HomeMy WebLinkAbout2004 Draft Environmental Impact Statement - NE Auburn Robertson Properties Special Area PlanDRAFT
NORTHEAST AUBURN/ROBERTSON
PROPERTIES SPECIAL AREA PLAN
Auburn, Washington
Prepared for
o i t of Auburn
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July 2004
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Some pages in this document have been purposefully skipped or blank pages inserted so that this
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DRAFT SPECIAL AREA PLAN
Northeast Auburn/Robertson Properties
Auburn, Washington
Prepared for
City of Auburn
25 West Main Street
Auburn, Washington 98001-4998
Prepared by
Herrera Environmental Consultants, Inc.
2200 Sixth Avenue, Suite 1100
Seattle, Washington 98121
Telephone: 206/441-9080
July 29, 2004
Contents
1. Introduction ............................................................................................................................... l
l .l . Purpose of the Special Area Plan .................................................................................. l
1.2. Background/Study Area ................................................................................................1
1.3. Relationship of Special Area Plan to Auburn Comprehensive Plan .............................4
1.4. Public Process ...............................................................................................................4
2. Policies and Objectives .............................................................................................................5
2.1. Overall Vision ...............................................................................................................5
2.2. Land Use .......................................................................................................................5
2.3. Traffic and Circulation .................................................................................................8
2.4. Stormwater Management ............................................................................................13
2.5. Floodplain Management .............................................................................................14
2.6. Urban Design and Public Amenities ...........................................................................15
3. Implementation .......................................................................................................................18
3.1. Establishment of a Plan for New Streets and Utilities ................................................18
3.2. Apportionment of Floodplain Compensation Benefits from the Port of Seattle
?Uetland Mitigation Site ..............................................................................................20
3.3. Creation of New Land Use District (Currently Termed C4) ......................................20
3.4. Adoption of the Planned Action Ordinance ................................................................21
4. References ...............................................................................................................................22
Fi ures
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Figure l . Vicinity map of the planning area for the NE Auburn/Robertson Properties
Special Area Plan in Auburn, ?Uashington .....................................................................2
Figure 2. Aerial map of the planning area for the NE Auburn/Robertson Properties
Special Area Plan ............................................................................................................3
Figure 3. Proposed zoning for the NE Auburn/Robertson Properties Special Area Plan ..............?
Figure 4. Road layout and classifications under the Preferred Alternative for the NE
Auburn/Robertson Properties Special Area Plan ............................................................9
Special Area Plan-Northeast Auburn/Robertson Properties
Northeast Auburn/Robertson Properties
Special Area Plan
1. Introduction
1.1. Purpose of the Special Area Plan
The purpose of the Northeast Auburn/Robertson Properties Special Area Plan is to address the
issues identified in the City of Auburn Comprehensive Plan (Auburn 2003) for the northernmost
portion of the city, between Auburn Way North and the Green River, which is referred to as the
Northeast Auburn Special Plan Area (Figure 1). The Comprehensive Plan identified land use,
transportation, stormwater, flooding, and development of the Port of Seattle wetland mitigation
site as key elements to be addressed in the plan for this area. This special area plan presents
solutions for limitations that have previously discouraged development in this area and proposes
actions that will both expedite development and protect against adverse environmental impacts
due to development.
1.2. Background/Study Area
The area identified in the Comprehensive Plan includes several large tracts of land that are either
undeveloped or inlow-intensity uses. Prior to the adoption of the Northeast Auburn/Robertson
Properties Special Area Plan, zoning in the study area allowed multifamily residential
development in the eastern portion of the area and heavy commercial development in the western
portion of the area. A few large parcels in the center of the area (the Valley 6 Drive-in Theater)
had unclassified zoning, which allowed only low-density residential development and was
intended to be a temporary designation until appropriate zoning for the property was established.
In the area, there are few roads, limited drainage infrastructure, and several wetlands, and the
area is subj ect to flooding. The area is also underserved by public utilities.
The area is adj acent to two principal arterials. The construction of a minor arterial through the
area (I Street NE) is planned; it will serve as an alternative north-south route and provide access
to properties in the area. Its potential for excellent vehicle access and its flat terrain make the
area well suited for commercial and multifamily development.
For this special area plan, the City established a "planning area" or study area of approximately
120 acres of land bordered by Auburn Way North, South 277th Street, 45th Street NE, and the
existing undeveloped right-of way of I Street NE (Figure 2).
The planning effort for the Northeast Auburn/Robertson Properties Special Area Plan was driven
largely by the desire of Robertson Properties Group (RPG), the largest property holder in the
planning area, to redevelop the Valley 6 Drive-in Theater complex and adjacent properties. RPG
proposes to redevelop these properties (referred to hereafter as the Auburn Gateway project area)
with a mix of retail, office, and/or multifamily residential uses. The Auburn Gateway project
?ap? 01-019?-I-OOOs?eciala?eaplan.doc
July 29, 2004 1 Herrera Environmental Consultants
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Figure 2. Aerial map of the planning area for the NEAuburn/Robertson Properties Special Area
Plan.
Special Area Plan-Northeast Auburn/Robertson Properties
area also includes three adjacent parcels (identified as the McKee property, Stein property, and
the southeast corner residence) that could be developed together with or separately from the RPG
properties. The Auburn Gateway project area includes a total of approximately 59.5 acres. The
boundaries of the planning area, the Auburn Gateway project area, and these three properties are
shown in Figure 2.
The special area plan is intended to allow flexibility for responding to market conditions within a
specified range of land uses. The plan would be implemented in multiple phases through the
year 2020.
1.3. Relationship of Special Area Plan to Auburn Comprehensive Plan
This Northeast Auburn/Robertson Properties Special Area Plan is a component of the City of
Auburn Comprehensive Plan; therefore, the policies contained herein are policies of the
Comprehensive Plan.
The Northeast Auburn Special Plan Area identified in the Comprehensive Plan had different
boundaries from those of the planning area chosen for the special area plan. The planning area
for this plan was chosen for several reasons. All of the Auburn Gateway project area is included.
Because the Port of Seattle construction access property includes an undeveloped street right-of
way (I Street NE) and because of a desire to examine alternative location for roads serving the
planning area, the northern portion of this Port property was included in the planning area.
The property east of the planning area (Bristol property, also know as River Sands) was omitted
at the owners' request. The Port of Seattle wetland mitigation site was left out of the planning
area for the Northeast Auburn/Robertson Properties Special Area Plan because the permitting
process for the Port's project was expected to proceed in advance of this planning process.
Permits for that project have been issued with conditions that address concerns related to the
larger planning area.
Properties south of the Port of Seattle wetland mitigation site were not examined in this planning
process because little is known about specific development plans for these properties. As with
all adj acent properties, the owners were contacted; however, they submitted no comments during
the planning process.
1.4. Public Process
The planning process for the Northeast Auburn/Robertson Properties Special Area Plan has
included public meetings and requests for public input at several stages. Mailings were provided
to all owners and occupants within the planning area and within 1,000 feet of the planning area.
Public meetings were held to explain the purpose of the planning process, to obtain input on the
environmental review of the proposal, and to obtain input on the alternatives under
consideration.
The special area plan is organized in two parts:
i??p? O1-019-1-000 special area plan.doc
Herrera Environmental Consultants 4 July 29, 2004
Special Area Plan-Northeast Auburn/Robertson Properties
Policies and Objectives, which describes the overall vision for the
planning area and the policies that express the objectives of the special
area plan
Implementation, which describes the methods by which the special area
plan will be implemented.
2. Policies and Objectives
2.1. Overall Vision
The Northeast Auburn/Robertson Properties Special Area Plan provides avision ofhigh-quality
mixed-use urban development in the largely undeveloped or underutilized planning area near
South 277th Street and Auburn VUay North. A wide range of uses will be possible in the planning
area but will likely include a large retail shopping center with the possibility of substantial office
and multifamily residential uses in the Auburn Gateway project area in the center of the planning
area. Development in the Auburn Gateway project area will be guided by a set of design
guidelines that will provide a cohesive and attractive appearance for the area. Development east
and west of the Auburn Gateway project area will be facilitated by floodplain management
planning and the completion of new streets through the planning area.
New roads will improve access to all parcels in the planning area. I Street NE will extend from
South 277th Street to 45th Street NE, and 49th Street NE will extend from Auburn Way North to
the eastern edge of the planning area, improving overall circulation in the area. New trails and
walkways will provide apedestrian-friendly system of circulation that is linked to other
recreation resources. ?
Areas constrained by flooding will be made available for development by placing fill and
redirecting floodwaters to constructed storage areas, while wetlands will generally remain
protected and enhanced. Stormwater systems will be upgraded in accordance with the Auburn
Comprehensive Drainage Plan (Auburn 2002a), and new projects will be designed to avoid
overloading that system during major storms.
The special area plan includes five general topics: land use, traffic and circulation, Stormwater
management, floodplain management, and urban design and public amenities, each of which is
discussed in the following sections. Some of the policies listed below pertain to the entire
planning area, while others are intended to apply only within the Auburn Gateway project area.
2.2. Land Use
2.2.x. Recommended Uses
After floodplains in the planning area have been filled and new roads and infrastructure have
been built, the area will be appropriate for both heavy commercial and multifamily residential
uses. The City of Auburn already has adequate land to accommodate the expected needs for
housing, and it has an adequate supply of apartments serving low- to moderate-income
?ap? 01-019?-I-OOOs?eciala?eaplan.doc
July 29, 2004 5 Herrera Environmental Consultants
Special Area Plan-Northeast Auburn/Robertson Properties
households. In addition, residential development often does not generate as large a tax base as
commercial uses, and it generates more demand for services than commercial development. For
these reasons, a mixture of land uses should be allowed, but there should be a preference for
commercla uses.
Policy NE-1 In order to provide flexibility to respond to market conditions, both heavy
commercial and multifamily residential uses should be allowed in the Auburn
Gateway project area in a new mixed-use commercial zone (Figure 3).
Policy NE-2 Heavy commercial uses that can conflict with residential development should not
be allowed in the new mixed-use commercial zone, or they should be allowed
only after conditional use approval. The types of uses that can conflict with
residential uses include commercial activities with a high proportion of outdoor
activity, noise, and/or odors.
Policy NE-3 The development of commercial uses within the Auburn Gateway proj ect area
should be favored over multifamily residential uses. Residential uses should be
allowed to occupy no more than 50 percent of the Auburn Gateway project area or
approximately 30 acres.
2.2.2. Density and Limits and Overall Development
No change in the allowable density of development within the planning area is planned except
within the Auburn Gateway project area. Within the Auburn Gateway project area office and
retail density would not be limited except as a result of other development standards like parking,
building height, and setbacks. Within the Auburn Gateway project area, overall development
limits for the three primary categories of use should be as follows:
Policy NE-4 An overall maximum of 1.6 million square feet of office space will be established
Policy NE-6 Consistent with policies in the Auburn Comprehensive Plan, the maximum
allowable density for residential uses should be 20 units per gross acre.
for the Auburn Gateway project area planned action ordinance. If developed in
three-story buildings, this represents approximately 3 5 percent coverage of the lot
with office buildings. Office development of this density could also include
parking structures.
Policy NE-5 An overall maximum of 720,000 square feet of retail space will be established in
the Auburn Gateway project area planned action ordinance. If developed in one-
and two-story buildings, this represents approximately 35 percent coverage of the
lot with retail buildings.
Police NE-7 No more than 500 dwelling units should be constructed in the Auburn Gateway
project area under the planned action ordinance.
i??p? O1-019?-1-000 special area plan.doc
Herrera Environmental Consultants 6 July 29, 2004
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Special Area Plan-Northeast Auburn/Robertson Properties
2.3. Traffic and Circulation
The planning area is adj acent to one of the busiest intersections in the Auburn (Auburn Way
North and South 277th Street). South 277th Street is a principal arterial that needs to be widened
to accommodate expected growth, and Auburn Way North is a heavily used principal arterial that
is one of the few north-south routes through Auburn. In addition to providing access to adjacent
properties, the circulation plan shown in Figure 4 will facilitate the development of a new north-
south through route eventually connecting I Street NE from Harvey Street NE to South 277th
Street. The streets shown in Figure 4 have been planned to accommodate the through traffic
expected as a result of future connections to arterials and the development of adj acent properties.
2.3.1. South 277?h Street r ?
Completion of the previously planned road-widening project for South 277th Street is critical for
the success of the Northeast Auburn/Robertson Properties Special Area Plan. This principal
arterial has been envisioned to include at least two westbound and three eastbound through lanes,
and auxiliary lanes for local maneuvering where necessary. The Northeast Auburn/Robertson
Properties Special Area Plan has helped to refine the design of South 277th Street, including the
following policies:
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Policy NE-8 Widening of South 277th Street through the planning area should occur primarily
on the south side of the existing South 277th Street roadway.
Policy NE-9 South 277th Street should be developed to include two lanes of westbound and
three lanes of eastbound through traffic through the planning area.
Policy NE-1 o Only one traffic signal should be constructed on South 277th Street between
Auburn Way North and the Green River Bridge, and that signal should be at I
Street NE.
Policy NE-11 Left turns to and from South 277th Street should be permitted only at I Street NE
?, and at Auburn Way North.
Policy NE-12 A double left-turn lane should be provided from South 277th Street to I Street NE.
Policy NE-13 The trail on the south side of the road should be separated from the street by at
least 5 feet of landscape strip with street trees and it should be a 12-foot-wide
paved trail connecting Auburn Way North to the pedestrian bridge over the Green
River.
2.3.2. I Street NE
I Street NE is critically important for access to and visibility for the commercial development
expected in the Auburn Gateway proj ect area. In aligning and designing I Street NE as shown in
Figure 4, priority has been given to the following criteria in the following order:
i??p? O1-019-1-000 special area plan.doc
Herrera Environmental Consultants 8 July 29, 2004
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Special Area Plan-Northeast Auburn/Robertson Properties
1. Ensure adequate capacity and signal spacing so that South 277th Street
performs well as a principal arterial.
2. Ensure that I Street NE functions well as a minor north-south arterial from
South 277th Street to Harvey Street NE.
3. Ensure commercial access to the area south of South 277th Street.
4. Allow for access to I Street NE from residentially zoned properties
adj acent to the I Street NE corridor.
5. Ensure that, if development of the Auburn Gateway proj ect area proceeds ?
before I Street NE is completed from Harvey Street NE to South 277th
Street, the streets connecting to I Street NE will provide adequate access
to and from Auburn Way North.
Policy NE-14 I Street NE should be developed in the location shown in Figure 4, so that it
connects to South 277th Street at approximately the same location as the existing
G Street NEright-of way. The G Street NE right-of way should be incorporated
into the I Street NE right-of way, and any right-of way property not required for
development of I Street NE could be vacated.
Policy NE-15 The new I Street NE should be developed as a minor arterial meeting City
standards with a minimum of five lanes, including two lanes in each direction plus
a left-turn lane where appropriate.
Policy NE-16 The intersection of I Street NE and South 277th Street should be signalized in the
first phase of development in the Auburn Gateway project area.
Policy NE-17 The intersections at I Street NE and 49th Street NE and at I Street NE and 45th
Policy NE-19 Consider vacating portions of the existing I Street NE right-of way on the 34-acre
Port of Seattle construction access property in trade for new right-of way in the I
Street NE alignment shown in Figure 4 and for right-of way crossing the Port's
property from east to west and connecting to the extension of 49th Street NE.
Street NE should be signalized as soon as the intersections meet traffic signal
warrants.
Policy NE-18 Phased development of I Street NE may be permitted, provided that, at a
minimum, I Street NE is completed from South 277th Street to 49th Street NE in
the first phase of development of the Auburn Gateway project area. With earlier
construction of road segments, full development of the road, i.e., drainage, curbs,
gutters, plantings, sidewalks, etc. should be completed to reduce/avoid future
disturbance of traffic flow.
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2.3.3. Auburn Way North
Auburn Way North is a regionally important arterial and an important commercial corridor. This
corridor carries a high volume of traffic; therefore, modification to the corridor should be
designed to improve the flow of traffic. New signals are anticipated in at least two locations on
Auburn Way North, at 45th Street NE and at 49th Street NE. In addition, a maj or driveway to the
Auburn Gateway project area will be located between these two intersections and maybe
signalized at some stage in the future.
Policy NE-20 New signalized intersections on Auburn Way North at 45th Street NE and at the
new driveway to the Auburn Gateway project area should be allowed only when
traffic signal warrants are met and after it is demonstrated that the additional
signal or signals will not have a noticeable adverse affect on the level of service at
the intersection of Auburn Way North and South 277th Street or the Auburn Way
North corridor.
e
Policy NE-21 The intersection at 49th Street NE and Auburn Way North should be signalized in
the first phase of development, regardless of signal warrants, in order to
encourage the use of this alternative route.
?.•?.?
Policy NE-22 D Street NE should be closed at the existing intersection with Auburn Way North
because of the poor intersection geometry and the proximity of other access points
that are safer.
Policy NE-23 The City may implement other restrictions on access to Auburn Way North as
part of its ongoing management of that corridor.
2.3.4. D Street NE ?
D Street NE is an existing collector street that is not developed to City standards. It is important
for local access to abutting commercially zoned properties.
Policy NE-24 At Auburn Way North, D Street NE should be closed and should become a local
access road. If desired, this road could be vacated south of 49th Street NE,
provided adequate access to adjacent properties and easements for utilities can be
maintained or relocated.
Policy NE-25 D Street NE should be widened north of 49th Street NE and improved to City
standards for collector arterials.
Policy NE-26 Access to South 277th Street from D Street NE should be limited to right-in/right-
outonly to reduce conflicts with growing traffic volumes at South 277th Street and
Auburn Way North.
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Policy NE-27 The sidewalk on the east side of the D Street NE should be separated from the
street by at least 5 feet of landscape strip with street trees, and it should be at least
an 8-foot-wide paved trail connecting to the trail at South 277th Street.
2.3.5. 45?'? Street NE
Forty-fifth Street NE is a collector arterial that provides access to both commercial and
multifamily residential properties and has recently been improved to City standards. It will also
provide access to the south side of the Auburn Gateway project area and to I Street NE. It will
likely become a significant short-cut for avoiding the intersection of South 277th Street and
Auburn Way North once I Street NE is developed and the intersections are signalized.
Policy NE-28 Forty-fifth Street NE should be extended to I Street NE when the portion of the
Auburn Gateway project area south of 49th Street NE is developed. ?-
Policy NE-29 The intersections on 45th Street NE should be improved as warranted by increases
in traffic, including eventual signalization at Auburn Way North and at I Street
NE.
2.3.6. 49?'` Street NE
??
As shown in Figure 4, this road will become an important connection between Auburn Way
North, I Street NE, and the properties east of the planning area. It also provides a connection
across Auburn Way North to B Street NW.
Policy NE-30 Forty-ninth Street NE should be developed as a collector arterial. The existing
49th Street NE roadway between Auburn Way North and D Street NE should be
widened to meet City standards.
Policy NE-31 The design of 49th Street NE should be flexible to encourage maximum utilization
of the properties abutting the street but should ensure an adequate connection for
pedestrians and bicycles as well as for vehicles.
Policy NE-32 Use of 49th Street NE should be encouraged as an alternative route between South
277th Street and Auburn Way North by the installation of a signal at 49th Street
NE and Auburn Way North. This will improve traffic flow and provide greater
visibility for the commercial properties in the planning area.
Policy NE-33 The intersection of I Street NE and 49th Street NE should be signalized when
signa warrants are met.
Policy NE-34 East of I Street NE, 49th Street NE should be extended to the eastern edge of the
Auburn Gateway project area as shown in Figure 4. This will allow an eventual
connection to the properties east of the Auburn Gateway project area and an
adequate replacement for the current alignment of the I Street NE right-of way.
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2.3.7. Pedestrian/Nonmotorized Circulation
The planning area is served by a new pedestrian bridge to the east, which connects to
recreational trails along the Green River. The plan envisions building on this connection and
developing a trail network in the planning area that will facilitate pedestrian/nonmotorized
movement with minimal conflict with vehicle traffic.
Policy NE-3 5 A master plan for a pedestrian/nonmotorized network should be developed by
each property owner before the construction of the first phase of the Auburn
Gateway project. This should be consistent with the policies listed here and in the
section Urban Design and Public Amenities.
i
Policy NE-36 Urban trails should parallel South 277th Street and D Street NE to provide a major
route for movement.
Policy NE-37 All streets in the planning area should be developed with sidewalks built to City
standards or a functional equivalent if it represents an improved design.
Policy NE-3 8 Maj or destinations such as stores, office buildings, residential developments, open
space, recreation areas, and parking facilities within the Auburn Gateway project
area should be connected to the public pedestrian/nonmotorized circulation
network in a coordinated manner.
Policy NE-39 The pedestrian/nonmotorized circulation network should include amenities such
as benches, landscaping, and interpretive materials to enhance the quality of the
experience and encourage use by a wide range of citizens.
2.4. Stormwater Management
2.4.1. Stormwater Detention and Treatment
Stormwater detention and treatment is required by the Auburn City Code for all new
development. In order to ensure that new sormwater systems function adequately, several
specific policies should be followed for development throughout the planning area.
Policy NE-40 Stormwater drainage, detention, and treatment for public property, including
public streets, should generally be provided within the public right-of way or on
other public parcels. Stormwater facilities for public infrastructure may be
located on private property consistent with City policies regarding liability for and
maintenance of such facilities.
Policy NE-41 Stormwater detention and treatment for portions of the planning area that will
remain private should be provided on the development site.
Policy NE-42 Stormwater detention and flow control designs should address the 100-year storm
event and flood conditions in the public storm conveyance system.
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2.4.2. Extension of Public Stormwater Conveyance System
Policy NE-43 The storm sewer along D Street NE should be upgraded in accordance with the
City of Auburn Comprehensive Drainage Plan (Auburn 2002a).
Policy NE-44 The development of I Street NE should be designed to accommodate future
improvement of the stormwater conveyance east of the Auburn Gateway project
area, in accordance with the City of Auburn Comprehensive Drainage Plan
(Auburn 2002a).
2.5. Floodplain Management
The planning area encompasses substantial areas that have been mapped as being within the 100-
year floodplain. City policy does not allow filling of floodplain areas unless an equal volume of
functionally equivalent floodplain is provided in compensation. The Port of Seattle has received
permits and begun development of a wetland mitigation site south and east of the planning area
that will include approximately 54 acre-feet of floodplain capacity that can be used to
compensate for fill to be placed in other areas south of South 277th Street and east of Auburn
?Uay North. The Port's project includes construction of a conveyance channel to hydrologically
connect the floodplain to the proposed floodplain storage. The existing channel along South
277th Street is not large enough to contain expected flood water flows, and will need to be
widened. Filling necessary for road widening or other development adjacent to South 277th
Street must be designed to preserve the hydrological connection between the Port of Seattle
wetland mitigation site and the floodplain in order for that conveyance channel to be effective.
2.5.1. Port of Seattle Wetland Mitigation Site and Floodplain Compensation
Construction of the Port of Seattle wetland mitigation site is expected to start in summer 2004
and be completed by summer 2005. Full establishment of the plant community is not expected
until 2007. The project includes the construction of a floodwater conveyance channel across the
Port of Seattle construction access property (Figure 2). This conveyance will extend to the south
side of South 277th Street but will not reach the twin culverts under South 277th Street that are
designed to carry floodwaters below the road.
Policy NE-45 The floodwater conveyance channel must be hydrologically connected from the
twin culverts under South 277th Street to the floodplain compensation area on the
Port's wetland mitigation site before the compensation will be functional. The
hydrologic connection should be completed as part of or take into account the
widening of South 277th Street.
Policy NE-46 In order to allow time for full establishment of the plant community on the Port's
wetland mitigation site, the floodwater conveyance should not be connected at
South 277th Street until after 2007 and after the Port has determined that the
newly created wetland will not be harmed by the potential for additional flooding.
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2.5.2. Phasing of Development and Floodplain Compensation
The volume of floodplain compensation to be provided on the Port's wetland mitigation site is
estimated to be approximately 54 acre-feet. The total volume of floodplain capacity that is
occupied by the 100-year flood has been estimated at 60 acre-feet for all areas south of South
277th Street and east of Auburn Way North. As such, the Port of Seattle wetland mitigation site
might not compensate for the filling of all areas of the floodplain, and the compensation provided
by the Port's project might have to be apportioned.
Policy NE-47 The first priority for floodplain compensation should be that required to
compensate for the construction of public infrastructure. Full compensation
should be provided for all floodplain filling that is required to construct roads,
public stormwater facilities, and other public facilities in the planning area.
Policy NE-48 All compensation available after accounting for compensation for public
infrastructure must be apportioned to individual properties based on the volume of
floodplain that occurs on each property as a percentage of the entire floodplain
volume south of South 277th Street.
e.
Policy NE-49 Any areas of floodplain filling that cannot be compensated for by the Port of
Seattle wetland mitigation site must be compensated for on the development site
in accordance with City policies.
2.6. Urban Design and Public Amenities
Urban design can be an important tool in achieving goals for land use and development. The
Northeast Auburn/RobertsonProperbes Special Area Plan provides an opportunity to achieve a
high degree of design quality because of the willingness of Robertson Properties Group to
develop design guidelines that would apply throughout the Auburn Gateway project area.
2.6.1. Urban Design Site Planning, Building Characteristics, and Land Uses
Policy NE-50 Site planning and building massing should be conducive to a retail/commercial
focus and visual character, and comfortable human-scale environments should be
incorporated within all land uses in the planning area.
Policy NE-51 A visually friendly frontage with "street appeal" for passersby on major streets
(South 277th Street, D Street NE, I Street NE, 49th Street NE, and Auburn Way
North) should be developed.
Policy NE-52 Building and/or landscape forms should be articulated as focal points, and major
site entrance points should be framed.
Policy NE-53 The landscape design should include themes that unify the site character across
multiple project phases.
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Policy NE-54 Landscape plantings should be used to reduce the visual impact of open parking
areas and loading, service, and storage functions.
Policy NE-55 Multifamily development should be ofhigh-quality design, create a sense of
community, and include active- and passive-use open space appropriate for use by
all age groups.
2.6.2. Transportation Infrastructure
Policy NE-56 Develop a clear hierarchy of road systems that progresses from major public
thoroughfares to intimate pedestrian-scale roads to internal roads serving parking
areas and site uses. This system must be consistent with the road configuration
shown in Figure 4. ? y ?
Policy NE-57 Provide for bus zones and pedestrian and bicycle travel in a safe manner.
Policy NE-58 Satisfy access requirements for solid waste handling, utility, police, fire, and
emergency personnel.
2.6.3. Project Area Boundary and Envy Points
Policy NE-59 Establish a clear "sense of place" that dunes the distinct character of the Auburn
Gateway project area through a unified approach to boundary and entry design.
Policy NE-60 Clearly signify major entrance points to the Auburn Gateway project area and to
subareas within the project area by means of features such as prominent
architectural or artistic landmarks.
Policy NE-61 Define differences in land uses within the Auburn Gateway project area.
Policy NE-62 Develop hierarchies of spaces from public to private spaces to delineate areas of
?, ownership and responsibility.
Policy NE-63 Protect property values and unify the Auburn Gateway project area by means of a
consistent landscape theme.
Policy NE-64 Screen unsightly views from public areas by a combination of walls, landscape
planting, screening and/or use of building massing.
Policy NE-65 Identify an interconnected system of bicycle and pedestrian pathways around the
perimeter of the Auburn Gateway project area, linking to natural areas and the
regional trail system.
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2.6.4. Parking Areas
Policy NE-66 Design parking areas to maximize their navigability by pedestrian and vehicles
and minimize their visual and ecological impacts.
Policy NE-67 Provide adequate efficient onsite parking in locations convenient to destinations.
Policy NE-68 Ensure pedestrian safety by providing ample walkways that are separated from
parking and travel lanes.
Policy NE-69 Use crime prevention through environmental design (OPTED) principles to
reduce fear of crime and ensure user safety.
2.6.5. Pedestrian/Nonmotorized Circulation Network
Policy NE-70 Create a cohesive and continuous network ofpedestrian/nonmotorized circulation
facilities in the Auburn Gateway project area.
Policy NE-71 Create a pedestrian environment in which it is easy, safe, convenient, and
comfortable to walk between businesses, to transit stops, across streets, and
through parking lots.
? .®
Policy NE-72 Encourage the use of nonmotorized transportation to and within the Auburn
Gateway project area by providing facilities that are adequately sized, well-built,
well-maintained, and connected to existing or planned pedestrian/nonmotorized
circulation facilities in the vicinity.
2.6.6. Site Li htin ?
g g
Policy NE-73 Ensure pedestrian safety by providing adequate lighting on pedestrian routes.
Policy NE-74 Minimize the negative effects of onsite and offsite glare.
Policy NE-75 Provide energy-efficient lighting.
2.6.7. Natural Amenities and Recreation Areas
Policy NE-76 Provide habitat preservation, enhancement and opportunities for human
enjoyment of wildlife.
Policy NE-77 Preserve existing wetlands and enhance their intrinsic environmental value as
habitat and stormwater storage.
Policy NE-78 Provide attractive options for integrating wet ponds, stormwater treatment
facilities, and detention ponds as an amenity to the land uses in the project area.
Policy NE-79 Reduce downstream floodwater volumes from runoff.
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Policy NE-80 Enhance property values by incorporating sustainable water management
practices.
2.6.8. Sitewide Signage and Graphics
Policy NE-81 Enrich the experience of visitors and customers by providing directions and
information in a visually pleasing way that and prevents confusion.
Policy NE-82 Provide clear and legible site directions and signage for customers, bus
passengers, and visitors.
Policy NE-83 Define the character of the Auburn Gateway project area as a distinct entity for
instant roadside recognition and street appeal to attract customers.
Policy NE-84 Use creative designs and durable, resource-efficient materials.
Policy NE-85 Minimize the adverse impacts of signs, such as visual clutter and glare, through
the development of a master signage plan to be adhered to throughout the
development of the Auburn Gateway project area.
r
3. Implementation
3.1. Establishment of a Plan for New Streets and Utilities
3.1.1. Public Streets ? ,
Public streets in the planning area will be developed according to the conceptual plan shown in
Figure 4. Final requirements for lane configuration and geometry of intersections will be
developed by the City Engineer.
The following roadway improvements will be completed by the developer of the Auburn
Gateway project area in conj unction with development of that property:
¦ Widening of South 277th Street adjacent the Auburn Gateway project area
¦ Widening of D Street NE on the east side of the existing roadway, from
49th Street NE to South 277th Street
Closure of D Street NE at Auburn Way North and construction of a cul-
de-sac (unless this street is vacated)
Construction of I Street NE from South 277th Street to 45th Street NE
Construction of 49th Street NE from D Street NE to the eastern edge of the
Auburn Gateway project area
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Construction of 45th Street NE from the existing eastern end of the street
to the new alignment of I Street NE.
The following roadway improvements will be completed by the City or by other property owners
as the development of property outside of the Auburn Gateway project area occurs:
¦ ?Uidening of South 277th Street adjacent to properties other than those in
the Auburn Gateway project area
¦ ?Uidening of D Street NE on the west side of the existing roadway, from
49th Street NE to South 277th Street
¦ ?Uidening of 49th Street NE from D Street NE to Auburn way North
¦ Construction of 49th Street NE from the eastern edge of the Auburn
Gateway project area to the eastern edge of the Port of Seattle construction
access property
¦ Construction of I Street NE south of 45th Street NE.
3.1.2. Puhlic Utilities
Stormwater conveyance systems in the area will be upgraded as streets are developed in the
planning area. Specifically, two elements of the City of Auburn Comprehensive Drainage Plan
(Auburn 2002a) will be implemented as follows:
¦ The storm sewer along D Street NE will be upgraded by the developer of
the Auburn Gateway project area as part of the required street
improvements on D Street NE. The improvements will be in accordance
with project Vl as described in the City of Auburn Comprehensive
Drainage Plan (Auburn 2002a).
?Uith the future construction of I Street NE future improvement of the
Stormwater conveyance east of the Auburn Gateway project area will be
accommodated in accordance with proj ects VS and V6 as described in the
City of Auburn Comprehensive Drainage Plan. This could include either
replacing the existing drainage ditch with a pipe of appropriate size to
convey future flows or widening the ditch and keeping it on the ground
surface adjacent to I Street NE, as described in the Comprehensive
Drainage Plan. This improvement will be constructed by the City or
adjacent property owners as development occurs.
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3.2. Apportionment of Floodplain Compensation Benefits from the Port of Seattle
Wetland Mitigation Site
The total volume of flood capacity during a 100-year flood has been estimated to be 60 acre-feet
in the area south off South 277th Street and east of Auburn Way North (Ullman 2003 personal
communication). The Port of Seattle wetland mitigation site is expected to provide 53.67 acre-
feet ofnew flood storage capacity during a 100-year flood event (Wessels 2003 personal
communication). Therefore, the compensation provided by the Port's wetland mitigation site is
not likely to compensate for the filling of all Foodplain areas. Floodplain compensation benefits
from the Port's wetland mitigation site will be apportioned to all properties south of South 277th
Street and east of Auburn Way North, using the following approach:
r
. J
1. Once the public street configuration is finalized for this area, full
compensation will be allocated for fill required for all street areas and any
other fill necessary for public infrastructure, such as sidewalks and
stormwater detention facilities associated with public streets.
2. After deducting the flood storage volume that will be filled for public
infrastructure, the remaining flood storage south of South 277th Street and
east of Auburn Way North will be compared with the remaining
compensatory flood storage capacity from the Port's wetland mitigation
site to establish a ratio of compensation available to each property owner.
(For example, if there is storage for 30 acre-feet of floodwater south of
South 277th Street and 27 acre-feet of compensatory capacity from the
Port's proj ect remain, the ratio would be 90 percent).
3. As each application for private development is made, the project will be
able to utilize flood capacity compensation at the ratio of compensation
established by step 2. Any remainder would be the responsibility of the
individual development and would have to be provided on the site in
accordance with City policies and regulations.
3.3. Creation of New Land Use District (Currently Termed C4)
3.3.1. Purpose of the C4 Mixed-Use Commercial District
The intent and objective of the C4 district classification and its application is to provide for a
pedestrian-oriented mix of retail, office, and multifamily residential uses. This classification is
intended to provide flexibility in design and a combination of uses that is responsive to market
demands.
3.3.2. Locational Criteria
The new mixed-use commercial district should be applied to the Auburn Gateway project area as
shown in Figure 3. This group of properties is composed of large enough parcels to
accommodate multifamily residential development that includes buffers for adjacent roads and
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commercial areas and/or a wide range of commercial uses. Properties closer to the intersection
of South 277t1' Street and Auburn Way North may also be suitable for this zoning designation.
3.3.3. Specific Use and Development Standards
The uses enumerated for this zoning classification constitute a mix that accommodates
multifamily residential, retail, and office uses anticipated through a coordinated, site-specific
planning process. In order to achieve a quality of environment that is conducive to this mix of
uses, certain heavy commercial uses that are permitted in other commercial classifications are
not permitted in this district because of the potential for conflicts with residential uses.
The C4 district will allow most of the uses allowed in the C3 district, with the exception of free-
standing gas stations, light manufacturing, automobile sales, and similar uses that could have
adverse affects on residential uses if constructed in close proximity. Unlike the C3 district,
multifamily uses will be permitted outright in the C4 district.
e
Development standards for commercial uses in the C4 district are the same as those for
commercial uses in the C3 district, except that they also include several standards for gasoline
stations that are accessory to another use, similar to those in the C2 district. Development
standards for multifamily development in the C4 district will generally be the same as those for
the R4 district. In order to be consistent with the Comprehensive plan policy regarding
multifamily density, a density limit of one unit per 2,000 square feet of lot area will be required,
which would result in approximately 20 units per acre.
3.4. Adoption of the Planned Action Ordinance
3.4.1. Purpose of the Planned Action Ordinance
The adoption of a planned action ordinance will allow the City to define specific actions that can
betaken without further environmental review. The environmental review process for this
special area plan was combined with the preparation of an EIS for the Auburn Gateway project
area. By means of the EIS, the City was able to identify measures for mitigating any potentially
significant environmental impacts, the Auburn Gateway project can be designated as a planned
action consistent with state law (Revised Code of Washington, Chapter 43.21 C, Section 031).
The purpose of adopting a planned action ordinance is to establish both the range of actions and
the types of mitigation measures that will be required for those actions, and to establish a
timeframe within which the planned action must be completed. Designation as a planned action
will streamline and expedite the review process for land use permits for the Auburn Gateway
proj ect by relying on a completed and existing detailed environmental analysis for the project
area.
3.4.2. Thresholds for Review under the Planned Action
Thresholds will be established for the planned action defining the types of land uses that will be
permitted and the quantity of each, the total number ofpeak-hour primary vehicle trips that could
be generated by the project, the types and locations of modifications that could be made to major
regional arterials, the amount of excavation and filling that can take place in the project area, the
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amount of impervious surface that could be placed in the project area, the amount of fill that may
be placed in a floodplain, and the amount of fill that may be placed in wetlands. In addition, the
timeframe for the planned action will be limited to the end of the year 2020, which is concurrent
with the furthest proj ection for which reliable traffic modeling information could be provided.
Proj ects that exceed the thresholds established in the planned action ordinance or occur after the
year 2020 will be subj ect to the normal environmental review process.
3.4.3. Design Review Process and Design Guidelines
A design review process will be established as part of the site plan review for projects that are
covered under the planned action ordinance. The City will adopt a set of design guidelines for
implementing the urban design policies described in this plan. Any project constructed as a
planned action under the ordinance will be required to demonstrate how the proj ect meets the
design guidelines. To facilitate coordinated design, master plans for site grading, driveways,
pedestrian/non-motorized circulation, signage and landscaping will be required. The Director of
Planning and Community Development will have the authority to require revisions to the site
plans to make them conform with the design guidelines and the approved master plans.
3.4.4. Trackin o Im acts and Miti anon ?
gf ? g
The City will track the development of the Auburn Gateway project area to ensure that all
mitigation measures are being implemented at the appropriate time in the development and to
ensure that the overall thresholds for the planned action have not been exceeded. The City will
track vehicle trips generated, total volume of fill and excavated soil, volume of fill placed in
floodplains, area of fill placed in wetlands, and the quantity of uses in three general use
categories: office, retail, and residential.
4. References
Auburn, City of. 2001. Geographic information system data. Provided to Herrera Environmental
Consultants, Seattle, Washington, on January 23, 2003. The data include an orthographic aerial
photo of the planning area taken in 2001.
Auburn, City of. 2002a. Comprehensive Drainage Plan. Produced by Tetra Tech/KCM, Seattle,
Washington. August 2002.
Auburn, City of. 2002b. Geographic information system data. Provided to Herrera Environmental
Consultants, Inc., Seattle, Washington, on May 14, 2002, by Ed Knight, City of Auburn. Hazard
area maps provided by City of Auburn, Planning Department. Data include city limits; street
centerlines; Comprehensive Plan designations; zoning designations; FEMA zones; digital
orthophotos; water ,storm, and sewer utility systems; buildings; topography; wetlands; and
assessor's parcels.
Auburn, City of. 2003. City of Auburn Comprehensive Plan. Originally adopted in August 1986;
amended in April 1995 to comply with the Growth Management Act. Revised December 2003.
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Herrera Environmental Consultants 22 July 29, 2004
Special Area Plan-Northeast Auburn/Robertson Properties
Thomas Bros. Maps. 2000. The Thomas Guide: Pacific Northwest, Washington and Oregon.
Ulman, Joe. 2003. Personal communication (email to Ralph Wessels, Port of Seattle, regarding
flood studies). Parametrix, Inc., Kirkland, Washington. March 12, 2003.
University of Washington. 1990. Aerial photographs from the University of Washington map
database. Photographs dated 1990; source unknown. Obtained April 4, 2003, from website:
<httpa/duff.geology.Washington.edu/datalraster/dogs>.
Wessels, Ralph. 2003. Personal communication (letter to Tim Carlaw, City of Auburn, regarding
flood control zone permit application for Port of Seattle's wetland development project). Third
Runway Project Manager, Port of Seattle. October 30, 2003.
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