HomeMy WebLinkAbout6639ORDINANCE NO. 6 6 3 9
AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF
AUBURN, WASHINGTON, APPROVING THE REQUEST OF
KANA B, LLC FOR REZONING OF FOUR PARCELS
TOTALING APPROXIMATELY 5.87 ACRES LOCATED EAST
OF EAST VALLEY HIGHWAY FROM C1, LIGHT
COMMERCIAL AND C3, HEAVY COMMERCIAL, TO M1,
LIGHT INDUSTRIAL TO IMPLEMENT THE COMPREHENSIVE
PLAN AND AMENDING THE CITY'S ZONING .MAPS
WHEREAS, the City Council of the City of Auburn, Washington, adopted, on
August 18, 1986, a Comprehensive Plan by Resolution No. 1703, which included a Map
establishing the location of the Comprehensive Plan Land Use Designations throughout
the City; and
WHEREAS, on April 17, 1995, the City Council of the City of Auburn adopted
Comprehensive Plan Amendments by Resolution No. 2635 to comply with the
Washington State Growth Management Act; and
WHEREAS, on September 5, 1995, the City of Auburn reaffirmed that action with
the adoption of Ordinance No. 4788; and
WHEREAS, on December 14, 2015, the Auburn City Council adopted an
updated Comprehensive Plan which includes a Map establishing the location of the
Comprehensive Plan Land Use Designations throughout the City by Ordinance No. 6584;
and
WHEREAS, Jon Cheetham, representative of Kana B, LLC, the Applicant,
submitted a rezone application on behalf of the Kana B, LLC (File #REZ15-0001) for the
Kana B, LLC rezone on June 5 , 2015, for four parcels identified by King County,
Ordinance No. 6639
February 21, 2017
Page 1
Washington, tax parcel numbers 31.21059056, 3121059010, 3121059036 and
3121059033;and
WHEREAS, the environmental impacts of proposed rezone were considered in
accordance with procedures of the State Environmental Policy Act; and
WHEREAS, after proper notice published in the City's official newspaper at least
ten (10) days prior to the date of hearing, the City of Auburn Hearing Examiner on January
18, 2017 conducted a public hearing on the proposed Kana B, LLC Rezone; and
WHEREAS, at the public hearing the City of Auburn Hearing Examiner heard
public testimony and took evidence and exhibits into consideration; and
WHEREAS, thereafter the City of Auburn Hearing Examiner made a
recommendation to the City Council on the proposed Kana B, LLC Rezone; and
WHEREAS, on, February 27, 2017, the Auburn City Council at a study
session reviewed the proposed Kana B, LLC Rezone; as recommended by the City of
Auburn Hearing Examiner, and
WHEREAS, on March 6, 2017, the Auburn City Council considered the proposed
Comprehensive Plan amendments as recommended by the City of Auburn Hearing
Examiner; and
NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF AUBURN,
WASHINGTON, DO ORDAIN AS FOLLOWS:
Section 1. The City Council ("Council") adopts and approves the Kana B, LLC
Rezone to change four parcels totaling approximately 5.87 acres located east of East
Valley Highway from "Cl, Light Commercial", and "C3, Heavy Commercial", to "M1, Light
Ordinance No. 6639
February 21, 2017
Page 2
Industrial" and directs that the rezone application and all related documents be filed along
with this Ordinance with the Auburn City Clerk and be available for public inspection.
Section 2. The Zoning Map amendment is herewith designated as a basis for the
exercise of substantive authority under the Washington State Environmental Policy Act
(SEPA) by the City's responsible environmental official in accordance with RCW
43.21 C.060.
Section 3. The Council adopts the Findings of Fact and Conclusions of Law, from
the Hearing Examiner's recommendation as set forth below:
FINDINGS OF FACT
Procedural:
1. Applicant. The Applicant is Jon Cheetham of Kana B, LLC.
2. Hearing. A public hearing was held by the hearing examiner on the
proposed rezone on January 18, 2017 at 5:30 p.m. at the City Council chambers at
Auburn City Hall.
Substantive:
3. Site/Proposal. Description. The Applicant has requested a rezone of 5.87
acres from C1 and C3 to M1. The site is composed of four parcels. Two parcels totaling
3.65 acres in the area are currently zoned C1. The remaining 2.22 acres is zoned C3.
All four parcels are located on the east side of East Valley Highway between Lakeland
Hills Boulevard and Lake Tapps Parkway East. The underlying comprehensive plan land
use map designation for the north two parcels was amended to "Light Industrial" by
ordinance adopted on December 5, 2016. The underlying comprehensive plan land use
map designation for the south two parcels is currently "Light Industrial".
The project site is primarily developed with a mix of single family residential and temporary
storage of modular buildings authorized by a temporary use permit. The purpose of the
rezone is to allow greater flexibility for the relocation and expansion of the Lakeridge
Paving Company, to relocate from their current. facility in Maple Valley, WA.
Ordinance No. 6639
February 21, 2017
Page 3
The existing approximately 5:87 -acre site is accessed by a north -south principal arterial
road. The site has previously been cleared, is generally flat, and contains minimal
vegetation.
4. Characteristics of the Area.: The rezone area is generally surrounded by
undeveloped land to the east and agricultural land to the west. To properties to the north
and south are zoned C1, with the north property developed with residential and the south
property developed with a heavy construction contractor business.
5. Adverse Impacts. There are no significant adverse impacts associated with the
proposal. A Mitigated Determination of Environmental Non -Significance (MDNS) Was
issued as part of the project in order to mitigate any impacts that may have resulted from
the project. Specifically, additional landscaping review and screening will be required in
order to reduce any aesthetic impacts that may have result from the future development
of the site.
CONCLUSIONS OF LAW
Procedural -
1 .
rocedural:
1. Authority of Hearing Examiner. ACC 18.68.030(B)(1)(a) grants the Hearing
Examiner with the authority to review and make a recommendation on rezone requests
to the City Council if the planning director determines that the rezone requests are
consistent with the comprehensive plan. The planning director has determined that the
rezone request is consistent with the comprehensive plan.
Substantive:
2. Comprehensive Plan Land. Use _Map_Designation. The Comprehensive Plan Land
Use Map designation for the proposed rezone area is "Light Industrial".
3. Case Law Review Criteria and Application. The Auburn City Code does not include
any criteria for rezone applications. Washington appellate courts have imposed some
rezone criteria, requiring that the proponents of a rezone must establish that conditions
have substantially changed since the original showing and that the rezone must bear a
substantial relationship to the public health, safety, morals or welfare. See Ahmann-
Yamane, LLC v. Tabler, 105 Wn. App. 103, 111 (2001). If a rezone implements the
Comprehensive Plan, a showing that a change of circumstances has occurred
is not required., Id. at 112.
The proposed rezone from C1 and C3 to M1 clearly meets the judicial criteria for a rezone.
There is no question that the proposal is necessary to implement the comprehensive
plan, as the Comprehensive Plan Land Use Map designation for the property is currently
Ordinance No. 6639
February 21, 2017
Page 4
Light Industrial and the current Light Commercial and Heavy Commercial zoning is
inconsistent with that designation. In point of fact, approval of a rezone to an implementing
zone is mandated by RCW 36.70A.120 and ACC 14.22.050, which requires the City's
zoning regulations to be consistent with its comprehensive plan
The Comprehensive Plan identifies three implementing zones for the Light Industrial
designation: Light Industrial (M-1), Environmental Park (EP) or Business Park (BP). Given
the proximity of the East Valley Freeway and the compatibility of adjoining uses, the
proposed Light Industrial district is appropriate for its proposed location.
The rezone bears a substantial relationship to the public health, safety, morals and
welfare because it will not result in any significant adverse impacts as determined in
Finding of Fact No. 5 while providing a significant opportunity for economic development
in the City of Auburn..
DECISION
The Hearing Examiner recommends approval of REZ15-0001 with the following
conditions:
1. Prior to City approval of a Building Permit, Grading Permit, and/or Storm Permit,
the Applicant shall provide a landscaping plan for City review and approval. The
landscaping plan shall be prepared by either a landscape architect licensed in the
state of Washington, a nursery professional certified pursuant to the Washington
certified nursery professional program, or a Washington State certified landscape
technician (as provided in ACC 18.50) and shall include:
a. A vegetated berm, at a minimum, consistent with the requirements of ACC
18.50, to achieve dense screening along the full length of the properties street
frontage along A Street SE (except existing or authorized pedestrian and vehicle
access points). The horizontal footprint of the berm shall .not be less than the
minimum landscaping requirements under ACC 18.50 and the vertical profile of
the berm shall incorporate appropriate undulations such that the berm has a
natural, native appearance instead of one that is uniform and appears artificially
created. The selection of plant species shall ensure year around screening and
shall incorporate shrubs that provide understory screening below trees as they
mature.
b. Any fencing that is proposed or installed shall be located beyond the toe of the
berm slope, on the interior side of the berm and/or landscaping. If chain link type
fencing is proposed, it shall be black coated vinyl -type fencing.
c. The landscape screening planted on the berm shall consist primarily of
coniferous trees and shrubs with the intent of providing a dense screening of the
Ordinance No. 6639
February 21, 2017
Page 5
site from views by the traveling public on A Street SE. It is acknowledged that the
pedestrian and vehicle access point(s) will not be fully screened. Also,
acknowledged that dense screening may not be achievable where it is necessary
to provide adequate sight distance at vehicle access points, if the sight distance
obstruction cannot be avoided by the installation of trees at a larger size than the
city minimum size and limbed up.
d. The species selection of evergreen and deciduous trees for this landscape
screen shall be based on city review and approval of a cross-section of the berm
to be shown on the landscape plan. The cross section must show the relationship
of the size at planting and the mature tree height and spread to view angles from
the street to the site development: The City may require the installation of a
proportion of the trees at a larger size than the city minimum, if effective screening
will not be provided within five years of planting at the minimum size.
e. Landscaping shall be irrigated and shall be maintained in order to accomplish
the objective of full visual screening.
2. The signage allowed at the site shall be limited as follows.
a. Signage is limited to monument signs at vehicular access points and meeting
zoning code standards. Landscaping, hardscaping, water features, arbors, and/or
other design features shall be used to complement and accentuate monument
sign(s). The design and relationship of the accent features shall be reviewed. by
the city concurrently with the sign permit. The accent features must not out -of -
scale and overwhelm the monument sign(s).
b. Lighting for signage shall be limited to up -lighting or down -lighting where light
fixtures are fully shielded. Landscaping may be used for shielding of up -lighting.
Backlit signage will not be allowed.
3. Depending upon the type of use that is developed on the property, the proposed
future development. of these 4 parcels could impact the water, sewer, and storm
facilities required to serve the parcels. The zoning of the property defines the range
of uses that can be permitted which has a resultant effect on the degree to which
development will impact utility systems. The C-1, C-3 and M-1 all allow a variety
of different types of land uses. Within each designation there uses that can have
minimal or heavy impact on the existing utility system. For example, the M-1 zone
allows for both mini storage which relies upon very little water usage or a
manufacturing operation that places significant demands on the water system.
Likewise, the C-3 zone allows retail which also relies upon very little water usage
and restaurants, grocery stores, and hotels which consume larger amounts of
water. Overall, it is difficult to evaluate the specific potential impacts to utilities
without identifying the specific development proposal. For this rezone proposal the
Ordinance No: 6639
February 21; 2017
Page 6
applicant has indicated their intent to use the property to locate their construction
company offices and to store equipment and materials. If the site is developed in
this manner it is not likely to have significant impacts on the water, sewer or storm
infrastructure, however, the detailed impacts on the utility systems will be fully
evaluated as part of the SEPA process for the site specific development proposal.
Stormwater facilities would be required to comply with all applicable city storm
drainage standards, including quantity and quality control. Appropriate best
management practices for the specific manufacturing process would need to be
implemented to prevent illicit discharges to the storm drainage system.
Section 4. Upon the passage, approval, and publication of this.Ordinance as
provided by law, the City Clerk of the City of Auburn shall cause this Ordinance to be
recorded in the office of the King County Recorder.
Section 5. If any section, subsection, sentence, clause, phrase or portion of this
Ordinance or any of the Zoning Map amendments adopted herein, is for any reason held
invalid or unconstitutional by any Court of competent jurisdiction, such portion shall be
deemed a separate, distinct and independent provision, and such holding shall not affect
the validity of the remaining portions thereof..
Section 6. The Mayor is hereby authorized to implement such administrative
procedures as may be necessary to carry out the directives of this legislation.
Section 7. This Ordinance shall take effect and be in force five days from and
after its passage, approval, and publication as provided .by law.
Ordinance No. 6639
February 21, 2017
Page 7
INTRODUCED: MAR - 6 2017
PASSED: MAR - 6 2017
APPROVED: MAR - 6 2017
Nancy Backu
MAYOR
ATTEST:
Cr
Danielle E. Daskam,
City Clerk
APPROVED AS TO FORM:
DanibT B. Heid,
City Attorney
Published: <,�� '�:::i 4 _1
---------------
Ordinance No. 6639
February 21, 2017
Page 8
(D o
I w-iu-50-
FIRST AMERICAN '�J________._._
Return Address:
Auburn City Clerk
City of Auburn
25 West Main St.
Auburn, WA 98001
IINnVINIIlIIIIOgIIIIIIIII�tl��11VI�IlE
20181228000962
ORDINANCE Rec: $107.00
1212812018 3:08 PM
KING COUNTY, WA
RECORDER'S COVER SHEET
Document Title(s) (or transactions contained therein):
Rezone (Ordinance No. 6639)
Reference Number(s) of Documents assigned or released:
❑Additional reference #'s on page of document
Grantor(s)/Borrower(s) (Last name first, then first name and initials)
Auburn, City of
S W 31 -TI -4�q
U o 0�)
Grantee/Assignee/Beneficiary: (Last name first) ;ald documents were filed of
Fcord as an accomodation only.
Kana B, LLC ;t r,as not been examined as to
.;aer execution or as to its
Legal Description (abbreviated: i.e. lot, block, plat or section, township, range)
❑ Additional legal is on page of document.
Assessor's Property Tax Parcel/Account Number
3121059056, 3121059010, 3121059036, 3121059033
Assessor Tax # not yet assigned
**PTNS GL 4 SEC 31-21-05 & PTNS SE 1/4 SE 1/4 SEC 36-21-4, AKA NEW PARCEL B, BLA NO. LLA -04-
0007, REC. 20050705001692; REVISED SMYERS PARCEL & REVISED COOL PARCELS A & B, BLA, REC.
20141006900001, KING COUNTY
t
ORDINANCE NO. 6 6 3 9
AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF
AUBURN, WASHINGTON, APPROVING THE REQUEST OF
KANA B, LLC FOR REZONING OF FOUR PARCELS
TOTALING APPROXIMATELY 5.87 ACRES LOCATED EAST
OF EAST VALLEY HIGHWAY FROM C1, LIGHT
COMMERCIAL AND C3, HEAVY COMMERCIAL, TO M1,
LIGHT INDUSTRIAL TO IMPLEMENT THE COMPREHENSIVE
PLAN AND AMENDING THE CITY'S ZONING MAPS
WHEREAS, the City Council of the City of Auburn, Washington, adopted, on
August 18, 1986, a Comprehensive Plan by Resolution No. 1703, which included a Map
establishing the location of the Comprehensive Plan Land Use Designations throughout
the City; and
WHEREAS, on April 17, 1995, the City Council of the City of Auburn adopted
Comprehensive Plan Amendments by Resolution No. 2635 to comply with the
Washington State Growth Management Act; and
WHEREAS, on September 5, 1995, the City of Auburn reaffirmed that action with
the adoption of Ordinance No. 4788; and
WHEREAS, on December 14, 2015, the Auburn City Council adopted an
updated Comprehensive Plan which includes a Map establishing the location of the
Comprehensive Plan Land Use Designations throughout the City by Ordinance No. 6584;
and
WHEREAS, Jon Cheetham, representative of Kana B, LLC, the Applicant,
submitted a rezone application on behalf of the Kana B, LLC (File #REZ15-0001) for the
Kana B, LLC rezone on June 5 , 2015, for four parcels identified by King County,
Ordinance No. 6639
February 21, 2017
Page 1
i
Washington, tax parcel numbers 3121059056, 3121059010, 3121059036 and
3121059033;and
WHEREAS, the environmental impacts of proposed rezone were considered in
accordance with procedures of the State Environmental Policy Act; and
WHEREAS, after proper notice published in the City's official newspaper at least
ten (10) days prior to the date of hearing, the City of Auburn Hearing Examiner on January
18, 2017 conducted a public hearing on the proposed Kana B, LLC Rezone; and
WHEREAS, at the public hearing the City of Auburn Hearing Examiner heard
public testimony and took evidence and exhibits into consideration; and
WHEREAS, thereafter the City of Auburn Hearing Examiner made a
recommendation to the City Council on the proposed Kana B, LLC Rezone; and
WHEREAS, on, February 27, 2017, the Auburn City Council at a study
session reviewed the proposed Kana B, LLC Rezone; as recommended by the City of
Auburn Hearing Examiner; and
WHEREAS, on March 6, 2017, the Auburn City Council considered the proposed
Comprehensive Plan amendments as recommended by the City of Auburn Hearing
Examiner; and
NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF AUBURN,
WASHINGTON, DO ORDAIN AS FOLLOWS:
Section 1. The City Council ("Council") adopts and approves the Kana B, LLC
Rezone to change four parcels totaling approximately 5.87 acres located east of East
Valley Highway from "Cl, Light Commercial", and "C3, Heavy Commercial", to "M1, Light
Ordinance No. 6639
February 21, 2017
Page 2
Industrial" and directs that the rezone application and all related documents be filed along
with this Ordinance with the Auburn City Clerk and be available for public inspection.
Section 2. The Zoning Map amendment is herewith designated as a basis for the
exercise of substantive authority under the Washington State Environmental Policy Act
(SEPA) by the City's responsible environmental official in accordance with RCW
43.21 C.060.
Section 3. The Council adopts the Findings of Fact and Conclusions of Law, from
the Hearing Examiner's recommendation as set forth below:
FINDINGS OF FACT
Procedural:
1. Applicant. The Applicant is Jon Cheetham of Kana B, LLC.
2. Hearing. A public hearing was held by the hearing examiner on the
proposed rezone on January 18, 2017 at 5:30 p.m. at the City Council chambers at
Auburn City Hall.
Substantive:
3. Site/Proposal Description. The Applicant has requested a rezone of 5:87
acres from C1 and C3 to M1. The site is composed of four parcels. Two parcels totaling
3.65 acres in the area are currently zoned C1. The remaining 2.22 acres is zoned C3.
All four parcels are located on the east side of East Valley Highway between Lakeland
Hills Boulevard and Lake Tapps Parkway East. The underlying comprehensive plan land
use map designation for the north two parcels was amended to "Light Industrial" by
ordinance adopted on December 5, 2016. The underlying comprehensive plan land use
map designation for the south two parcels is currently "Light Industrial".
The project site is primarily developed with a mix of single family residential and temporary
storage of modular buildings authorized by a temporary use permit. The purpose of the
rezone is to allow greater flexibility for the relocation and expansion of the Lakeridge
Paving Company, to relocate from their current facility in Maple Valley, WA.
Ordinance No. 6639
February 21, 2017
Page 3
The existing approximately 5.87 -acre site is accessed by a north -south principal arterial
road. The site has previously been cleared, is generally flat, and contains minimal
vegetation.
4. Characteristics of the Area. The rezone area is generally surrounded by
undeveloped land to the east and agricultural land to the west. To properties to the north
and south are zoned C1, with the north property developed with residential and the south
property developed with a heavy construction contractor business.
5. Adverse Impacts. There are no significant adverse impacts associated with the
proposal. A Mitigated Determination of Environmental Non -Significance (MDNS) Was
issued as part of the project in order to mitigate any impacts that may have resulted from
the project. Specifically, additional landscaping review and screening will be required in
order to reduce any aesthetic impacts that may have result from the future development
of the site.
CONCLUSIONS OF LAW
Procedural:
1. Authority of Hearinq Examiner. ACC 18.68.030(B)(1)(a) grants the Hearing
Examiner with the authority to review and make a recommendation on rezone requests
to the City Council if the planning director determines that the rezone requests are
consistent with the comprehensive plan. The planning director has determined that the
rezone request is consistent with the comprehensive plan.
Substantive:
2. Comprehensive Plan Land Use Map Designation. The Comprehensive Plan Land
Use Map designation for the proposed rezone area is "Light Industrial".
3. Case Law Review Criteria and Application. The Auburn City Code does not include
any criteria for rezone applications. Washington appellate courts have imposed some
rezone criteria, requiring that the proponents of a rezone must establish that conditions
have substantially changed since the original showing and that the rezone must bear a
substantial relationship to the public health, safety, morals or welfare. See Ahmann-
Yamane, LLC v. Tabler, 105 Wn. App. 103, 111 (2001). If a rezone implements the
Comprehensive Plan, a showing that a change of circumstances has occurred
is not required. Id. at 112.
The proposed rezone from C1 and C3 to M1 clearly meets the judicial criteria for a rezone.
There is no question that the proposal is necessary to implement the comprehensive
plan, as the Comprehensive Plan Land Use Map designation for the property is currently
Ordinance No. 6639
February 21, 2017
Page 4
Light Industrial and the current Light Commercial and Heavy Commercial zoning is
inconsistent with that designation. In point of fact, approval of a rezone to an implementing
zone is mandated by RCW 36.70A.120 and ACC 14.22.050, which requires the City's
zoning regulations to be consistent with its comprehensive plan
The Comprehensive Plan identifies three implementing zones for the Light Industrial
designation: Light Industrial (M-1), Environmental Park (EP) or Business Park (BP). Given
the proximity of the East Valley Freeway and the compatibility of adjoining uses, the
proposed Light Industrial district is appropriate for its proposed location.
The rezone bears a substantial relationship to the public health, safety, morals and
welfare because it will not result in any significant adverse impacts as determined in
Finding of Fact No. 5 while providing a significant opportunity for economic development
in the City of Auburn.
DECISION
The Hearing Examiner recommends approval of REZ15-0001 with the following
conditions:
1. Prior to City approval of a Building Permit, Grading Permit, and/or Storm Permit,
the Applicant shall provide a landscaping plan for City review and approval. The
landscaping plan shall be prepared by either a landscape architect licensed in the
state of Washington, a nursery professional certified pursuant to the Washington
certified nursery professional program, or a Washington State certified landscape
technician (as provided in ACC 18.50) and shall include:
a. A vegetated berm, at a minimum, consistent with the requirements of ACC
18.50, to achieve dense screening along the full length of the properties street
frontage along A Street SE (except existing or authorized pedestrian and vehicle
access points). The horizontal footprint of the berm shall not be less than the
minimum landscaping requirements under ACC 18.50 and the vertical profile of
the berm shall incorporate appropriate undulations such that the berm has a
natural, native appearance instead of one that is uniform and appears artificially
created. The selection of plant species shall ensure year around screening and
shall incorporate shrubs that provide understory screening below trees as they
mature.
b. Any fencing that is proposed or installed shall be located beyond the toe of the
berm slope, on the interior side of the berm and/or landscaping. If chain link type
fencing is proposed, it shall be black coated vinyl -type fencing.
c. The landscape screening planted on the berm shall consist primarily of
coniferous trees and shrubs with the intent of providing a dense screening of the
Ordinance No. 6639
February 21, 2017
Page 5
site from views by the traveling public on A Street SE. It is acknowledged that the
pedestrian and vehicle access point(s) will not be fully screened. Also,
acknowledged that dense screening may not be achievable where it is necessary
to provide adequate sight distance at vehicle access points, if the sight distance
obstruction cannot be avoided by the installation of trees at a larger size than the
city minimum size and limbed up.
d. The species selection of evergreen and deciduous trees for this landscape
screen shall be based on city review and approval of a cross-section of the berm
to be shown on the landscape plan. The cross section must show the relationship
of the size at planting and the mature tree height and spread to view angles from
the street to the site development. The City may require the installation of a
proportion of the trees at a larger size than the city minimum, if effective screening
will not be provided within five years of planting at the minimum size.
e. Landscaping shall be irrigated and shall be maintained in order to accomplish
the objective of full visual screening.
2. The signage allowed at the site shall be limited as follows.
a. Signage is limited to monument signs at vehicular access points and meeting
zoning code standards. Landscaping, hardscaping, water features, arbors, and/or
other design features shall be used to complement and accentuate monument
sign(s). The design and relationship of the accent features shall be reviewed by
the city concurrently with the sign permit. The accent features must not out -of -
scale and overwhelm the monument sign(s).
b. Lighting for signage shall be limited to up -lighting or down -lighting where light
fixtures are fully shielded. Landscaping may be used for shielding of up -lighting.
Backlit signage will not be allowed.
3. Depending upon the type of use that is developed on the property, the proposed
future development of these 4 parcels could impact the water, sewer, and storm
facilities required to serve the parcels. The zoning of the property defines the range
of uses that can be permitted which has a resultant effect on the degree to which
development will impact utility systems. The C-1, C-3 and M-1 all allow a variety
of different types of land uses. Within each designation there uses that can have
minimal or heavy impact on the existing utility system. For example, the M-1 zone
allows for both mini storage which relies upon very little water usage or a
manufacturing operation that places significant demands on the water system.
Likewise, the C-3 zone allows retail which also relies upon very little water usage
and restaurants, grocery stores, and hotels which consume larger amounts of
water. Overall, it is difficult to evaluate the specific potential impacts to utilities
without identifying the specific development proposal. For this rezone proposal the
Ordinance No. 6639
February 21, 2017
Page 6
applicant has indicated their intent to use the property to locate their construction
company offices and to store equipment and materials. If the site is developed in
this manner it is not likely to have significant impacts on the water, sewer or storm
infrastructure, however, the detailed impacts on the utility systems will be fully
evaluated as part of the SEPA process for the site specific development proposal.
Stormwater facilities would be required to comply with all applicable city storm
drainage standards, including quantity and quality control. Appropriate best
management practices for the specific manufacturing process would need to be
implemented to prevent illicit discharges to the storm drainage system.
Section 4. Upon the passage, approval, and publication of this Ordinance as
provided by law, the City Clerk of the City of Auburn shall cause this Ordinance to be
recorded in the office of the King County Recorder.
Section 5. If any section, subsection, sentence, clause, phrase or portion of this
Ordinance or any of the Zoning Map amendments adopted herein, is for any reason held
invalid or unconstitutional by any Court of competent jurisdiction, such portion shall be
deemed a separate, distinct and independent provision, and such holding shall not affect
the validity of the remaining portions thereof.
Section 6. The Mayor is hereby authorized to implement such administrative
procedures as may be necessary to carry out the directives of this legislation.
Section 7. This Ordinance shall take effect and be in force five days from and
after its passage, approval, and publication as provided by law.
Ordinance No. 6639
February 21, 2017
Page 7
INTRODUCED: MAR - 6 2017
PASSED: MAR - 6 2017
APPROVED: MAR - 6 2017
-kw
Nancy Backu
MAYOR
ATTEST:
Danielle E. Daskam,
City Clerk
APPROVED AS TO FORM:
Danibf B. Hei
City Attorney
Published: ;�,z., c� :::x , _,�
Ordinance No. 6639
February 21, 2017
Page 8,