning Areas may only
be designated through amendments of the Comprehensive Plan.
Appropriate Implementation: Plan elements establishing City policy
regarding the development of the Special Planning Areas shall be adopted
by amendment of the Comprehensive Plan, or shall be adopted concurrent
with adoption of the Comprehensive Plan. Special Planning Area elements
shall be implemented in the same manner as other elements of the
Comprehensive Plan; that is, under the City's zoning and subdivision
ordinances, development standards and public facilities programs.
In some cases the general policies established by this Plan need further
articulation or clarification due to particular geographic concerns
associated with specific areas. In other cases, the application of the Plan's
general policies may be inappropriate for a specific area due to unique
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Chapter 14
Transition Areas
Page 14 -24
Amended 20098
service is also not sufficient to support multiple family densities at the
present time.
Policy III.B. Implementation of the Plan designations should not occur
until 8th Street is constructed to the adequate arterial standard and water
service is upgraded. Up zones should not be granted from current zoning
until these systems are upgraded or guaranteed.
Auburn Way South, Auburn Black Diamond Road
Area: Auburn Way South in the vicinity of the Enumclaw Plateau; Area
between Auburn -Black Diamond Road and the Burlington Northern
Railroad.
Problem: This Plan does not fully represent the intensity of uses that
could ultimately be supported in these areas (in part due to the current
weakness of the City's infrastructure to support future growth). In spite of
this fact, the development intensity now planned will still need to be
coordinated with the necessary infrastructure to support that growth.
Particularly significant is the need to assess the ability of both Auburn
Way and Auburn -Black Diamond Road to support continued increases in
traffic volumes.
Policy III.C. The area between Auburn-Black Diamond Road and the
Burlington Northern Railroad tracks is designated as Rural by the Plan
Map. The primary reason for this Rural designation is the current lack of
urban facilities necessary to support urban development. Major
development proposals shall be carefully assessed under SEPA to ensure
that the development can be supported by the available facilities. Once
property owners are able to demonstrate to the City that they can provide
urban services (municipal water and sewer service, urban roads and storm
water management) necessary to support the intensity of development
proposed within the entire area, the Plan designation and zoning for this
area should be changed to an urban residential or commercial
classification. The appropriate classification(s) shall be determined after a
review of the development proposal and the pertinent Comprehensive Plan
policies.
15th Street Commercial Area
Area: Area served by 15th Street N.E. and N.W. between D Street N.E.
and B Street N.W.
1
Comp. Plan
Map
Problem: The Plan Map designates the area immediately served by 15th
Street as commercial. Most of the rest of the area retains the industrial
designation of the previous Plan. Actual development of this area will
depend on market trends, and commercial use is as appropriate as light
industrial. Expansion of the area designated as heavy industrial would
conflict with the westward expansion of the commercial area from Auburn
Way.
Policy M.D. Additional appropriate commercial zoning in this area would
not be in conflict with this Plan. Further heavy industrial zoning beyond
the area now designated would conflict with this Plan.
East Main Street
Area: East Main Street between Auburn Way and M Street.
Problem: A full range of commercial uses will seek to locate in this area.
Such uses could adversely affect adjacent residential amenities. Heavy
commercial strip zoning would be particularly detrimental, not only to
adjacent areas but also to the capacity of Main Street. Existing
commercial uses have nonetheless been accommodated.
Policy III.E. Land use decisions shall seek to minimize any adverse
impact on adjacent residential uses. Existing commercial uses should be
allowed to continue as permitted uses. New development should be
consistent with the office /residential use designation.
M Street Residential
Area: Area along "M" Street S.E., south of East Main and north of
Highway 18.
Problem: This is a high quality viable residential area. Pressure will
continue for conversion to commercial uses. Once some conversion
occurs, the area will no longer be viable as a residential area.
Policy III.F. The City will resist conversion in this area from single
family.
Golden Triangle
Area: Bordered on the north by Highway 18, on the south and west by
Auburn Way South, and on the east by Dogwood Street.
Problem: Auburn Way South provides a thoroughfare for thousands of
commuters each day. The "pass through" traffic represents thousands of
potential customers for the businesses in this area. The challenge is to
Page 14 -25
Amended 20098
Chapter 14
Problems Related
to Existing Uses
Page 14 -26
Amended 2009g
create an area that encourages potential consumers to take the time to
patronize the businesses in this area, either through stopping during their
commute or returning during leisure time hours.
Policy III. G. Support opportunities for the development of commercial
clusters at 12th Street SE and Auburn Way South, Auburn Way South to M
Street SE south of 12 Street SE, and on the east side of 12th and M Street
SE. Capitalize on possible relocations of existing uses to develop
coordinated commercial cluster opportunities and on the development of
Les Gove Park to support adjacent commercial and high end residential
development.
A Street SE
Area: A Street SE corridor, extending from Highway 18 to the north to
the city limits to the south, the BNSF rail lines /rail yard to the west and D
Street SE (extended to the south) to the east.
Problem: A Street SE provides for a significant level of traffic that offers
the potential to attract customers to support existing and future business
along this corridor. Challenges include better definition of the transition
between residential neighborhoods and future commercial development to
provide predictability for both neighborhood residents and commercial
uses, as well as how to address historical uses such as mobile home parks
and industrial development along this corridor that occupy property that is
better suited for other uses.
Policy III. H.. Define appropriate transition boundaries between
commercial and residential development in a manner that protects
residential uses while providing for economic development opportunities
along the corridor.
Policy III. I. To ensure protection the of adjacent residential
neighborhood and residential uses located east of B Street SE between 8th
and 17th Streets SE from commercial development on the west side of B
Street SE, , special development standards shall be adopted. The special
development standards could include requirements for increased building
and parking setbacks and/or landscape buffer treatment. The standards
may_also include the implementation of traffic calming measures as
appropriate to reduce traffic impacts on the adjacent residential
neighborhood located east of B Street SE between 8th and 17th Streets SE.
West Auburn
Area: South of West Main between the rail lines.
Comp. Plan
Map
Problem: This is an older part of town developed in a pattern of
commercial uses along Main Street and residential uses south to Highway
18. This area is in the Region Serving Area as designated in this Plan.
The homes in this area are typically older singer family homes that have
been converted to multi - family housing. Some may have historic
significance. Preservation and restoration of the existing housing in this
area is a priority.
Policy III.J. This area should be planned for local serving multiple family
uses even though it is in the Region Serving Area.
Airport Area
Area: Industrially designated area east of the Airport.
Problem: This area is highly suited for air related activities. Other
industrial type uses are now located here.
Policy III.J. The City will encourage use in this area to take advantage of
its proximity to the Airport.
Lea Hill Area
Area: Area annexed on January 1, 2008.
Problem: The City has been concerned for years that the rapid growth
taking place within the Lea Hill PAA will overwhelm city streets. Through
annexation the City can better manage the amount and type of growth in
this area and help ensure that appropriate infrastructure to support
development is provided concurrent with that development.
The Auburn City Council envisions retaining the predominantly single -
family character of the Lea Hill area rather than allow the trend of rapidly
developing multi - family projects to continue. The City's codes will help
ensure that the neighborhood character, traffic and environmentally
sensitive features are protected and/or managed.
Page 14 -27
Amended 2009g
Introduction
Public
Improvement
Elements
CHAPTER 15
IMPLEMENTATION
A comprehensive plan is a set of policies intended to guide and coordinate
other decisions. However, general comprehensive plan documents are
further supported by more specific functional plans. Functional plans that
further implement a comprehensive plan are usually referred to as
"elements" of the comprehensive plan.
Other types of actions that further advance the implementation of the plan
include regulatory measures, or development regulations, which control
the physical development of the City. This chapter will describe the
various actions, plans and measures necessary to implement this Plan.
This Plan is a policy plan, intended to provide a policy framework for
future decision making. It is, however, not intended to be a rigid
blueprint. The Plan is designed to be subject to amended and will be
annually reviewed for that purpose. This is not say, however, that the Plan
should be amended to fit any particular need or interest. To avoid
frivolous amendments, policy amendments should follow a procedure
designed to assess its need and appropriateness. Policy issues related to
the proposed amendment need to be identified and adjusted in the same
process. This chapter will describe this process.
The most effective implementing actions for a comprehensive plan are
often the development of key public facilities. A new street or water line
can provide a powerful stimulus for new development. However,
development of these facilities uncoordinated with use regulations or with
the development of other facilities can result in facilities either too small
or too large to serve the development which could otherwise occur in an
area. The comprehensive plan serves as the coordinating device for this
purpose.
Page 15 -1
Amended 2008
Implementation
Public facility elements not only outline a series of public construction
projects, but also establish standards which private development projects
must meet as they relate to those facilities. These standards are often
implemented by various regulatory measures.
These facility plans or planning elements are intermediate implementing
plans between the comprehensive plan and the actual construction of
individual projects. The facility plans necessary to implement this Plan
are listed below:
Comprehensive
Transportation Plan The Comprehensive Transportation Plan, as the transportation element of
the Comprehensive Plan, is the blueprint for transportation planning in
Auburn. It functions as the overarching guide for development of the
transportation system. The Plan evaluates the existing system by
identifying key assets and improvement needs. These findings are
incorporated into a needs assessment, which informs the direction the City
will take in developing the future transportation system. The plan also
contains objectives and policies to provide implementation guidance.
This Plan is multi - modal, addressing multiple forms of transportation in
Auburn including the street network, non - motorized travel, and transit.
Evaluating all modes uniformly enables the City to address its future
network needs in a more comprehensive and balanced manner.
The City's current Transportation Plan was adopted in 2005 and builds
upon the work completed to amend the Transportation Plan in 1994 in
order to bring it into compliance with the Washington State Growth
Management Act
Other transportation related projects include:
Airport Plan: An updated Auburn Municipal Airport Master Plan
(2001 -2020) was adopted in 2002. This element should be
periodically reviewed by airport management and updated as
needed.
Six Year Transportation Improvement Plan: Street
development projects are annually planned and coordinated by
means of a six year Transportation Improvement Program, which
is adopted by the City Council pursuant to State law. While the
six -year plan is a very significant implementing measure, it is a
working document, implementing the policy set forth in the
transportation element, and should not be considered a formal
planning element.
Page 15 -2
Amended 2009g
IImplementation
Comprehensive Water
Plan Development of the City water system involves two general planning
components: the development of the source of water, and its transmission
to the City's customers. The goals and policies of the Comprehensive Plan
provide general guidance for the development of this system and its
coordination with the other planning elements. This plan must include an
element addressing water- conservation. More detailed plans for the
development of this system are found in the Comprehensive Water Plan.
This document should be comprehensively reviewed and updated every
six years. It should continue to be formally incorporated into the
Comprehensive Plan as a planning element.
Comprehensive
Sanitary Sewer
Plan As in the case of water, all development in the City should be served by
adequate sanitary sewer service. Such service is provided through the
City's system. Consequently, development of the City sanitary sewerage
system is also an essential implementing measure for the Comprehensive
Plan. Sanitary sewer service involves two general types of activities: the
collection of wastewater from each residential, commercial and industrial
establishment in the City, together with its treatment and disposal. While
the collection system is the responsibility of the City, the treatment and
disposal of the waste are the responsibility of a regional system. The goals
and policies of the Comprehensive Plan provide general guidance to the
development of the City collection system and its coordination with the
other planning elements. The Comprehensive Sanitary Sewer Plan was
1 updated and adopted in 20094-. The Comprehensive Sanitary Sewer Plan
should continue to be formally incorporated into the Comprehensive Plan
as a planning element.
Page 15 -3
Amended 2009%
Implementation
Parks and
Recreation
Element Adequate parks and recreation facilities are an essential urban amenity to
maintain a suitable quality of life in the community. These are
particularly important in implementing the overall goals of this Plan
directed at ensuring a quality family environment. Unlike street, water,
and sewer systems, however, these facilities are not a necessary
prerequisite for development to occur. Consequently, good planning and
vigilant implementation is even more important in order to ensure that
community growth does not out -pace the development of these facilities
and create a deficiency in these services. The goals and policies of the
Comprehensive Plan set the overall policy guidance for the development
of these facilities. This element should continue to be formally
incorporated into the Comprehensive Plan.
Comprehensive
Drainage
Plan In the past, flooding was one of the most significant environmental
constraints confronting the development of the City. While storm
drainage continues to be an issue, the City now has a Storm Drainage
Utility. The City's initial Comprehensive Drainage Plan was adopted in
1990 with a new Comprehensive Storm Drainage Plan adopted in 2002.
Major components of the proposed updated Comprehensive Drainage Plan
include a 6 -year capital improvement plan, a stormwater management
program evaluation, water quality discharge improvement
recommendations and recommended comprehensive subbasin plans. The
subbasin plans provide recommended storm drainage improvement
projects, using current and projected growth in the City as a basis.
Proposed projects include pipeline upgrades, regional detention facilities,
regional water quality facilities, infiltration facilities, wetland mitigation,
and new outfalls to the Green River. The Comprehensive Drainage Plan
also includes evaluation of retrofitting the City's existing untreated
outfalls to the Rivers, adequately planning storm water drainage for future
planned development, preventing flooding, protecting special - status fish
species (e.g. those listed endangered or threatened by the Endangered
Species Act, or as a Priority Species by the Washington Department of
Fish and Wildlife) and aquatic habitat, and enhancing water quality.
Page 15 -4
Amended 20094
Capital
Facility Plans
Implementation I
One of the most difficult aspects of implementing a Comprehensive Plan
is funding the full range of needed public facilities. Since only a limited
amount of funds are available for constructing such facilities, careful
planning is needed to ensure maximum benefit from the expenditure of
those resources. To maximize benefits the development of facilities
should be planned over a period of years during which all the various
functional facility needs can be balanced and addressed. A capital facility
plan should be developed and annually updated for this purpose.
Significant emphasis was placed on the coordination of the capital
facilities plan and the land use element by the Washington State Growth
Management Act. Auburn's Capital Facilities Plan was significantly
amended to meet these coordination requirements. Responsibility for
maintenance of the capital facilities plan will be split between the
Planning, Public Works and Finance Departments. The capital
improvement program should include all capital improvement needs of the
City in addition to the facilities identified in the specific planning elements
discussed above.
This list of elements is not intended to be limiting and other elements can
be added if needed.
Policy
Elements In addition to plans which organize the development of the City's public
facilities, other planning elements are needed which provide policy
guidance for City decisions for various functional concerns which require
coordination with the Comprehensive Plan. These elements are generally
programmatic plans providing greater detail than is possible within the
Comprehensive Plan itself. These plans are usually extensions of the more
general policies of the Comprehensive Plan. These elements include:
Community
Development
Block Grant Plan
The City of Auburn Consolidated Plan is a five year strategy to provide
decent housing, create a suitable living environment and expand economic
opportunities in accordance with the objectives of the federal Community
Development Block Grant (CDBG) program. The Consolidated Plan is
reviewed by HUD relative to the City's requirements for block grant and
other funding eligibility and is intended to ensure that the City's strategy
to address community development needs is coordinated. The CDP is
primarily an administrative instrument and does not need to be formally
adopted as a planning element in the Comprehensive Plan. City staff
annually monitors the City's progress toward implementing the strategies
Page 15 -5
Amended 2009g
Implementation
presented in the Consolidated Plan. An "Annual Action Plan" is prepared
and submitted each year for HUD's review and approval.
Neighborhood
Plans This Plan calls for the development of neighborhood plans for select
neighborhoods within the City. These plans will address issues and
concerns pertaining to land use, projected growth/decline, neighborhood
identity, safety, education, youth and recreational activities. Through the
process of developing these Neighborhood Plans, City staff can facilitate
organization and community development within each neighborhood.
These proposed Neighborhood Plans will eventually evolve into
recognized elements of the Comprehensive Plan.
Downtown Plan
The future of the downtown area is a key concern of this Comprehensive
Plan. Consequently a detailed plan for the downtown area that outlines
strategies and implementation measures to foster and promote downtown
redevelopment was adopted in 2001 and is considered to be an element of
the Comprehensive Plan.
Urban Design
Element The Comprehensive Plan contains several policies regarding the
enhancement of the City's visual quality and the visual impact of new
development. The plan should provide guidance for improved site design,
landscaping and architectural standards. Further, the plan should include a
section on pedestrian friendly design. The plan should place special
emphasis on design guidelines for multi - family housing and the
downtown. These policies reflect a very strong community desire
expressed in neighborhood meetings that the City should give greater
attention to the role that visual character plays with regard to the quality of
life in the City. However, the policies contained in this Plan only point
out a general direction to be followed. A much more detailed analysis of
the visual character of the community, upon which to base a much more
effective and cohesive set of policies, is needed. This should be
accomplished by the development of a special Urban Design element of
the Comprehensive Plan. This plan should establish an administrative
review procedure which will be integrated into the City's development
review process.
1
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Amended 2009g
Implementation
Economic
Development
Element Current economic conditions and the policies of this Plan require
development of a special City policy to facilitate the desired kinds of
economic activity in the City.
Historic
Preservation
Element This plan calls for the development of an element which includes an
historic site and building inventory. It should also include
recommendations regarding codes and incentives to carry out the goals
and policies of the element.
Regulatory
Measures The planning elements and other implementing actions identified above
addresses primarily public actions to implement the Comprehensive Plan.
However, private actions must also be addressed if the goals of the Plan
are to be achieved. These private actions are related to the implementation
of the Plan through the City's regulatory powers. Since regulatory
measures are developed and instituted by procedures required under State
law, these measures are not usually considered or adopted as policy
elements of the Comprehensive Plan, even though they may have a similar
character. Some of these measures are intrinsically related to the
Comprehensive Plan, such as the Zoning Code. Other regulatory
measures are independent of the Comprehensive Plan. For example, State
law prescribes standards and policies for shoreline management which the
City must follow. However, good government requires that all the
physical development regulatory programs of the City be coordinated with
the Comprehensive Plan in order to avoid inconsistency and conflict.
Since the Comprehensive Plan has endeavored to provide such
coordination, each of these regulatory measures will be treated as though
they were direct implementing measures for the plan.
Zoning Code
Perhaps the most important of all the regulatory measures is the City
zoning code, since it has the most direct bearing on the actual
development and use of property. The current zoning ordinance was
originally adopted in 1987. Amendments have been made to the
ordinance incrementally since that time. A thorough review of the entire
zoning code is desirablewas done and substantial changes made in 2009 to
ensure it is clear and understandable to the public and meets the needs of
current development practices and community expectations.
Page 15 -7
Amended 20094
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Implementation
Other Ordinances There are a variety of other ordinances which may affect the physical
development of the City. Where ever appropriate this Plan and its
elements should be used for guidance in the development and
administration of those ordinances.
Zoning Code
Administration There is a particularly direct relationship between the implementation of a
Comprehensive Plan and a zoning code. While this Plan seeks to establish
a comprehensive framework to guide future development, it also
recognizes the need to provide for an efficient decision making process in
order to avoid needless and often expensive delays for projects.
Consequently, the zoning code and its administration should provide for
decision making processes which are related to the significance of the
policy issue involved. Minor issues (such as whether a proposed
conditional use complies with standards established in the Plan) should be
determined in relatively quick administrative processes. Major issues
(such as a possible conflict with the Comprehensive Plan Map) should be
thoroughly assessed and subject to full public scrutiny.
Rezones
Conditional Use
Permits
Plan Review,
Update,
and Amendment
There are two types of rezones that may be made under this Plan: A
rezone which clearly implements or is in full conformance with the
Comprehensive Plan and rezones which involve a Plan policy question,
issue or interpretation or are in conflict with the Comprehensive Plan.
Rezones that implement the Comprehensive Plan are processed by the
hearing examiner system and are subject to Council review. Rezones
involving potential policy decisions or interpretations of the plan are
considered by the Planning Commission and City Council, with
appropriate hearings at each stage. Rezones that are in conflict with the
Comprehensive Plan are subject to the plan amendment process (both the
Plan amendment and the rezone can be processed simultaneously).
Conditional use permits should be divided into two classes under the
zoning code. Routine permits intended to merely check compliance with
standards should be an administrative process with appropriate appeals
previsiensappeal to the City's Hearing Exaininer. Permits involving more
substantive policy questions or interpretations should be processed
through the hearing examiner system, with appeal to the City
CouncilSuperior Court.
A comprehensive plan provides the policy framework necessary for City
programs and projects to follow to achieve the long term goals which have
been identified. This comprehensive plan has a twenty year horizon - long
Page 15 -9
Amended 20094
Implementation I
term, but within a frame of reference that can be reasonably
comprehended. This does not mean that this plan should be unchangeable.
As community goals and conditions change, this plan should be amended
and updated to reflect these new circumstances.
The Washington State Growth Management Act (GMA) limits the process
of amending a comprehensive plan to once a year. This will enable
changes to be considered in terms of their cumulative impacts rather than
on a piecemeal basis.
The GMA also requires a jurisdiction to thoroughly review and update its
comprehensive plan every seven years dating from December 2004, in
order to ensure both internal consistency and consistency with State laws.
Timing of
Amendments Amendments to the Comprehensive Plan should occur no more frequently
than once every calendar year, except as allowed by State Law (RCW
36.70A.130) or in cases of emergency as described below. All
amendment proposals shall be considered concurrently so that the
cumulative effect of the various proposals can be ascertained. All
amendments should, where feasible, be reviewed as part of a coordinated
SEPA process so that the environmental impacts may also be assessed
cumulatively.
While Comprehensive Plan amendments should only occur once per year
as described above, requests for Comprehensive Plan amendments may be
filed at anytime during the year. Those requests will be "docketed" until
the next appropriate annual amendment cycle.
Comprehensive plan amendments may also be adopted whenever an
emergency exists, as defined in the State GMA. Plan amendments may
also be considered outside the annual amendment process whenever
necessary to resolve an appeal of an appeal of the Plan that has been filed
with the Growth Management Hearings Board or with Superior Court. In
such instances, the Planning Director will prepare a written statement
which clearly describes the reasons why the amendment is necessary, why
it must be considered outside of the annual amendment process, and how
the amendment will allow compliance with RCW 36.70A. This statement
will be considered by both the Planning Commission and the City Council
in adopting the amendment. Emergency amendments are not considered
as the one amendment per calendar year.
This Comprehensive Plan may also be amended in other ways:
Adoption of a new Plan Element
1
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Amended 2009g
Implementation 1
The formal adoption of a plan element is an amplification of the policy of
the Comprehensive Plan. When a proposed plan element is being
processed, the policies of the element should be compared to the policies
of the Plan itself and other planning elements. If changes are necessary to
the adopted Comprehensive Plan, consideration of a new plan element
must occur in conjunction with the annual amendment process.
Special Amendment Due to Regulatory Process
Requests will be made for Plan amendments to accommodate
development projects which would be inconsistent with the Plan. Usually
these amendments also involve a rezone. These amendments shall be
processed in accord with the law governing plan amendments. Special
scrutiny will be made during the SEPA process to assess potential impacts
of the Plan change. In addition to the information needed to assess any
rezone, staff analysis of the proposed rezone should include a detailed
assessment of the implications of the proposed change to the Plan and its
goals. Special care should be given to include policy statements in this
analysis as well as the policy of the Comprehensive Plan Map. All needed
changes should be identified and considered in the same process. While
any affected rezone can be processed at the same time as a Plan
amendment, the amendment process will usually involve more time than a
regular rezone, particularly if the amendment request must be docketed
until the start of the annual amendment process.
Regular Plan Review
The Planning Commission shall monitor the implementation of the
Comprehensive Plan. The Commission may periodically identify Plan
changes or studies that assess planning issues and make appropriate
recommendations for Plan amendments. These amendments may be made
to any Plan element or to the main text of the Comprehensive Plan itself.
Such amendments would be processed according to law.
Full Update
The entire planning framework should be periodically reviewed and
assessed; approximately once every seven years. This review should
receive a high priority in the City budget process in order to ensure that
the Plan remains relevant to future conditions.
Hierarchy of
Policy In general, this Comprehensive Plan is intended to establish the overall
guiding policies for the orderly development of the City. However, it is
also intended to be an organic policy that can be changed and adjusted
through time with procedures described herein. The regulatory framework
implementing this Plan also needs to recognize State legal principles.
1
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Amended 20094
Implementation
While every effort should be made to identify potential conflicts or
inconsistencies when considering new planning elements, the latest
formally adopted plan should rule. This policy provides maximum
currency for the planning framework established herein. In conformance
with State judicial rulings, specific ordinance provisions supersede Plan
policies. However, care will be used to incorporate deference to Plan
policies within the ordinances themselves in order to avoid potential
conflicts. Where such deference is provided, the Plan policies shall
govern. Except for ordinances or State law, formally adopted plans and
policies will supersede other implementing measures.
In interpreting and applying City code provisions, the City administrative
personnel, including the hearing examiner, should be primarily guided by
the policies of this. Plan.
Public
Participation Statewide Planning Goal 11 of the GMA calls for encouraging the
involvement of citizens in the planning process and ensure coordination
between communities and jurisdictions to reconcile conflicts.
The Comprehensive Plan embodies the City of Auburn's vision. The City
recognizes that the management of growth, as guided by this plan and
implementing development regulations, affect our citizens and that public
input prior to the adoption of a plan or development regulation
amendments is essential.
With its focus on coordinated planning and project review, the GMA
placed increased emphasis on decision - making at the planning stage,
rather than at the individual project level. Because of this, early and
continuous public participation at the planning stage is important.
The City will encourage and facilitate public participation in the planning
process. Public participation techniques that are transparent and open to
the public are desired. Techniques to solicit public participation will also
vary depending on the proposal's complexity.
In addition to conducting public hearings as required by law and in
addition to public participation invited through the SEPA process, the City
of Auburn has and will continue to use the following methods to promote
citizen participation and solicit public input.
• Posting the property for site - specific proposals in accordance with
the City of Auburn's city code requirements;
• Publishing legal notices in a newspaper of general circulation for
public hearings;
Page 15 -12
Amended 20094
•
Implementation
• Mailing notice to property owners and residents within a certain
radius of a sites specific proposals;
• Posting of public notices in general locations;
• Publishing display advertisements local newspapers;
• Providing notice on the cable access channel;
• Maintaining mailing lists of public or private groups with known
interest in a certain proposal or in the type of proposal being
considered and providing notice;
• Publishing notices in the City's newsletter;
• Publicizing planning activities, agendas and public hearing notices
on the city's website;
• Establishing citizen advisory committees;
• Coordinating with the media to obtain media coverage;
• Holding neighborhood meetings, open houses, and public
workshops.
Since the time of the GMA initial adoption, there has been increased use
of new public participation techniques. The expanded use of websites and
cable access television by local jurisdictions are examples. As with the
advent of websites and Cable TV, it is likely additional techniques and
methods of advancing public participation a may present themselves in the
future. The City will, as it has in the past, take advantage of using these
opportunities.
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Amended 20094