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5891 Exhibit A P/T #5
ciTY OFT{ T Memorandum WASHINGTON TO: Auburn City Council FROM: Planning and Community Development Department SUBJECT: Ordinance No. 5891 - 2004 Comprehensive Plan Amendments - Policy/Text Amendment #5 (proposed Utility/Annexation Policy CE -3) DATE: December 20, 2004 BACKGROUND The City has received a letter from the Auburn School District (attached) stating that it (Auburn School District) has plans to place a bond issue before the voters in February 2005 to construct two elementary schools, including one in the Lea Hill Potential Annexation Area (PAA). The School District's letter requests including schools as an exemption to the proposed utility extension/annexation policy (Policy CE -3) being processed as part of Policy/Text (P/T) amendment #5. POLICY CE -3: ADDITIONAL AMENDMENT LANGUAGE To address the concern, attached is the proposed policy (CE -3) with additional amendatory language (additional amendatory language in underline/bold). Rather than focus only on schools, the additional proposed amendment language focuses on public facilities in general. The proposed exemption ties the public facilities exemption to those public facilities identified on an applicable adopted capital facilities plan (CFP). Exemptions for these public facilities are warranted as they typically are identified to address planned growth needs consistent with the Growth Management Act. cc: Mayor Lewis Dennis Dowdy, Public Works Director Dan Heid, City Attorney PROPOSED ADDITIONAL AMENDING LANGUAGE TO POLICY CE -3 "CE -3 Until such time a joint planning agreement between the City and respective county is in effect that provides for development in the unincorporated Potential Annexation Areas (PAA) to meet City standards, annexation shall be required as a condition of the City's provision of sewer and/or water utility service to properties within the Potential Annexation Area. Exceptions to this involve requests for water and/or sewer service for the following: a. Single family residences on pre-existing lots; b. To address a documented imminent health or safety consideration; or C. To development where a water/sewer availability development agreement has previously been approved with the city and is still valid.- ; or In situations where an exception applies, the City of Auburn shall require the property owner to enter into a legally binding, non -remonstrance pre -annexation agreement with the City. The agreement shall provide for the property owners support for annexation to the City at such time as the City deems annexation appropriate. In these instances, the following conditions shall also apply: a. The property owner/developer shall agree to comply with appropriate City development standards and public facility specifications where such requirements are not superseded by applicable County requirements (in the event of significant conflict between City and County requirements, the City may choose to not extend utility service). Any facilities to be dedicated to the City of Auburn upon completion (e.g. sewer and water lines and appurtenances) shall be built in accordance with City design and construction standards; and b. The property owner/developer shall allow City plan review prior to construction, and inspection during construction of all public improvements as they are built, regardless of the ownership of such improvements, and shall reimburse the City for any reasonable costs incurred in such plan review and inspection. This policy shall go into effect January 1, 2005, provided that, the City will process those water/sewer availability certificate applications received by December 31, 2004 under the prior policy that requires a development and pre -annexation agreement. CE -3A The City shall seek interlocal agreements with the adjacent sewer purveyors that provide sewer service to developers inside of Auburn's PAA to obtain an Auburn Pre - Annexation Agreement prior to issuing a Sewer Certificate of Availability." P/T #5 Amendments to various Comprehensive Plan elements. Proposed revisions address such considerations as: • Technical amendments to incorporate updated housing and employment targets; • Narrative updates to make the narrative more current; • Updates to tables/figures using most recent available Census and other data; • Policy updates/revisions. Only Chapters/Elements proposed for amendments are included. INTRODUCTION Where is Auburn? The City of Auburn is located in the Puget Sound region of Washington State near the convergence of the Green and the White River valleys. That Auburn is located both in King and Pierce cC-ountiesy. Pieree r,...my ,.er4e_s n,.b ufn te the south. Map I-1 displays the City's municipal boundaries and the City's potential annexation areas which have been designated in compliance with the Washington State Growth Management Act, and the King County Countywide Planning Policies, and the Pierce County Countywide Planning Policies. (For more details see Chapter 1). The terms potential annexation area (PAA - ICin * Counn terminoloav). urban services area ("USA" - Pierce Countv terminology) and urban growth area are used interchangeably throughout this document. While this Comprehensive Plan covers the area within the City's municipal limits, many of the policies should be applied to the potential annexation areas as well, since these areas will most likely become incorporated within the City of Auburn sametime in the future. The map delineates the location of the Muckleshoot Indian Reservation, of which two and one-half square miles of the six square mile reservation lie within the City limits. What is a Comprehensive Plan? A comprehensive plan is a policy document statement adopted by the Cil +o that guides decisions affecting the community's physical development. ew isieas the community's future, and sets forth strategies for achieving the desired community. A plan generally has three characteristics. First, it is comprehensive.: the plan encompassinges all the geographic and functional elements whiek havinge a bearing on the community's physical development. Second, it is general,-- The plan summarizes the major policies and proposals of the City, but does not usually indicate specific locations or establish detailed regulations. Third, it is long range... Tthe . plan looks beyond the current pressing issues confronting the community, to the community's future. Introduction Why is a . Comprehensive Plan Needed?the-dDay-to-day decisions made by City officials can have a significant impact on how the community develops and functions. When these decisions are made in a piecemeal, uncoordinated manner, the result is likely to be land use and development patterns that are conflicting, inefficient and difficult to serve with public facilities and services. destiey--By establishing the community's long-range general policy for its own physical development, a comprehensive plan coordinates and guides individual decisions in a manner that efficiently moves the community toward its overall goals. While tithe- bo• fare. What Are the Functions of a Comprehensive Plan? A comprehensive plan serves many functions, including: Policy Determination: In developing a comprehensive plan, the Planning Commission and the City Council set forth a coherent set of policies. This process has two functions. First, it encourages City officials to look at the big picture, to step away from current pressing needs to develop overriding policy goals for their community. Second, it allows the City Council to make explicit the policies that are guiding their decisions so that those policies may be viewed critically and subjected to open and democratic review. Policy Implementation: The Comprehensive Plan is a basic source of reference for officials as they consider the enactment of ordinances or regulations affecting the community's physical development (e.g. a zoning ordinance or a particular rezone), and when they make decisions pertaining to public facility investments (e.g. capital improvement programming or construction of a . specific public facility). This ensures that the community's overall goals and policies are furthered, or implemented, by those decisions. 0 0 How is the City's Policy Expressed? 0 Introduction The pian also provides a practical guide to City officials as they administer City ordinances and programs. This ensures that the day-to-day decisions of City staff are consistent with the overall policy direction established by the City's legislative body. Communication/Education: The comprehensive plan communicates to the public and to City staff the policy of the legislative body. This allows the staff, the public, private developers, business people, financial institutions, and other interested parties to anticipate what the decisions of the City are likely to be on any particular issue. As such, the plan provides predictability. Everyone is better able to plan aeiivities knewing en the basis ef palie-r. In addition, the comprehensive plan can educate the public, the business community, the staff and the legislative body itself on the workings, conditions, and issues within their City. This can stimulate interest about the community's affairs and increase the citizen participation in government. Basis for Coordination: The plan serves to focus, direct and coordinate the efforts of the departments within City government by providing a general comprehensive statement of the City's policies and goals. In addition to the above functions, the plan also provides a comprehensive means for the Planning Commission and the Planning staff to supply advice to the legislative body; it fulfills certain legal prerequisites for the regulation of land use and development; it serves as a basis for coordination between various governmental agencies; and it serves as a guide to the courts when reviewing the City's land use decisions. This Comprehensive Plan is a "policy plan" which provides policy guidance in two forms. First, it sets forth the City's policies addressing the full range of issues which confront the community. Second, it_graphically illustrates, through the use of the Comprehensive Plan map, how policy should be implemented geographically within the community. These two aspects of the City's policy are interrelated and must be consider when considering a land use or development decision. A policy plan is considered to be a dynamic document, designed to provide guidance and predictability while being flexible and responsive to changing times and conditions. ^ goad peliey plan — _. cA A' -'p te Page i -iii Structure of this Comprehensive Plan Introduction A comprehensive plan should be based upon sound planning principles and practices. However, it is critical that the comprehensive plan also take into account the uniqueness of the place and the community it addresses. This comprehensive plan is composed of five basic parts: 1. Background and Goals 2. Plan Elements and Policies 3. Comprehensive Plan Map 4. Implementation 5. Appendix Parts 1, 3 and 4 and 5 are comprised of individual chapters. Part 2, Plan Elements and Policies, is made up of 12 chapters, each representing an individual policy area. Chapter 1, Background and Goals, begins with a brief history of the City of Auburn, a community profile of Auburn residents and the process used to develop this comprehensive plan in 1986. It includes a description of the Washington State Growth Management Act (GMA) and the framework the Act established for planning in the State and King and Pierce Counties. As a result ef the Aet. a numberf afnendments made to this eeffiffebensiveplail between 1990 d 1995.The chapter closes with a description of the City's Comprehensive Plan goals. Part 2, Plan Elements and Policies, is comprised of chapters 2 through 13. These chapters comprise the main body of the plan. Each chapter begins with a general introduction of the issues which were identified through the public involvement process and other background information. Policies which address these issues and background information follow. Each chapter covers a specific element such as land use or transportation. The chapters are arranged so that the five elements required by the GMA - land use, housing, capital facilities, utilities and transportation come first and additional "optional" chapters covering topics such as economic development, the environment and parks and recreation follow. Part 3 (Chapter 14) presents the Comprehensive Plan Map. The Plan Map gives geographic form to the Comprehensive Plan's land use policies by designating appropriate land use categories for the various areas within the City. Since it is intended that these land use categories guide future policy 0 0 11 Introduction decisions, the Plan Map is accompanied by text which describes in detail the purpose of each category. Part 3 provides policies regarding management recommendations for some specific areas. Part 4, Implementation, is covered in chapter 15. This chapter describes how this Comprehensive Plan will be used, and how the policies set forth in chapters 2 through 12 will be implemented. Part 5, the Appendix, includes a glossary of terms used within this plan and a list of background reports and studies. i CHAPTER 1 PLAN BACKGROUND Introduction Auburn's Comprehensive Plan unfolds as several layers of background, data, policies and plans set the direction to the future. While the Growth Management Act, Vision 2020, and the King and Pierce County Planning Policies provide an overall framework for the plan; the foundation of the Plan exists in the aspirations of the people whom it will affect. :Me geeple History From its beginnings, Auburn was a crossroads. Tribal groups such as the Skopamish, Smalhkamish, and Stkamish lived along the Green and White/Stuck Rivers. They forged trails over the Cascade Mountains, traded with tribes living east of the mountains and canoed down river to gather shellfish and trade with coastal tribes. The 1800s In the mid -1800's, the first pioneers arrived in the White River Valley lured by the free and fertile land. In 1856 and 1857, a series of clashes occurred between the Indians who had long inhabited the area and the newly arrived settlers. The Point Elliott and Medicine Creek Treaties were signed which eventually resulted in the establishment of the Muckleshoot Reservation and recognized the Tribe's rights to off -reservation resources. Railroads reached the area in the 1880's and brought adventurers from the East and Midwest United States, as well as Europe and Asia. Early farmers, many emigrants from Europe and Japan, tilled the rich soil and planted hops and other crops. The harvests were abundant and soon the White River Valley became one of the prime agricultural centers in the region. In 1891, the future City of Auburn incorporated as the Town of Slaughter, named in honor of Lieutenant Slaughter who was killed in the Indian Wars. The name did not remain for long. The State legislature passed a bill on February 21, 1893, which changed the town's name to Auburn. A number of stories exist as to the name's origin with the most romantic concerning a reference to the first line of Oliver Goldsmith's 1770 poem, The Deserted Village: "Sweet Auburn! Loveliest village of the plain." In 1895, Auburn's population was approximately 300 people. 9 Chapter 1 The ear -15,1900s As the area became more populated, the annual flooding of the rivers that provided the area with its fertile soils began to create problems. The White River had a particularly broad floodplain and flood waters would spread over a large portion of the valley. During floods, debris would often choke the river and water would be diverted to the Stuck River. A record flood in 1906 resulted in a decision to permanently seal off the White River channel and to divert all water into the Stuck River. The diversion dam was built in 1913 and over the ensuing years, the former channel of the White River has been filled in and developed. Flooding remained an issue in the valley, however. To resolve these continuing problems, the Mud Mountain Dam was completed in 1950 on the upper White River and the Howard Hanson Dam was completed in 1962 on the Upper Green River. Auburn's central location between Seattle and Tacoma has been a key factor in the rapid growth of the area. A powerhouse built in 1911 on the upper White River served Auburn and the cities of Seattle and Tacoma. This facility also served the legendary Interurban Railway. In 1910 the Northern Pacific Railroad selected the town as the site of its western freight terminal. When scores of permanent rail workers arrived and needed housing, Auburn experienced its first population boom. Between 1910 and 1920, the City's population expanded from 960 to 3,160 people, an increase of almost 230 percent. The mid 3900s World War II saw the second transformation of Auburn. The most dramatic change, however, affected the local Japanese American community. When the federal government relocated the residents of Japanese ancestry to distant internment camps for the duration of the war, many families lost businesses, homes and farms. Most of these families never returned. Although Auburn remained a strong agricultural community for some time, the city became more industrialized in the years following the War. The Boeing Company opened an aircraft plant in Auburn in the 1960's and by the 1980s employed over 10,000 people at its Auburn plant. Other large employers moved into the area including the Federal Aviation Agency (FAA) and the General Services Administration (GSA). Auburn Regional Medical Centerfieneral-1•Iesgi-al1. has • increased in size and provides health care to the South King County region. Numerous other businesses moved to Auburn as the availability of high quality industrial land with good access to transportation and relatively low cost lured them to the area. In 1994, over 26,000 people worked within the City of Auburn. With the increase in the number of jobs came a rapid increase in the number of residents. By 1970, the population of the City reached over Page 1-2 9 1J 0 Plan Background 21,000 people and by d-992004 approximately 346,000 people. skis As Auburn grew, its role within the Puget Sound region has evolved. Historically, Auburn has been treated as a relatively minor player in the region. Its relatively small population and perceived isolation in South King County led to its being overshadowed in the region by the larger and more centrally located cities further notch. The present and future The SuperMall signaled the beginning of a new era of Auburn's evolution. Auburn shoppers will no longer needed to travel to regional malls outside of the community for most purchases. More importantly, consumers throughout the region-A49now come to Auburn to do their shopping and Auburn svllPweetneis a major player in regional retailing. The peteafiel construction of the Emerald Downs Racetrack Arubum ThefeugMFed RaeetFwk (still pending at the 6FRe e f tl3is-writing), increased development on the Muckleshoot Reservation, Auburn Station with its parkin¢ garage and ground floor retail. and Auburn Downtown's designation as an urban center have and the petetttiel for. A SwatiRM en the regional G TMW-Ilef: Rafl system mill greatly increased Aubum's significance in the region. Although Feal _ `='_ rri__s have ineF�e.a tt,-......hout the County-, moves ,...aL.....-A .7......_ the lam..-- Rive- Valley Auburn is new poised o R -n inigrFl.Figp. in 4 -he stFength ef South Kring County jur-isdietions. With this 6 e Pae 1-3 Chapter 1 Community Profile Page 1-4 Demographics This section provides demographic information about Auburn primarily information. Grouping the data into prescribed categories enables the comparison of one community to another. It helps identify averages and trends. Since the information pertains primarily to average tendencies a describes Aubum. Population Characteristics In 2004. Aubum ranks as the 17th mostRopulated city within the State of Washington. It is located within the two most populous counties in the state (King and Pierce counties). Fieure 1.1 Population of Auburn a0000 I eo000 70000 e00o0 MW a a ,0000 0 6 30000 I 20000 10000 0 N N onawi avmNn.e Source: City of Aubum's 2020 Poulation Estimate April 6 2004 Since the 1950's. Aubum's population has steadily increased Between 1960 to 1980. Aubum's population increased an average of 8% per year. From 1980 to 1994. Aubum's population growth slowed to approximately 1.7% per year. In 1998 the City of Auburn began annexing several large tracts of land that precipated the start of several large housing developments. The annexation of southwest Lea Hill in Year 2000 increased Aubum's population by nearly 3,000 people As a result. 9 0 0 0 Plan Background Auburn's population growth has doubled to an average of nearly 3.6% per year. Racial Characteristics Approximately 79% of Aubum's population are white/non-Hispanic and 21% are people of color and/or Hispanic. This compares to 90 white/non-Hispanic and 10% people of color/Hispanic in 1990. From 1990 to 2000. approximately 28% of Aubum's new residents were white and the remaining 72% were people of color. Approximately 42% of Aubum's new residents between 1990 to 2000 were Latinos. Another racial group that increased its population in Aubum over the past 10 years was Native Americans. Figure 1.2 represents the projected racial distribution of Aubum if existing trends continue over the next 20 years. Figure 1.2 Auburn's Projected Ethnic Population TOW PapAmon 2000 2m 2010 21110 2020 202D Cart %Tad court %TCtal Cart %TOW Taal 40,314 1v/. 54,5% 1002/6 71,608 100'/0 Mite 33382 V/0 41= 76°/. 51,348 7r/. Bladd Afnm Aran 977 2°/a 1,824 3% 2818 4°/. Anr m td= and AlatlnNaiw 1,024 3°/. 1,609 30% 2,300 3% Asm Natty HaNa=&Paofic blander 1,614 4%. 2,671 5°/. 3,916 5°/. Oda Rem 1,477 4% 3,121 &/. 5,037 T/. Twoorblueaa=" 1,840 A. 3,847 7% 6,189 9'k Ton: Pt(* ofCnlar 6,932 Ir/. 13,072 24% 20,260 2P/. ULVI is 3,019 7°/. 6,104 11% 1 9,710 140% Source: Extrapolated from the Year 1980, 1990.2000 U.S. gnus Household Characteristics The Year 2000 Census indicates Aubum had 16.108 households Families with children comprise less than one-third of Aubum's total households Single parents, mostly, women, head approximately 12% of family households with children. A nearly equal number of households are people living alone or married couples with no children Page 1-5 Chapter 1 Fieure 13 Tunes of Auburn Households Non -Family 9% Marred w/ CniWren 2096 ns Y Uving Alma 29% �x raY s Married wlout Chicren 31% Single Parent 12% Source: U.S. Census Bureau, Year 2000 Census Are Characteristics The median age of the Auburn resident has increased from 31.6 years in 1990 to 34.1 years of age in the Year 2000 Figure 1.4 illustrates the change in Aubum's ager�oups between 1990 and 2000 Of note is that the age groups between 35-60 years increased Approximately 22 percent of Aubum's population are school age children (5-19 years). Seniors account for 15% of Aubum's total population — which is about the same as 1990 and slightly higher than the Kiniz County average 03%1 Fieure 1.4 Auburn's Population Sorted by Age Group Page 1-6 E • 0 Plan Background Source: U.S. Census Bureau, Year 2000 Census Enplfsh Sneaking APProximately 14 Percent of Auburn's population sneaks a language other than English in their homes. A total of 750 (five percent) households 40 identify themselves as households where no person 14 years of age or older speak only English or speak English very well The principal household languages other than English are Spanish. Ukraine Vietnamese and Russian. Resident Labor Force Since its population boom during the construction of the railroad freight terminals at the start of the 20th Century; Auburn has remained a blue collar community. The term -- blue collar-- refers to communities where a large number of its residents earn their livelihoods by wearing work clothes (i.e. blue denim overalls) or protective clothing. This trend however, is declining. In 1990 one out of four of Auburn's residents worked in the manufacturing industries. Between 1990 and 2000 Auburn's resident labor force lost 1.000, or approximately one-fourth of these manufacturing workers. Although Auburn's resident labor force increased by 2,540 workers, nearly 70% of these new jobs were in hospitality and entertaimnent industries. Over the next twenty Years new development in areas such as Lakeland Hills South the City can expect its resident labor force to be engaged to a greater degree in non -manufacturing employment Figure 1.5 compares the composition of Auburn's resident labor force in . the Year 2000 to the 1980 and 1990 Cenus data Page 1-7 Chapter 1 agmuc: v.3. L ensus tsureau Fieure 1.5 Chanee in Auburn's Resident Labor Force According to the Puget Sound Regional Council (PSRC) approximately 38.058 iobs are located in Auburn More than half of these jobs are located in the City's west side which is characterized by region serving uses. The Census indicates Aubum residents fill approximately 5,811 (15%) of these. Roughly 69% of Aubum's adult labor force work outside of Aubum. Their average commute time in Year 2000 was 23 minutes compared to 19 minutes in Year 1990 Income Characteristics Low-income is defined as a household that earns less than 80% of the Kine County median household income (KCMI) In the year 2000 the King County median household income increased to $53,000 per year. The definition of low income subsequently increased to include those households earning less than $42.000 per Year. In the year 2000 53% of Aubum's households eamed less than $42.000 per Year and therefore are low income. Fieure 1.6 Auburn's Median Incomes Auburn KMCMO„y 1990 1 2000 % 1990 2000 % Phr Income 513,866 519,630 42% $18,587 $29 1 590/0 . lvbdiarFlaadroldbmrre 530,007 1 $39,208 131% $36,179 153,157 4T/o A % im Farri h=m $35,198 1 $45,426 129% 544 555 $66035 48% Page 1-8 Plan Background Source: U.S. Census Bureau Pove One reason Auburds median household income lag behind the rest of Kine County is the increase in the number of Auburn households who live in poverty. Between 1990 and 2000, the number of Auburn residents living in poverty increased 43%. It is unclear how much of this increase is due to poverty-stricken people moving into Auburn or existing low- income households losing ground and slipping into poverty. In any event, it is one of the reasons Auburn's median income levels remained comparatively lower than the rest of King County. In the year 2000, rouWdy 5,000 Auburn residents, or 12% of its total population, live in K W Housinn Characteristics The number of housing units increased 31% from 14,786 in 1994 to 19,420 in 2004. A large number of these new homes were the result of recent annexations. The City of Auburn recently annexed Southwest Lea Hill and portions of Pierce County. Both of these annexation areas are growing at a substantially higher rate than the areas within Auburn's city limits prior to year 2000. Single-family housing remains the predominant type of housing at 46% of the total compared to 42% for multi -family housing and 12% for mobile homes. Fi¢ure 1.7 Auburn's Housing Supply: 1990-2004 T e 1990 1994 2000 2004 % Total 10 r DHF % Diff 1 -unit 6,117 6,366 7,913 8,990 46% 2.624 41% 2 -units 781 813 916 976 5% 163 20% 3&4 units 1,366 1,485 1,670 1,717 90/6 232 16% 5+ units 3,751 3,916 4,782 5,385 28% 1,469 38% MH units 2,041 2,106 2,359 2,298 12% 192 9% SP -units totals 1 100 14,156 1 100 14,796 44 =719,420 54 19,420 0% 100% no 1 4,634 na 31% Source: State of Washington Office of Financial Management More than half (53%) of the housing units in Auburn are owner -occupied The median year in which both rental and homeowner housing units were built was 1976 or 24 Years ago. The average length of tenure of an Auburn homeowner is six Years, whereas the average tenure of a renter is one year. C Chapter 1 Employment Characteristics The City of Aubum's Comprehensive Land Use Plan divides the citv into three parts. The west Auburn is designed to serve the Central Puget Sound region. East Aubum contains the maiority of residential areas and downtown Aubum connects the two. In the year 2000 the Puget Sound Regional Council estimated nearly 38,500 people worked in Auburn According to the Year 2000 Census. Aubum residents fill approximately 5,811 or 15% of the iobs located in Aubum. Over 32.000 people drive into Auburn each day to work. Some observe that Aubum has two distinct Populations, a daytime population of people who eam their livelihoods in Aubum and a night/weekend population of people who live in Auburn but earn their livelihoods in other communities. Figure 1.8 represents the distribution of Jobs covered by unemployment insurance that located in Auburn. Since 1990 Aubum has lost nearly one- fourth of its manufacturing Jobs. However, iobs in all of the other industries have significantly increased. Retail iobs have increased due in large part, to the developments in and around the SuperMall Construction iobs have increased as result of the large housing subdivisions underway in South Aubum. Jobs provided by the Muckleshoot Nation at their casino and other industries have more than doubled the number of iobs in the "Government /Tribal" category. Fieure 1.8 Jobs Located In Auburn i Bi'I��i);��i�7�TiTi1•irTiLS'. cagam s 871 1.6811 — 64 --- 2.794 FIRES 4267 7.151 6.37A ManActurino 13 402 11.43 11.85( 9.99j Retail 4.267 4.564 97 93 WTCU 2.214 32 594 471 Education 1.368 —1164 142 1.424 vmt / Tnjj�j 1202 1 24 1 4 36 Total _ 27.591 28.8 38.49 .9 asR5 Source: Puget Sound Regional Council In 2004 the area in the vicinity of Downtown Auburn was designated as an urban center. The King County Countywide Planning Policies establish a criteria for a minimum of 15.000 jobs within a half -mile radius of transit centers, which in Aubum's case is located in downtown As result of this urban center designation and the implementation of the lone -range plans that it entails, the number of jobs located in Downtown Aubum will significantly increase over the next 20 Years Page 1-10 0 Plan Background goals and visiefi-f6f the € Awe. ibis Hki Eli �88Eiye—pmyides the r ....a".:, c,._ this Gempreheesive Pkm e «a ..e_e_ peFl :_" _r a.. to "a r r-� e", a let of :_a:..id" emeepiienv-,ac likely to emisF Nefletheless, fFem a,eo eyeiase 'o's2 cies " eempnen Ammer begins 4e - e 4 - OWN Page 1-11 Chapter I Populatien 7 Figwe 1.1' of-Ving Ge Cities 1990 R4�4 9 S®T¢ Populwm 1 Sade 516,259 2 B.11 r 86.674 3 Fedvd Wry 67JW 4 R.. 41,618 5 KffW d 40,052 Rd.M 33,8W 8 Mb. 33,102 9 S®T¢ 22.694 10 Ma Wed 20,916 Odw Cma 91,471 Unmco.PmeN.l.as 513298 ra 1. Kg Ca. 1,507,319 e 1_ 1 1 1 1 1 1 1 a i 0.0% 5.0% 10.00/0 15.0% 20.0% Percentage of Total Population Page1-12 0 L_1 0 __ - 4.8 4• MINIMUM 0.0% 5.0% 10.00/0 15.0% 20.0% Percentage of Total Population Page1-12 0 L_1 0 I Plan Background I Ll r M... I A Ffifflifies w! Chil MO V"O 3% W. OM'ni�d M Fmd c`3 M. I 10 mfiw F� clM MINI IPae 1-13 .. . ........ IMF ......... . .. . . ......... r M... I A Ffifflifies w! Chil MO V"O 3% W. OM'ni�d M Fmd c`3 M. I 10 mfiw F� clM MINI IPae 1-13 Chapter 1 Figufe 1.6 Age Bis&ibud" 4990 <5 5-18 21-29 30.39 40-49 50.59 60.69 70+ age group Page1-14 I* 9 Plan Background Rpm 1.7 Net Migm"o fb7`age regi 80: 0 5 10 15 20 25 30 35 40 45 50 55 60 V . 90: 10 15 20 25 30 35 40 45 50 55 60 65 70 c5 5.13 19-20 21-30 31-34 35-39 40./9 W59 60.69 70« Ap organo Chapter 1 Page 1-16 CJ r NO -ROW Page 1-16 CJ Plan Background Rpm 1.9 Employed Persons by lodes", in 1990- 0% 5% 10% 15% 20% 25% 30% Percentage or Total Resident labor Force 2 Puget Sound Regional Council, 'Puget Sound Subarea Forecasts", April, 1992 Page 1-17 ef new jobs to i990the ;m ♦el.. Fel a to _,.-_ 21944 a. a Mt Of ...f _ .• .Hifi_, 0 t in Elewieen A > tno Figufe Auburn's 1. 1e Labor- Fat ee2 Year Factory Wholesale Retail Services GYM Total Trans, Util Trade Educ 1980 11,312 866 2,566 2,117 1,810 18,671 1990 13,724 1,438 3,795 4,615 2,322 25,894 difference 2,412 572 1,229 2,498 512 7,223 %total 33% 8% 17% 35% 7% 1009/0 2 Puget Sound Regional Council, 'Puget Sound Subarea Forecasts", April, 1992 Page 1-17 Chapter 1 40000 TI SJ6.M 35000 } 30000 a., C. sa6.in>J�G, 25000zo.00l J szo,m 15000. $13,482 10000 5000 0 1980 1990 i 290 to Aubum Fesidews. The number- of Aubum's pA feree •.L:_L __L_ _ Aubu a fled relatively __ __LC�f,Te 1980 and 1990; whepeas the atmiber- O A L Actual Percent Total Working.......... 1980 1990 Chane Chane in Auburnm J5519 280 u .....outside of Auburn: 7000 10927 3927 93% total 12549 16756 4207 100% Page 1-18 Plan Background Figafe 1.4-3 is Employed Persons by ledustry Actual Percent Persons Living in Auburn 1980 1990 Change Change Total Employed Persons 12,549 16,756 4.207 100% 16+ years old working is .. . Total Persons: $13,866 $18,587 (54,721) -25% (53,293) -29% • Retail trade 1,913 2.796 883 21% • Manufacturing: durable goods 3,378 3,920 542 13°io • Professional services: other 397 884 487 12% • Manufacturing: nondurable goods 420 843 423 100/6 • Construction 907 1,276 369 90/0 • Transportation 641 969 328 8% • Finance, insurance and real estate Azhile •L..ndw-SUIT the m :.ie 608 A 918 bu 310 L .. 7% 7appears prespffees,ff Fesidems on the 1980 ..__._nximnr"l' 448/_ of Aub oir 1980 of east side o—households of Aubum were to fi�d despair. svanoacrrccaJ --I* .. By 1990 488/ _8 • _i —i_ t _t_rd _ eFe low Mag 212,190 Auburn County Actual Percent 1989 1989 Differeace Difference Total Persons: $13,866 $18,587 (54,721) -25% • Bleck 212,190 $11,277 S913 8% • Amencan Indian, Eskimo & Aleut 28,060 S11,353 (53,293) -29% • Asian& Pacific Islander $10,138 513,106 (52,968) -23% • Other S9,482 511,185 (SI,703) -15% • Hispanic Origin (all races) $9,185 513,304 (24,119) -3I Chapter 1 r:....m. _ i 15 r''fi�-r:r✓ Pever", SIRIUS by Age M9 Page1-20 Percent Percent of Total r.. of Total Persons in 1989 Persons Age Group Total Persons (1990): 33,102 100.00/0 100.0% - Total in Poverty: 3,573 10.8% 10.80/0 * <18 years old: 1,237 3.7% 14.6% * <5 538 1.6% 19.5% * 5-11 463 1.4% 15.0% * 12-17 236 0.7% 9.0% * 18-44 1,627 4.9% 10.6% * 45-64 412 1.2% 7.1% * 65+ 297 0.9% 8.4% Page1-20 r.. - Page1-20 Advanced Professional Delp - 10% Baccalaureate Degree P Associate Degree —SamaCdlagkna degree High School Graduate No H.S. Degree I 12% 18% Plan Background 0 Aubum ❑ King Cc 34% 00/6 51y. 10% 15% 20% 25% 309'0 35% Percentage of Total Adult Population 0 Chapter 1 Figwe 1.17 Age of AubuFB Housingi 199 3rF 32% 30V.. F 25•/. 211. 24. `0 20N m Z . Ix . . . 6. SY. I v e cQia vFi Yton of Oanpoocy Page 1-22 Plan Background 0 1980 Percent 1990 Percent Percent % of Housing Units: Total Total Total Total Change New H.U. Total: 11,335 1000/0 13,977 1000/0 23% 100% Single-family 5,622 500/0 5,938 42% - 60/a 12% Multi -family 2 4,533 563 400/0 546 5,898 42% 300/6 52% wits - 3 to 4 units 842 7% 781 1,366 6% 10% 3996 62% Pv 200% - 5 to 9 units 589 5% 991 7% 68% 15% - 10 to 49 units 2,038 18% 2,434 17% 190/0 15% - 50 units or more 502 4% 326 2% -35% -70/0 Man/MobHom 1,180 100/0 2,141 15% 81% 36% 0 Chapter 1 ibwe 1.20 Auburn's suppty of Housing Units •• Percent Actual Total Housing Units 1990 1991 1992 1993 1994 Change Change — Single Family 6,117 6,002 6,247 6,268 6,366 43% 249 -- Duplex 781 785 799 813 813 5% 32 -- 3 & 4 Units 1,366 1,369 1.389 1.439 1.485 10% 119 — 5+ Units h!!!/fr " 3,751 2,841 3,751 2,648 3,887 3,916 3.916 26% 165 Other *** 100 100 2,05:7 100 -2.99 i 100 2 106 100 14% 1% 65 - iOther••• 0 Total H. U. 14,156 14,055 14,479 14,627 14,786 100% 630 MH/Tr = manufactured homes & trailers "• Other = group homes wane: City ofAubum Dept. ofPlemting & Community Development, April, 1994 Page 1-24 L J Planning Process Plan Background Through a comprehensive planning process a community seeks to under- stand itself, its problems and potentials, and the forces which will shape its future. On the basis of this understanding a city develops a response which can shape and prepare the community for the future. This plan culminates this process and states the City's policy to guide its way into the future. Initial development of this plan in 1986 involved a range of diverse activities organized into four general steps. Step 1: Issue Identification Planning Department staff completed a series of discussion papers which assessed various aspects of the community. These papers were prepared in close consultation with the City Planning Commission and the City Council Committee on Planning and Community Development to assure relevance of those studies to the concerns of the City's policy officials. (See the Appendix for a description of these studies.) Step 2: Public Input A key component of the process was to actively solicit and encourage general public comment regarding the community and the public's view of its future. A series of neighborhood meetings were held between April and June of 1985 to gain citizen input to the planning process and to ensure that the City officials had a good understanding of citizen views as they established the goals and policies of the Plan. Step 3: Policy Development The information gathered and obtained regarding the community and the views of its people became the basis for the Plan's policies. These policies were developed through an analysis of the issues that were raised by the first two steps. Staff then prepared recommendations regarding policy alternatives. The Planning Commission spent approximately 6 months reviewing these recommendations. Step 4: Adoption The "Staff Draft and Recommendations" for the City of Auburn Comprehensive Plan was submitted to the Planning Commission in January, 1986. The Planning Commission reviewed and refined the Draft Plan during several regular and special meetings during the next four months, assisted by public input received at two public hearings held Chapter 1 Amendments for GMM Compliance Public Participation Page 1-26 during that period. On May 6, 1986 the Planning Commission completed its review and formulated its recommendation to the City Council to adopt the "Staff Draft and Recommendations" as revised by 31 specific modifications. Following receipt of the Planning Commission's recommendation, the City Council held a public hearing and referred the proposed Comprehensive Planto its Committee on Planning and Community Development (PCDC). The Committee completed its review in July and forwarded its recommendations to the full Council. The Comprehensive Plan was formally adopted by the City Council on August 18, 1986. The passage of the Washington State Growth Management Act (GMA) in 1990 (see below) necessitated an update of this Comprehensive Plan. The update occurred in phases based upon the deadlines for compliance which were included in the Act. In 1991, the City revised its Urban Growth and Expansion Element. The following year, Auburn amended this plan and its development regulations to ensure that critical lands such as wetlands, aquifer recharge areas, steep slopes and floodplain were identified and protected. In 1995, additional amendments were adopted to bring this plan into compliance with the Act. As with the initial adoption of this plan, the public played a key role in amending it for growth management compliance. To ensure that the widest range of the public was involved, Auburn used a multifaceted approach toward public involvement as shown below: Neighborhood Meetings: Seven neighborhood meetings were held during the Summer of 1992 throughout the community to provide for both formal and informal interaction between citizens and planning staff members. Information was disseminated concerning planning and Growth Management, written surveys distributed and oral comments were taken. These meetings did not exclusively focus on planning to attract a wider spectrum of the public -- those interested in health and safety issues, crime, recreation, or community facilities and services — in addition to those interested in planning issues. A total of over 150 residents attended these meetings. 0 0 • Plan Background 0 Speaker Availability Numerous presentations were made to organizations, neighborhood groups and other groups of individuals who desired more information regarding growth management or planning issues. These informal talks were typically held in settings that the group felt most comfortable in. and during the regularly scheduled meeting time of the groups. These meetings were held throughout the planning process. Articles in the AUBURN UPDATE Community Newsletter Easy to understand articles provided the public with information regarding growth management issues, Growth Management contacts, and the availability of speakers. The Auburn Update is distributed to all postal customers -- both residential and commercial -- within the two zip codes that cover the Auburn area. News Releases The media was provided with updates regarding neighborhood meetings, planning issues, and growth management contacts. Planning Commission Workshops From April to July 1994, the Planning Commission held a series of workshops to review the draft amendments to the comprehensive plan. All of these meetings were open to the public. These drafts were made available prior to the meeting and public comment was encouraged on the drafts at any time. Open Houses In September and October 1994, three open houses were held to gain public comment on the Draft Amended Plan. Over 100 residents attended these informal meetings. Public Hearings In addition to these opportunities for informal input, the formal adoption process included the required public hearings in front of both the Planning Commission and the City Council. The Planning Commission held hearings in October, November and December, 1994. At the December 6, 1994, hearing the Commission voted unanimously to forward the Plan to the City Council (as modified by an addendum) with a recommendation for adoption. Final Council adoption of the amendments occurred after a public hearing on April 17, 1995. Page 1-27 -71 Chapter 1 Annual Amendment Process Since the time of the GMA Comprehensive Plan's adoption in 1995 the City of Auburn has amended the comprehensive plan on an annual basis as provided for by State law. Amendments outside of the annual amendment process have also occurred during this time frame using the emergency provision allowed by the Growth Management Act. The amendment process affords the public an opportunity to request changes to the plan annually to address changing circumstances and also has allowed the City to address amendments to State law and the changing needs of the community. Washington State's GMA The Washington State Growth Management Act During the 1980's, Auburn, King County and the entire Puget Sound region experienced an extremely rapid rate of growth in both population and employment. This rapid growth brought with it increased traffic congestion, air and water pollution, increased housing costs and the loss of acres of natural areas and resource lands. In response to these problems, the State Legislature passed HB 2929, the Washington State Growth Management Act (GMA) in 1990 and amendments in each of the following years. The GMA requires that Auburn, King County and all jurisdictions within the county developcomprehensive plans which meet statewide goals. The GMA contains the following 143 statewide planning goals which must be considered as local jurisdictions develop and adopt comprehensive plans. GOAL 1 Encourage development in urban areas where adequate public facilities exist or can be provided in an efficient manner. GOAL 2 Reduce the inappropriate conversion of undeveloped land into sprawling, low-density development. GOAL 3. Encourage efficient multi -modal transportation systems that are based on regional priorities and coordinated with county and city comprehensive plans. GOAL 4 Encourage the availability of affordable housing to all segments of the population, promote a variety of residential densities and housing types, and encourage preservation of existing housing stock. GOAL 5 Encourage economic development throughout the state that is consistent with adopted comprehensive plans, promote Page 1-28 Plan Background economic opportunity for all citizens of this state, especially for unemployed and for disadvantaged persons, and encourage growth in areas experiencing insufficient economic growth, all within the capacities of the state's natural resources, public services, and public facilities. GOAL 6 Private property shall not be taken for public use without just compensation having been made. The property rights of landowners shall be protected from arbitrary and discriminatory actions. GOAL 7 Applications for both state and local government permits should be processed in a timely and fair manner to ensure predictability. GOAL 8 Maintain and enhance natural resource based industries, including productive timber, agricultural, and fisheries industries. Encourage the conservation of productive forest lands and productive agricultural lands, and discourage incompatible uses. GOAL 9 Encourage the retention of open space and development of recreational opportunities, conserve fish and wildlife habitat, increase access to natural resource lands and water, and develop parks. GOAL 10 Protect the environment and enhance the state's high quality of life, including air and water quality, and the availability of water. GOAL I 1 Encourage the involvement of citizens in the planning process and ensure coordination between communities and jurisdictions to reconcile conflicts. GOAL 12 Ensure that those public facilities and services necessary to support development shall be adequate to serve the development at the time the development is available for occupancy and use without decreasing current service levels below locally established minimum standards. GOAL 13 Identify and encourage the preservation of lands, sites, and structures that have historical or archaeological significance. GOAL 14 The goals and policies of the shoreline management act as set forth in RCW 98.58.020. The basic objective of the GMA is to give guidance and encouragement to all jurisdictions planning under the Act as they develop their vision in accordance with state-wide goals. While meeting these goals required a significant rewrite of the existing comprehensive plans for some Page 1-29 Chapter 1 jurisdictions, Aubum's comprehensive plan was adopted in 1986 and included many of the goals and provisions of the Act. Even taking this into account however, Auburn undertook a number of activities to make its comprehensive plan consistent with the requirements of the Act. These activities included the following: ❑ Designation of, in conjunction with King and Pierce Counties, an urban growth area sufficient to accommodate population growth to 2012. ❑ Designation of, in conjunction with King and Pierce Counties and adjacent jurisdictions, a potential annexation area for the City of Auburn. (The Comprehensive Plan was amended in 1991- to designate an interim boundary and manage growth in these-areas)- 0 heseareas).❑ Development of, in conjunction with King, Pierce, Snohomish and Kitsap Counties and the jurisdictions within them, a multi -county planning framework (see below Multi -county Planning Policies: Vision 2020) which serves to guide the development of comprehensive plans within these counties and ensure consistency of those plans. ❑ Development of, in conjunction with King and Pierce Counties and the jurisdictions within them, a county -wide planning framework (see below Countywide Policies) which serves to guide the development of comprehensive plans within the counties and ensure consistency of those plans. ❑ Designation and protection of resource lands (forest, agricultural and mineral) and critical areas (wetlands, geologically hazardous areas, fish and wildlife habitat conservation areas, aquifer recharge areas, and frequently flooded areas). (The Comprehensive Plan was amended in 1992 to designate and protect these areas.) ❑ Provision of separate plan elements, including land use, housing, utilities, transportation and capital facilities. These elements require substantial inventorying and data collection, maps and descriptive text, and analysis. In addition, these elements must be consistent and coordinated. ❑ Adoption of a comprehensive plan in compliance with the Act. ❑ Adoption of development regulations which implement the plan. Multi -County Policies Vision 2020 The GMA specifically required the development of multi -county planning policies for Snohomish, Pierce and King Counties. Vision 2020 was Pagel -30 Plan Background adopted in October 1990 by the General Assembly of the Puget Sound Council of Governments (of which Auburn was a member). It was reaffirmed as the adopted regional growth management strategy in the interlocal agreements signed when the Puget Sound Regional Council was formed in 1991. Vision 2020 was amended in 1993 by the Regional Council and adopted as the required Multi -County Policies under GMA. VISION 2020 was developed cooperatively by the local governments in the central Puget Sound region. The vision is for diverse, economically healthy, and environmentally sensitive communities connected and served by a high-quality transportation system that emphasizes the movement of people. VISION 2020 supports the development of more compact, people -oriented living and working places, thereby reversing trends that have created increased numbers of low-density, auto -dependent communities. It limits the expansion of the urban area and focuses a significant amount of new employment and housing into egpre tmely-13 mixed-use centers that are served by an efficient, transit -oriented, multimodal transportation system. VISION 2020 represents a public policy commitment to both the land use patterns that can achieve a compact centers concept, and a reordering of transportation investment priorities to emphasize transit, ride -sharing, efficiency, demand management and the maintenance of current facilities. It results in accommodating growth in regional travel demand through greater commitment to, and investment in, public transit. h addresses the eptinnc dim a t suffieient seale A ..lability to sustain h afea�s fivability. For more details on Vision 2020, see Vision 2020: Growth Strategl and Transportation Plan for the Central Puget Sound Region (amended) by the Puget Sound Regional Council. County -Wide Planning Policies King County Cmbnjv ide Planning Policies The Growth Management Act requires representatives of the county and each of its municipalities to establish county -wide planning policies. These policies are intended to (1) provide processes for coordinating planning activities in the region; (2) obtain consistency between state, regional, and local jurisdictions; and (3) provide a policy framework for the development and adoption of coordinated and consistent comprehensive land use plans throughout the county. The county -wide Pse 1-31 Chapter 1 planning policies cover the establishment of urban growth areas, the provision of urban services, the siting of essential public facilities, economic development, transportation and affordable housing. The Countywide Planning Policies are a framework to guide the development of the comprehensive plans for King County and each city within the county. The Countywide Planning Policies do not dictate the way each jurisdiction will. handle its share of growth or which city will choose to have one or more Urban Centers. Rather, the policies set up criteria and allow local decisions. The Countywide Planning Policies' Vision As adopted in 1992, the Countywide Planning Policies are a vision statement of how King County should grow over the next 20 years. Amendments to these policies were adopted in 1994. The policies established an Urban Growth Area within the western one-third of the county where most future growth and development would occur in order to reduce urban sprawl, enhance open space, protect rural areas and more efficiently use social services, transportation and utilities. Urban Centers were designated within existing cities which serve as areas of concentrated employment and housing and a wide variety of land uses, including retail, recreational, cultural and public facilities, parks and open spaces, with direct service by high-capacity transit. Emphasizing growth in the urban centers will contribute to achieving the GMA goal of concentrating infrastructure investments and preventing further urban sprawl. Auburn achieved urban center status in 2004. Some other Urban Centers include the downtowns of Bellevue, Seattle, Renton, Federal Way, SeaTac, Kent and Redmond. Aabum's b app- __ YY Yl_ U -'e' i--�•' The policies also call for designation of Manufacturing/Industrial Centers, recognizing that these sites are key components of a strong regional economy. These centers would be zoned to preserve and encourage industrial growth. Examples include the Duwamish River industrial area and Kent. Page t-32 Plan Background The 1994 amendments to the Kine County Countvwide Plannin¢ Policies placed an increased emphasis on Activity Areas. Activity areas are locations that contain a mix of uses and function as a significant focal point of the local community. These areas will typically have a pedestrian - oriented environment and be served by a high level of peak hour transit service. 15th Street SW and 15th Street NW clearly fit this designation. The Countywide Planning Policies contain growth targets for each jurisdiction. These targets represent it is iWeftm34 to note Ow these aFe not nesessafily fereeasts, but i" commitments by jurisdictions to provide sufficient land and infrastructure to accommodate these targets, but recognize that achievement of targets is dependent on many variables including the marketplace. Auburn has a King County residential target range of approximately 5,928 6,509-4e-9,609 new households and an employment target of 6,079 fmge e= 9,000 te 19 z2OO new jobs to the year 2022. These targets must be accommodated within the current city limits as of 2003. One of the critical issues facing the region as it grows is the provision of affordable housing. In the Puget Sound Region, housing prices have skyrocketed over the past ten years. Peliaies whiek limit the supply available Wild ;AQ! iner-ease the upward Igmssum en housing eests. F The. County -wide policies recognize housing affordability as a regional issue and seek to encourage that all jurisdictions accept their fair share of affordable housing. Auburn has historically had a positive response to providing a range of housing opportunities to all groups. The City has demonstrated a willingness to accept its "fair share" of these units on a regional basis (some would say more than its fair share). Auburn is willing to continue to meet regional housing goals, however, this willingness will only be the case if it can be demonstrated that there is a regional effort to spread these units and their related costs on an equitable basis throughout all of the communities in the region. gaEding that eeuu15:4; de dtat d di 1 L ,7 Problems Pierce County Countywide Planning Policies Chapter 1 The Southern portion of Aub af* lies within Pierce County. (see map 3.1) 1.:e _eee....e_. *l es t ..1.ftas it .lies. n dial be ent ...Lal. the O:e-e r`e....... �. .. applies .... ... ...... ..:: :y ....mow-� .. wl. f ..:diin DLeree Geu§Ay lie . the Ge..My, h 1. i. e -e 7—i c�; aroa�cxl-� As with the King County Countywide Policies, the Pierce County policies establish guidelines and a framework from which county and municipal comprehensive plans are to be developed and adopted. '1''- vef:k is least,—sempatible: While the Growth Management Act requires the policies to cover eight general areas, the Pierce County Policies address a total of eleven including: affordable housing; agricultural lands; economic development; education; historic, archaeological and cultural preservation; natural resources; open space and protection of environmentally sensitive lands; siting of public capital facilities of countywide or statewide nature; transportation facilities and strategies; urban growth areas; amendments and transition. The development of the Countywide Planning Policies involved a, significant level of coordination and cooperation between the county and the incorporated Cities and towns within it. The Countywide Planning Policies were adopted in June 1992 by the Pierce County Council and ratified by the cities and towns. In 2002. the City of Auburn obtained voting member status in the Pierce County Regional Council (PCRC) - the body of elected officials that oversees the Coutywide Plannine Policies Auburn's 2022 population allocation is 7,950 People (based on 2002 ci limits). For more detailed information, see the Countywide Planning Policies for Pierce County. CITY OF AUBURN COMPREHENSIVE PLAN GOALS This comprehensive plan is based upon 22 goals which were developed in response to the wide range of issues identified by the public involvement process. These 22 goals form the framework for all of the policies contained in this comprehensive plan. To achieve balance in the City's Page 1-34 0 Plan Background development, these goals must be viewed as a whole without pursuing one to the exclusion of the others. When viewed in total, these goals form the Community's vision for the City of Auburn and its surrounding areas. Following each goal there is a brief discussion of the intent of that goal. In addition, there is a listing of the chapters of this comprehensive plan which contain references to that goal. The policies which implement the goal follow that discussion and analysis in the individual chapters. Page t-35 Chapter I GOAL 1. PLANNING APPROACH 0 To manage growth in a manner which enhances, rather than detracts from community quality and values by actively coordinating land use type and intensity with City facility and service provision and development. Discussion: The City of Auburn will change and evolve as approximately 76,000 new households, 4-}6.000 new employeesnew rebs end new publie the next 29 y ocate in the City's King County portion to the Year 2022. and 7.950 people reside in the City's Pierce County portion by the same time frame. By planning for and managing this growth and recognizing the crucial link between public service and facility provision and land use, Auburn can ensure that this new development will further the community goals and aspirations outlined in this plan rather than degrading the high quality of life that its residents currently enjoy. A discussion of issues and policies related to this goal can be found in Chapter 2: General Approach to Planning, and Chapter 5: Capital Facilities. GOAL 2. FLEXIBILITY To provide predictability in the regulation of land use and development, especially where residential uses are affected, but to also provide flexibility for development through performance standards that allow development to occur while still protecting and enhancing natural resources, cultural resources and critical lands and in overall compliance with this Comprehensive Plan. Discussion: Predictability of land development regulation is important to both existing and future property owners and to new development. It assures property owners that adjacent properties will develop in a consistent manner and it helps new development to plan for their development based on knowing what is allowed and what is not. Since all parcels are not identical, however, it is helpful to have some flexibility in land development regulation. While a variance can sometimes resolve some of these issues, regulations which provide some flexibility in the form of . performance standards can help to provide development which better meets the goals and policies of this Page 1-36 Plan Background Comprehensive Plan rather than strict adherence to a set standard established in the zoning ordinance. A discussion of issues and polices related to this goal can be found in Chapter 2: General Approach to Planning. GOAL 3. REGIONAL COORDINATION To work together with both local and regional agencies and jurisdictions to promote coordinated regional growth, recognizing_ Auburn's intended regional role as an urban center, while maintaining local self- determination. Discussion: Auburn is firm in its commitment to work with other jurisdictions and agencies throughout the region to address regional issues and opportunities. Auburn's i designationed as an urban center reflects its commitment to the region's planning strategy. Auburn is just as strongly committed, however, to local self determination and the ability of local jurisdictions to determine what is in its best self interest. These two commitments are not necessarily in conflict and can and will be balanced to assure that both the City and the region benefit from these efforts. A discussion of issues and policies related to this goal can be found in Chapter 2: General Approach to Planning. GOAL 4 COMMUNITY CHARACTER To maintain and enhance Auburn's character as a family oriented commu- nity 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 social services and opportunities for housing to a wide array of household types and sizes. Discussion: Auburn is a that prides itself on its small city atmosphere. This is a character that the residents of Auburn wish to maintain while recognizing that economic development opportunities provide tax revenue, important services and employment opportunities to the community and the region. Auburn has always recognized that there is a wide array of household types and sizes throughout the region and Page 1-37 Chapter 1 reaffirms its commitment to allow for the development of a variety of housing types to meet the diverse needs of these groups. A discussion of issues and policies related to this goal can be found in Chapter 2: General Approach to Planning. GOAL 5. CITY EXPANSION AND ANNEXATION To ensure the orderly development and annexation of the City's potential annexation areas in a manner that provides for the 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. Discussion: While development on the unincorporated lands surrounding the City can have significant impacts on the City itself, including, but not limited to, traffic, parks and city utilities, the city can exert limited control over the development which takes place in these areas. For these reasons, Auburn has a vested interest in seeing that the City increases its ability to manage development in these areas through conditional provision of utilities and/or by reouirintt , annexation. A discussion of issues and policies related to this goal can be found in Chapter 3: Land Use and Chapter 13: Development in the Unincorporated Areas and Annexation. GOAL 6. URBAN FORM 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. Discussion: City form can be described as the general shape of the community and how its individual parts relate to one another. The overall shape of Auburn is heavily influenced by its location in a deep river valley surrounded by relatively steep hillsides. In the past, there were land use conflicts as a result of the city's limited topography with . incompatible uses locating near one another. To resolve these problems, City policy on the "urban form" of Auburn Page 1-38 Plan Bscicgroun- • has been to separate uses based on their relationship to the community. This plan separates the City into three areas: the region serving area (western Auburn) which is a concentration of the employment base with sufficient existing and potential jobs to be of regional significance: the community serving area (eastern Auburn) which contains the majority of residential areas and locally oriented businesses; and the downtown which uniquely serves both the region and the local community. F_ 1 LJ A discussion of issues and policies related to this goal can be found in Chapter 3: Land Use. 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 rural density and moderate density housing appropriately located, to meet the housing needs of all members of the community. Discussion: During the late 1980's and early 1990'sn-•o.`. the past seveiW yew , much of the residential development which has occurred in Auburn was has been in the form of multi- family housing. This has had a significant impact on community character as the percentage of multifamily housing has increased markedly. While Auburn recognizes that many households cannot afford or do not desire single family detached housing and therefore allows a wide range of housing types within the community, the development of new single family detached housing is a priority of the City in order to maintain its traditional community character. A discussion of issues and policies related to this goal can be found in Chapter 3: Land Use and Chapter 4: Housingand Seeial Servieew. Page 1tii9 Chapter 1 GOAL 8. NEIGHBORHOOD QUALITY 9 To maintain and protect all viable and stable residential neighborhoods. Discussion: Stable residential neighborhoods are a key component of the Auburn Community. Auburn values its residential neighborhoods and seeks to maintain and protect those that are viable and stable. A discussion of issues and policies related to this goal can be found in Chapter 3: Land Use and Chapter 4: Housing and c- ial ep- 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. Discussion: Commercial uses range from a small comer store providing service primarily to the neighborhood around it to a large shopping mall which serves the entire region. Auburn contains both of these types of commercial uses and recognizes their importance in providing service to both Auburn and regional residents. The City will provide opportunities for the full range of commercial uses while insuring that their impacts on each other and on other uses are minimized. A discussion of issues and policies related to this goal can be found in Chapter 3: Land Use. GOAL 10. DOWNTOWN To encourage development and redevelopment within Downtown Auburn which reflects its unique character as the community's historic center, that is consistent with the Auburn Downtown Plan's vision for and designation of Downtown Auburn as an urban center within King County and the Puget Sound Region. Discussion: Downtown Auburn plays a unique role within the city as it . serves as both a regional and a local center. It is a key component of Auburn's identity and therefore the City is Page 1-40 Plan Background i committed to its revitalization and stability as the city's ! cultural and governmental center. A discussion of issues and policies related to this goal can be found in Chapter 3: Land Use. 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. Discussion: The Auburn area has historically been a good location for industrial uses due to the ease of access provided by the railroads and by its location near several major highways. Auburn recognizes the important role industry plays, in providing tax revenue and employment opportunities to the residents of Auburn and the region. The City seeks to diversify the types of businesses and industries located here to ensure that the local economy is independent of the ups and downs of any given industry. Further, since much of the City's industrial land is located in highly visible areas, it is extremely crucial that these facilities be well designed and sited. For many, these facilities provide a first impression of Auburn as they pass through the area. A discussion of issues and policies related to this goal can be found in Chapter 3: Land Use. 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. Discussion: There is already a large area served by a comprehensive network of infrastructure both within and adjacent to the City limits. The provision of this network has required a significant investment of money and resources. Within this area, there is significant acreage of underutilized land. The City seeks to encourage development and redevelopment of these parcels, particularly in the downtown area to fully 0 utilize this investment. Pae 1-41 Chapter 1 A discussion of issues and policies related to this goal can be found in Chapter 3: Land Use and Chapter 4: Housing and ° ehd gepwiees. GOAL 13. CITY UTILITIES To protect the public health and safety by providing efficient and cost- effective water, sanitary sewer, storm drainage and solid waste services to the community. Ensure that development will only occur if the urban services necessary to support the development will be available at the time of development. Discussion: The provision of urban services to its residents and its utility customers is a critical role played by the city of Auburn. Auburn is committed to providing these services in the most efficient and cost effective manner. As rapid growth occurs it can become difficult to provide these services to support the new development. Auburn will only permit development if adequate public utilities are, or can be guaranteed to be, available to support new development. A discussion of issues and policies related to this goal can be found in Chapter 5: Capital Facilities. GOAL 14. PUBLIC BUILDINGS To maximize public access and provide for the appropriate location and development of public and quasi -public facilities that serve the cultural, educational, recreational, religious and public service needs of the community. Discussion: Buildings which house City departments or other agencies which provide services to the general public should be sited in areas which are accessible to all segments of the population. A discussion of issues and policies related to this goal can be found in Chapter 5: Capital Facilities. Page 1-42 0 Plan Background GOAL 15. PRIVATE UTILITIES To ensure safe, efficient provision of private utilities to serve all segments and activities of the community. Discussion: Some private utility companies provide services, such as cable television and natural gas, within the City of Auburn. Auburn is committed to ensuring that the companies that provide these services provide them to all segments of the City's population and are integrated, where appropriate, into the City's development process. A discussion of issues and policies related to this goal can be found in Chapter 6: Private Utilities. GOAL 16. TRANSPORTATION SYSTEM Auburn will plan, expand, and improve its transportation system in cooperation and coordination with adjacent and regional jurisdictions to ensure concurrency compliance with the Growth Management Act, and to provide a safe and efficient multimodal system that meets the community needs and facilitates the land use plan. Discussion: The increase in traffic congestion in the region is probably the most apparent indicator that the growth occurring in the region is outstripping the ability of the area's infrastructure to support it. The City of Auburn recognizes that the high cost and difficulty of continually expanding the City's road network to meet the increased demand, and the lowering of the region's air quality, have placed an emphasis on encouraging modes other than the automobile (multimodalism), decreasing the demand for travel (TDM - transportation demand management) and most fully utilizing its existing network (TSM -transportation system management). The encouragement and support of multimodalism, TDM and TSM are key components of the City's approach to addressing its transportation needs. Further, Auburn recognizes that if it is to address its transportation problems, it must work together with others in the region to address these issues. To ensure that new development does not outstrip the ability of the city's transportation system to serve it, Auburn will only permit development if adequate transportation facilities are, or can be guaranteed to be, available to support new development. Page 1-43 Chapter 1 A discussion of issues and policies related to this goal can be found in Chapter 7: Transportation. GOAL 17. ECONOMIC DEVELOPMENT To ensure the long term economic health of the City and the region through a diversified economic base which supports a wide range of employment opportunities for Auburn's residents and those of the region and through the promotion of quality industrial and commercial development which matches the aspirations of the community. Discussion: Auburn strongly supports economic development within the City as it provides tax revenue, important services and employment to the residents of both Auburn and the entire region. The City seeks to diversify its economic base to ensure long term economic stability independent of the up and down cycles of individual businesses and industries. Economic development will not be pursued blindly, however, and any potential development will be reviewed in relation to the goals and policies of this comprehensive plan. A discussion of issues and policies related to this goal can be found in Chapter 8: Economic Development. GOAL 18. ENVIRONMENT AND NATURAL RESOURCES To maintain and promote a safe and healthy environment, 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. Discussion: Thick forests, wildlife habitats, and river shorelines are but some of the attractions of Auburn and its surrounding areas. As development occurs however, some of these features, which serve to make the area attractive are being lost. Auburn is committed to the maintenance, enhancement and preservation of these features in recognition of the important role they play in Auburn and the region's high quality of life. Page 144 9 Plan Background A discussion of issues and policies related to this goal can be found in Chapter 9: The Environment. GOAL 19. HAZARDS To minimize the risk from environmental and manmade hazards to present and future residents of the community. Discussion: Natural and manmade hazards exist in the Auburn area which can threaten the health, safety and property of Auburn residents and .businesses. Some of these hazards include flooding, landslides, earthquakes, volcanic activity and waste materials. The City will seek to limit the exposure of the residents and businesses of this community to these hazards. A discussion of issues and policies related to this goal can be found in Chapter 9: The Environment. • Goal 20. HISTORIC PRESERVATION To maintain, preserve and enhance the City's historic, cultural and archaeological resources to provide a sense of local identity and history to the residents and visitors of the community. Discussion: Unlike many cities within the Puget Sound Region, Auburn has a long and established history. Auburn has been a vibrant and freestanding community for over 100 years. In the past several decades, the region has experienced significant population growth. Due to the nature of this growth, the differences between one community and another have blurred and communities are becoming more and more alike. If Auburn is to retain its identity as a unique community, it must seek to emphasize its differences and celebrate them. Auburn's history is a part of its identity that is unique to Auburn. Through the recognition and preservation of its past, Auburn can ensure its uniqueness and strengthen its identity as it moves into the future. A discussion of issues and policies related to this goal can be found in Chapter 10: Historic Preservation. Page 1-45 Chapter 1 GOAL 21. PARKS, RECREATION AND OPEN SPACE 9 To provide and maintain a comprehensive system of parks and open spaces that responds to the recreational, cultural, environmental and aesthetic heeds and desires of the City's residents. Discussion: The availability of parks and open spaces to the residents of Auburn play a key role in the resident's high quality of life. As more development occurs in this area, the importance of these places increase. Auburn is committed to expanding and maintaining the City's park and open space system to ensure that its residents are adequately served by this vital community service. A discussion of issues and policies related to this goal can be found in Chapter 11: Parks, Recreation and Open Space. 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. Discussion: As urban areas develop, and particularly as densities increase, the quality of development plays a major factor in maintaining the quality of life for the area's residents and employees. Auburn places a high value on good design, visual quality and landscaping in all development - new and old. Auburn will seek to develop standards and programs to ensure that all development is of high quality and is visually appealing. A discussion of issues and policies related to this goal can be found in Chapter 4: Housing and Chapter 12: Urban Design. Page1-46 0 0 CHAPTER 2 GENERAL APPROACH TO PLANNING Introduction Planning infers the development of a strategy or program to reach a desired outcome. The nature of planning can vary considerably in focus, substance and style depending on the type of community or area being planned. fegienal s&werf; at the munieipalaffangefaeflAef addfess the unt of 0affie wks. At gFigh of Amp ^IRVel'• the using ea be 'fi l _ J ... b b �styles--�'a nlnnning LA it111TiL••^ 71 be quite di -.._a ffem plaming in Seattle. 1 A framework is provided for these jurisdictions through the Growth Management Act, the Multi -County Policies eF and the County -wide Policies, but the issues facing each jurisdiction are different and each jurisdiction will address them in its own way. How Auburn addresses these issues is dependent upon its general approach to planning. The policies in this section provide the framework for how Auburn will address future development and growth, work with other jurisdictions within the region and shape the development and character of the City and the region. Issues and Background Planning Approach The development of this Comprehensive Plan involves preparing the City for addressing future development so that the end result moves the City closer to accomplishing its goals. Several approaches or "styles" of planning can be used to accomplish this Page 2-1 Chapter 2 reactive - accent flexibility in responding to changing conditions and to individual situations problems and issues as they arise; 2. predictive - anticipate future needs and plan to meet them; or proactive - seek to influence future events to achieve community objectives. The approach used establishes a key element of the City's basic philosophy regarding land use management and planning. The proactive approach blended with the predictive approach will assure that basic community values and aspirations are reflected in the City's planning program as the City responds to existing and future pressure for growth and change. Growth The City of Auburn faces the potential for significant growth. in the upcoming decades with as many as 7,000 jets kaeating i,- the Gi y ever. the -=20:yes6.000 new households and 6,000 new iobs in the King County portion of the City (based on year 2003 city limits) to the year 2022 and achieve a population of almost 8,000 People in the Pierce County portion of the City limits (based on year 2002 City limits). Much of this growth is due to basic factors beyond the City's control•. however, other aspects of growth can be appropriately managed. A*W5ef the e3kistifig family homes (espe ate in reeemc w„smetie,). Therefore, it will be !through the implementation of strong policies that will enable the City to influence patterns of desired future growth, 4h ;,c .4:,:., -masa, ean b r-evefsed. GOAL 1. PLANNING APPROACH To manage growth in a manner which enhances, rather than detracts from community quality and values by actively coordinating land use type and intensity with City facility and service provision and development. Policies: GP -1 The City should strive to assure that basic community values and aspirations are reflected in all City plans and programs, while recognizing the rights of individuals to use and develop private property in a manner that is consistent with City codes and regulations. GP -2 The City should develop its plans and programs after thorough analysis of community problems, potentials and needs. Page 2-2 GP -3 The Planning Department will develop an annual work program that includes work elements directed toward studying basic community needs, policy development, and code administration. Objective 1.1 To provide a policy framework to support growth management. Policies: GP -4 The City shall seek to influence both rates and patterns of future growth to achieve the goals of the Comprehensive Plan in all of its land use and facility and service decisions. GP -5 The City shall resist growth pressures which could adversely affect community values and amenities, but will seek and support development when it will further the goals of the community. Objective 1.2 To establish a procedure to assess the growth impacts of major development proposals. Policies: GP -6 The growth impacts of major private or public development which place significant service demands on community facilities, amenities and services, and impacts on the City's general quality of life shall be carefully studied under the provisions of SEPA prior to development approval. Siting of any major development (including public facilities such as, but not limited to, solid waste processing facilities and landfills) shall be carefully and thoroughly evaluated through provisions of SEPA prior to project approval, conditional approval, or denial. Appropriate mitigating measures to ensure conformance with this Plan shall be required. GP -7 Regional scale development shall be encouraged to provide a balance between regional service demands and impacts placed on the City's quality of life versus the local benefits derived from such development. Objective 1.3. To establish and support an effective regional system of growth management, based on an efficient system of urban service delivery and appropriate development of unincorporated areas. Chapter 2 Policies: GP -8 Auburn designates 15th Street NW and 15 Street SW as activity areas as defined in the King County Countywide Planning Policies. GP -8A Auburn designates downtown Auburn, as defined in the Auburn Downtown Plan, as an urban center in accordance with the King County Countywide Planning Policies. GP -9 Provision of urban level services by the City of Auburn or a special district ead an agmement feff futiffire ffifffleiketien should be a prerequisite for development within Auburn's potential annexation area. Annexation should be required_ as a condition of the provision of utility services by the City of Auburn. Development should look to Auburn as the ultimate service provider. GP -10 The cities and counties in the region should coordinate planning and infrastructure development to meet regional goals and policies as outlined in the King and Pierce County Countywide Planning Policies and in the Multi -county Policies. Predictability and Flexibility: Predictability in land use regulation fosters confidence in land and improvement investments (both private development and public facilities), and can have a positive effect on long term property values. It also fosters fairness and consistency, and eases administration. It has the disadvantage of not dealing well with changing conditions (e.g. new manufacturing technologies), unique circumstances or when someone simply comes forward with a "better" idea. Flexible regulations can deal with such conditions and circumstances, but may require a large commitment of time, expertise and other resources to manage. Aubum's policy will be mixed; stressing predictability in single family neighborhoods, while allowing flexibility in areas committed to industrial or commercial uses where performance standards are usually more important than specific use restrictions. GOAL 2. FLEXIBILITY To provide predictability in the regulation of land use, and development, especially where residential uses are affected, but to also provide flexibility for development through performance standards that allow development to occur while still protecting and enhancing natural resources and critical lands in overall compliance with this comprehensive plan. Page 24 0 • is is 1] General Objective 2.1. To provide assurance that residential areas will be protected from intrusions by incompatible land uses. Policies: GP -11 Ordinance provisions designed to protect residential areas shall give priority to providing predictability and stability to the neighborhood. GP -12 Adequate buffering shall be required whenever new commercial or industrial uses abut areas designated for residential uses. Objective 2.2. To provide flexibility for major new commercial or industrial developments to respond to changing market conditions without threatening the purposes of this Comprehensive Plan. Policies: GP -13 Ordinances regulating developing commercial or industrial areas should be based on performance standards which provide flexibility to respond to market conditions while ensuring compatibility with the Comprehensive Plan, and with present and potential adjacent uses. GP -14 Review procedures for all new development should be integrated or coordinated with SEPA as much as possible. GP -15 In interpreting plan provisions or in considering a plan amendment, plan designations in the Region Serving Area should be treated in a more flexible manner than in the Community Serving Area (see Map 3.2.). Objective 2.3. To provide flexibility in areas where a transition from existing uses to planned uses is appropriate. Policies: GP -16 Contract zoning can be used to manage the transition between existing uses and future uses. Contract zoning allows new uses to be conditioned in a manner which controls potential conflicts during such transition. Contract zoning may be particularly useful as a timing device to ensure that the necessary public facilities are available to support new development. Chapter 2 GP -17 Spot zoning may be appropriate to facilitate the transition from an existing zone and use to a planned use. This is only appropriate where the proposed (spot) zone is in clear and full compliance with the Comprehensive Plan. Objective 2.4. To provide for the development of innovative land management techniques to implement this Comprehensive Plan. Policies: GP -18 Flexible land development techniques including, but not limited to, clustering and planned unit developments (PUDs) for the development of residential, commercial, and industrial properties shall be considered to implement this comprehensive plan. GP -19 Flexibility should be provided to encourage compact urban development, to protect critical areas and resource lands, to facilitate the use of transit or non -motorized transportation, and to encourage the redevelopment of underutilized or deteriorated property. GP -20 Any flexibility should be easy to administer and should provide the community with an adequate level of predictability. GP -21 Within single family neighborhoods, flexibility should be limited to ensure that the neighborhood retains a conventional single family character. GP -22 Flexibility to allow the maintenance, expansion, or redevelopment of historic structures or features should also be considered. The goal of this flexibility should be to retain the historic character of the structure, feature, or property while at the same time ensuring protection of the public health and safety. GP -23 Innovative techniques that lead to' the development of multifamily housing that is sensitive to the needs of children and seniors shall be considered to implement this comprehensive plan. Techniques that consider recreation, safety, aesthetic, privacy, and transportation needs should be emphasized. Jurisdictional Coordination While most aspects of land use and community development are managed locally (by the City), other important aspects of community development are significantly influenced or even controlled by other governmental entities (regional, state, federal, and tribal). It is therefore important that the City monitor and, when necessary, influence the decisions of those governmental bodies. To this end, the City should actively develop working relationships with these units of government and, whenever possible, be directly represented in their decision making process. Auburn's Regional Role Auburn has historically been a treated as relatively minor player in the Puget Sound region. Its relatively small population and perceived isolation in South King County led to its being overshadowed in the region by the larger and more centrally located cities further north. Recent years have seen a marked shift in Auburn's role in the region. A number of facilities of regional significance have located in the area (Green River Community College, Auburn Regional Medical Center General-149sgiW, Auburn Municipal Airport, the SuperMall of the Great Northwest, the Auburn Thoroughbred Racetrack). In addition, Auburn is a stop on the regional Commuter Rail system. Taken as a whole, these 0 facilities greatly increase Auburn's significance in the region The City of Auburn has chosen to designate its Downtown Area as an "urban center" as defined by the King County Countywide Planning Policies. The formal ratification of Auburn's Downtown as an urban center occurred in 2004. 15th Street SW and 15th Street NW meet the criteria for designation as activity areas under the County wide policies. Activity areas will serve as a focus for new transit investments. As it relates to urban centers, the King County Countywide Planning Policies (CPP's) envision urban centers as areas of concentrated employment and housing with direct service by high capacity transit and a range of land uses such as retail, recreational, public facilities, parks and open space. Urban centers are intended to strengthen existing communities by promoting housing opportunities close to employment, supporting the go .�. _ .. ..T .. . �.. ... ....... ..... .. . •i • �.. The City of Auburn has chosen to designate its Downtown Area as an "urban center" as defined by the King County Countywide Planning Policies. The formal ratification of Auburn's Downtown as an urban center occurred in 2004. 15th Street SW and 15th Street NW meet the criteria for designation as activity areas under the County wide policies. Activity areas will serve as a focus for new transit investments. As it relates to urban centers, the King County Countywide Planning Policies (CPP's) envision urban centers as areas of concentrated employment and housing with direct service by high capacity transit and a range of land uses such as retail, recreational, public facilities, parks and open space. Urban centers are intended to strengthen existing communities by promoting housing opportunities close to employment, supporting the Chapter 2 development of an extensive transportation system to reduce dependency on automobiles, consume less land with urban development and maximize the benefit of public investments in infrastructure and services. The King County CWPP's generally define urban centers as concentrated mixed-use areas with a maximum .size of 960 acres and oriented around a high capacity transit station. The urban center concept is part of a larger regional growth management strategy. Vision 2020, subsequently amended by Destination 2030, envisions a multi -county (Pierce, Snohomish, Kitsap and King) growth management strategy comprised of a hierarchy of "centers" connected by multi -modal transportation system. These centers are areas intended to accommodate a significant portion of additional new development the Puget Sound region. In May 2001, the City of Auburn City Council adopted the Auburn Downtown Plan. The ...T..._ DewnteA% Plan is a iefig - - FedevOlelffnel#r ea Dewnte%% TIN Plan i '•YY -petted by an 17-. • 1 Impaet Stmement 7 (£19) thin inel a 1 review intended to expediteft Overall, the Downtown Plan sees the Auburn Downtown as a central gathering place for the community. High quality design is expected of all development including streets, buildings and landscaping. In addition to general services to draw people from outside of the region such as retail and office uses, the Auburn Downtown is also a principal commercial center providing local goods and services to surrounding neighborhoods and to residents and employees within the downtown area. .. ::.. -- . _ ... ... . ... - _ To this end, the Auburn Downtown Plan specifically addresses the principles, criteria and incentives required of urban centers pursuant to the King County Countywide Planning Policies. The urban centers concept is evolving, and it is in the City's interest to stay engaged in efforts that affect the regional growth management strategy. Page 2-8 GOAL 3. COORDINATION To work together with both local and regional agencies and jurisdictions to promote coordinated regional growth, recognizing Auburn's intended regional role as an Cuban center, while maintaining local self determination. Objective 3.1. To ensure that the concerns of the City are reflected in the affairs of other agencies whose decisions and activities affect the development of the Auburn community and its environs. Policies: GP -24 The City should continue its participation in various State and Federal agencies and organizations concerned with land use planning and development and the protection of natural and cultural resources and critical areas. 912 24A GeeMineile vA� the Puget Sound Regienal Gauneil, King _seneepteens-eFreg-1 _l. 40 eensidere GP -25 The City should maintain an active role in regional planning agencies and organizations. GP -26 The City should support interjurisdictional programs to address problems or issues that affect the City and larger geographic areas. GP -27 The City shall seek to be involved in county land use planning programs. GP -28 The City should seek, where appropriate, to coordinate its planning with the Muckleshoot Tribe, King and Pierce Counties, Federal Way, Kent and other adjacent jurisdictions. Character of the Community Communities are often associated with a particular character. This character should not only be reflected in the comprehensive plan but the plan can also aid in the development or reinforcement of desirable characteristics. A distinct character for a community also aids in establishing the community's identity both to itself and its region. Auburn's flavor and values as a family community should be protected and Chapter 2 enhanced. This should be the priority basis of City policy. A community, however, does not consist solely of residential neighborhoods. A healthy community needs expanding employment, convenient shopping areas and a strong fiscal base to support the services needed by growing families. Consequently, a balanced policy which appropriately nurtures and manages all these roles is needed. GOAL 4. COMMUNITY CHARACTER To maintain and enhance Auburn's character as a family 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 seeial human services and opportunities for housing to a wide array of household types and sizes. Objective 4.1. To strike a balance between the need to protect. Auburn's residential qualities and the need to ensure an adequate economy for the area. Policies: GP -29 Auburn's character as a "family" community will be a priority consideration in the City's land use management decisions. This priority must be balanced however with the following: a. City policy will address various related community needs. This includes nurturing and managing the other roles necessary for both maintaining a healthy community and responding to regional needs. Such roles include ensuring the expansion of employment opportunities, providing a full range of commercial, retail and service opportunities, providing recreational and cultural opportunities, managing traffic and maintaining a balance with the natural environment. b. The City needs to develop a strong fiscal base to support the services required for a growing community of maturing lower and middle income families, while coping with regional problems. c. The City should also respond to the needs of a relatively high share of the community's families and single residents who cannot afford, or do not choose to live in traditional single family structures. GP -30 Within areas designated for economic development the City shall actively promote desired types of development to assure Page 2-10 L General • an expanding range of employment opportunities and to build the City's fiscal base. 0 GP -31 The City should seek to establish and maintain an image appropriate for the community to assist in most effectively attracting the types of economic activities which best meet the needs and desires of the community. Page 2 -ll Ll 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 iobs. the provision of recreational opportunities, strong and stable neighborhoods and an efficient transportation system can be pursued. Land use planning inveives the alleea6efk ef diffefent uses and intensities of development dweuOeut an afea to ashieve paFfieulaf benefits or goals. 1., shape Abe Leeie ..e"f e f dediemed as a-paAE er as epee-spate—li n ensure theA an-enli� by fee ffmob use by limiting the intensity ef develepment in a given aFea-. Land Use Inventory and Analysis .. land .. invepAeFy in the Spring er 1994 1994 sw-�,ey with all pemit aeiivity in the Gity sinee that time. Analysis A f A.:.. infamatien Finakes it passable ♦e eeleulme A. bum's fi-m Page 3-1 MQ Land Use Inventory and Analysis .. land .. invepAeFy in the Spring er 1994 1994 sw-�,ey with all pemit aeiivity in the Gity sinee that time. Analysis A f A.:.. infamatien Finakes it passable ♦e eeleulme A. bum's fi-m Page 3-1 Chapter 3 L@9d-Use Aem °%-of De-voiep -Osie 8 - tot ed Devel Beres Acres by Cemmereikl 427 9.70% 484.3 84 y6 industrial 3396 2540{e 1 3444 7a336 Residesdal 63;3 48604 4380 67404 institution -44-7 3204 -2,94 69-80% 1 P49AW 4343 9.20,49 43-73 964-04 Unelassilied 3538 1,10% 430 77."0 Totals 4344 488.0,6 9639 73.5-% 3 Page 3=-2L_ 0 laPA aerted €er resideMial--uses eleafly pmdefniame, eefspfis.— appre%ifnafely _o'- Anal, ,.r.i.e eity. lfidu.._„n.I PI _,.a t....a the ..a .. — �eoi of the «. i seeend ----- ------ - -r-- ' --_ -- 4 - -- --- ---r - WI. 9 Chapter 3 Development Capacity Page 3-4 ::.... ......:.. .P.M., . ... ... . - e:._ :.: ir 0 4 .P.M., . ... ... . - Land Use 14 is r },Fence 1.: _ ..el.le .e assume dim as land L_ a henee, _e effie n. W:1: PetefifieA. R also ..1, el.l.. theseA e.:.. e0 Q...e does net take OO®00 _ _ 1 higher -higher -..11 a6med twe developmew development as b&th residential disitiets. (4zef: and _ _ :..1 a more detailed 0�00�00. peRVARed n Aubwa's land sapasity, seine r L sew Land G.._ee:... 4....1....6FobnmFy Tf 1997 O©��0 ©0��0 ®0�®0 14 is r },Fence 1.: _ ..el.le .e assume dim as land L_ a henee, _e effie n. W:1: PetefifieA. R also ..1, el.l.. theseA e.:.. e0 Q...e does net take Ae -i6e 91 Ye .. eland into aeoeum _ _ 1 higher -higher -..11 a6med twe developmew development as b&th residential disitiets. (4zef: and _ _ :..1 a more detailed deyel.._.,.e.,... analysis ef peRVARed n Aubwa's land sapasity, seine r L sew Land G.._ee:... 4....1....6FobnmFy Tf 1997 Chapter 3 . . ManufaatorjlWrans/U Retail Trade - M-1 Gvmt Total Additional ]obs w/o MAR . . ManufaatorjlWrans/U Retail Trade Services Gvmt Total Additional ]obs w/o MAR these jobs Supermall Space 14 909 1,795 4,026 504 7,248 RaqMM=nu per Employee x 500 sf x 500 sf x 400 sf x 300 sf x 200 sf Projected Space Requirements 7,000 454,500 718,000 1,207,800 100,800 2,488,100 . . - ----------+ -. likely have -only MAR Page 3-6 - ----------+ -. likely have -only a fiaftinal these jobs wouid not, by Page 3-6 E i Land Use i assume that a 1.:..E.e.. _____•___ e f 4heseemployees ..all bee a to !ewer hens* oasis of A uh-mm..--was—assumptienfe 'd;s in a hig :ef esf;me.e of new househeue _.__ se_.ea ., n:...._e 3.5. IM NOW_. Chapter 3 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 40 percent (RR RS. RI and R2 zones) of the City's zoned acreage Of commercial and industrial zoned land. the Ml (Light Industrial) zone is most predominant consisting of almost 15 percent of the zoned acreage in the city. Land zoned PI (Public) is another significant land use zone consisting of almost ten percent of the city's zoned acreage Figure 3.1 City of Auburn Acreage of Land by Zoning District ZONE RR (Rural Residential) RS (Single Family Residential) RI (Single Family Residential) R2 (Single Family Residential) R3 (Two Family Residential) R4 (Multiple Family Residential) RMHP (Residential Mobile Home Park) RO (Residential Office) RO-H (Residential Office Hospital) Page 3-8 ACREAGE 1.493 318 1110 2.056 274 568 389 L5-.5- 15.5 PERCENTAG OF CITY 10.23% 2.18% 13.09% 14.09% 1.88% 7.89% 2.67% 215% 0.11% 0 i ... ............ "-- 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 40 percent (RR RS. RI and R2 zones) of the City's zoned acreage Of commercial and industrial zoned land. the Ml (Light Industrial) zone is most predominant consisting of almost 15 percent of the zoned acreage in the city. Land zoned PI (Public) is another significant land use zone consisting of almost ten percent of the city's zoned acreage Figure 3.1 City of Auburn Acreage of Land by Zoning District ZONE RR (Rural Residential) RS (Single Family Residential) RI (Single Family Residential) R2 (Single Family Residential) R3 (Two Family Residential) R4 (Multiple Family Residential) RMHP (Residential Mobile Home Park) RO (Residential Office) RO-H (Residential Office Hospital) Page 3-8 ACREAGE 1.493 318 1110 2.056 274 568 389 L5-.5- 15.5 PERCENTAG OF CITY 10.23% 2.18% 13.09% 14.09% 1.88% 7.89% 2.67% 215% 0.11% 0 i Land Use 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 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 were subject to the State Buildable Lands reouirement. In addition, both counties used the Buildable Lands effort to by the GMA. The Buildable Lands analysis initially involves the identification of vacant and redevelopable land suitable for development over the planning horizon. Land suitability took 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 would effect development of these vacant and redevelopable parcels. It also meant adjusting the amount of vacant and redevelopable land using a market factor to exclude Page 3-9 CN (Neighborhood Commercial) 12 0.08% CI (Light Commercial) 217 1.490/c C2 (Central Business District) 107 0.73% C3 (Heaw Commercial) 878 6.02% BP Business Park) 19 0.13% M 1 (Light Industrial) 2 065 14.15% M2 (Heaw Industrial) 1.2438.52% LF (Landing Field) 112 0.770io PI(Public) 1.339 9.17% 1(Institutional) 427.5 2.93% U (Unclassified) 432 2.96% PUD (Planned Unit Development) 647 4.43% TV (Terrace View) 58 0.40% TOTAL 14,675.50 100% Source: City of Auburn. Geographic Infonnation Services (GIS) The above data do not include areas outside of the city limits but within the city's Potential Annexation Area (PAA). In general, the comprehensive plan designations established by the city in the PAA show that a sigti ficant amount of the City's PAA in both King and Pierce counties would be zoned for single-family residential purposes upon annexation to the city. 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 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 were subject to the State Buildable Lands reouirement. In addition, both counties used the Buildable Lands effort to by the GMA. The Buildable Lands analysis initially involves the identification of vacant and redevelopable land suitable for development over the planning horizon. Land suitability took 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 would effect development of these vacant and redevelopable parcels. It also meant adjusting the amount of vacant and redevelopable land using a market factor to exclude Page 3-9 Chapter 3 land that was not reasonably expected to become available during the planning horizon. Land Supply and Housine Unit Capacity As indicated above. both King and Pierce Counties were subiect to the State's Buildable Lands legislation. An approximation Aubum'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 land is defined as a parcel with potential for infill or redevelopment The following summarizes the results and conclusions of these analvses by county (King and Pierce). While the obiective behind each counties' Buildable Lands effort was similar, the approaches were slightly different Detailed information regarding the Buildable Lands analvsis may be found in the individual Buildable Lands reports prepared by the respective County. Kine County Buildable Lands Analysis Figure 3.2 identifies the gross and adiusted net vacant and redevelopable land by residential land use type from the Buildable Lands analysis for King County. Adiusted 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. Fieure 3.2 Gross and Adiusted Net Acres of Vacant and Redevelovable Land by Residential Zonine Type (King County) (11 "Adiusted Net Acres" represents land available 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 Page 3-10 Gross Acres Adiusted Net Acres 1 Single Family 1,570 870 Vacant Single Family 1.888914 Redevelo ble Multi -Family 62 35 Vacant Multi -Family 185 82 Redevelo able Other 2 1 1 TOTAL 3 705 1 902 (11 "Adiusted Net Acres" represents land available 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 Page 3-10 Land Use 0 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 1,902 adjusted net acres of vacant and redevelovable residentially zoned land during the planning period through 2022. As seen in Figure 3.2 the maiority 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 6,276 housing units in the King County portion of the City exists to the veaz 2022. Figure 3.3 Housing Unit Capacity By Residential Zoning Type (King County) (1) "Other" includes (mown projects in the pipeline at the time the Buildable Lands analysis was conducted It includes mixed-use projects potential accessory dwelline units and other factors that contribute to capacity. Employment Capacity (King County) As part of the King County Buildable Lands analysis, emplovment capacity was 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 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 adiusted net vacant and redevelopable land by commercial and industrial land use from the King County Page3-11 Capacity (Housing Units Single Famil 4 046 Multi -Family 1 442 Other Ul 790 TOTAL 6,276 (1) "Other" includes (mown projects in the pipeline at the time the Buildable Lands analysis was conducted It includes mixed-use projects potential accessory dwelline units and other factors that contribute to capacity. Employment Capacity (King County) As part of the King County Buildable Lands analysis, emplovment capacity was 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 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 adiusted net vacant and redevelopable land by commercial and industrial land use from the King County Page3-11 Chapter 3 Buildable Lands analysis. Again, adjusted net acres represents the amount of gross acres available for develonntent after assumptions about critical is areas constraints, future right of way needs, land for public uses and the market factor have been considered. 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 anticipated streets, land for public purposes and market factor have been considered Figure 3.4 indicates that approximately 1,444 gross acres of vacant and redevelopable commercial. industrial and mixed use zoned land exists with most of this land being industrially zoned Adiusted for constraints future infrastructure needs and a market factor, slightly more than 800 net acres exists. Figure 3.5 below summarizes employment capacity developed as part of the Buildable Lands analysis by land use zone lupe It shows that the City of Auburn has employment capacity for over 12.000 jobs with a majority of those iobs being on industrially zoned land Fi¢ure 3.5 Employment Capacity by Zoning Type (King County) Zone Type Gross Acres Adjusted 4,294 Industrial Net Acres 1 Commercial 143 73 Vacant TOTAL 12,186 Commercial 161 102 Redevelovable Industrial Vacant 519 260 Industrial 608 355 Redevelo able Mixed Use 2 2 Vacant Mixed Use 11 11 Redevelovable TOTAL 1,444 803 1. "Adjusted Net Acres" represents land after critical areas future anticipated streets, land for public purposes and market factor have been considered Figure 3.4 indicates that approximately 1,444 gross acres of vacant and redevelopable commercial. industrial and mixed use zoned land exists with most of this land being industrially zoned Adiusted for constraints future infrastructure needs and a market factor, slightly more than 800 net acres exists. Figure 3.5 below summarizes employment capacity developed as part of the Buildable Lands analysis by land use zone lupe It shows that the City of Auburn has employment capacity for over 12.000 jobs with a majority of those iobs being on industrially zoned land Fi¢ure 3.5 Employment Capacity by Zoning Type (King County) Zone Type Em Io mens Ca aci Commercial 4,294 Industrial 6 319 Mixed Use 284 Other 1 1 289 TOTAL 12,186 Page 3-12 0 0 Lsnd Use (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 obiective of the Pierce County Buildable Lands analysis was similar to Kine County's, certain elements were done differently. Except for relatively small Parcels devoted to utility use, all of the property (approximately 320 acres) within the city limits at the time of the buildable lands analysis (Year 2000) was part of the Lakeland Hills South Planned Unit Development (PUD). This land was annexed into the City in 1998. Estimates of residential pooulation housing units were based on planned densities established as part of the PUD approval and related annexation agreement with the developer. 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 vovulation growth to the year 2017 would be 2.854 people. Based on an average household size of approximately 2.8 persons ver household, this translates into the need for apnroximately 1,019 housine units Both the 2017 emvlovment target and emnlovment cavacity identified in the Pierce County Buildable Lands analysis is 50 employees. This estimate was based on the likely employment generated by the primary non-residential parcel located within Lakeland Hills South PUD at that point in time (December 31, 2000). (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". August 2002.) Annexation Areas King County As part of the Buildable Lands analysis and the assignment of targets, unincorporated PAA's were also considered. Figure 3.6 identifies housing unit and employment cavacity for the Auburn Potential Annexation Area (PAA) based on the King County Buildable Lands analysis and on the adopted targets. Figure 3.6 Auburn Potential Annexation Area (PAA) Housing and Job Capacity and Targets (Kine Countv). Housine Capacity PAA T--JO—bC-2-p—acitv in PAA Job Ts et Pa e�13 Chapter 3 i PPAA Household Ta et I PAA 2 635 8I5 2S21 252 With respect to housing, there is sufficient canacity to address the assigned target. Over time. as annexation occurs, the housing unit and employment targets will be adjusted to assign an appropriate share to the City. Pierce County In March 2004. the Pierce County Council adopted Ordinance No. 2003- 104s that provided updated copulation allocations to the year 2022 for cities and towns in Pierce County. In comparison to King County, the Pierce County allocations focused on population and not on housing units Unlike the Pierce County Buildable Lands analysis that focused on year 2000 city and town boundaries. allocations identified in Ordinance No 2003-104s relied on 2002 municipal boundaries. As the City of Auburn had annexed additional land in Pierce County between 2000 and 2002 an adiustment to the City's population allocation was made 11 Figure 3.7 reflects the updated 2022 population allocation for the City of Auburn and its unincorporated Urban Services Area (USA) (In Pierce County, "Urban Services Area" is the term used to identify a town or city - annexation area.). Auburn's Pierce County 2022 population allocation is 7.950 within the municipal boundaries as of 2002. Overall Figure 3.7 indicates that the City's entire Pierce USA should have a population of over 11.000 by 2022. Figure 3.7 2022 City of Auburn and unincorporated Urban Services Area (USA) Population Allocation (Pierce County) City of Auburn Unincorporated Portion of Auburn Urban Services Area SA 2000 Census 2022 Population 2000 Census 2022 Population Allocation Allocation Population Population Allocation Allocation . 151 7 950 221 3,550 Pierce County Ordinance 2003-104s did not adopt employment allocations. Page 3-14 0 0 Land Use Evaluation of Capacity Against Proiected Growth -Targets Kine County and Pierce County both have allocated housing unit and employment targets to local iurisdictions. The City of Auburn's allocation targets are presented below in Figure 3.8. Figure 3.8 City of Auburn 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 348 units over its target and a surplus capacity of over 6,000 emplovees over its target. The Pierce County povulation assignment is consistent with the capacity analysis conducted as part of the City's Buildable Lands analysis Buildable Lands Analysis Limitations It is important to note lhtations_to the Buildable Lands analysis. The Buildable Lands analysis is based on identifying actual densities for a five - Year period (1995-2000) and then applying these densities to available land. Whether or not the densities achieved for the discrete five-vear 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 but is not apredictor 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 scgM 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 Pa a 315 Housing Units Employment Population Kine County 5 928 6 079 N/A Pierce Coup N/A N/A 7 950 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 348 units over its target and a surplus capacity of over 6,000 emplovees over its target. The Pierce County povulation assignment is consistent with the capacity analysis conducted as part of the City's Buildable Lands analysis Buildable Lands Analysis Limitations It is important to note lhtations_to the Buildable Lands analysis. The Buildable Lands analysis is based on identifying actual densities for a five - Year period (1995-2000) and then applying these densities to available land. Whether or not the densities achieved for the discrete five-vear 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 but is not apredictor 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 scgM 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 Pa a 315 Chapter 3 which may not currently be within the City limits, but will be in the future. Those areas are within the city's potential annexation area (PAA). (Map I.1) 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. Objective 5.1 To designate Auburn's potential annexation area and to include those areas on the City's Comprehensive Plan Map. LU -1 Auburn's Potential Annexation Area is designated by Map 3.1. Areas with Rural zoning and designated Agricultural, Forest, and Mineral Resource Lands, although included within the Potential Annexation Area, are not suitable for urban levels of growth. 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; Page 3-16 ram riwirrra 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. Objective 5.1 To designate Auburn's potential annexation area and to include those areas on the City's Comprehensive Plan Map. LU -1 Auburn's Potential Annexation Area is designated by Map 3.1. Areas with Rural zoning and designated Agricultural, Forest, and Mineral Resource Lands, although included within the Potential Annexation Area, are not suitable for urban levels of growth. 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; Page 3-16 Land Use 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. Urban Form Planning deals with the basic geographic form of the city. While plaming eho awe .:ems ng nd Wstefy of a nity .. gnifi.. nt de...ff• C 1. ' 6 ., � - ss.n==oma €sem. Aubum'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 ef rMal and uFbaa-develepmenf Different intensities of development require different configurations of city services and facilities, and differing intensities create different community impactseettt. 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 agricultural soils, protection against natural hazards, etc.). 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 it's service delivery system was driven by this assumption. No City policy or program addressed agricultural preservation. While extensive areas with rural development would require expensive restructuring of the City service delivery system, strategic long-term protection of some rural 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 rural area for this purpose. This limited amount should not significantly affect the overall cost of city services. GOAL 6. URBAN FORM Chapter 3 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. Objective 6.1. 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). LU4 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. LU -5 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. A. the same '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. Policies: 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 Page 3-18 0 0 11 Land Use • from residential neighborhoods, and implement regional growth management strategies. Objective 6.3. To protect community identity while promoting diversity and conserving rural amenities, by designating Waal areas along the city's periphery and in areas with significant environmental values. Policies: LU -7 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. LU -8 The City shall not extend accessible City utility systems into the Upper Green Valley, and shall thus protect these agricultural soils from conversion to urban uses. LU -9 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. LU -10 The City shall support low density County zoning adjacent to the city on the Enumclaw Plateau and will not extend City sewer and water facilities into the area if it will promote urban development. LU -11 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 9.43-A)), the environment and natural resources (particularly critical areas, wildlife habitats and water quality) as part of its environmental review process. 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 Page 3 19 Chapter 3 GOAL 7 Objective 7.1. Page 3-20 4, Housing Element). This has - Wted in the Y_e- 6 rYe& single family homes dFapping steadi1y %i� a s1ight leveling ift feeent «. )Cee F-:.-..-- Z 7\ As land costs have escalated in the region, however, Auburn has remained relatively affordable to the average family. With eansideFable urban -s here is eensidemble—petentiel to restefe Auburn' J dp. ead fee:single r m l J t a eA b 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. 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 lowerfurel density and-medemtehi her -density housing appropriately located to meet the housing needs of all members of the community. To establish a system of residential densities which accommodates a range of housing choices appropriate for the city. 0 0 w4m�d- TOW 4474 34% 36% 40% 3 S¢3 4M --%% 40% 40% 4'.,-343 4983 4446 4346 424b 43$73 4990 4444 4a% 4346 44,OM 1994 43% 4046 449% 44,W As land costs have escalated in the region, however, Auburn has remained relatively affordable to the average family. With eansideFable urban -s here is eensidemble—petentiel to restefe Auburn' J dp. ead fee:single r m l J t a eA b 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. 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 lowerfurel density and-medemtehi her -density housing appropriately located to meet the housing needs of all members of the community. To establish a system of residential densities which accommodates a range of housing choices appropriate for the city. 0 0 Land Use Policies: LU -12 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 seeialhuman 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 -13 Residential densities in areas designated "rural", which represent area 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 -14 Residential densities in areas designated for single family residential use should be no greater than 6 units per acre. In areas with good transit availability (1/4 mile or less to a route with at least half hour service),; eAccessory dwelling units should be permitted to allow increased densities. Pr-evisiAm in . afmined depending upon the The bulk of the single family residential community should be developed at a density of between 4 and 6 dwelling units per acre. LU -15 Residential densities in areas designated for multiple family development should not exceed 20 units per 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 (1/4 mile) of regional transit facilities or are targeted to populations not requiring outdoor recreation areas and having low private automobile usage (e.g. elderly housing). These targeted developments should be located in close proximity to shopping, medical and public transportation services. Page 3-21 Chapter 3 Objective 7.2. To designate land for the development of new single family homes. Policies: LU -16 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 -17 Most of the undeveloped areas of the Community Serving Area of the city (see Map 3.1) 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. Objective 7.3. 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 -18 Residential development should be related to topography, circulation, and other amenities, as guided by policies of this Plan. LU -19 Residential development should be discouraged in poorly drained areas. LU -20 The development of new neighborhoods should be governed by development standards which allow some flexibility. Flexibility should be considered to encourage compact urban development, to provide protection of critical areas, and resource lands (including, but not limited to, agricultural resource lands, cultural resources, forest resource lands, mineral resource areas (Map 9.43A) hillsides or wetlands), and to facilitate non -motorized transportation. •1•'•e ^�,.�iPf ,heu4d eiielmi6 b Tttlteeti n • hile m b L L• pl Page 3-22 Land Use LU -21 The development of residential areas should recognize the importance of community and public facilities in developing a sense of neighborhood and community. LU -22 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 -23 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 -24 Any change from the rural 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 -25 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, however, non -motorized access between the residential area and the arterial should be provided. Where such orientation is not possible, a transition area should be zoned for moderate density uses. In areas with existing single family developments, substantial flexibility can be permitted for street front buffering. Objective 7.4. To establish new neighborhoods in a way that will minimize the potential for intrusion of incompatible uses. Policies: LU -26 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 -27 Development design should use open spaces, including parks, to separate incompatible uses. Page 3-23 Chapter 3 LU -28 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. Multiple Family Housing 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 -29 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. LU -30 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. Page 3-24 Land Use LU -31 Multiple -fancily developments should be located functionally convenient to the necessary supporting facilities including utilities, arterials, parks, transit service, etc. LU -32 Design codes and guidelines should be developed for multifamily housing to ensure high quality design and compatibility with surrounding development. LU -33 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 -34 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 -35 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 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 Page 3-25 Chapter 3 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. When sited on individual lots, poor design can adversely affect adjacent site -built homes. Both of these problems can be mitigated. Careful design and placement of manufactured housing in both parks and on individual lots, especially with appropriate landscaping, can greatly reduce problems otherwise associated with such development. 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 modular units on individual lots should be implemented. Objective 7.6 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 -36 Manufactured home parks shall be considered a form of high density residential development and subject to the same policies. Manufactured home park densities should not exceed 8 units per acre. Any manufactured home park 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 -37 Modular and manufactured homes are permitted on single family lots provided that they are sited and constructed in a manner which would blend with adjacent homes. Manufactured homes must meet minimum dimensional standards (double wide) and be placed on permanent foundations. 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 producing that development type, thereby increasing its potential profitability. With the limited financial resources available to municipalities it is difficult to justify financial incentives to increase the profitability of the production of market rate housing. Further, since the Page 3-26 production of housing for moderate and higher income groups is profitable without these incentives, it is not clear that incentives will have the desired affect of increasing the number of houses produced. Potential solutions to this issue need to address the demand side of the market rather than the supply. The market will provide these types of housing if there is sufficient demand for it within the city. Auburn can increase the demand for housing by those with moderate and higher incomes by improving its image within the region and making itself known as a desirable place to live. A comprehensive approach to increasing the demand for moderate and high income housing is through the implementation of this comprehensive plan. By building a community with parks and open spaces, job opportunities, high environmental quality, and abundant supportive services including commuter rail, Auburn will create for itself a more desirable image within the region and therefore a wider range of income groups will choose to live in Auburn than at present. LU -38 residetttiFJ uses.—GedesDevelotiment regulations should—be revised 4A ensure that Auburn obtain its "fair share" of high end single family housing. This does not represent a decrease in Auburn's commitment to maintaining the majority of its housing stock as housing affordable to middle income households. Neighborhood Quality Auburn's existing stable residential neighborhoods form an important component of the community's character. Maintaining the vitality and stability of these neighborhoods is a key goal of this Comprehensive Plan. GOAL 8. NEIGHBORHOOD QUALITY To maintain and protect all viable and stable residential neighborhoods. Objective 8.1 To maintain and enhance all viable and stable residential neighborhoods. Policies i Page 3-2'7 Chapter 3 LU -39 Regulatory decisions in all residential neighborhoods shall • prioritize the maintenance or enhancement of the neighborhood's residential character. a. The location of uses other than those permitted outright shall only be allowed as specified in this comprehensive plan and in the zoning ordinance. b. Approval of any non-residential land use shall occur only after full environmental review. 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 multi -family uses. LU -40 Spot zoning shall be prohibited in residential areas. LU -41 The City shall seek to abate existing incompatible uses in residential neighborhoods. Mineral extraction operations within mineral resource areas (Map 9.3A44) operating in compliance with the conditions of their permit are not incompatible uses. LU -42 Home occupations in residential neighborhoods shall be permitted only if they comply with performance standards that ensure compatibility with adjacent residential uses. Greater LU -43 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 concerns may limit the M use of the site for residential uses; or Page 3-28 Lsn UUse c. Along arterials transecting residential neighborhoods. LU -44 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. LU -45 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: LU46 The management of areas in transition from existing residences to a planned non-residential use, should balance the needs of existing residents with the need to accommodate new uses. LU47 The conditional use procedure should be used to ensure that new uses are no more disruptive to existing uses than is reasonably necessary. LU48 Interim spot zoning, with appropriate conditions, may be an appropriate transitional device where the spot zone is fully consistent with the Comprehensive Plan. 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 burden shall be .on demonstrating the unsuitability of an area for single family use. Transportation Impacts on Neighborhoods Two of the most significant community needs to be addressed by this planning process is the need to move traffic through the city and the need to protect residential quality. Unfortunately, these two needs are often in conflict. All expectations are that the pressure of traffic will increase and Page 3-29 Chapter 3 there will be pressure to construct new through routes. The most feasible . of these routes sometime lie in nearby residential areas which are not now heavily impacted by traffic. In addition, as traffic on major through routes increases, drivers will cut through neighborhoods to reduce their travel time. This often results in cars traveling at inappropriate speeds and at inappropriate volumes on neighborhood streets. While the City will strive to avoid the intrusion of through traffic in neighborhoods, it will seek to ensure that neighborhoods have adequate circulation. The Plan's policies seek to recognize these problems as early as possible, and to proceed cautiously with careful study and analysis of potential alternatives and possible mitigation measures. Objective 8.3. To respond to the growing need to accommodate traffic through the city with a minimum of adverse impact on residential neighborhoods. Policies: LU -51 Development of new through routes should occur as early as possible, before neighborhoods are developed to urban residential densities to avoid the intrusion of through traffic in neighborhoods. LU -52 The City should continue to fund or establish programs such as the Neighborhood Speedwatch Program or a Neighborhood Traffic Control Program which seek to mitigate the impacts of pass through traffic on neighborhoods. LU -53 Routes which bypass developed, urban neighborhoods shall be preferred over routes that would pass through them. Routes passing through such neighborhoods shall be supported by the City only when present and future traffic benefits are substantial and alternative ways to meet the need are not feasible. In these cases, a neighborhood traffic mitigation plan should be adopted and implemented by the City. LU -54 Where the only feasible traffic solution results in a significant adverse impact on a residential area, care shall be taken to identify any feasible opportunity to mitigate potential impacts. LU -55 Arterial routes should be planned to serve undeveloped areas prior to development and should be built as the area is developed. Page 3-30 0 LU -56 Improved linkages in the city's residential collector system, such as the completed connection of lengthy dead-end streets, should be sought at every opportunity. LU -57 The City should adopt a comprehensive street classification system and map which designates neighborhood collectors. LU -58 While the City will strive to avoid the intrusion of "through" traffic in neighborhoods, it will also seek to ensure that neighborhoods are interconnected with one another. These interconnections are needed to ensure the proper functioning of arterial streets, acceptable emergency vehicle response times and also a sense of belonging to the Greater Auburn Community. 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 and each with its own issues. 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 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 to 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. Page 3 31 Chapter 3 Due largely to the extensive commercialization of Auburn Wav 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. Objective 9.1. 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 -59 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 -60 Designated neighborhood commercial centers should be prevented from spreading along the arterials that serve them. LU -61 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 -62 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. , LU -63 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 Page 33-32 Land Use primary market areas approximately the size of the special planning area. LU -64 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. I* Chapter 3 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 9.2. 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. Page_=3-34 9 Land Use 0 Policies: LU -65 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 -67 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 -66 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 -68 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 -69 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 -70 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 Chapter 3 other religious institutions, or moderate density multiple family uses. LU -71 Newly developed arterials shall incorporate design features, and development of adjacent land shall be managed such that 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 -72 Commercial strip development along Auburn Way South should be limited to north of the R Street overpass. LU -73 The City should develop design standards and guidelines fol development along arterials to improve their visual appearance. The Regional SuperMall The development of th "SuperMall of the on 155 acres near the junction of SR167 and SR18 in the 1990's has led to -fie Super-M&H intends to be a "destination" mall that "I attracting consumers. from long distances.0 - •• e -•t l sigrwfaeem = re vertu_- to the City. n a tepineM c u a size During the Mall's development review a number of issues were raised. These issues iaeluded�. 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. Page 3-36 Land Use and equip the additional peFsefine! neeessaFy to Fespead to these de -m -a -Fids. In Ad-Aitien, the Mall will pfevide funding tewffds the Objective 9.3. 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 -74 Additional commercial development of land near the SuperMall shall be limited to those properties whose comprehensive plan designation and existing zoning (or a possible rezone to business park designation) allow for commercial uses. This development must meet the following conditions: a. If the new development is on industrially zoned property, the development shall be limited to office, entertainment, or other uses, e.g. motels, which complement the uses at the SuperMall. General retail uses would only be allowed in limited instances and only if incidental and subordinate to another use on the site. b. Small, individual commercial developments are discouraged. c. The traffic impacts of the commercial development shall isreceive significant consideration and will be mitigated as referred in this Plan. TL:., "ee ffmweial Mall. this fi;gM eeettrting—by s .W" ... uld s a tea erbat,. the Mali's Ii niti$ •' - - - _. e f eeffmereial Objective 9.3. 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 -74 Additional commercial development of land near the SuperMall shall be limited to those properties whose comprehensive plan designation and existing zoning (or a possible rezone to business park designation) allow for commercial uses. This development must meet the following conditions: a. If the new development is on industrially zoned property, the development shall be limited to office, entertainment, or other uses, e.g. motels, which complement the uses at the SuperMall. General retail uses would only be allowed in limited instances and only if incidental and subordinate to another use on the site. b. Small, individual commercial developments are discouraged. c. The traffic impacts of the commercial development shall isreceive significant consideration and will be mitigated as referred in this Plan. Chapter 3 LU -75 The City will oppose the development of a regional shopping center in the unincorporated areas in the vicinity of the city. LU -76 The City will seek ways to draw customers from the SuperMall into the downtown and other areas within the city. LU -77 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. In Aubum, the mwth ef r-et6l user, along Aubum Way and the new girc,.,_ gall �.., _ ate,.. ete. ial for- exase_bafing what w L phenemenen in eities dw , out thesew",.u Maintaining a healthy and vital downtown Auburn continues to be important as it is recognized by residents as a focal point of the community 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 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. Page 3-38 Land Use As indiewed in Q&Mef , The Auburn Downtown Plan envisions Aubum'sis-ti►e downtown ffea as an urban center. Designation as an urban center was achieved in 2004. Eensistem was; 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: -Removal of building height requirements in that portion of the urban center zoned C-2 Central Business District; -Elimination of transportation impact fees for a five year period; -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 in the C-2 zone compared to other zones in the city, with even greater reductions for area in immediate proximity of the transit center. • 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. A-11 of d ese ..t-..te. ies are eensistent .:A. the ..:ty's de ..t:..-. of Zoning for much of the urban center is predominantly, although not exclusively C-2 Central Business District. The C-2 zone encourages street level pedestrian commercial development and multi -family development overhead (mixed use). Many of the principles of the C-2 zone promote transit oriented development as well. There are approximately 846 dwelling units and 3,218 employees within the urban center. Page 3-39 Chapter 3 It is envisioned in the Auburn Downtown Plan and in this Plan that the revitalization of downtown can be facilitated through design codes and performance standards to ensure compatible growth. Mixed use development should be placed within the downtown whenever possible. Incentives for development downtown are encouraged. The City should also seek to strengthen its working relationships with business groups and be an active participant in public and private partnerships when these support revitalization. GOAL 10 DOWNTOWN To encourage development and redevelopment within Downtown Auburn which reflects its unique character as the community's historic center, that is consistent with the Auburn Downtown Plan's vision for Downtown Auburn as an urban center within King County and the Puget Sound region. Objective 10.1 To preserve and enhance the role of downtown Auburn as the focal point of the Auburn community for business, governmental and cultural activities. Policies: LU -78 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 -78A Auburn's as urban center the boundaries shall be those established as the planning area for the Auburn Downtown Plan adopted May 2001 (See Map 3.43-A). LU78B Implement the policies and strategies of the Auburn Downtown • Plan to support development of Auburn's urban center. LU -78C Encourage the attainment of urban center growth forecasts through implementation of higher intensity development to achieve the efficient use of land. LU -79 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 Page 3-40 Land Use encouraged to maintain a vibrant, active and competitive center for the City of Auburn. LU -80 The City should continue to support the development and rehabilitation of multiple family housing in the Downtown, including housing targeted toward special needs (e.g. elderly and handicapped housing) populations. LU -81 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 document, the Auburn Downtown Plan and the Downtown Auburn Design Master Plan. LU -82 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 identifiable characters and uses. LU -83 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 industrial uses should be prohibited and existing ones amortized. Commercial uses supporting medical and professional uses should receive priority. LU -84 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 -85 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 -86 Automobile oriented uses within the Central Business District shall be developed and located in accordance with the policy direction of the Auburn Downtown Plan and implementing C- 2, Central Business District code requirements. _ Page X41 Chapter 3 Downtown Urban Design Objective 10.3: To ensure that all new development and redevelopment in the downtown reflect the unique character of the area. LU -87 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 -88 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 -89 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 10.4: To emphasize pedestrian traffic and transit usage in the downtown. LU -90 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 the Safeway Superstore. An important element of this emphasis will be to reduce the pedestrian barrier effect of Auburn Avenue and Auburn Way. LU -91 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. Page 342 Land Use LU -92 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 -93 As regional transportation programs such as commuter rail are implemented, the City will strive to ensure that, the downtown is a beneficiary. _ Downtown Parking Objective 10.5: 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. LU -94 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 -95 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 -96 The City views adequate parking in the downtown area as a critical step in implementing the downtown policies and the 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. Chapter 3 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 appropriate. 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 10.6: To work with all interested groups on revitalizing the Downtown area. LU -97 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 -98 The City shall continue to support legislation to improve fiscal leverage in urban rehabilitation programs. LU -99 The City shall continue to support the redevelopment efforts of the private sector in the downtown area. Industrial 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. Page 3-44 Land Use GOAL 11. INDUSTRIAL DEVELOPMENT 10 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. 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. Guffent '-sari e_a ,A41! aetiially deer -ease in the upeeming years blue to the inereased - eeatk taea ae..elopme_t e f wafehe..sing in the .. ne. there types r rm., be a`•Y e eeted to de.-.inate Aub FW A 1 L L 1 � time, as 4he priee -of ]Yes ef ve eaWus development may beeeme feasible. Te the extent se e fee 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. 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. Page 3-45 Chapter 3 Objective 11.1. To create a physical image for the city conducive to attracting light industry. Policies: LU -100 Highly visible areas which tend to establish the image of the city should not be used by heavy industrial uses. LU -101 The City shall promote high quality development of all light industrial and warehouse areas. LU -102 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 -103 Compatibility among land uses should be enhanced through landscaping, building orientation and setbacks, traffic control and other measures to reduce potential conflicts. LU -104 All industrial development should incorporate aesthetically pleasing building and site design. The City shall amend its codes and performance standards which govem 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. 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 -105 Needed rights-of-way, on-site and off-site road improvements, and utilities should be assured before development occurs. Page 346 Land Use LU -106 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. Objective 11.4. To reserve areas appropriate for industrial development. Policies: LU -107 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. LU -108 Intrusions of residential uses into industrial areas shall not be allowed, and intrusions by commercial uses should be controlled. LU -109 The grouping of uses which will mutually benefit each other or provide needed services will be encouraged. Chapter 3 a. Compatible commercial uses may be permitted in designated industrial areas, particularly those that primarily serve industrial businesses or their employees. 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 -110 Development of designated industrial site's shall be consistent with applicable environmental standards and policies. Objective 11.4. To reserve and protect areas which are highly suitable for light industrial development. Policies: LU -111 Designation of light industrial areas shall have priority over heavier industrial uses. • LU -112 Highly visible areas (land visible from SRI 67 or SRI 8) which tend to establish the image of the city should not be used by heavy industrial uses. Objective 11.5. To identify areas appropriate for heavy industrial uses. Policies: LU -113 Heavy industrial uses shall be separated from lighter industrial, commercial and residential areas. LU -114 The most appropriate areas for heavy industrial uses are in the central part of the Region Serving Area adjoining the rail lines. LU -115 • Heavy industrial uses are appropriate in the southern portion of the Region Serving Area which is now developed in large scale industrial facilities. LU -116 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. Page 3-48 Land Use Redevelopment and Infill A major goal of the Growth Management Act; 0he V:_g Gaunt. G...._.._..:de Plan ng Peksies and this Gemp_�;�e-1n is to reduce J urban sprawl. One way to minimize thi��_- - Brawl pattern is to emupe 4hat}1 fully develop areas that are already receiving urban services sre fn}ly-developed 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. Policy: LU -117 Encourage well designed infill and redevelopment projects to fully utilize previous investment in existing infrastructure. LU -118 Reduce the consumption of undeveloped land by facilitating the redevelopment of underutilized land and infill of vacant parcels whenever possible. LU 119 Explore innovative mechanisms to encourage the more efficient use of land including density bonuses and sale of air rights. I] I* 0 CHAPTER 4 HOUSING & Introduction The availability e f deeem, „r , o a4 a priee agerdable , life pale in eemper-isen. The Growth Management Act requires a plug 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 Ggovemment 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 sesialhuman 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. O emust _ e _ Fe, - �.r This element is Prepared with the understanding that regional and national trends amy have a considerablegFeatff impact on housing h__ &"Y influenee Lwened��d by the `'`'"�_�te`r Regional and federal policies, land availability, labor and material cost, financial markets including interest rates, consumer demands :_market; all e€ thZ €asters exercise greater influence on housing development and are beyond the immediate influence than ww of the City of Auburn ean-mu ter. 9 0 0 Chapter 4 Background and Issues Page 4-2 Even with these limitations, Auburn's Comprehensive Plan contains reasonable and feasible strategies and Ipo icies. By implementing this Comprehensive Plan, Auburn can sustain and enhance those attributes that currently make it a desirable place to live. sen,iees ineluding seammw Fail, Auburn ean aamet a Aide range &f househelds to reside in the aity. 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 County, the cost of housing in Auburn is a bargain. In Year 2000 the 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. Fiattre 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 5/18/2004 6/212002 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 $100.000 than 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 Housing BrSeeieF Sewiees its desire for decent housing and amenities. The accented definition of affordability is based on the percentage of household income spent on dwelling costs. Dwelling costs for an owner occupied unit include Rn ncipal 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 sacrificine money that would normally be spent for other basic needs such as food, health care, child care, education, etc. The term "affordability g_ap" 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 less than the recommended amount that a household could afford to pay. Households with positive affordability gaps have several choices of 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 00% of $4430 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 Aubum has a number of affordable housing choices relative to King Countv 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 Affordable % Auburn Household Income Housing Costs Households Very Low Income less than $1,285 0-29'/ MI of KC less than SS r hour $O to E385 16% Low Income $1,286 to $2,215 30.49% of KCMI S9 - S13 hour $386 m 5664 - 245'° Moderate Income $2,216 to $3,544 50.79% of KCMI S13 - S20 er hour 5665 to $I,060 16% Low -Median income $3,545 to 54,430 (80-99% of KCMI1 S20 - E25 r hour 51,061 to $1,330 14Y. High -Median Income $4,431 to $5,270 101-1190/.ofKCNH E25-$30 Perhour $1,331 to 51,580 9% Upper Income more than $5,270 (1209/. or more of KCMI more than S35 per hour $1581 or more 21% Source: U.S.Census Bureau 0 7-7 Chapter 4 Page 4-4 Cost Burden Figure 4.3 shows the pmentage 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. Aporoximately 75% of Auburn households who eam 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 Aubum than the rest of King County. Figure 43 Households Paving More Than 30% for Source: U.S. Census Bureau Assisted Housine 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 Mograms that include: Public housing for families, senior citizens and people living with disabilities, Affordable work force housing; Housine Costs By Income Group Incas amp 10 Auden 131929 Co. 17 Pierce Co $100,000 or more: I $75,000 to $99,999:- j i $50,000 to $74,999: - $35,000 to $49,999: I i $20,000 to $34,W9: - - - - - -- - $10,000 to 519,999: I -•*���� Less than $10,000: I %TOM Xourlgga In InponH Gaup Source: U.S. Census Bureau Assisted Housine 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 Mograms that include: Public housing for families, senior citizens and people living with disabilities, Affordable work force housing; Housing BrSeeieFSewiees Emergencv 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 suite 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 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 Housin Green River Homes I 60 F/S/D Green River Homes II 60 F/S/D Wayland Amis 67 S/D Bumdale 50 F_ Firwood Circle 50 F Plaza Seventeen 70 S/D Gustaves Manor 35 S/D Aubum Square 160 F Tall Cedars Mobile 126 F HomePazk — F Totals 678 D: Disabled F: Family &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 Aubum had 999 housing units funded through Section 8 Apparently, the number of Section 8 units has increased 25% over the past five years Page 45 0 Chapter 4 Page 4-6 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. Household Proiections The City of Aubum's "2020 Population Proiection" forecast that Aubum will exxRerience greater than average growth over the next 20 Years. Housing developments in the Pierce County portion of Aubum, combined with annexations of Lea Hill and West Hill, will drive Aubum'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 Aubum's new housing units will be built in the Lakeland Hills South PUD located in the Pierce County portion of Aubum. Figure 4.5 Housing Growth Projections 1970 to 2020 40000 35000 30000- 25000 20000 15000 10000 5000 0 1970 1980 1990 2000 2010 2020 Housing 8E-S"W"e VK"e Distribution of Housing Among Income Groups King County's growth management policies recommend Aubum plan for 37% of its proiected 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 incomerrooups to the year 2020. The distribution between single family and multi -family dwelling units is consistent with the mix of =s of housing units reported in the Year 2000 Census. Figure 4.6 Auburn's Year 2020 Housing Target Total 2000 SF MF 2010 2010 SF 2020 MF 2020 Total New HU Total HU % Total Yr 2020 Yr 2020 5347 0 777 0 717 1494 6841 200o 4841 100 407 100 368 975 5816 170o 3944 1224 816 1130 754 3924 7868 23% 3552 4500 769 4000 863 10132 13684 40% 17 684 1 5 824 2 769 1 5 230 1 2 702 1 16 525 1 34,209 100% . • - .•. :- . ..::. ::•. • Page 47 0 0 Chapter 4 Page 4 8 0% 10% 20% 304: 40% 50Y. Pertsomp ofToul Households .:.... ...... .. ... s� Housing BrSeeial Seriees Page 49 0 ................. Page 49 0 Chapter 4 17J Percent Actual Total Housing Units 1990 1991 1992 1993 1994 Change C/tange - Single Family 6,117 6,002 6,247 6,268 6,366 43% 249 - Duplex 781 785 799 813 813 5% 32 - 3 & 4 Units 1,366 1,369 1,389 1,439 1,485 10% 119 -S+Units 3,751 3,751 —•hf}iffr " 2,041 3 818 3,887 3,916 i 3,916 26% 165 - Other •'• 100 100 2,95; 100 2,09 100 9,106 100 Mg. 1-16 611, 0 Total H.0 14,156 14,055 14,479 14,627 14,786 10096 630 '• MHrrr = manufacnned homes & trailers •" Other = group homes amus: City of Aubun Dept. of Plmuung & Couurmey fkMopmeut ApriL 19% -j 'Phan.,.. -......o rriA e C- a he L itiffeased 1990 &Rd 1993. Over. thesome period L Kirlfs—i^f "MY inem ^^a ,.P1.J. e1A0/Figure 4.4 J mpfesents of heuslnd ift Auburn andKiRGoujitysinee 1999- 999 - Ctln/ between t r a L L e jvffs \_J Page 4-10 Housing & Seeial•Sewiees 1990 1991 1992 1993 % change Aubum $91,500 $106,996 $122,491 $137,066 50% King County $140,100 $155,507 $170,913 $173,123 24% source: King Co. Planning At Resort its DeptAl6nitoring Bulletin: Housing Af/ordabiHty in King County, September, 1993 0 source: King Co. Planning & Resources Dept, Mon ionng Bullenn: HoaungAJjordabilay ut King County , September, 1993 0 Page 4-11 1990 1991 1992 1993 % change Auburn $395 5445 $495 $491 24% King County $481 5545 5609 $623 300/o source: King Co. Planning & Resources Dept, Mon ionng Bullenn: HoaungAJjordabilay ut King County , September, 1993 0 Page 4-11 Chapter 4 �J i ._ ..�.. .... Average ..... Y.. ...._ _. .. _ . Vacancy Housing Type Rate Single Family 2.58% Duplex 4.35% Tri/Four Plex i 4.83% 5 Units MHR' 7-3396 3.13% Overall 4.41% YIYfCL: (7tfia ofFvwcial IdmugeaRn6 April, As the ..t.ow a..Lte kuha.les the 199.1eJ heasing-its is siofiea$dy less 4-hF-ka 99/e—GRtqsegtieat;7=a:is indicates a sheftage=e€ single-€irnily housing. b Fa4e C.r single C •1 J figum In ether weFds, hafne find hewer- nd(er a ffe_A..L e housing __ ___L__ _L_ housing as clefnerlatFMed by the -seen• e_eel o ✓housing they _an 1 f r Y i ._ ..�.. .... ... ..... Y.. ...._ _. .. _ . Page 4-12 Housing &-8ee "ef"" n LJ Figum 4.7 pfesents the va r&biI:t.. gaps Cees King County L L lA .t ".,h..,. in lnn� the e b Y " afferd a $161,121 home With eiage priee ,.f heinee—;n Atibuffi-et $137,066, a ewity- residents uld find several _ c a A4um househela mea:.,_ inseme level is app_e._:minety onbr r IL . Figme 4.7. SeptembeF %Medianlncome ]201� 80% 50% Affordable Price $193,349 $161,124 $128,900 $80,562 Avg Price: Auburn $137,066 $137,066 $137,066 $137,066 AfFoldabilit, Gal, 556,283 $24,058 (SO,i66) (656,504) source: King Co. Planning a Resources Dept, Monitoring Bulletin: Housing Agordabiliry in King County , September, 1993 Rewa!Affepdabgii�- Gap +nd+oates tenants hove a rade seieetien of -rental units The eveFage Festa} ee ...Y_e Y.. _ed to $623 nth f e . the nde eo King Gounty. Applying 0 fer- fnest King Gounty fesidents would be $636 peF month. GempaFed to mwct of King Gaunty, ".•bum effers r -ental units h eauld seveL Page 4 13 Chapter 4 P 0 Page 4-14 annrnisiiwate,.. zooJ l.._e .Le_ Rental %Medfaelncome .Le en Pigufe Afferds ire....o�P'mavirnn 720% L,...eeLelA .sa:e_ 4.8 ility Gap 100% : 800/6 „ , 50% Median Income $30,521 $25,434 $20,347 512,717 Affordable Rental Price 5763 5636 5509 $318 Avg Price: Auburn 5491 5491 5491 5491 Affordability Gap $272 .$145 $18 ($173) so,nce: King Co. Plaamag & Reso x DeM Mnnumng Bmlem: lfo ,ng Affordabiliryin King Cowry , September,1993 AA D equitably. A:eti:L..ae ffe dable and inede me ide-.e hBi*simg uflits twSe e.7 t,. 1.. fiAwe i<iubum i71 el" _ L......:_.e AL..m d te reverse .e—.. .. the 4�+✓Pva ♦e ...ee4 .. Le eAways Aemw ineemehouseholds. -.a e:1: to the Le..e• — hi FwjeaeI7 anA needs B 1 e.1 its _t-__- _r 7 L L efeate aietr-ihatieft of te... King J gFewth a hewing -. ,- a7opfoem pshe:es r-eqWm a seeial A L seFyiees to 1 C rnederele—ineetne—households 20% €erlow ineem and 1:94—ief _ 012 _ t"ge• c _ the . e '1 a � -_ e_ L d L gF r 0 Page 4-14 Housing BrSeeW�Ser Income Grp (% of KC Median) Current 1992 % Distr 1992 Targets 1012 New H. U 2012 Total 2012 % Distr 2012 <50% 4,154 29% 20% 1,406 5,560 26% 80°/x-120% 4,629 32% 43% 3,023 7,652 36% 120%+ 2,849 20% 20% 1,406 4,255 20% The King Gewity's 14,479 Gfewth 1000/o Management 100% Planning 7,030 Peheies 21,509 100%. gr_upS. M.W:w_l_y Even _.A .Le ..wge h�... housing aff s r-eyYa" .,".f. fnandeAed moble to tm 3-74 to the.. getrrZ',7-0mo/o _ 1, households. By the . e r pefee 7/112A..l...e.. to ee eF ...:11 low _A ..dil emeeed eAerete its ineeme _ _Je._A by e_ r .etei.. higher ineeine-greegs. AO% its ..feek The eF he..e:_e end rese-lt a vAll _e..t.._ ies berme-e�•t�;y A.r middle A diverse Reusing er sdnllility o e Seerr-egien Current-pregesels ineerne- housing -developments. ee _ rd:. elj le eefer share F gfesue b is a eeneem � _ h L:e e..e_b in Fmie eF-i& :_ their A • bum eell €er ,t Ruiisdie4ien ryaL+8—ne'3ing—F .t..r Re heusing - it : L the "rational the ee.._t.. s thM .._ ,, yLh and equitabW A..h..r_ euffeRfly-heves-a r t or-nawne . n b efre_gly Sinee A ubum _ e housing c r le and emphasis vA!l beplaeednthe :mpr—evement of addFesseo-prinwFily he..e:.,g eltefeatiye., _a.. he � eae this existing threugh l r Leusehel _ eF the ate ineeme -steak wmket le h: he i� 6 "cp'$-in -Preservetien, Future €eree5 . h neefaeshevp e _tre the housing --eri.et F "ooiTLy,-ooii[xla>AG maimenene�d Reeds „hotdd hp. u a a Ll iAij -be _fe •a d 1 housing ahemati fer- L L tonet h a L h fn&Ft r• Page 415 Chapter 4 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. • 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 Page 4-16 Housing &-SeeiaESewfees 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 Aubum's character as a family-oriented community while managing potentialeconomic opportunities in a manner that provides necessary employment and fiscal support for needed services and while recognizing the need to provide humanseeial 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 humanseeial 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. Steps te iRfeFffiy Page 417 Chapter 4 HO -5-7 The City of Auburn shall review proposals to site facilities providing new or expanded seeielhuman 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 humanseeW 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. Objective 4.4 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 -64 The City will involve both the public and private sectors in the provision of affordable housing. HO -74-8 The City of Auburn will support national, state and especially regional efforts to address the humanseeiel service needs of the region and the City. HO -844 In most cases, the City will favor regional responses to human sesiel 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. 0 I PriorkY seeial seFyiees, espesially Page 4-18 Housing &-Seeiei Setwiees 9 lsirT�R.T-!!TSlTflTlR'li15_ .. .... _. ti -EM MI 40 HO -94-5 The City shall evaluate housing codes on an ongoing basis to determine their effectiveness and appropriate enforcement. 0 Page 419 0 Chapter 4 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 Waal 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. Page 4-20 HO -106 Any assessment of the need for affordable housing in Auburn shall be based on the community providing its fair shareof regional need for low and moderate income households. _ HO -11-7 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 -128 The City will involve both the public and private sectors in the provision of affordable housing. HO -139 The City shall allow appropriately designed manufactured housing within single family neighborhoods. HO -1420 The City shall allow manufactured housing parks and multiple family development in appropriately zoned but limited areas. HO -1524 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. HO -162-2 Information and resources that educate and guide low-income persons toward affordable housing opportunities will be prepared and made available. HO -1724 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. Housing & Seeiel�ewices 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 -1824 Encourage residential development in Downtown, particularly housing that is integrated with commercial development. HO -192-5 _llow accessory dwelling units as an affordable housing strate hew_ifg-te3 _ 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 -20-7 The City shall seek available assistance for housing rehabilitation. Assistance will include the development of residential infrastructure and the rehabilitation of individual properties. HO -218 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 -22-9 The City will encourage and assist in the renovation of surplus public and commercial buildings into affordable housing. HO -2330 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 -2434 The City will work with neighborhood groups to develop neighborhood plans for specific areas within the City. These areas will be determined based upon need, City Council Page 421 Chapter 4 direction and the availability of staff resources. These plans will address issues and concerns which include, but are not limited to, land use, projected growth/decline, neighborhood identity, safety, education, youth and recreational activities. 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 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 -2532 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 -2633 The City shall develop incentives to develop underutilized parcels (i.e., waiving development fees) 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 -2734 The City should adopt innovative zoning provisions 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 -2833 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 mangers in the creation and preservation of safe 0 neighborhoods. Page 4-22 Housing HO -2936 The City shall seek and provide assistance for the reduction of lead-based paint hazards. HO -30P 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 barriers and pay the tax assessments levied upon low income households for sidewalk repairs. HO -319 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 -329 Ensure that all affordable housing development is consistent with the most current housing quality standards. HO -3349 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 -3444- 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. Page 423 CHAPTER 5 CAPITAL FACILITIES Introduction This chapter provides an overall policy direction €ef eaek-e€'the different capital facility plans and programs provided by the City. Capital facilities belonging to privately owned utilities (electricity, natural gas lines, etc.) are covered in the Private Utilities chapter (Chapter 6). Seffie of the Certain City§ plans and programs are further refined in other sections of this plan such as parks or transportation. Overall, however, this chapter acts as a reference to all of the various capital facility plans, including the City of Aubum Six -Year Capital Facilities Plan (which is a key component of, and is adopted with, this plan), comprehensive plans, capital improvement and investment programs, inventories, and studies that together represent the planning and financing mechanisms required to serve the capital facility needs of Auburn. For more detail on a particular Capital Facility or the City's overall Capital Facility Plan, see the most recent adopted version of the following: City of Auburn Capital Facilities Plan City of Auburn Comprehensive Water Plan City of Auburn Comprehensive Sanitary Sewer Plan City of Auburn Comprehensive Drainage Plan City of Auburn Parks and Recreation Master Plan City of Auburn Comprehensive Transportation Plan Auburn School District Capital Facilities Plan Page 5-1 e fiet limi4ed , Y st_eets ..te and saBitffy sewer stefm dFainage sefyiee and the llbFff' Often the availability and •.....t.ty ec tt.e..,. ,.,. t ey the ade,... y ,.ei a ftt-ese sen,iees and r eilitie., h&ye a majer influenee en >, This chapter provides an overall policy direction €ef eaek-e€'the different capital facility plans and programs provided by the City. Capital facilities belonging to privately owned utilities (electricity, natural gas lines, etc.) are covered in the Private Utilities chapter (Chapter 6). Seffie of the Certain City§ plans and programs are further refined in other sections of this plan such as parks or transportation. Overall, however, this chapter acts as a reference to all of the various capital facility plans, including the City of Aubum Six -Year Capital Facilities Plan (which is a key component of, and is adopted with, this plan), comprehensive plans, capital improvement and investment programs, inventories, and studies that together represent the planning and financing mechanisms required to serve the capital facility needs of Auburn. For more detail on a particular Capital Facility or the City's overall Capital Facility Plan, see the most recent adopted version of the following: City of Auburn Capital Facilities Plan City of Auburn Comprehensive Water Plan City of Auburn Comprehensive Sanitary Sewer Plan City of Auburn Comprehensive Drainage Plan City of Auburn Parks and Recreation Master Plan City of Auburn Comprehensive Transportation Plan Auburn School District Capital Facilities Plan Page 5-1 Chapter 5 Kent School District Capital Facilities Plan Dierin¢er School District Capital Facilities Plan Issues and Background Growth The provision and sizing of public facilities such as streets or water and sewer lines can play a signifisam rele influenceing the rate or timing of development and is an important means of managing growth. Timed provision of facilities also ensures that new development can be assimilated into the existing community without serious disruptions or adverse impacts. This Plan establishes policies to allow development only when and where all public facilities are adequate or can be made adequate, and only when and where such development can be adequately served by essential public facilities and services consistent with adopted swmeut Fedaeing-the level of service standards Concurrency One of the key 33ie esasefreaey provisions of the Growth Management Act is concurrency. In general, concurrency seeks to ensure thptfequim I development is permitted only if adequate public facilities are, or can be guaranteed to be, available to support new development. C'e..,,uffe._ey, as defined 1 1 Aet, is , Feal Yment S heut the State -Ail! no longer be "btisiness as us"L Concurrency serves to place the finance function of local government in a much more prominent role in the land use development process. While the concept of concurrency is new to many jurisdictions, it has been used in Auburn since the adoption of its 1986 Comprehensive Plan. eeestffeney. The Act requires that concurrency (regulate eeneuFFefiey) be for transportation facilities, though, if a jurisdiction desires, it can apply to other public facilities as well. $ireet eConcurrency requires that facilities needed to maintain a locally adopted level of service —a—dewelepment be provided eeeeted "concurrently" with development. With respect to transportation facilities. Econcurrendy is defined within the Act as being provided at the time of or within six years of development (this is done to coincide with the six year time frame of most capital facilities plans). If the facility is not available at the time of development, funding must be available to construct the facility within the six year capital facilities plan. pefmit faf that development must be denied. Page 5-2 Capital Facilities I4 ugh like dirnW sraarvi - -� a• ...........,... tasizes t e need Regardless of whether or not a local Jurisdiction applies concurrency to public facilities other than trancnortation there is still a need to fer coordinatgi� new development with the provision of capital facilities. This ensures that all relevant public facilities and services are planned and available to serve the demands of new growth . It r-LaA44FP'Q t use Plans -must }la-a6lnsisW_4 %4th c s... a_ -.,,e _ ur :c.:__ _ an net be .. y ..-r a the Enatehing plans,ef father GOAL 1. PLANNING APPROACH To manage growth in a manner which enhances, rather than detracts from community quality and values by actively coordinating land use type and intensity with City facility and service development and provision. Objective 1.4. To ensure that new development does not out -pace the City's ability to provide and maintain adequate public facilities and services, by allowing new development to occur only when and where adequate facilities exist or will be provided, and by encouraging development types and locations which can support the public services they require. Policies: CF -1 Lands designated for urban growth by this Plan shall have an urban level of essential public facilities (sewer, water, storm drainage, and parks) prior to or concurrent with development. CF -2 Development shall be allowed only when and where such development can be adequately served by essential public services (police and fire) without reducing level of service elsewhere. CF -3 If adequate facilities are currently unavailable and public funds are not committed to provide such facilities, developers must provide such facilities at their own expense in order to develop. CF -4 The City should continue to assist through direct participation, LIDS and payback agreements, to the extent permitted by law, where appropriate and financially feasible. Where funding is available, the City may participate in developer initiated facility extensions or improvements, but only to the extent that the . improvements benefit the broader public interest, and are in accord Chapter 5 with the specific policies and recommendations of the appropriate City public facilities plan. CF -5 Deleted December, 2001. CF -6 New connections to the City's sanitary sewer, water and/or storm drainage systems, shall contribute their fair share toward the construction and/or financing of future or on-going projects to increase the capacity of those systems. CF -7 The City shall encourage and approve development only where adequate public services including police, protection, fire and emergency medical services, education, parks and other recreational facilities, solid waste collection, and other governmental services are available or will be made available at acceptable levels of service prior to project occupancy or use. -ea level � � r� r YY" for. sueb development prepesWs. CF -8 Extension of any individual facility, irrespective of mode of financing, to serve new development should be approved only if it is determined that adequate fiscal capacity exists to support the extension of other needed facilities. CF -9 Extension of any individual facility, irrespective of mode of financing, to serve new development should be approved only if it is determined that adequate fiscal capacity exists to support cost effective service by all on-going public services and maintenance of facilities. Objective 5.4. To ensure that new developments are supported by an adequate level of public services through an effective system of public facilities. Policies: CF -10 • Public facilities shall be provided in accord with the guidance of the Capital Facilities Plan or, as may be appropriate a system plan for each type of facility designed to serve at an adequate level of service the locations and intensities of uses specified in this comprehensive plan. CF -11 No new development shall be permitted unless the facilities specified in each facility plan are available or can be provided at Page 5-4 Capital Facilities a level adequate to support the development. The adequacy of facilities shall be determined by the following: a. An adopted system plan; b. Policy guidance as provided in the City Capital Facilities Plan; C. Appropriate engineering design standards as specified in applicable City Plans, Codes, and manuals as adopted by the City Council; d. Environmental review standards (adequacy includes the absence of an unacceptable adverse impact on a public facility system). C. Case by case evaluation of the impacts of a proposed development on the public facility systems: first to determine the minimum amount of facilities necessary to support the development and second to determine a proportionate share of the system to be developed or financially guaranteed before approving the development. CF -12 No new development shall be approved which is not supported by a minimum of facilities to support the development and which does not provide for a proportionate share of related system needs. City Utilities The City of Auburn manages sewer, water and storm drainage utilities as well as solid waste collection. The sewer and water utilities serve the City and several areas outside the City limits. As stated above, the efficient provision of these services can play a significant role in managing the growth of the City as well as on the quality of life for residents of Auburn and the surrounding areas. GOAL 13. CITY UTILITIES To protect the public health and safety by providing efficient and cost- effective water, sanitary sewer, storm drainage and solid waste services to the community.. Ensure that development will only occur if the urban services necessary to support the development will be available at the time of development. Water Service The City provides water service to a total of 11,506 customers accounts, approximately 9,624 within the City and 1,882 outside the current City limits. The City's sources of water include the Coal Creek watershed, West Hills Springs and is supplemented by a system of nine wells. Chapter 5 Storage facilities are found on the Enumclaw plateau, Lakeland Hills and Lea Hill. For more background information see the Capital Facilities Plan or Comprehensive Water Plan. Objective 13.1 To ensure safe and adequate water service, for both domestic and fire protection purposes, to meet the needs of the existing community and provide for its planned growth. Policies: CF -13 The City of Auburn Comprehensive Water Plan is incorporated as an element of this Comprehensive Plan. The Comprehensive Water Plan for the City of Auburn shall reflect the planned land uses and densities of this Comprehensive Plan. CF -14 The Comprehensive Water Plan shall provide for the evaluation of existing and potential future groundwater sources regarding any threats to the quantity and quality of such sources. The Plan shall ensure that strategies for the protection of ground water sources used or likely to be used for public water supplies are established. CF -15 Protection of the City's Coal Creek Springs, and West Hill watersheds, wells, and other sources shall be a high priority in the designation of appropriate land uses in the vicinity of these areas and facilities. CF -16 The City shall continue its policy of requiring that water system extensions needed to serve new development shall be built prior to or simultaneous with such development, according to the size and configuration identified by the Comprehensive Water Plan as necessary to serve future planned development. The location and design of these facilities shall give full consideration to the ease of operation and maintenance of these facilities by the City. The City shall continue to participate to the extent permitted by law, through direct participation, LIDs and payback agreements to assist in the financing of such over sized improvements. Wherever any form of City finance is involved in a water line extension, lines that promote a compact development pattern will be favored over lines traversing large undeveloped areas where future development plans are uncertain. CF -17 Whenever a street is to be substantially reconstructed or a new street built, the City Engineer shall determine whether water facilities in that street right of way shall be constructed or Page 5-6 Capital Facilities brought up to the size and configuration indicated by the Water Plan and Comprehensive Plan. CF -18 The City shall continue to recognize the overall system impacts of new development upon the City water system through the collection and appropriate use of system development charges or similar fees. CF -19 The City shall consider the impacts of new development within aquifer recharge areas of potable water sources as part of its environmental review process and require any appropriate mitigation measures. Such mitigation may involve hydrogeologic studies, testing, and/or monitoring (including monitoring wells), spill response planning, spill containment devices, sanitary sewers, and use of best management practices. CF -20 The City shall promote water conservation and the wise use of water resources. CF -21 The City should work with other water providers to promote effective water supply management and planning consistent with the "South King County Coordinated Water System Plan", as well as regional water supply and conservation goals. Sanitary Sewers The City sanitary sewer system serves 9,746 customers, 8,352 within the City limits and 1,394 outside. The system is primarily a collection system with treatment provided by Metro. There is a comprehensive network of service lines outside the city limits on Lea Hill. The City's sewer system is not as extensive as the water system and there are significant areas within the City's service area which are on septic systems. For more details, see the Capital Facilities Plan or the Comprehensive Sanitary Sewer Plan. Objective 13.2 To ensure the efficient transmission of sanitary sewage to the appropriate treatment and disposal facilities, in order to meet the needs of the existing community and provide for its planned growth. Policies: CF -22 The Comprehensive Sanitary Sewerage Plan is incorporated as an element of this Comprehensive Plan. The Comprehensive Sanitary Sewer Plan for the City of Auburn shall be updated to reflect the planned land uses and densities of this Comprehensive Plan. The 1982 Se•-..._ ge Plan _haR eentinve Chapter 5 and any jimpesed sewer- system a . lRilra--^.••eshall L.. ..1 ' A by the —_ f L Gempr-ehensive Aaa, on a ease by ease basis. CF -23 The City shall continue its policy of requiring that sewer system extensions needed to serve new development shall be built prior to or simultaneous with such development, according to the size and configuration identified by the Comprehensive Sanitary Sewer Plan and Comprehensive Plan as necessary to serve future planned development. The location and design of these facilities shall give full consideration to the ease of operation and maintenance of these facilities by the City. The City shall continue to use, to the extent permitted by law, direct participation, LIDs and payback agreements to assist in the financing of such oversized improvements. Wherever any form of City finance is involved in a sewer line extension, lines that promote a compact development pattern will be favored over lines traversing large undeveloped areas where future development plans are uncertain. CF -24 Whenever a street is to be substantially reconstructed or a new street built, the City Engineer shall determine whether sewer facilities in that street right of way shall be constructed or brought up to the size and configuration indicated by the Comprehensive Sanitary Sewer Plan and Comprehensive Plan. CF -25 The City shall continue to recognize the overall system impacts of new development upon the City sewer system, through the collection and appropriate use of system development charges or similar fees. CF -26 The City shall continue to require the separation of sanitary and storm sewer facilities wherever combined sewers may be discovered, and shall continue to aggressively seek to minimize any storm water infiltration of the sanitary sewer system. CF -27 Within those designated urban density areas of the City and within the sanitary sewer utility's designated service area, sewerage service should be provided by public sewers. The City should develop mechanisms to accommodate conversion to public sewers of all septic systems within the City's service area, particularly when on site systems fail or when public health and water quality is threatened. Page 5-8 Capital Facilities Solid Waste The City of Auburn has a contract with 1 T4 sgesab1Waste Management to handle solid waste collection within the City of Auburn. RIST Disposal's cwrran eentmet is fpr a Len year- Y_� a a a r fn -2991. Them am twe egtietts— €er five yeaf ex4ensiells. Waste Management's current contract is for a seven-year period and is due to expire in 2008. The City may, at its option, extend the agreement for un to two extensions each of which shall not exceed twoey ars. There are approximately 99 8009 -,OW residential customers (single and multi -family) and 1,5004338 commercial customers. Recycling is handled by Waste Management. Residential customers are currently recycling curbside approximately 47% of its waste stream Objective 13.3. To provide area residents and businesses with a universal and compulsory system for collection and disposal of all solid waste, including ample waste reduction and recycling opportunities intended to maximize diversion of the City's waste stream away from costly landfills, incineration, or other solid waste disposal facilities, and to conserve exhaustible resources. Policies: CF -28 The King County Solid Waste Management Plan and Solid Waste Interlocal Forum Resolution No. 89-005, except as modified by City of Auburn Ordinance 4413 and this Plan shall form the basis for solid waste management activities within the City. 1 CF -29 The City shall continue to fund solid waste collection, disposal and waste reduction and recycling programs and services through the existing solid waste utility, with supplemental funding provided through available grants. CF -30 The City shall implement solid waste management programs and services which provide ample opportunities and incentives to maximize the community's participation in local and regional waste reduction and recycling efforts. 0 CF -31 The City's solid waste management programs shall be developed to make waste reduction and recycling efficient, reliable, cost-effective, and convenient for all residents and businesses. CF -32 The City encourages and should promote the use of products manufactured from recycled materials, and the use of materials which can be recycled. City Departments and contractors shall use recycled and recyclable products whenever and wherever feasible. CF -33 The City shall implement solid waste reduction and recycling programs which have the cumulative effect maintaining the 50 percent waste reduction and recycling goal (recycling tons/total solid waste stream). PAis goal is in eeneumnee %4h �L,eKing CF -34 The City shall periodically monitor and evaluate the effectiveness of Auburrt's waste reduction and recycling Programs to ensure that local and state goals and policies are. being met. CF -35 The City shall promote the recycling of solid waste materials by providing opportunities for convenient recycling and by developing educational materials on recycling, composting and other waste reduction methods. Storm Drainage The City Storm Drainage System serves over 9,281 customers, exclusively within the City limits. The System consists of a combination of open ditches and closed conveyance pipes. For more details, see the Capital Facilities Plan or the Comprehensive Drainage Plan. Objective 13.4. To ensure that collection, conveyance, storage and discharge of storm drainage is provided in a sufficient and environmentally responsible manner, in order to meet the needs of the existing community and provide for its planned growth. Policies: Page5-IO Capital Facilities CF -36 The City of Auburn Comprehensive Drainage Plan is incorporated as an element of this Comprehensive Plan. CF -37 The City shall require developers to construct storm drainage improvements directly serving the development, including any necessary off-site improvements. CF -38 The City shall require that off-site storm drainage improvements needed to serve new development shall be built prior to or simultaneous with such development, according to the size and configuration identified by the Comprehensive Drainage Plan as necessary to serve future planned development. The location and design of these facilities shall give full consideration to the ease of operation and maintenance of these facilities by the City. The City should continue to use direct participation, LIDS and payback agreements to assist in the financing of off-site improvements required to serve the development. CF -39 The City shall recognize the overall system impacts of new development upon the City's drainage system, through the collection of system development charges or similar fees to assist in the financing of new and oversized (e.g. regional drainage improvements.) CF40 The City should continue to fund and provide storm drainage services through the existing storm drainage utility. The City's storm drainage utility should be responsible for implementation, maintenance and operation of the City's comprehensive drainage system and to seek out sources of storm water pollution and correct them. CF41 Appropriate rates and system development charges shall be assessed to fund the on-going maintenance, operation, and capital expenditures of the utility, in accordance with the Comprehensive Drainage Plan. Periodic cost of service studies shall be completed to reassess the monthly service and system development charges. CF42 Drainage facilities serving the larger community should be owned, operated and maintained by the City's storm drainage utility. Drainage facilities serving individual properties are discouraged, however if essential, as determined by the City Engineer, they should be owned, operated and maintained by the property owner in accordance with a recorded maintenance agreement approved by the City. The maintenance agreement Page 5 -ll Chapter 5 • shall include provisions that will preserve the City's ability to ensure the long term use of the drainage facility, and may include the granting of an easement over the facility to the City. Maintenance intensive drainage facilities designed to serve as a multifunctional private resource (e.g. private parks, wetland mitigation) should not be owned, operated or maintained by the utility. The utility shall ensure that all private and public storm drainage improvements are designed, constructed, operated and maintained in accordance with the Comprehensive Drainage Plan and Comprehensive Plan. CF -43 The City shall encourage the use of regional -scale water quality and quantity control facilities as a means of controlling drainage and flood waters. CF -44 Wherever possible, regional detention facilities should be utilized as a multi -functional community resource. When selecting a site and designing a regional storm drainage facility, the City should consider other public benefits such as recreational, habitat, cultural, educational, open space and aesthetic opportunities. CF -45 The City shall promote policies which seek to maintain the existing conveyance capacity of natural drainage courses. CF -46 Whenever a street is to be substantially reconstructed or a new street built, the City Engineer shall determine whether drainage facilities in that street right of way shall be constructed to adequately service the street and whether they should be brought up to the size and configuration indicated by the Comprehensive Drainage Plan. If the inclusion of water quality and quantity control facilities is not feasible, as determined by the City Engineer, when street reconstruction occurs, off-site mitigation may be considered regionally as proposed within the Comprehensive Drainage Plan to meet the City's storm drainage requirements as determined by the City Engineer. CF -47 The City shall require the separation of sanitary and storm sewer facilities wherever combined sewers may be discovered. CF48 In selecting the preferred Comprehensive Drainage Plan sub - basin alternative for implementation by the City's . storm drainage utility, the City shall consider the following factors: Page 5-12 Capital Facilities 1. The most efficient and cost effective means of • serving a subbasin or combination of subbasins. 2. The ability of the alternative to implement source control best management practices and to avoid or mitigate environmental impacts, such as impacts to existing wetlands, and the degree to which the alternative promotes water quality treatment, and protects aquatic and riparian habitat. 3. Consistency with Comprehensive Drainage Plan policies and recommendations and compatibility with stormwater improvement policies and recommendations presented in other regional stormwater plans. 4. restrictions or constraints associated with receiving waters. 5. The ability to develop a multi -use facility. 6. The degree to which the alternative preserves, increases, and is compatible with existing open space. 7. Consistency with existing and future planned development. 8. The advantages and disadvantages of storage versus conveyance while ensuring adequate treatment for water quality treatment. 9. The degree to which the alternative preserves and enhances existing native vegetation and existing drainage courses. 10. The alternatives ability to reduce flood hazard impacts resulting from the 25 -year design storm event. CF -49 The City's Storm Drainage Utility shall strive to meet the environmental protection goals of the Comprehensive Plan through compliance with and implementation of the policies contained herein. Environmental issues such as water quality and fish habitat protection shall be considered in all new development applications and new storm drainage improvements. Page 5-13 -71 Chapter 5 CF -50 The Storm Drainage Utility shall work with other jurisdictions and agencies to address regional water quality issues. CF -51 The City shall seek opportunities where feasible to reintroduce treated urban runoff back into groundwater system as new and redevelopment occurs to minimize urbanization impacts to the hydrology of the natural river systems. CF -52 The City shall evaluate the feasibility and opportunity to improve the water quality of its existing discharges to the river systems to enhance water quality in response to the Endangered Species Act. CF —53 The City shall seek to minimize the impacts to the natural river system's hydrology by encouraging pre-treatment of surface flows of new development and re -introduction into the groundwater where feasible. GOAL 14. PUBLIC BUILDINGS To maximize public access and provide for the appropriate location and development of public and quasi -public facilities that serve the cultural, educational, recreational, religious and public service needs of the community and the region. Objective 14.1. To site public buildings in accord with their service function and the needs of the members of the public served by the facility. Policies: CF -54 Downtown shall continue to be the business center of City government and the City shall seek to site all of its business functions in the downtown area. CF -55 All "people oriented" City facilities should be located in high amenity sites. Les Grove Park and Downtown are particularly appropriate sites for services such as senior services, community center, library, museums, etc. CF -56 City park buildings should be developed in accord with the Parks and Recreation Element. CF -57 City fire stations should be developed in accord with the City fire services study. While the siting of new fire stations should Page 5-14 Capital Facilities avoid Single Family Areas, fire safety and access shall have a . very high priority under this plan. CF -58 The siting, design construction and improvement of all public buildings shall be done in full compliance with the Americans with Disabilities Act (ADA). CF -59 Public and quasi -public facilities which attract a large number of visitors (City Hall, museums, libraries, educational, permit or license offices, and health or similar facilities, etc.) should be sited in areas which are accessible (within 1 /4 mile) by transit. CF -60 The City shall encourage other agencies to follow these siting principles in considering new sites for public buildings. CF -61 The location of religious institutions, private schools, community centers, parks and similar public or quasi -public facilities shall be related to the size of the facility and the area served. City-wide facilities should be sited in visible and accessible locations. CF -62 Small public or quasi -public facilities intended to serve one or two residential neighborhoods may be located within a neighborhood. Larger public or quasi -public facilities intended to serve mainly Auburn residents or businesses shall be located along major arterial roads within the Community Serving Area of Auburn, however, elementary schools should be given flexibility to locate along smaller roads. Buffering from adjacent land uses may be required. CF -63 The location of utility facilities is often dependent upon the physical requirements of the utility system. 'Sewerage lift stations, water reservoirs, and other similar facilities should be sited, designed, and buffered (through extensive screening and/or landscaping) to fit in with their surroundings harmoniously. When sited within or adjacent to residential areas, special attention should be given to minimizing noise, light and glare impacts. CF -64 Public facilities of an industrial or heavy commercial character should be confined to the Region Serving Area of Auburn. Examples of such facilities are the City maintenance and operations facility, state and regional solid waste facilities, and the Auburn School District bus barn. Is i Chapur5 Essential Public Facilities According to the GMA (RCW 36.70A.200), as amended, "Essential public facilities include those facilities that are typically difficult to site such as airports, state education facilities, state or regional transportation facilities as defined in. RCW 47.06.140, state and local correctional facilities, solid waste handling facilities, and in-patient facilities including substance abuse facilities, mental health facilities, group homes, and secure community transition facilities as defined in RCW 71.09.020." More generally, essential public facilities are facilities, conveyances, or sites that meet the following definition: (1) the facility, conveyance or site is used to provide services to the public; (2) these services are delivered_ by government agencies, private or non-profit organizations under contract to or with substantial funding from government agencies, or private firms or organizations subject to public service obligations, and (3) the facility or use of the site is necessary to adequately provide a public service. Page 5-16 The Growth Management Act requires that every comprehensive plan include a process for siting essential public facilities. No comprehensive plan can preclude the siting of essential public facilities within the community. The Growth Management Act includes these provisions because siting certain public facilities has become difficult due to the impacts many of these facilities have on the adjacent community. Many factors contribute to this problem, including increased demand for facilities to serve a growing population, increased competition for land as the state becomes more urbanized, problems with siting processes, and judicial decisions which compel jurisdictions to provide certain facilities. By including a process for siting essential facilities in the Comprehensive Plan, deficiencies in the siting process can be minimized. This section contains Auburn's process for siting essential public facilities. This is an interim process as the Growth Management Planning Council, which is made up of representatives of the cities in King County and the county, will develop a countywide process for siting essential public facilities. When that process is developed, Auburn may modify these procedures to reflect the Council's recommendation. CF -65 Essential Public Facility Siting Process. General: 1. The City will review proposals through the process outlined in parts (3) through (8) below, if the essential public facility largely serves a regional, countywide, statewide or national Capital Facilities need and is included in a policy sense within an adopted state or regional plan which meets the following criteria: a. The state or regional plan was developed through an appropriate public process (including at least one local public hearing) and has undergone a NEPA and/or SEPA review; and; b. A clear policy statement supporting the type of facility proposed must be included. The plan should also include, in a policy sense, a set of siting guidelines used for such a facility. Such criteria may include, but not be limited to, type and sufficiency of transportation access, co -location requirements, preferred adjacent land uses, on -or off-site security and/or mitigation, and required public facilities and services. 2. If the essential public facility largely serves a regional, countywide, statewide or national need and is not part of an adopted state or regional plan, the proponent will be required to request that the appropriate state or regional plan be amended to include the proposal meeting the criteria contained in part (1) above. The proposal will also be reviewed following the process outlined in parts (3) through (8). Essential Public Facilities of a regional, countywide, statewide, or national nature: 3. Essential public facilities of a regional, countywide, statewide or national nature will be reviewed by the City through the special area plan process. The boundaries of the Special Area Plan will be set at a scale directly related to the size and magnitude of the proposal. For facilities of regional, state, and national need, an alternative analysis will be performed using, but not limited to, the guidelines described in part I (above). Auburn staff shall participate in the review process of part 1 (above), and use the data, analysis and environmental documents prepared in that process to aid in the City's special area plan review, if Auburn determines that, those documents are adequate. If the facility requires other development permits, those approvals also shall be considered within the review process. 4. Impacts of the proposed essential public facility must be identified and an appropriate mitigation plan developed. Unless otherwise governed by State law, the financing strategy Chapter 5 for the mitigation plan shall be structured so that the costs of the plan shall be allocated proportionally on a benefit basis using, but not limited to, non -local sources of funding. 5. The special area plan process to be used for essential public facilities of a regional, countywide, statewide or national nature shall follow the City's Comprehensive Plan amendment process which. includes multiple opportunities for public involvement. 6. An analysis of the facility's impact on City finances shall be undertaken. If the study shows that locating a facility in a community would result in a disproportionate financial burden on the City of Auburn, an agreement with the project's proponents must be executed to mitigate the adverse financial impact or the approval shall be denied. Essential Public Facilities of primarily local nature: 7. If the essential public facility meets largely local needs (for example, in-patient facilities, including substance abuse facilities, mental health facilities and group homes), the facility shall be considered based upon section (8) below. All Essential Public Facilities: 8. The following criteria shall be used to evaluate all applications to site essential public facilities: a. Whether there is a public need for the facility. b. The impact of the facility on the surrounding uses and environment, the City and the region. c. Whether the design of the facility or the operation of the facility can be conditioned, or the impacts mitigated, in a similar manner as with a traditional private development, to make the facility compatible with the affected area and the environment. d. Whether a package of mitigating measures can be developed that would make siting the facility within the community more acceptable. e. Whether the factors that make the facility difficult to site can be modified to increase the range of available sites or to minimize impacts on affected areas and the environment. £ Whether the proposed essential public facility is consistent with the Auburn Comprehensive Plan. Page 5-18 Capital Facilities g. Essential public facilities shall comply with any applicable state siting and permitting requirements (e.g., hazardous waste facilities). h. Whether the State proves by clear, cogent, and convincing evidence that 1) a sufficient and reasonable number of alternative sites have been fully, fairly, and copetently considered; and 2) such sites were found to be unsuitable for an SCTF for reasons other than the cost of property. i. Whether careful analysis has been completed to show that siting of the facility will have no undue impact on any one racial, cultural, or socio-economic group, and that there will not be a resulting concentration of similar facilities in a particular neighborhood, community, jurisdiction or region. CF -66 The Planning Director shall make a determination as to whether a development application will result in a significant change of use or a significant change in the intensity of use of an existing essential public facility. If the Planning Director determines that the proposed changes are significant, the proposal will be subject to the essential public facility siting process as defined in Policy CF -65. If the Planning Director determines that the proposed changes are insignificant, the application shall be reviewed through the City's standard development review procedures. The Planning Director's determination shall be based upon the following: a. The proposal's impacts on the surrounding area b. The likelihood that there will be future additions, expansions, or further activity related to or connected with the proposal. One of the difficulties of siting essential public facilities is that they are not allowed in all appropriate areas. To help address this problem, Auburn shall allow essential public facilities in those zones in which they would be compatible. The types of facilities that are compatible will vary with the impacts likely from the facility and the zoning district. In the M-2 Zoning District, many essential public facilities will be compatible uses and broad use categories allowing such uses should be included in the zone. CF -67 Essential public facilities shall be allowed in those zoning districts in which they would be compatible and impacts can be mitigated. In situations where specific development standards Page 5-19 EA 0 Chapter 5 Page 5-20 cannot be met, but there is a determination that the facility can be made compatible, the City Council can waive those specific standards with the requirement that appropriate mitigation is provided. The M-2 Zoning District should include broad use categories that allow all essential public facilities that are difficult to site as permitted or conditional uses as appropriate. CF -68 Essential public facilities should be equitably located throughout the City, county and state. No jurisdiction should absorb a disproportionate share. CF -69 Essential public facilities of a regional, countywide, statewide or national nature should be restricted to the Region Serving Area of Auburn. Such facilities should be located in relationship to transportation facilities in a manner appropriate to their transportation needs. Extensive buffering from adjacent uses may be required. Facilities which generate a significant amount of truck traffic should be located on major arterial streets. CHAPTER 6 PRIVATE UTILITIES Introduction The Growth Management Act requires the City of Auburn to include a utilities element within its Comprehensive Plan. The element should provide a framework for the efficient and predictable provision and siting of utility facilities and services within the City consistent with the serving utilities public service obligations. This element covers private utilities, (those not provided by the City of Auburn) and includes electricity, telecommunications, and natural gas. City owned water, sewer, and stormwater utilities are described within the Capital Facilities Element (Chapter 5) of this comprehensive plan. Investor owned utilities in the State of Washington are regulated by the Washington Utilities and Transportation Commission (WUTC). Meet utilities under IARUT-Gs jwisdiefien must pr-eAde suitable feedifies te supply seFyiee en J State law regulates the rates, charges, services facilities and practices of utilities. Any changes in policies regarding these aspects of utility provision require WUTC approval. The primary responsibility for planning for private utilities rests with the utility providers. Clearly, however, this planning can not take place without open lines of communication between the City and the utility providers. The City acknowledges that some private utility providers are not willing to provide capacity or future construction plans as some of this information may effect their competitiveness or be considered to be proprietary. The utilities, however, must recognize that this may hinder the City's ability to assist them in their projects. 0 0 LI • 0 Chapter 6 Background Electricity Puget Sound Energy (PSEI rovides electrical and natural gas service to the City of Auburn and its potential annexation area. Puget PeweF PSE is an investor-owned private utility which provides service to approximately 1.2 million customers in a service area that covers 6.000 souare miles. , indavKr^t meteredn- e t a rAne 4,509 squaFe ftem hydmeleetFi genemli_ a •t• t t t.• wt t Y . With respect to electrical service. PSE builds operates and maintains an electrical system consisting of generation transmission and distribution facilities. Facility technology for electricity transmission may change in the future in response to the need to create more efficient facilities and in response to various electromagnetic field and health concerns. Utility policies should be updated in the future to take into consideration changes in technology, facilities, and services. Map 6.1 shows existing and proposed electrical service facilities within the City of Auburn and its potential annexation areas. For more complete and detailed information on these facilities, see PSE'saget-Pewee's Draft GMM Electrical Facilities Plan for South King County and Pierce County, November 1992. Natural Gas Page 6-2 The Northwest Pipeline Corporation and Enumclaw Gas also have gas lines in the southeastern portion of the City. While the Northwest Pipeline Corporation does not serve any customers within the City, Enumclaw Gas has some residential customers in the area of the Adventist Academy. Map 6.2 shows existing major natural gas pipelines within the City and its potential annexation areas. eefrAnereial and 7. tef&eFy. As of 1904 IANC; - and 11, 190 %rithin Aubwn's r Page 6-2 The Northwest Pipeline Corporation and Enumclaw Gas also have gas lines in the southeastern portion of the City. While the Northwest Pipeline Corporation does not serve any customers within the City, Enumclaw Gas has some residential customers in the area of the Adventist Academy. Map 6.2 shows existing major natural gas pipelines within the City and its potential annexation areas. Private Utilities Telecommunications 0 Telecommunications include a wide range of services including conventional telephone, cellular telephone and cable television. Technology in the field of telecommunications continues to changeis rapidly an.,._ ___ ,..eider-, Le.., mueh this field pr-ediet where it A;iR be headed in the nei Conventional Telephone Conventional local telephone service to the City is provided by Qwestlig West US 3WOS4 est offers service to 25 million customers in 14 Western States. The facilities in which calls are switched are called central offices. Typically there are four main lines heading out from each central office - one in each direction. Auburn's central office is located in downtown Auburn. Long distance service is provided in the area by several S fint-,-4C-l-arid ether providers. These Providers Spri and MCI have underground fiber optic cables passing through the City of Auburn. Cellular Telephone Cellular telecommunications Provide mobile telephone communications via radios that send and receive signals from a network of receivers mounted on utility Poles, towers. buildings or other structures on Private property or within the right of way. Cellular communication companies offer digital voice, messaging and high speed wireless data services to customers. l-..ilale_ One -.1 US We NEIA41BGFOD f1_eup .a Cellular telephone service within the City and its potential annexation areas is provided by approximately 20 private companies providing service throughout the Puget Sound region. Regulation of cellular providers is provided by the Federal Communications Commission (FCC). Technology and business practices in theis area of telecommunications continues is to changeing-paifieulerly rapidly. In addition; it is possible tho fasik4y aaneems abetA ting—frtafe effieiem feeili ies and yarieus eleetFef ..,....6 eetie Q.JA id- a effis. Gellul.._ One has _ __ __ Map 6.3 shows the location of both Cellular and conventional telephone facilities within Auburn. Page 6 3 Chapter 6 0 Cable Television Cable television service is provided by Comcast `^' C-;ablevisigfi aFe�t� nett tate -stmt Gity--1:—t —Cable television by-;;eah vided through a combination of aerial and underground cables. The location of existing and planned cable lines are shown on Map 6.4. GOAL 15 PRIVATE UTILITIES To ensure safe, efficient provision of private utilities to serve all segments and activities of the community. Objective 15.1 To allow the development of private utilities to meet the needs of the existing community and provide for its planned growth consistent with the serving utilities public service obligations. Policies: PU-1 Private utility companies are recognized as providers of important services necessary to maintain current and future lifestyles. PU-2 Private utility providers should refer to the City's Comprehensive Plan Map for guidance regarding future land uses and intensities. Private utility facilities and systems should be consistent with the uses and densities allowed by the Comprehensive Plan and Zoning Code. The City will regularly provide this information and information on pending development proposals (both public and private) to the appropriate provider. In return, the City expects there to be a cooperative posture towards coordinated and sensitive expansion of the infrastructure. PU-3 Private utility companies should strive to provide utility services to all segments of the Auburn population and areas of the community. Objective 15.2 To improve the safety, visual quality, and efficiency of private utility facilities consistent with the serving utilities public service. Policies: PU-4 The City shall require that new private utility distribution, service and telecommunication lines be located underground within all Page 6-4 Private Utilities new developments. The City will also work with the utility companies to relocate existing distribution, service and telecommunication lines underground as a part of system upgrading or urban revitalization projects, whenever it is economically and technologically feasible. PU-5 Common utility trenches should be encouraged and coordinated by both private and public providers whenever possible. PU-6 To reduce visual clutter, antennas, relay mechanisms and similar structures should be located on existing poles, structures, or buildings whenever possible. When deemed feasible and necessary to minimize impacts on adjacent uses or views by the City, visual screening may be required. PU-7 The City shall consider the environmental impacts of proposed utility facilities as a part of its environmental review process. When requested by the City, the utility provider shall furnish documentation of current research results and/or provide additional information related to determining the environmental impacts, if any, of the proposed facilities. The City may require Feasenable e initigating aPPrep+ia.4e- PU-8 The construction of facilities and provision of services by private utility providers within the City of Auburn shall be in compliance with all of the goals and policies of this comprehensive plan. PU-9 Decisions regarding private utility facilities within Auburn should consider the safe, adequate and efficient availability of these utilities to other jurisdictions. PU-10 The location of utility facilities is often dependent upon the physical requirements of the utility system. All utility facilities should be sited, designed, and buffered (through extensive screening and/or landscaping) to fit in with their surroundings harmoniously and safely. When sited within or adjacent to residential areas, special attention should be given to minimizing noise, light and glare impacts. 0 • CHAPTER 7 TRANSPORTATION Introduction The transportation system is a basic component of Auburn's social, economic, and physical structure. On the most basic level, it provides opportunities for movement throughout the City and the region, but over the long term it influences patterns of growth and the level of economic activity through the accessibility it provides to land. Planning for the development and maintenance of the transportation system is a critical activity, both for promoting the efficient movement of goods and people and for maintaining the strong role that transportation can play in attaining other community objectives. An efficiently functioning transportation system is vital for regional growth and prosperity. Breakdowns in this system will result in increased costs to conduct business in the City and region, thereby lowering the area's competitiveness with other markets. Further, the transportation system's inability to provide a satisfactory level of service is one of the most visible effects when growth overwhelms the existing infrastructure. If this breakdown occurs, traffic congestion increases, mobility is reduced, and air quality declines. This transportation chapter provides a policy framework for addressing Auburn's approach to transportation issues affecting the City. The City of Auburn Capital Facilities and Transportation Plans should be examined to gain a more complete view of Auburn's approach to transportation issues. In addition to the policy framework, this chapter provides an overview of some transportation issues and background information on the transportation system. Background The Auburn transportation system is comprised of all of the different methods of transportation that move people and freight throughout the City. While this system is multimodal (i.e. it is comprised of several different modes or types of travel such as the automobile, bicycles, walking or transit), the primary mode of travel is the automobile. This is made possible by an 0 Cha ter 7 Paa 7-2 extensive road network that has developed within the City and the region. Transit, biking, and walking are used to a much lesser degree because of the relative lack of supporting facilities (good transit service, bicycle racks, bike paths), and land use characteristics that would make these more attractive alternatives. The high cost, together with the difficulty of continually expanding the City road network to meet increased demand and the lowering of the region's air quality, have placed an emphasis on encouraging modes of travel other than the automobile (multimodalism), decreasing the demand for travel (transportation demand management), and encouraging more efficient use of the existing infrastructure (transportation system management). The encouragement and support of multimodalism, transportation demand management, and transportation system management are key components in the City's approach to addressing its transportation needs. Tl'e " ef4The Growth Management Act requires that all local governments required to plan under the GMA appiv concurrenev for transportation facilities. thw leeal gevemmen4s e . development ..1.• if adequate publie F easGes e n beg eed to be •1 1.1 to supped nein develepmenf Rlkile she Gfey.4h ManagememAe! less . This means that The Aet requires that the faoilities aeeessai�-development cannot lower the and to fnaiRtain an adepted level of service standard (to be discussed below) below the locally adopted minimum unless transportation facilities necessary to maintain the level of service standard are provided bested "concurrently" with development. Concurrently is defined within the Act as being completed at the time of or within six years of completion of the development (this is done to coincide with the six year time frame of most capital facilities plans). W the gliay is not av"able at the time ec fi di c must b availabie development. eeflstfu et !be f •t•t : withifi !be si* year eapital €aeilifies—plan if !his gtiaFmtee is nei in plaee, the deveiepment must be Fevised or- the pe f".. that ae. lopme.., must be .de..:", if concurrency for transportation facilities cannot be met, the development proposal cannot be allowed to proceed: however. options are still available to allow the development to proceed in some manner. Examples of options available to the local iurisdiction include lowering the level of service standard delayine and/or phasing the development to eliminate the need for the concurrency improvement. reassessment the land use plan and/or identifying funding to construct the improvement within the six year time frame Transportation GOAL 16 TRANSPORTATION SYSTEM Auburn will plan, expand, and improve its transportation system in cooperation and coordination with adjacent and regional jurisdictions to ensure concurrency compliance with the Growth Management Act, and to provide a safe and efficient multimodal system that meets the community needs and facilitates the land use plan. Roadway System The roadway system provides the primary means for transportation throughout the Auburn area. The City is served by an extensive street network which includes freeways, arterials, rural, and local streets. (see below and Map 7-1). All roads within Auburn are classified according to their "functional classification". These classifications describe the character of service that a road is intended to provide, as well as establish minimum design standards to meet the expected performance standards. Roadways within the Auburn Urban Growth Area will be designated consistent with the 1994 edition of "A Policy on Geometric Design of Highways and Streets" Published by the American Association of State Highway and Transportation Officials (AASHTO), the guidelines of the Washington State Department of Transportation as mandated by RCW 47.05.021, and King County. Roadway classifications in Auburn are: Freeways Freeways within the City are operated and maintained by the State and are intended to cant' traffic through the City to and from other parts of the region. Freeways also enable traffic originating in or destined for Auburn to move efficiently into or out of the City. The City will continue to work with the WSDOT and PSRC to maintain and improve the regional transportation facilities and their interface with the City arterial system. There are two limited access freeways which pass through Auburn: SR 167 and SR 18. Both SR 18 and SR 167 have been identified as "Highways of Statewide Significance" pursuant to House Bill 1487 passed in 1998. These freeways are intended to accommodate regional traffic passing through the City, with a small portion originating from and destined to Auburn. In Auburn, SR 18 is a federally designated Urban Principal Arterial four lane facility that has a length of approximately 3.8 miles within the city limits. Its full access class is "Full Limited Access" and maintains a posted speed of 60 mph. Depending upon the highway segment, AADT range from 41,532 (4.83 to 6.84) to a high of 82,462 (3.81 to 4.25). SR 18 does not currently have, and is not proposed for, High Occupancy Vehicle (HOV) lanes or special transit lanes. 0 SR 167's federal functional classification is as an Urban Principal Arterial. It is a four lane, "Full Limited Access" facility with a median separating the opposing traffic flows. SR 167 has a posted speed of 60 mph and has a length of approximately 3.66 miles within the city limits. Information provided by WSDOT indicates that AADT for Highway 167 ranges from 67,673 to 91,492 depending on the roadway segment within the city. Approximately 4.4 miles of State Route 164 also is located within the City of Auburn. SR 164 is identified as a Non -Highway of Statewide Significance and has a posted speed of 3545 mph in the City limits. Its federal functional class is as an "Urban Minor Arterial" and it has 2 to 4 lanes within the city limits. SR 164's access class varies. SR 164 is a "Full Limited" access class at the Interchange with SR 18; Class 5 From SR 18 to R Street; Class 4 R Street to Poplar Street; and Class 3 from Poplar Street to Auburn's south City Limits. According to WSDOT, SR 164's existing AADT varies from 18,811 to 32,839 depending on the roadway segment. HB 1487 requires local jurisdictions to identify improvements contained in the Washington State Highway System Plan. The Washington State Highway System Plan identifies certain improvements for Highways 18 and 167. Highway 18 has two identified improvements. The first is a 4.04 mile section length to improve/modify the interchange at SR 167 and C street, including a westbound climbing lane from SR 167 to I-5 and including HOV lanes. The estimated cost of this proposal in 1997 dollars ranges from a low of $41.3 million to a high of $53.7 million. The second improvement identified for Highway 18 involves a section from SR 164 to Aubum-Black Diamond Road to study the improvement of existing access points or the construction of a new access which will connect Highway 18 with SR 164. The identified cost (in 1997 dollars) ranges from a low of $ 0.50 million to a high of $ 0.65 million. The third project identified in the State Highway System Plan for the Auburn area is for Highway 167. This improvement is described as a 2.47 mile section length on SR 167 from 15" Street SW to 15th Street NW. This involves widening the roadway for HOV lanes. The range of costs in 1997 dollars is a low of $29.54 million to a high of $33.97 million. Alf of the projects above are identified in the State Highway System Plan as being in an urban area within WSDOT's northwest region and as being financially constrained. Arterials Pae 7-4 Transportation Arterials typically interconnect major traffic generators and other activity generators. The City has four types of arterials: 1. Principal arterials - Principal arterials are designed to move traffic between locations within the local area and to access the freeways. Design emphasis should be placed on providing movement of through -traffic, though direct access to land uses is permitted. Principal arterials are typically constructed to accommodate 5 lanes of traffic. Streets in this classification include: Auburn Way North and South, M Street NE and SE Harvey Road, South 277`h Street, West Valley Highway, "A" Street SE and 15th Street NW and SW. 2. Minor Arterials - Though primarily for through -traffic, minor arterials place more emphasis on local movements. Minor arterial streets convey traffic onto principal arterials from collector and local streets. They place slightly more emphasis on land access and offer a lower level of mobility than principal arterials. They are typically constructed to accommodate four lanes of traffic. Streets in this classification include: "C" Street NW and `B" Street NW. 3. Residential Collector Arterials - Residential collector arterial streets convey traffic onto minor arterials, and non- residential collector arterials. They provide through movements in residential neighborhoods and serve adjacent residential parcels. Residential collector arterial streets are typically constructed to accommodate two lanes of traffic with either a center tum lane or bike lanes. Streets in this classification include: 37th Street SE and Dogwood Street SE. 4. Non -Residential Collector Arterial - Non -Residential collector arterial streets distribute traffic to and from the principal or minor arterials and local access streets. They provide through movements primarily in commercial and industrial areas, and a balance between mobility and land access to adjacent land use. Non -Residential collector arterials typically accommodate two lanes of traffic. Streets in this classification include: 4th Street NE and "F" Street. Local Streets Local streets are maintained by the City and almost exclusively serve local traffic, carrying it to higher classification roadways. They are not intended 0 1] Chs ter 7 Pae L for through traffic. Local streets are typically constructed to accommodate two travel lanes. Streets in this classification include: "D" Street SE and 118th Street NE. Transportation Rural Streets 0 Rural streets generally serve travel of primarily intra -county rather than statewide importance, and constitute routes of shorter travel distances than arterials. Streets in this classification include: 53rd Street SE and Stuck River Dr. Objective 16.1 To provide an integrated street network of different classes of streets designed to facilitate different types of traffic flows and access needs. Policies: TR -1 The 1997 Transportation Plan, as may be amended or updated, is adopted and incorporated into this Plan. TR -2 The City street system is made up of three classes of streets: a. Arterials - a system of City, state, and county streets designed to move traffic from or to one area within the local area to or from another area. These streets should be adequate in number, appropriately situated, and designed to accommodate moderate to high traffic volumes with a minimum of disruption in the flow. b. Rural Streets - A system of the intra -county roads linking residential neighborhoods to the urban street system. C. Local Streets - a system of City streets which collect traffic from individual sites and carry the traffic to the arterial system. TR -3 TR -3 has been deleted. TR -4 A comprehensive street classification system and Arterial Street Plan are presented in Map 7.2 which includes all streets within the City, and classifies them according to their function within the transportation system. TR -5 Street standards shall be developed that 'reflect the street classification system and function. The design and management of the street network shall seek to improve the appearance of existing street corridors. Streets are recognized as an important component of the public spaces within the City and should include, where appropriate, landscaping to enhance the appearance of City street corridors. The standards should include provisions for streetscaping. Cha ter 7 Objective 16.2 To provide an efficient arterial street network. Policies: TR -6 The City has four classes of arterials: a. Principal arterial streets convey traffic along commercial or industrial activities, and provide access to freeways. They emphasize mobility and de-emphasize access to adjacent land uses. Principal arterial streets are typically constructed to accommodate five lanes of traffic. b. Minor arterial streets convey traffic onto principal arterials from collector and local streets. They place slightly more emphasis on land access and offer a lower level of mobility than principal arterials. Minor arterial streets are typically constructed to accommodate four lanes of traffic. c. Residential and Non-residential Collector arterials constructed to accommodate three or four lanes of traffic, but striped to accommodate three lanes of traffic. Additional lanes would be provided if and when traffic flows require such striping for efficient traffic flow. TR -7 The City shall encourage King and Pierce Counties to develop and implement a similar system of arterial designations within Auburn's potential annexation area. TR -8 The City shall encourage and support the development of new arterials that provide the opportunity to avoid the Community Serving Areas, (Map 3.2) including a new connection between the Auburn Way South/SR 164 and Highway 18.-8;;k Street extensien 4777th Street 1 1 1411 area - TR -9 The City shall designate new arterials to serve developing areas before such development. Such arterials shall be spaced in compliance with good transportation network planning principles. Objective 16.3 To provide an effective street system of local collectors for local traffic. Policies: TR -10 Through traffic shall be discouraged in local residential areas. Pa a 7-8 Transportation TR -1l Collector streets shall be constructed with curbs, gutters, and sidewalks on both sides. TR -12 Except where now provided, private streets shall only be considered within developments under a common management or to serve four or fewer lots. TR -13 An efficient transportation system seeks to spread vehicle movements over a series of planned streets. The goal of the system is to encourage connectivity while preventing unacceptably high traffic volumes on any one street. Ample alternatives should exist to accommodate access for emergency vehicles. For these reasons the City will continue to plan a series of collector -arterials and arterials designed to national standards to provide efficient service to the community. Ample alternatives should also exist to accommodate non -motorized transportation on collector -arterials and arterials, on local roads within and between subdivisions, and on non -motorized pathways. A. Definitions 1. Dead end street: Street that accesses the roadway system only at one end. Dead end streets are permanent conditions and should end in a cul-de-sac where appropriate. 2. Stub end street: Dead end street that is planned to be extended and connected to future streets in an adjacent development. Depending on its length, it may or may not require a temporary cul-de-sac. B. Access in new development: The internal local residential street network for a subdivision should be designed to discourage regional through traffic and non-residential traffic from penetrating the subdivision or adjacent subdivisions. Local residential streets shall not exceed 1,300 feet in length between intersections and shall not serve more than 75 dwelling units. 2. Where possible, streets shall be planned, designed and constructed to connect to future development., All stub end streets shall be properly protected by traffic barriers Cha ter 7 in a manner that complies with the requirements of the Manual of Uniform Traffic Control Devices. 3. Dead end streets shall not be more than 600 feet in length. Dead end streets ending in permanent cul-de- sacs shall serve a maximum of 25 dwelling units. When applicable, . non -motorized paths shall be provided at the end of the street to shorten walking distances to an adjacent arterial or public facilities including, but not limited to, schools or parks. 4. Residential developments should be planned in a manner that minimizes the number of local street accesses to arterials and collector -arterials. Residential developments with greater than 75 dwelling units, including single family developments, multi -family developments or any combination thereof, shall have a minimum of two accesses to either a collector -arterial or an arterial. Residential developments with less than 75 dwelling units, including single family developments, multi -family developments or any combination thereof, may limit general access to one access to a collector -arterial or arterial. Developments with between 25 and 75 dwelling units shall also provide a second access route to a collector -arterial or an arterial for emergency vehicle access. C. Access to existing areas: To promote efficient connectivity between areas of the community, existing stub end streets shall be linked to other streets in new development whenever the opportunity arises. D. Acceptable traffic volumes: Projected trip generation shall be -calculated based on the current edition of the Institute of Transportation Engineers (ITE) Trip Generation Manual. Stub end streets shall not be linked to a new street if the connection is likely to result in traffic volumes which will exceed acceptable volumes for the road's classification. These volumes are defined by the City of Auburn's Comprehensive Transportation Plan (chart titled Functional Pae LLL Transportation Classification System, Characteristics of the Roadway Function). Local residential stub end streets shall not be extended if the resulting roadway segment will generate more than 750 trips per day based on the current edition of the ITE Trip Generation Manual. Consideration may also be given to the character and nature of the neighborhoods proposed to be connected. E. Community Notification: Property owners and tenants adjacent to stub end streets shall be adequately informed of the stub end street functional classification and potential traffic volumes. Methods for such notification should include plat covenants, public roadway signs or other measures. Objective 16.4 To accommodate through -traffic in the City as efficiently as possible, with a minimum of disruption to the local community. Policies: TR -14 The City shall continue to support the activities of the State Department of Transportation to facilitate the movement of through traffic through the City. TR -15 The City shall encourage the State and County to develop through routes which avoid the community serving area of the City. TR -16 The City should actively solicit action by the State and King and Pierce Counties to program and construct those improvements to State and County arterial and freeway systems needed to serve Auburn. Roadway Level of Service Level of Service (LOS) is a measure of the operational performance of a transportation facility. This measure considers perception by motorists and passengers in terms of speed, travel time, freedom to maneuver, traffic interruptions and delays, comfort, and convenience. Levels of service are typically given letter designations from A through F, with LOS A representing the best operating conditions, and LOS F representing the worst. Level of Service can be quantified in different terms, depending on the transportation facility. For example, on highways the level of service can be defined by the general spacing of cars traveling on the roadway and their level of interference with one another. At intersections, the level of 0 Cha ter 7 Pa a 7-12 service can be defined by the length of delay a vehicle experiences in passing through that intersection. Definitions for each level of service and the methodologies for calculating the level of service for various facilities are contained in Transportation Research Board Special Report 209, Highway Capacity Manual. Level of Service in Auburn Because of the complex nature of development and resulting traffic flows and the ability of individuals to take alternative routes, jurisdictions throughout the State are developing LOS measurements which differ from the more traditional measurements defined above. The City of Auburn has she—di€€efem eriteria—€_er measwing -LOS as €ellewsi ;�peaj the imnlamantatinn of..^Ye -F'a • > 1. G• .•n ,.1.e..,J e.. 7aefseeLevel e .el of Sen4ee as a .. eF nwasur-e d tiserelies on arterial corridor level of service as its primary measurement of transportation system impacts: 4� Arterial Corridor LOS Thim, four €eaoeea arterial corridor segments which reflect the routes most frequently traveled within the City have been designated. The LOS standard for those corridors is Primarily is LOS "D» although certain corridors may operate at LOS E as Manual Third Edition "dated in nee _ , 1997. An automated interconnect system coordinates operation of the traffic signals in these corridors. This coordination provides improved traffic progression, as well as reduction of fael consumption, pollution emission, and delay. In these corridors, the average delay per vehicle at signalized intersections is calculated by the use of Arterial Analysis Package (AAP) program. The designated arterial corridors and their actual 2005 Levels of Service are presented in Figure 7.1. Transportation ^7 Figure 7.1 City of Aubum Corridor Level of Service ID Corridor From � 0 Actual LOS 2005 1 Auburn Way North 115th St NE lNorthem City Limns C 2 Aubum Way North East Main St. 15th St NE B 2 Aubum Way South East Main St.40 St NE I "M" St SE E 4 Auburn Way South - 'M` St SE Eastern City Limits F 5 M St./Harvey Auburn Wav North East Main St. C 6 M SL/Hanrev East Main St Auburn Wav South E 7 Everareen We Lakeland Hills Way Kersey Wav Future $ 37th St NEMW West Valley Hwv "I" St. NE D Q !%L% NE/NWWest Valley Hwv Auburn Way North D 1Q Aubum Ave J "A" St 4th St. NE SR 18 Southam Citv Limits p 11 Main St West Valley Hwy "R_St. B 12 15th St SW West VaNev Hwy "C" St SW C 13 "C" Stt SW Ellinason 15th St. NW SR 18 B 14 West Valley Hwv Northam City Limits Southam City Limits F 15S 277th St Frontage Rd. 1081h Ave SE D a "R" St./Kersev Wav - Aubum Wav South/ 17th St SE Southam Cttv Limns 182nd Ave E p A 17 I Lake Taoos Parkway East Valley Hwv. 18 "A: St SWJNW/ "B" St NW 3rd St. SW 0 St NW 77th t B 12 8th St NE/Lea Hill Rd, Auburn Wav North 132nd Ave SE E 29 "D" St NW/Emerald Downs Dr 5 S 2770 St 15th St.NW A 21 "I� N€ S2_fSt Harvey Rd B 22 132nd Ave SE SE 282nd St SE 312th SI g 23 1124th Ave SE SE 282nd St SE 320th. St B 24 104th Ave SENSE 304th St 8th St NE 132nd Ave SE C 25 105th Place SE/107th Place SEf Lea Hill Rd 124th Ave SE D SE 320th St 26 Lakeland Hills Wav SE Lake Taoos Parkway Orayetz Rd B 27 129th St SE/Riverwalk Dr A Street SE Auburn Way South C 28 1 108th Ave SE/1121h Ave SE2S n Ctt SE 304th St p 29 149th St NW IB St NW S 277th St Future SEJAubum Black Diamond Rd 8th St NE SR 18 B t SE "A" St SE Auburn Wav South p T2_43' t SE/Ellingson Rd "A" St SESR 167 Westem A St SECtty Limits E — nd Hills Way SE/OraMg Rd East Valkv Hwy Kersey We € SW/Cross St `C" Street Auburn Wav South p Pae 7-13 0 0 0 Cha ter 7 Pa a 7-14 _r -. s as•Se.. ,,;gr �. t ? m -- r.. .IMP r. . A..L...... 1 cavaxn-n-ai-reorar.-rvcroazcc{'-z+i-iv�nvnncrslz GL C._.._ N Le_.. Cita 1: rtr-txrrciiS {� r A .b u fa Way Namh. L....a ME.;.. C. 9 1 C.L S*fs .. TTL p 13 SS^ tf 1 GL StFee. TTL4T{I1. 17..11.... LI:..L..-....... ••fl>+ C. TTL 14_-- -- -- A., e....,. 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Both SR 167 and SR 18 are Highways of Statewide Significance (HSS). The current IIIA Freeway LOS House Bill 1487 adopted by the Washington State Legislature in 1998 indicates that the Transportation Element of local comprehensive plans must include the LOS standards for State-owned transportation facilities (Highways of Statewide Significance). The Current State Highway System Plan (HSP) identifies service objectives as a highway capacity LOS for state highways. Both SR 167 and SR 18 are Highways of Statewide Significance (HSS). The current Cha ter 7 Ref Ams - -bimits -- bones 'bxniE C.00mis walk" Y!F t9S male WF 7fY:C wlcnrn• 4((0 4040 4..32 A 1432.2 0:94? 11) 3 30Fh SI -7J 9A0 3394 0-26 A 3?44 0404 1 A 4 291h .- N! 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I U- WW 39(0 4:24 A 3487 (..343 1 A 44 9St?4h _ n S' s x dill ,tr 2 3? 4000 607-5 438 A 9457 4329 1 A -54 '* 3-1 iFBF�'.€., ••� _ ••"`•`•--.--o. `'" 7�.,�1e-24...'4"ee` 2 33 4800 6350 440 A 8§47 0337 1 A 2 33 4009 9%( 962 E 42458 9279 1 C- -52- J4 -St SS - 2 33 3200 42120 0.43 A 12458 16 :O -"^'N R m., 2 35 44" 48095 0.63 A 42438 0779 1 F P e 7-20 0 0 Transportation • service standard adopted by WSDOT is LOS "D -Mitigate" for HSS in urban areas. Another item HB 1487 did was to clarify that the concurrency requirement of GMA does not apply to HSS (or any other transportation facility and services of statewide significance for that matter). In addition, HB 1487 requires local jurisdictions to estimate traffic impacts to State owned facilities resulting from land use assumptions in the comprehensive plan. A broad overview of Auburn's Comprehensive Plan Land Use Map shows industrial (light and heavy) designations in the west side of the city along both sides of West Valley Highway, strip commercial development along Auburn Way South and a sizable commercial plan designation near the intersection of Highway 18 and 15th Street SW interchange (SuperMall). Downtown Auburn is located in proximity to the C Street and Auburn Way South ramps with Highway 18. Residential development exists along the Auburn valley floor, west hill, and east hill (Lea Hill in unincorporated King County and Lakeland Hills). As with. many cities in South King and Pierce counties, especially those along the SR 167 corridor, the local land use plan is characterized by a predominance of light and heavy industrial land use designations. Table 3.1 in the Land Use Element identifies "Industrial" as the City's second most predominant zoning designation (residential being first). Industrial zoning comprised about 25 percent of Auburn's land in 20044443. Consequently, the City's land use plan establishes a development pattern that has industrial related traffic impacts upon the State Highway System. This includes the frequent movement of such truck and freight related shipment and product delivery. Auburn's industrial areas also consists of light industrial warehouse development. This typically results in a relatively low pm peak hour generation impact. Another key land use feature on the Auburn Comprehensive Plan Map is a "Heavy Commercial" designation at 15th Street SW adjacent to Highway 167 and Highway 18. This commercial designation is the SuperMall site. The SuperMall attracts customers on a regional basis and impacts use of the State Highway System in this respect, and more so than the Auburn downtown or the strip commercial development along Auburn Way. Commercial development in Downtown Auburn and Auburn Way tend to serve more localized needs. The City's Comprehensive Plan land use map focuses residential development in the valley and on the west and east hill areas. Most new Cha ter 7 residential development is expected to occur in the east hill area of Auburn • such as Lea Hill and Lakeland Hills. However, much of Lea Hill is in unincorporated King County. Access to the State Highway system is generally limited in the east hill, although Highway 18 can be accessed on Lea Hill at the eastern boundary of the City's Potential Annexation Area. Future impacts on the State Highway system in the Lea Hill area will primarily be commuter traffic given the predominant residential comprehensive plan designations in that area. The development of Lakeland Hills will also principally result in residential commuter traffic impacts. Future impacts to the State Highway System can generally be gauged by projected arterial link ADT volumes at or near State Highway ramps. This is, though, at best only a general estimate since not all traffic passing through these street segments is accessing the State Highway system. Also, not all traffic is proceeding along the entire length of the street segment (i.e. may not pass by the Highway ramp). Further, traffic using the arterial segment may be originating from local jurisdictions outside of Auburn, and may therefore not result from assumptions in Auburn's land use plan. table. _The City has nroiected average daily traffic (ADT) volumes for arterials along State Highwav ramns Some examples include C Street, West Valley Highway and Auburn Way South with Highway 18 and 15th Street NW and 15th Street SW with Highway 167. The highest projected year 2020 ADT volume is expected to be 41,523 along the 15th Street NW/NE arterial link from West Valley Highway to Auburn Way North (1993 ADT 28,415). Similar information is provided for the other arterial links and may be used as a means of generally estimating future traffic impacts to the State Highway system given limitations — some of which were expressed above. SR 164 is also in the City limits. Year 2020 average daily traffic (ADT) volumes along SR 164 are expected to range from 23,154 along the Fir Street to Polar Street arterial link (ADT of 19,925 in 1993) to 40,125 along the 6th Street SE to M Street link (ADT of 31,825 in 1993). 34ear-2020 1=09 is expeeted to fange 0 Transportation Finally, the State Highway System also impacts the City's local street system. A "cut through" traffic pattern results in significant traffic volume increases on the local arterial street system. For example, much of Auburn's pm peak hour trips are work to home trips originating outside of the Auburn area and destined for residential areas outside of Auburn. including Lea Hill (unincorporated King County), Pierce County and the Enumclaw Plateau. This traffic exits State routes and travels through Auburn to avoid congestion on the State Highway System. This is evidenced by increases in traffic counts within the City that clearly exceed that which might be expected through anticipated growth and development patterns outlined in the City's land use plan. Threshold or Standard It is necessary to define a LOS standard for transportation facilities to enforce the concurrency requirements of this Comprehensive Plan. If development results in a given facility s service falling below a defined LOS standard, concurrency requires that the development causing the deficiency be revised or that the permit for that development be denied. Auburn defines below LOS as: an unacceptable increase in hazard or safety on a roadway; an increase in congestion which constitutes an unacceptable adverse environmental impact under the State Environmental Policy Act; ora scam reduction in the any Af the fell level of service criteria as defined within the policies below. Objective 16.5. To ensure that new development does not degrade transportation facilities to below LOS standards. TR -17 New development shall not be allowed if an LOS is below the LOS standard before development or when the impacts of the new development on the transportation system degrades the LOS to below the LOS standard, unless the condition is remedied concurrent with the development as described in Chapter Six of the Comprehensive Transportation Plan. TR -1 S The term "below the level of service standard" shall apply to situations where traffic attributed to a development results in any of the following: a. An unacceptable increase in hazard or safety on a roadway. b. An increase in congestion which constitutes an unacceptable adverse environmental impact under the State Environmental Policy Act. Cha ter 7 C. A reduetien of any of the three levels of service reduction below the following level of service standards: 4 -.—Arterial Corridor LOS: The Level of Service standard for each arterial corridor is "D". with the exception of the following corridors that may operate at LOS E: • Auburn Wav South (E. Main St to M Street • Auburn Wav South (M Street SE to east cite limits): • M Street/Harvev (East Main Street to Auburn Wav South); • West Valley Hiahwav (north city limits to south city limits); • 81h Street NE/Lea Hill Road (Auburn Wav North to 132nd Ave SE): • 4151 Street SE/Ellingson Road (West City limits to A Street SE); • Lakeland Hills Wav SE/Oravetz Road (East Valley Highwav to Kersey Wav). Corridor segments within Downtown Auburn may operate at LOS E in accordance with the Auburn Downtown Plan. 2.a.Signalked lRteFseet+en LOS, he level 4serti-iee eeeyt fef •nura ccn»-c.csvw bvv r a # LOS assshiiy�% 2.b. il.. i6..iiz..nld into et:.- 1 AC T0. 1 -1 f :C:• . e e ..:Cd� ....lineshall be level C sen,iee "W' as ,. 4A- detpMnine ii -A Signal should be - sta '�icled c 7�11!lSl7lf7i_T_.1S . _ Fesidemial anerials is "C". L_LaLe 7-24 Transportation f e.. fig- A.e e .el. sive p _ eF .sham. the .e.g' essis R f N.... -e Forecast Volumes The City of Auburn relies on traffic forecasts using ,r a microcomputer -based transportation planning model, TMODEL2, which is based upon the land use plan and assumptions, as outlined in the land use element, and on the Comprehensive Plan Map. Puget Sound Regional Council (PSRC) household and employment forecasts are also used. The model is calibrated to include existing land uses and local knowledge, including large traffic generators including the SuperMall of the Great Northwest, the Emerald Downs Thoroughbred Racetrack and the Muckleshoot Indian Casino and major development proposals in the pipeline. Areas outside of the current city limits that are expected to significantly impact the City transportation system are included in the model. The model enables the City to conduct traffic forecasts for all arterial streets based upon a number of if -then development and land use scenarios. Cha ter 7 Figure 7.23 0 Most recent Adopted Six Year Transportation Improvement Plan Summary Sheet to eo here. P e 7-26 0 0 Transportation . Plan C-R) .... .ea ...Most of the more dramatic traffic increases are caused by development trends outside the city, especially along the roadways serving the Enumclaw Plateau. Other areas of major traffic increase include the "A" Street SE corridor, M Street SE and along the West Valley Highway. T• 'e that vol! aFe1... -...., de..el..........r � .,... Improving System Inadequacies A range of alternatives are available to improve LOS when these corridors and links approach the adopted LOS standard. Emphasis, however, will be placed on transportation system management (TSM) techniques, which make more efficient use of the existing transportation system, thereby reducing the need for costly system capacity expansion projects. These alternatives include: 1. rechannelization - restriping, adding tum lanes, adding or increasing number of through lanes 2. signal coordination and optimization 3. signalization 4. tum movement restrictions In addition to TSM strategies, the City will strive to provide viable alternatives for the traveler, to ensure freedom of choice among several transportation modes (such as transit, biking and walking) as alternatives to the automobile. The City will stress the development of pedestrian - friendly environments such as bicycle routes and pedestrian paths as it expands. Emphasis on local mobility will be maintained on all streets except those designated as being of regional importance. The City's Capital Facilities Plan contains specific roadway improvements needed to accommodate future traffic growth. The SEPA process will also determine if additional improvements are needed as developments occur. Cha ter 7 As is the case now, development projects will be denied or postponed if necessary transportation facilities are not available or cannot be provided. Transportation Demand Management Strategies hi the past, strategies to reduce transportation system congestion concentrated on expanding the transportation system (the supply). These strategies have proven to be extremely expensive and are often short-lived as traffic congestion quickly returned to its previous levels. New approaches to reducing system congestion focus on reducing demands on the transportation system. The importance of transportation demand management (TDM) was emphasized by the State of Washington when it adopted the Commute Trip Reduction law in 1991. The law requires all major employers (those with over 100 employees arriving between the hours of 6:OOa.m. and 9:00am.) to develop programs and strategies, to reduce the number of commuter automobile trips. These TDM programs and strategies include: • ride -sharing through vanpools and carpools, • parking management to discourage single occupant vehicle (SOV) travel, • telecommuting, • alternative work schedules to compress the work week or shift the commute outside the typical commute hours • urban design encouraging non -motorized travel through design features. The City of Auburn will encourage drivers of SOVs to consider alternate modes of travel such as carpools, vanpools, transit, non -motorized travel, and alternative work schedules. The following elements will contribute to reducing SOV travel: 1. The Auburn Commute Trip Reduction Ordinance (developed in conjunction with the State law) requires that major employers reduce both the number of employees commuting by single occupancy vehicle and the number vehicle miles traveled. 2. Continue to coordinate with METRO, Sound Transit, Pierce Transit, and other transit providers to improve transit service and alternatives to automobile/SOV travel. 3. Land use - Site public facilities to take advantage of transit opportunities. Focus multifamily and mixed use developments Pae 7-28 Transportation downtown and along or near existing transit corridors. Encourage infill and redevelopment. 4. Develop an Urban Design Element which focuses on transit, pedestrian, and bicycle amenities. 5. Support of Regional Transportation Plans, including the designation ofdowntown Auburn as the preferred site for a Commuter Rail Station. Finance The 1997 Comprehensive Traffic Plan for the City of Auburn set forth the basic financing system now used for transportation facilities. Current transportation planning, both in the CFP and in this Plan, builds on that same base. The CFP presents a fundable construction program that will address the major traffic needs identified both in this document and in the CFP. This document will be revised as the Transportation Plan is updated. Aeeefding to the GFP a � i. "rrrs t, tFamp -_. bie [ City at buildout of this aompmhe sive _i ( hi h euffent fefeeasts indiea�e will oeeHF iR approximately 2020) eon be built by the yew 2018, The City's six year transportation improvement plan (TIP) is shown in Figure 7.23. The City's TIP is updated on an annual basis. The TIP includes a full range of transportation projects which address deficiencies and includes signalization projects, safety improvements, pedestrian and bicycle improvements, maintenance and road improvements. Objective 16.6 A process should be established to ensure long -tern consistency in planning and programming projects that comprise the Six Year Transportation Improvement Plan. TR -19 Evaluation criteria will be reviewed annually during the formation of the preliminary Six Year Transportation Improvement Plan. This annual review will incorporate any changes to ensure that City criteria consider changes in Federal and State funding criteria. TR -20 Evaluation criteria shall maximize utilization of city financing to match transportation grants, promote safety, integrate planning of other projects requiring disturbance of pavements, promote mobility, and optimize the utilization of existing infrastructure and foster economic development. 1] Cha ter 7 Objective 16.7 To finance the new streets and transportation systems necessary to serve new development without adversely affecting the fiscal capacity of the City to finance general transportation needs. Policies: TR -21 The City shall continue to require developers of new developments to construct transportation systems that serve their developments. The City shall also explore ways for new developments to encourage vanpooling, carpooling, public transit use, and other alternatives to SOV travel. TR -22 The City should continue to actively pursue the formation of Local Improvement Districts (LID) to upgrade existing streets and construct new streets to the appropriate standard. TR -23 Improvements that serve new developments will be constructed as a part of the development process. All costs will be bome by the development when the development is served by the proposed new streets. In some instances, the City may choose to participate in this construction where improvements serve more than adjacent developments. The City will encourage the use of LIDS, where appropriate and financially feasible, and to facilitate their . development. The City will consider developing a traffic impact fee system. TR -24 Improvements that upgrade existing streets are considered to benefit the abutting property, and such improvements should be funded by the abutting property owners. Some City participation may be appropriate to encourage the formation of LIDS in particular problem areas. TR -25 Revenues for street improvements should primarily provide for the orderly development of the general traffic flow in compliance with the six-year street plan. The basic criterion for such funding should be the degree to which that project improves the general traffic flow and not the benefit that might accrue to properties. Use of revenues to encourage formation of LIDS should be of only secondary concern, and should be considered appropriate only when used to address particularly significant traffic problems. Where it is possible to establish a direct relationship between a needed improvement and a development, the development should be expected to contribute to its construction. Pae 7-30 Transportation TR -26 The City shall emphasize TSM strategies such as restriping, tum lane construction, signalization improvements, and turning movement restrictions. Transit Facilities Metro Transit and Sound Transit provides transit service to the Auburn area. . The primary focus of this service is to link valley cities to Seattle. Intra- city service is limited to the existing routes along major arterials, or by Dial -A -Ride Transit. Mobility and accessibility within the City is fairly low. Regional service, particularly east -west routes, is also low. Some wer& has been defte to ideatif�, petential ridefship needs. Metre a c The Regional Transit Authority (Sound Transit) prepared a Regional Transit System Plan which was approved by the voters in November 1996. This regional system identifiefis expeeted to iRelud commuter rail service on existing tracks between Tacoma and Seattle (and potentially to Everett), serving the City of Auburn and other valley cities. The System Plan will also included a bus component to that YAII Fesult i- - signifieam in bus service throughout the region, particularly on routes feeding commuter rail stations. An A ..bw:m station ..:I, 1......,....,..:. huh f _ Sound Transit commuter rail service (Sounder) ultimateiv beean in 2000 Today. Auburn is one of the highest ridership levels along: the Seattle to Tacoma se¢ment of the commuter rail program. Auburn Station. which serves as Auburn's train station for the regional system, also serves as a bus transfer hub and provides surface parkins and a six story narking gyara e. In addition to Auburn Station. Tthere are currently three park and ride facilities serving Auburn: at the intersection of SR 18 and Auburn -Black Diamond Road, at "A" Street NE and 15th Street NE, and at SR 18 and Peasley Canyon Road. (Map 7.3). The SR 18 and Peasley Canyon lot has room for 54 cars and is used to 80% of its capacity. This lot is served by one transit route and has no Chs ter 7 amenities. The SR 18 and Aubum-Black Diamond Road lot has 26 stalls, . is not serviced by transit, and has no amenities dna :& o -•l- its eepaeity. The "A" Street and 15 Street NE lot has 367 parking stalls_�s sen,ed by five .FanstFansit feutes .-a is ono, used. In addition, the "A" Street lot has a telephone, weather shelter, bicycle rack, and other amenities such as lighting and newspaper stands which make it a more attractive and safer facility for commuters. Transit Route LOS Transit route LOS standards are intended as goals to be used by the City during discussions and negotiations with Metro (the Metropolitan Services Department of King County), Sound Transit, Puget Sound Regional Council, Washington State Department of Transportation, Pierce Transit, and other transit providers or transportation funding providers. Failure to meet transit route LOS standards will not be used to deny development permits. Transit needs, however, should be considered and incorporated into street designs, and into public and private developments and must be incorporated into the impact assessment of major projects. Objective 16.8. To encourage the continued development of public transit systems and other alternatives to single occupant vehicle travel, to relieve traffic congestion, and to reduce reliance on the automobile for personal transportation needs. Policies: TR -27 The City shall continue to coordinate with Metro and the Sound TransitRegional T -Fans'' ""'`"'�iy(RTA) to provide convenient transit -service between Aubum and other King County areas. TR -28 The City shall work with Metro to explore opportunities for improved bus service within the City of Auburn. TR -29 The City should encourage Metro to explore linkages to the south with Pierce Transit, and to coordinate such increased bus service with the proposed commuter rail service. TR -30 The City shall consider the transit impacts and the opportunities presented by major development proposals when reviewing development under the State Environmental Policy Act. TR -31 The City supports Metro and Sound TransitRITA development of adequate park and ride facilities in appropriate locations. I* Trans ortation TR -32 The City shall explore opportunities to promote alternatives to single occupancy vehicle travel, including carpooling and vanpooling, walking, biking, and other non -motorized modes. TR -33 The City shall support the PR_RI_#FUP4iFIR ,.r a _,. ...... ._ systet i. pm4ieolarl) increased commuter rail service: between Seattle and Tacoma with increased feeder bus service to an Auburn station. The siting eft the e. bum- _Swati,.....hall bL based TR -34 The City shall encourage the inclusion of transit facilities into new development when appropriate. Non -motorized Modes The encouragement of modes of travel other than the automobile (multimodalism), is one of the key transportation policies of the City of Auburn and the region. The evolution of the transportation system has favored the automobile as a mode of travel. A side-effect of this process has been the erosion of conditions favorable to non -motorized travel. This plan seeks to encourage the development of an environment that will make the use of alternative transportation modes an attractive option to the automobile. Objective 16.9 In the interest of improving air quality, preserving existing street capacity, and enhancing total system connectivity, future transportation planning will incorporate and promote multi -modal and non -motorized modes of transportation. TR -35 New developments shall incorporate non -motorized facilities that meet City standards, provide connectivity to adjacent communities, public facilities, and major shopping centers, and that are consistent with the Non -motorized Plan and the Land Use Plan. TR -36 Where the Non -motorized Plan requires the integration of vehicular and bicycle traffic, a design standard to ensure safety will be addressed in the Comprehensive Transportation Plan. Objective 16.10 To recognize the linkages between land use and transportation and to encourage urban design which eases the use of non -motorized travel modes. 0 Policies: Cha ter 7 TR -37 Encourage pedestrian -oriented design features in all development. TR -38 Development in downtown Auburn should encourage non - motorized access and should include characteristics such as limited setbacks, awnings, pedestrian -oriented streetscape, and display windows. Bicycle Facilities The Interurban Trail is the City's only major facility suitable for non - motorized commuting. Whm eempleted iP ' 94-. This facility wi44 runs 17 miles north and south through Tukwila, Kent, Auburn, Algona, and Pacific. The Interurban Trail is a 12 -foot wide asphalt -paved facility that is used by both commuters and recreational users, and which accommodates bike riders, skaters, equestrians, and pedestrians. Objective 16. 11 To encourage non -motorized travel, not only as a means of recreation, but also as a means of local transportation. Policies: TR -39 The City should develop a Non -motorized Transportation Plan that provides linkages to existing recreational trails and provide that access to public facilities, adjacent communities, and major shopping areas. TR -40 The City shall continue to support the expansion of the Interurban Trail as an integral. part of the county transportation system. TR -41 The City shall seek to accommodate bicycles in its management and design of the City street network. TR -42 The City shall encourage the inclusion of convenient and secure bicycle storage facilities in all large public and private developments. Pedestrian System Objective 16.12. To recognize pedestrian movement as a basic means of circulation, and to ensure adequate accommodation of pedestrian needs in all transportation policies and facilities. Policies: 0 C� 0 Transportation TR -43 Sidewalks, trails, and other walking facilities should be extended throughout the City to allow for more convenient and efficient pedestrian movement. TR -44 City street standards shall generally provide for sidewalks on both sides of the street. TR -45 The City shall encourage subdividers of new plats to include pedestrian trails in new plats which link the development to nearby activity centers, such as schools, parks or neighborhood -shopping. TR -46 The City shall continue to enforce the half .street ordinance as a means of continuing to develop and enhance non -motorized access throughout the City. TR -47 Development of sidewalks between areas of the City where sidewalk system continuity is now inadequate should be considered when selecting streets for development under the City's Six year street plan. TR48 The City shall encourage the formation of LIDS to develop sidewalks throughout the City. The City shall also explore formation of a partnership with the Auburn School District, aimed at aggressively promoting the formation of LIDS to develop sidewalks along routes used by children walking to and from school. TR -49 The City should continue to use federal funds for neighborhood rehabilitation to develop sidewalks in low income areas. TR -50 Whenever the City contemplates reconstruction or major maintenance (including resurfacing) work on a City street that is without sidewalks, it should fully explore the possibility of adding sidewalks at the time of the street improvement. TR -51 Pedestrian access to the transit system should be ensured by providing convenient and attractive walkways to transit stops. Fences, walls, and development patters that block pedestrian access to transit stops are discouraged. TR -52 The City shall encourage consideration of the needs of pedestrians in all public and private development. Air Transportation Cha ter 7 Facilities The Auburn Municipal Airport provides general aviation airport facilities. This airport is one of the busiest general aviation airports in the state, with As approximately 160,000 take -offs and landings per year. This facility is currently heavily used by recreational, instructional and student pilots, and commercial users. The number of users will increase in the future as similar general aviation facilities are closed or restricted. Increased commercial aircraft use for general business and charter activity is anticipated as SeaTac airport becomes more congested, and as South King County and North Pierce County continue to grow. Currently this airport has one 3,400 feet long and 75 feet wide runway. It is suitable for small and single to medium multi -engine aircraft. Pilots are limited to visual flight rules because there is no instrument approach at this airport. Unicom advisory service is available to aid pilots during operations. The airport has hangar space for 105 aircraft. Hangar space is always fully leased and a waiting list has been developed. Tie -down space for 205 airplanes is available; tie -downs are normally about 75% occupied. Additional hangar space for 80-100 aircraft is proposed in the future to meet existing and anticipated demand. An Airport Master Plan Update was adopted in 2002.is eurrentiy undeFAar This Plan update mill -detail Objective 16.13 To provide an efficient municipal airport, serving light general aviation aircraft, as an integral part of the City's transportation system. Policies: TR -53 The City shall continue to develop the Auburn Municipal Airport in accord with the Airport Master Plan. TR -54 The airport shall be managed as a general aviation facility and use for jet aircraft shall be discouraged because of potential noise and land use conflicts. TR -55 Use of the airport by non -conventional aircraft such as ultra lights shall be discouraged. , TR -56 The City zoning ordinance and other appropriate regulatory measures shall enforce the airport clear zones in accordance with the Airport Master Plan and FAA guidelines. The impact of development on air safety shall be assessed through City SEPA review and any recommended mitigating measures shall be required by the City. Pae 7-36 Transportation TR -57 The City shall seek to minimize or eliminate the potentially adverse effects of light and glare on the operation of Auburn Municipal Airport. Freight The movement of freight throughout the City is an important function of Auburn's transportation system. The major freight routes within Auburn are displayed in Map 7.4. As shown on the map, freight movement in Auburn is accomplished by truck and by train. Both the Burlington Northern and the Union Pacific Raihroads have rail lines extending through Auburn to the north and south. The Burlington Northern track to the east begins in Auburn and roughly follows the route of SR -18. In addition, Burlington Northern has a major railroad yard in Auburn (south of SR -18 between A and C Streets SE). Railroad operations at the yard have been reduced significantly over the years; however, Burlington Northern may have plans to convert this yard sometime in the future into an inter -modal facility where freight is transferred between trains and trucks. According to Burlington Northern, plans at this time are tentative. The City has concerns about this possibility as it would have significant impacts on the City in terms of transportation and other issues. The City expects to play an active role in development review and approval of plans to expand operations at the site. There are several designated truck routes within the City. The Valley Freeway (SR -167), West Valley Highway and A St. SE provide north - south routes. Auburn Way South (SR -164), SR -18, 17th Street SE and 12th Street SE provide for east -west movements. In addition, Ellingson Road, Kersey Way and a private haul road provide a truck route for gravel mining operations in the southern portion of the City. Objective 16.13a To facilitate the movements of freight and goods through Auburn with minimal adverse traffic and other environmental impacts. Policies: TR -57a The movement of freight and goods is recognized as an important function of Auburn's Transportation System. , TR -57b The City of Auburn should designate a network of freight routes to serve local businesses. These routes should be concentrated in the region serving area of the City and should avoid, whenever possible, the community serving area. Cha ter 7 TR -57c The movement of freight and goods which serve largely national, state or regional needs should take place in such a way so that the impacts on the local transportation system is minimized. These movements should take place on State Highways, Interstate, or on grade separated rail corridors in order to minimize its local impacts. TR -57d Projects which enhance freight and goods movements which benefit largely State, Federal, or national needs should be constructed to minimize the impact on the City's local transportation system. The primary beneficiaries of such projects, not the City of Auburn, should fund these projects and their mitigation. TR -57e The City shall continue to work with Freight Mobility Roundtable, FastCast, and other regional groups to address regional needs are met and local impacts are mitigated. Parking The amount of land dedicated to parking often consumes more space than the development it serves. Parking, therefore, is a significant land use that has major implications in both the urban design of a City and in determining the mode of travel an individual will use. If we wish to create environments more conducive to pedestrians, and increase transit usage, the City could simply reduce all requirements for the provision of parking. This simple approach, however, would cause high levels of congestion (many will continue to drive anyway) and would have major economic impact as businesses and consumers leave Auburn and go to other jurisdictions. Clearly, there is a need for a balanced approach to parking. This plan seeks to limit parking in appropriate areas while providing sufficient parking in other areas to meet their needs, but to reduce the oversupply that occurs in many new developments. Objective 16.14 To ensure adequate coordination of parking needs with traffic and development needs. Policies: TR -58 On -street parking should be allowed only when consistent with the function of the existing street, and with traffic volumes. In areas with high levels of pedestrian use, the City will consider all feasible means to buffer pedestrian from the moving traffic. TR -59 New developments should provide adequate off-street parking to meet their needs. Pa a 7-38 Transportation TR -60 The City recognizes that there are two types of parking — short term parking which is typically used by retail shoppers or service users, and long term parking which is more typically used by employees of businesses and commuters. The two types of parking serve unique needs and purposes and City parking codes and policy should reflect these distinctions. Long term parking policy should reflect the region's goal of reducing single occupancy vehicle use for commute trips. - Environmental Impacts The transportation system has significant impacts on the environment. The most obvious impact is upon air quality. Other impacts can occur during both the construction and the regular operation of roads and other transportation facilities. Construction impacts can include the loss of wetlands, wildlife habitat, or other . critical areas. Further, storm water runoff from streets and roads is one of the major causes of water quality degradation. For this reason, the inclusion of systems for the retention and treatment of storm water runoff from roads should be included in all road improvements and new construction. Objective 16.15 Minimize the environmental impacts of all new road construction and road improvements. Policies: TR -61 The City shall consider the impact of road construction on the environment and natural resources (particularly on sensitive areas, wildlife habitats, and water quality) as part of its environmental review process. TR -62 Storm water runoff from roads is a major cause of water quality degradation. All new road construction will employ the best management practices available to promote water quality compliance consistent with the city storm water quality manual. Objective 16.16 To support on going efforts for improving air quality throughout the Auburn area and develop a transportation system compatible with the goals of the Federal and State Clean Air Acts. Policies: TR -63 Support and enforce vehicle emissions testing and cleaner burning fuels program in King County TR -64 Coordinate with Metro and other jurisdictions on Commute Trip Reduction'(CTR) programs for major employers in the Auburn UGA. TR -65 Require air quality studies of future major development to assess impacts created by site - generated traffic. TR -66 Promote other Transportation Demand Management (TDM) Programs. Intergovernmental. Coordination The Growth Management Act (RCW 36.70A.070) provides that comprehensive plans should include a discussion of intergovernmental coordination efforts, including "an assessment of the impacts of the transportation plan and land use assumptions on the transportation systems of adjacent jurisdictions." Adjacent jurisdictions include the cities of Kent, Algona, Pacific and Federal Way and King and Pierce Counties. Auburn's coordination with these bodies was primarily by providing these jurisdictions (along with the City of Sumner, the Muckleshoot Indian Tribe, METRO, Puget Sound Regional Council, Washington State Department of Transportation and the Regional Transit Authority) with copies of the Draft Comprehensive Plan amendments prior to adoption. 40 Comments on any aspect of the plan, including the transportation and land use assumptions were requested. In most instances, their comments were integrated into the adopted Plan. The City received written comments from the following agencies or jurisdictions: The City of Kent The City of Sumner Pierce County Washington State Department of Transportation METRO The Regional Transit Authority In general, Auburn's transportation plan and land use assumptions as presented had little impact on these jurisdictions as the land use assumptions contained in the Plan are largely unchanged since the 1986 plan. ff'-ftatien to ie, -,el of servie@ C. a more stringew standard than a4faeelil ju sdietions ' The City will continue coordination efforts with the South County Area Transportation Board, Puget Sound Regional Council, Growth Management Planning Council, and various task forces and committees. Pae Z:1 11 Transportation Interlocal agreements to resolve differences between or among jurisdictions may be used, as necessary. Emphasis on accommodating through traffic without adversely affecting residential neighborhoods will be continued through efforts to move the traffic to the regional facilities as efficiently as possible. . P e 7-41 LI 11 CHAPTER 8 ECONOMIC DEVELOPMENT Introduction am iamased sales *Blume and subsequent inereases in refits and pmspefity. 1'.'fem a selleetiye 'iio im, z mineiai gain is measwed by the quWily of jabs, inemases in per eapise ineeme And tem relief to lesal residepm. Tewwd these ends, Aubum has developed 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 genefmed by this esensinie base, 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 084FSRtifig the Historically. Aa variety of factors have shaped Auburn's economy. At the turn of the 20w 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. Page 8-1 Chapter S 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 maior vlaver 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 also contributed to commercial recreation facilities in Aubum and associated employment growth. Today, Auburn provides over 3826,000 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 CenterGenerel Hespiml 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. With the opening e f the Superu4all r i Gfeat . Educational uses such as the Auburn School District and Green River Community College also add to the area's employment base GeffifflunitY College, gakien. 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 else remains poised for continued revitalization. The eemmxm3ity-as Weld Page &2 Economic Development 1993 sales figures were adjusted for inflation using the US CPI index source: State of Washington, Quarterly Business Review, Deportment grRevemte September, 1988 & September 1993 �177.77TTR1J.77filTTi:7r/� Page 8 3 .t.e..e t.:...,..:,, Ife..a.. five yeas. SeFyines (1094). In line with fiwmeeAfis�a4eal ceVefal 8 the wid- Pent -Fades nafieml and estMe did net figU .,, 88FARiflAd Senswdefien mgienal keep up with ifl e*peTieneed o"ds, retail infleAen and, .1.e 18h P AM the great saAps in , Business Category Figufe Tamble Retail (xt.: a n..e, Auburn 8.1 Sales* F 1988 1993) Auburn Change % Sep -88 Sep -93 '88-93 Change Retail Trade 70,618,234 77,477,122 6,858,888 10% Services: 17,550,424 33,414,648 15,864,224 90% Contracting 12,602,335 23,784,572 11,182,237 89% Manufacturing 8,547,335 7,812,028 -735,307 -9% Trans/Comm/Util m4leleseling 3,372,584 4,988,756 1,616,172 48% Fitl/In5/Real Est H,985,6}8• 1,173,137 15,%9,696 1,099,563 1953,398 -73,574 I4% -6% Other: 728,491 830,589 102,099 14% Total Sales 128,578,158 165,346,283 36,768,125 29% 1993 sales figures were adjusted for inflation using the US CPI index source: State of Washington, Quarterly Business Review, Deportment grRevemte September, 1988 & September 1993 �177.77TTR1J.77filTTi:7r/� Page 8 3 Chapter 8 Aubum and King G,....ity expeFieneed aeemase..:_ ffmatifeeviffing , r , 58ieq Auburn's 1] Page 8-4 �ftftpj WOW Auburn's 1] Page 8-4 Economic Development FiguEe 8.3 Forms Reporting Tamable Retail Saks Number of Business Firms Business Category 1988 1993 % Total 3rd Qtr 3rd Qtr Net Incr Retail e 598 701 0 Services: 708 841 17% Contracting 712 904 246/6 Marittfactming Transportation/Comm/[Jtilities H4 37 138 66 356 4% Wholesaling 551 795 31% Fin/Ins/Real Est 38 57 2% Other: 57 104 6% Total Business Firms 2815 3606 # New Firms: 1988 - 1993: 791 28% Y._ ... .... ... .. _ _ .. Page 8-S Chapter 8 The lwiative Jobs effeFed J eaffiffieFeial Use_., egnsu_e less •1end- and -generete-mefejobs per aere. AE the same .:me the avemp ,_ r 1 of cleffoner-eia1 b is 1ess t half land use fnnv gefleme ffiefe jobs per am, using t safne c er 6 J a yeffieFe — C'gum 8.5 Total Estimated Antiage Total Employees Income land Area Employment Income Income Per Acre Per Acre Land Use acres 1990 1990 1990 Commercial 515 10,731 13,899 149,150,169 21 289,539 Manufacturing 1,652 15,162 33,686 510,747,132 9 309,150 a b C- d-(b•c) a-(a/b) j (d/a) ifidustfial laad use eften gene s higher pa�ingt n L >_ genre- Il benefits than prvsen4ag the I__J c__ f__ Nnrthnut Fequ ..sa h 155 affes c• a I I Page 8-6 �J EcOno micDevelopment VM�Wyw IV's EMPLOYMENT GROWTH .L by fhe Year 201mV Total Employment Average Total Employees Income Land Area Estimated Income Income Per Acre Per Acre Land Use acres 1990 1990 1990 -. ........ ... .. Supermall 155 4,217 13,899 58,612,083 27 378,142 Manufacturing 155 1,422 33,686 47,918,289 9 309,150 Difference 68,992 EMPLOYMENT GROWTH .L by fhe Year 201mV Figwe 9.7 Employment Projeetions 10 �76 i1 .....1 - :.--. -. .. . . r. -... .-.-- -. ........ ... .. Figwe 9.7 Employment Projeetions Chapter 8 60% 53% 5001..- 400/. 0%40% rax inu e 20% a 10% 0% ■ 1990 ❑ 2010 i vx I tra ■ .� 9x a54 sx MFG WrCU Retail Smites Gov/Ed EMPLOYMENT As of 2004. Auburn provides over 38.000 jobs for residents throughout the region. Aubum has a diverse industrial sector that includes Boeing the General Services Administration (GSA) and numerous warehouse and Page 8-8 L J 1992 to 2 Total MFG WICU Retail Services Gov/Ed Job Base: Yr 1992: 26,631 13,690 1,523 3,985 5,058 2.375 — PSRC Projections 7,248 14 909 1,795 4,026 504 — Supermdl: Dvat: 4,217 0 0 4,217 0 0 Projected: Yr 2D12: 38,096 ' 13,704 2,432 9,997 9,084 2.879 Additional Jobs 11,465 14 909 6,012 4,026 504 60% 53% 5001..- 400/. 0%40% rax inu e 20% a 10% 0% ■ 1990 ❑ 2010 i vx I tra ■ .� 9x a54 sx MFG WrCU Retail Smites Gov/Ed EMPLOYMENT As of 2004. Auburn provides over 38.000 jobs for residents throughout the region. Aubum has a diverse industrial sector that includes Boeing the General Services Administration (GSA) and numerous warehouse and Page 8-8 L J Economic Development is 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 iobs located in Auburn increased 34% compared to an overall increase of 22% throughout the rest of King County. Manufacturing iobs remain the largest category in Auburn, despite the loss of nearly 2.000 manufacturing jobs since 1990. The remaining iob categories all experienced iob growth. Retail iobs increased substantially along with iobs in warehousing, transportation, and communicationindustries. Ferre 8.1 compares the tvpe of iobs located in Auburn since 1990 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 Kine County Countywide Planning Policies have assigned Auburn's iob 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 proiected 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 ■ 1880 � 7985 02000 10,000 14,000 12,090- 10,000. 8,000- ,0000,0004,000 6,000- 4,000 2,000-4,L 0 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 Kine County Countywide Planning Policies have assigned Auburn's iob 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 proiected 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 Chapter 8 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. Fieure 8.2 City Retail Sales (Outside of Seattle/Tacoma/Bellevue) Source: State of Washington Department of Revenue Beginning in 1997, retail sales in Auburn began increasing at a rate faster Um 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 AuburnKing County and Washington State. Fieure 8.3 Comparison of Retail Sales Page 8-10 I* Yr 1995 Rank'95 Yr 2003 Rank '03 Kent 1,507,693,474 2 2,005,340,826 1 Tukwila 1,572,309,882 1 1,798,012,039 2 Renton 1,117,803,594 4 1,763,639,632 3 Redmond 1,345,470,014 3 1,640,192,690 4 Puyallup 788,047,838 8 1,474,074,155 5 Auburn 910,528,894 6 1,450,240,653 6 Kirkland 1,032,278,016 5 1,356,322,041 7 Woodinville 276,251,793 12 1,356,322,041 8 Federal Way 885,908,414 7 1,179,841,030 9 Issaquah 473,022,152 10 1,008,655,951 10 Source: State of Washington Department of Revenue Beginning in 1997, retail sales in Auburn began increasing at a rate faster Um 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 AuburnKing County and Washington State. Fieure 8.3 Comparison of Retail Sales Page 8-10 I* Economic Development GOAL 17. ECONOMIC DEVELOPMENT To ensure the long-term economic health of the City and the region through a diversified economic base that supports a wide range of employment opportunities for Auburn's residents and those of the region 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 and market conditions. ED -1 City promotion of new industry shall be directed at attracting light industry which offers secure, quality employment opportunities, sensitivity to community values and development of attractive facilities. ED -2 The Atibufa Thereughbmd Raeelmek.Emerald Downs, the Muckleshoot Casino, and the SuperMall of the Great Northwest Page 8-11 ----....•---------•---------•----------------- 60%----------------------------------------------------- -50% 50%----------•------------- i 30% --•------------------ ---•--•----•------•--•-- 20% •............ ........................ -......... / '---------•----...--•-•--•--••-----•-•-- I 10% --•--- 0% 1995 1996 1997 1998 1999 2000 2001 2002 —0 --Auburn —+—i0ng County — — Washi on State Source: Washington State Dent of Revenue Auburn's Comprehensive Plan provides clear distinctions between different industrial uses. It reserves prime light industrial areas for competing land uses. Auburn's current deployment of zoned industrial land uses appears poised to meet the challenges of the future. Goals and Policies ECONOMIC DEVELOPMENT GOALS AND POLICIES GOAL 17. ECONOMIC DEVELOPMENT To ensure the long-term economic health of the City and the region through a diversified economic base that supports a wide range of employment opportunities for Auburn's residents and those of the region 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 and market conditions. ED -1 City promotion of new industry shall be directed at attracting light industry which offers secure, quality employment opportunities, sensitivity to community values and development of attractive facilities. ED -2 The Atibufa Thereughbmd Raeelmek.Emerald Downs, the Muckleshoot Casino, and the SuperMall of the Great Northwest Page 8-11 Chapter 8 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. Objective 9.2. 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 -4 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. ED -5 Revitalize depreciated and/or obsolete commercial and industrial sites through innovative regulations that redesign the site in accordance with modem design standards and industrial/commercial uses. ED -6 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. 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 -7. 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 -8 Implementation of economic development programs shall be consistent with the policies of this Plan. ED -9 -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 Countv, the Port and the State. Page &t2 • Economic Development b. The City should implement its economic development strategy through a partnership with the private sector. ED -10 Ensure that economic development strategies are reviewed regularly in order to be flexible and respond to changes in the market. ED -11 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 -12 Pte-6ity--sSupports 6wontinued development of the Sound Transit Commuter Rail system negiefkai T. ,. sk 95,sw- as an important means of expanding the City's and the region's economic base. ED -13 City infrastructure plans and programs should take into consideration economic develoment plans and Programs. 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 -14 Economic development programs implementing- the EempFekeesiv - Sue -1. _-,...-....,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 -15 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. Page 8-t3 Chapter8 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. Page 8-14 0 0 CHAPTER 13 DEVELOPMENT IN THE UNINCORPORATED AREAS AND ANNEXATION Introduction Over the years, extensive development has occurred in the unincorporated areas surrounding Auburn. This trend is likely to continue in the future. Ultimately, most if not all of these areas will be incorporated into the Cities of Auburn, Kent or Federal Way in King County, and Sumner in Pierce County. Discussions between these cities have resulted in the designation of potential annexation areas (PAAs) or urban services areas (USAs)-for each jurisdiction. PAA's is the term used in King County for urban growth areas while Urban Services Areas is the term used in Pierce Cotm . Throughout this document, the terms PAA, USA and UGA (Urban Growth Area) are used interchangeably. It is anticipated that areas within each City's PAA/USA will annex to the city at the appropriate time. Page 13-1 .111-91111111 FORM r. SIM Page 13-1 Issues and Background Annexation and Utility Service in Unincorporated Areas Annexation is the inclusion of previously unincorporated lands within the City limits. While development in the unincorporated areas surrounding the City may have significant impacts on the city itself, including, but not limited to, traffic, parks, and city utilities, the City has limited control over the development that takes place in these areas. For these reasons, the City and its citizens have a vested interest in seeing that the City increases its ability to control development in these areas through annexation. the City gains reyenu t that alreadyei�ey eeftainCity ser-viees, but pay 144le of- no twies or fees to Aubum. When property owners and residents of these unincorporated areas annex to the City they gain access to the urban services provided by Auburn such as increased police and fire protection, building and land use controls and storm and surface water control. Further, they are fully represented in the local government that has a direct impact on their daily lives. The City intends to WEe a more aetive appFeaeh tev�wdq annexations. The City of Auburn has designated a potential annexation area after discussions with Federal Way, Kent, Pacific. Sumner and King and Pierce Counties as shown in Map 3.1. These boundaries were established taking into consideration a range of issues related to community identification logical service area and physical features T,b.. d this area were ,et in eensidemfien of residenteoaffnunidentificat on, L e erealien -of 1t is Aubum's intentiont Tpotentialr-e relioies of this eernpfehensive plan zare met. GOAL 5. CITY EXPANSION AND ANNEXATION To ensure the orderly development of the City's potential annexation area, in a manner that ensures adequate and cost-effective provision of required urban services and facilities, ensures that development is built to Citv standards, reduces sprawl, implements the goals, objectives and policies of the Auburn Comprehensive Plan, and protects designated rural areas. Page13-2 Annexation Objective 5.2: To ensure that all development that occurs within Auburn's Potential Annexation Area is built in compliance with City codes and standards. CE -1 The City shall actively pursue intergovernmental agreements with King and Pierce Counties to ensure that all development within Auburn's potential annexation area be built to mutually agreed upon standards. These agreements should cover a wide range of areas, including, but not limited to, development standards, collection of impact fees, annexations, urban service provision and land use, transportation, parks and capital facilities planning. CE -2 The City of Auburn shall encourage the annexation of areas ready for development due to: location within the Auburn Urban Growth Area; proximity to the City; existing urban development patterns; and the City's ability to provide adequate and cost-effective urban services. For the a� ability provide adequate a example,0 u CE -3 Until such time a ioint planning agreement between the City and respective county is in effect that provides for development in the unincorporated Potential Annexation Areas (PAA) to meet City standards, annexation shall be required as a condition of the City's provision of sewer and/or water utility service to properties within the Potential Annexation Area. Exceptions to this involve requests for water and/or sewer service for the following; a. _Single family residences on pre-existing lots: b. To address a documented imminent health or safety consideration: or, C. To development where a water/sewer availability development agreement has previously been approved with the city and is still valid In situations where an exception applies. the City of Auburn shall require the property owner to enter into a legally binding, non - remonstrance pre -annexation agreement with the City. The agreement shall provide for the property owners support for annexation to the City at such time as the City deems annexation appropriate. In these instances, the following conditions shall also Page 13-3 Chapter 13 a. The property owner/developer shall agree to comply with appropriate City development standards and public facility specifications where such requirements are not superseded by applicable County requirements (in the event of significant conflict between City and County requirements the City may choose to not extend utility service) Any facilities to be dedicated to the City of Auburn upon completion (e.g. sewer and water lines and appurtenances) shall be built in accordance with City design and construction standards,• and b. The property owner/developer shall allow City plan review prior to construction and inspection during construction of all public improvements as they are built regardless of the ownership of such improvements, and shall reimburse the City for any reasonable costs incurred in such plan review and inspection This policy shall go into effect January 1 2005 provided that the City will process those water/sewer availability certificate applications received by December 31 2004 under the prior policy that requires a development and pre -annexation agreement CE -3A The City shall seek interlocal agreements with the adjacent sewer purveyors that provide sewer service to developers inside of Aubum's PAA to obtain an Aubum Pre -Annexation Agreement prior to issuing a Sewer Certificate of Availability Page 13-4 Y. REM Page 13-4 _ Annexation r. 'U� r. tn�.. _911,1 _ mill, . NO 'U� tn�.. Objective 5.3: To ensure that any urban service extension is in full compliance with the City's facility plans, this comprehensive plan and the Countywide Planning Policies. Page 13-5 Chapter 13 CE -4 The City of Auburn shall not extend or allow the extension or upsizing of City sanitary sewer or water utility service beyond its respective approved utility service areas, except through interlocal agreements with adjacent recognized service providers. Page 13-6 Annexation CE -5 City services other than City utilities may be provided beyond the Potential Annexation Area, by contract, interlocal agreement, or otherwise, only under the following circumstances: a. Such services will not be provided at a level or to a standard that will encourage urban growth beyond the approved urban growth boundary; or b. The extension is into an adjacent jurisdiction's officially designated Potential Annexation Area recognized by the City as an area appropriate for urban growth. CE -6 The availability of urban services at levels beyond those which are minimally required to meet the needs of an area will not presume or justify approval of a development that is inconsistent with this plan or other adopted land use plans. CE -7 The City of Auburn shall not extend or allow the extension of City sewer or water utility service within areas designated as Rural on the City's Comprehensive Plan Map, or within designated Agricultural or Forest Resource Lands, except when the extension is necessary to alleviate an imminent threat to public health, in which case such extension shall be designed or conditioned to ensure that it does not promote additional urban development. Objective 5.4: To ensure coordination and cooperation between the City of Auburn and adjacent jurisdictions in implementing mutual goals, objectives and policies regarding urban growth. CE -8 The City shall continue to actively participate in and influence the planning and development activities of adjacent jurisdictions, in order to promote the interests of the City and its residents. Page 13-7 Mr. TV Wild SPIN 1 10 W" 81111— Page 13-7 Chapter 13 CE -94-0 Auburn's Growth Impact Area is designated by Map 3.1, Growth and development within these areas has a high potential for impacting the City and its residents. The City shall seek interlocal agreements with King County, Pierce County and other appropriate jurisdictions, to provide a meaningful role for the City in the development of land use and development policy, and in the review of significant development proposals, within these areas. CE -104- The City shall oppose, and shall seek adjoining jurisdictions agreement to prohibit, additional urban development within Auburn s Potential Annexation Area, unless adequate urban governmental services (including but not limited to storm and sanitary sewer systems, water utility systems, adequate streets and arterials, parks and open spaces, fire and police protection services, emergency medical services, public schools and public transit services) are provided concurrent with development. Exceptions to the requirement for urban sanitary sewer and water utility service may be permitted pursuant to a Non -remonstrance Agreement between the City and the property owner and satisfying the requirements of the King County Board of Health for property situated in King County or the Pierce County Board of Health for Property situated in Pierce County CE -112 Whenever on site sewage facilities are allowed, they shall be sited, designed, built and maintained according to guidelines of the King County Department of Health for property situated in King County and the Pierce County Department of Health for property situated in Pierce County-. If built in an area contributory to any beneficial groundwater use, including but not limited to planned or existing potable water sources or existing fisheries, such facilities shall demonstrate compliance with the Washington State Anti -Degradation Policy (WAC 173-200-030) and implement all known, available and reasonable methods of control and treatment for the reduction or elimination of pollutants. CE -124 The City of Auburn shall encourage Pierce County to permanently designate the North Lake Tapps area as rural. Page 13-8 E 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 Rural Purpose: To protect areas with significant environmental constraints or values from urban levels of development and to protect the City's water sources. In so doing, ones %ith signifisaig ,will a-ne Page 141 Chapter 14 the eewaminAty. • Description: This category should consist primarily of either-vefy low density residential uses (with densities not exceeding one unit for four acres) in areas with environmental constraints and/or areas requiring special Protection such as the City's watershed that do not have public facilities readily available.er. ara eultuM uses, depending - the - r s Examples include the Coal Creek Springs watershed area. From a practical standpoint. this watershed area cannot be readily served by public facilities due to its phvsical 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 Compatible Uses: Verb+-41,ow density residential uses consistent with Protecting the City's water resources and environmental constraints are appropriate as -" as of an ehffaeter. 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 maybe permitted as conditional uses. Resource extractive uses can only be allowed if the basic environmental character of the area is preserved. arhan e deyel-___t .hea rad net Criteria for Designation: This designation should be applied to areas with either significant environmental values worthy of protection-,-st1eh-as aggealtaFal•seils-, 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 preexisting development patterns and the absence of public facilities. Considerations. Against Applying this Designation: Due to the costs of providing City services to these fuFal-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 is impractical due to pre-existing use patterns. Appropriate Implementation: The RR (rural residential) district will implement this designation. ExteRsiOR efwbafi Publie faeilities , ld be aveided Page 14-2 0 Comp. Plan Page14-3 Chapter 14 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 and in the highest density of these zones allow, as conditional uses,duplexes and limited multi -family housing. Compatible Uses: Single family residences and ictuses 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. single family nreas already have hadinWasien some f ether- therewAY be d0tefiOming buildings a of •r . the different than in the newer or Y "b anaT 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. in newer Y eemmen wall dwellings). Planned unit developments should be encouraged allewed in these designations to allow optimal flexibility. In providing such flexibility the emphasis should be on low density multifamily development and a mixture of types, and design diversity should be sought. Except where conditional use permits have been previously granted, alternate structure types shall 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 identified, such alternative structures may be allowed to contain more than three units each. Page 144 0 Comp. Plan Criteria for Designation: Areas suitable for this designation include those areas designated in goals and policies of this Plan as single family areas. Consistent with those policies, areas within the Community Serving Area of the City suitable for this category should be reserved for these uses. This designation should also be applied to areas adjacent to lower density residential Plan desiptatio . Considerations Against Applying this Designation: This designation would not be generally appropriate (although exceptions may exist) in the following areas: Areas with high volumes of through traffic. 2. Areas developed in or more appropriate under the Plan policies for another use. Areas within the Region Serving Area of the City. Appropriate Implementation: Three zones implement this category: 1) R-1 - Single Family Residential District permits 8,000 square foot lots. This zone is intended to provide for moderate sized lot single family development. It is intended to be applied to the relatively undeveloped portions of the City to encourage the development of a high quality single family housing stock. 2) R-2 - Single Family Residential District permits 6,000 square foot lots. This zone provides for relatively small lot sizes and allows for some multi -family development as conditional uses. It applies to the older neighborhoods of the City and reflects the typically smaller lot sizes found there. It's provision for multifamily development as a conditional use makes redevelopment of these older areas possible if they begin to degrade. 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. 3) RS - Single Family Residential District permits 35,000 square foot lots. This zone is intended to provide for high quality large lot single family development and is Primarily aDDlied to areas designated as urban separators under the King County Countywide Planning Policies where rezones from existing densities (typically one unit Per acre) are not allowed for a 20 Year period and/or to areas with significant environmental constraints. it is to be applied -- Page 145 Chapter 14 Jthe Gify, Page 14-6 9 Comp. Plan 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 6 to 10 units per acre. Dwelling types would generally range from single family units to fourplex units, 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 islow 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. 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. Page 147 Chapter 14 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-3 - Two -Family (Duplex) Residential District allows single family dwellings and duplexes as permitted uses. Fourplexes, some residential supporting uses, and professional offices are permitted as conditional uses. 2) MHP Residential Manufactured Home Park District permits the development of manufactured home parks on property that is at least e€+*-mere-tbex 5 acres in size. The maximum density per mLtAvefage4eteizes should be 5,200 square feet. High Density 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 10 to 20 units per acre. Dwelling types may range from single family units to apartment complexes, and would include manufactured home parks. Adequate recreation areas shall be provided by the developer for any development involving more than 10 units. Higher density developments and special development standards may be authorized for senior housing projects, 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. This category can include manufactured home parks. Page 14-8 Publicly or Quasi - Publicly Owned or Public Access Categories Comp. Plan 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. Areas suited for manufactured home parks may also be designated by this category of use. 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) R4 Multiple Family Residential District permits a full range of residential uses. Residential supporting uses and some professional offices are permitted as conditional uses. 2) RMHP Residential Manufactured Home Park District permits the development of manufactured home parks on property that is at least e€-Ae-mere 5 acres in size. The maximum density Per should be 5,200 square feet. 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, Chapter 14 utility corridors with public access and arras 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 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. Page 14-10 Comp. Plan Criteria for Designation: Designation of these areas should be consistent S with the character of adjacent uses. Appropriate Implementation: This designation will generally be implemented by threewe 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) 2)—I (Institutional Use) District provides for similar uses, but includes schools and typically allows a much more broad list of uses. 3) LF (Landing Field) District provides for the operation and management of the Auburn Municipal Airport. 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 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 Chapter 14 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 basis 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. 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 dedelopment. 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 Page 14-12 Comp. Plan 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 with some restrictions, 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 eanditienal use. 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. 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 five possible zoning districts, depending upon the specific character of that portion of the downtown: 1) The Main Street retail core should be implemented by the C-2 Central Business District. 2) The area around Auburn Regional Medical Center General l4espital should be designated with the RO-H (Residential Office - Hospital) District. 3) For some portions the C-3 (Heavy Commercial) district may be appropriate. 4) For primarily residential areas, the R-4 (Multiple Family Residential) district may be appropriate. 5) For some portions the C-1 (Light Commercial) district may be appropriate. 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 is Page 1413 Chapter 14 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 heaviercommercial 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. 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 Page 1414 Comp. Plan 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 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 Rettional Medical Centers leaerel Hespitel. Chapter 14 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 CenterGeaefal Hospital. Industrial Categories Light Industrial 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 or large scale commercial uses. It is distinguished from heavier industrial uses by means of performance criteria. All significant activities shall take place inside buildings, and the processing or storage of hazardous materials shall be strictly controlled and permitted only as an incidental part of another use. The siting and design of industrial buildings shall be of an "industrial or business park" character. Compatible Uses: A wide range of industrial and heavy commercial uses may be permitted, subject to performance standards. These uses include warehousing and indoor processing of materials. Uses requiring outside Outside storage shall be permitted only subject to performance criteria addressing its quantity and location by Fneiaiis of a eendifienal use peFmih to ensure it is be compatible with4he adjacent erisfing and plamed 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. Uses involving substantial storage or processing of hazardous materials as well as substantial emissions should not be permitted in these areas. A wide range of commercial activities may be allowed on a conditional basis provided that Page 14-16 Comp. Plan 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 internodal facility, the proposal will be subject to the essential public facility siting process as defined in the Capital Facilities Element (Chapter iRwio3`6F 42 - Criteria for Designation: This designation should be applied to a majority of the Region Serving Area designated under this Plan. It is particularly appropriate for industrial land within high visibility corridors. This category should separate heavy industrial areas from other uses. Considerations Against Applying this Designation: Within the Community Serving Area, this designation should only be applied to sites now developed as light industrial sites. Industrial sites along rail corridors are generally more appropriate for heavier industrial uses, unless in high visibility corridors. Appropriate Implementation: This designation is implemented by the M-1 or Business Park (BP) zone. Heavy Industrial Purpose: To provide a place for needed heavy industrial uses in areas appropriately sited for such uses. Description: This designation allows the full range of industrial uses. Compatible Uses: While this zone should be reserved primarily for the heavier forms of industrial activities, a wide range of industrial and commercial activities may be permitted. Criteria for Designation: The most appropriate area for this designation is in the central part of the Region Serving Area adjoining the rail lines. This designation is also appropriate in the southern portion of the area which is now developed in large scale industrial facilities (the Boeing and the General Services Administration facilities). Chapter U . Considerations Against Applying this Designation: This designation can only be applied in the Community Serving Area to sites now developed in this character along A Street S.E. These areas should not abut commercial or residential areas; heavy industry should be buffered by light industrial uses. It is not an appropriate designation for highly visible areas. 0 Planned Areas Page 14-18 Appropriate Implementation: This designation is implemented by the M-2 zone. Special Plan Areas (See Map 14.2) 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" 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 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. 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. Comp. Plan Auburn North Business Area Planning Area: The Auburn North Business Area Plan was adopted by resolution No. 2283 in March 1992. 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. 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 Area Plan should consider and integrate: 1. The Downtown Auburn Design Master Plan. 2. The Commuter Rail Station Siting Report. 3. The Auburn Downtown Plan 2001 . Lakeland Hills Special Planning Area: The Lakeland Hills Plan was adopted by resolution No. 1851 in April 1988. The Plan covers the approximately 458 acres of the Lakeland Hills development which falls within the City of Auburn. 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 will cover the 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 must 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. Residential development will be primarily single family and moderate density dwellings with a wide range of lot sizes, including lots smaller than those currently allowed (1995) by the zoning ordinance. The maximum allowable number of residential units is 3,408 based upon an overall gross density of 5 units per acre. High density multifamily units will be limited to approximately 669 units. Twenty acres will be used for light commercial development and significant area will be set aside as open space. The development will include 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 Chapter 14 • 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 will occur in phases in coordination with the provision of required urban services. Some of the unique aspects of this development are inconsistent with the City's conventional zoning districts. 4i-�To implement and efficiently process development within the Lakeland Special Plan Area, it adeps planned unit development regulatiogLefilinageegpecific to the Planning Area have been adouted. 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 unit 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 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 Page 1420 Comp. Plan 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 appropriate. 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: 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 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, tht: 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. 9 Chapter 14 Page 14-22 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 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 powerline 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. Plan Map Policies Infrastructure Related Policies Camp. Plan 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 should be designated only through amendment 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 circumstances, requiring that specific "exceptions" to these general policies be established. This section identifies these specific areas and establishes either supplemental policies or exceptions to the general policy, as appropriate. Pike Street Area: North of 8th N.E., east of Harvey Road, and south of 22nd N.E. Problem: This area is inadequately served by residential arterials. Further intensification of use in this area would compound this problem. Chapter 14 Policy M.A. No increase in density or other development which would increase traffic demand in this area should be approved. 8th Street N. E. Area: 8th Street N.E. between Auburn Way and M Street. Problem: The Comprehensive Plan Map designates multiple family use as the ultimate use in accord with the Comprehensive Plan policies. While 8th Street is designated as a major arterial, it is not currently constructed to that standard and is not able to support current traffic demand adequately. The Plan designation would greatly increase traffic volumes. Water service is also not sufficient to support multiple family density at the present time. Policy M.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 Aubum-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 Aubum-Black Diamond Road to support continued increases in traffic volumes. Policy III.C. The area between Aubum-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 Page 14-24 Transition Areas Comp. Plan 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. 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 III.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. Area North of West Main Area: North of 2nd Street NW between the Union Pacific tracks and West Auburn High School and area north of 3rd Street NW between high school and the Burlington Northern tracks. Problem: This area has been undergoing a transition from residential to heavy industrial for a long period of time. Some scattered residential uses remain. This Plan extends that transition forward as continuing City policy. However this policy is not intended to penalize existing residents who seek to expand or improve their homes. Policy III.E. Administration of the zoning ordinance in this area should not prevent residential rehabilitation, provided that property owners are aware that adjacent property is planned to be industrial. Industrial development in this area will not be required to buffer such residences. The area between Main Street and this area shall be zoned for residential development to preserve the existing residential character of this neighborhood. Chapter 14 Problems Related to Existing Uses 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 M.F. 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. MStreet 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 M.G. The City will resist conversion in this area from single family. West Auburn Area: South of West Main between the rail lines. 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 M.H. This area should be planned for local serving multiple family . uses even though it is in the Region Serving Area. Page 14-26 Comp. Plan Western and Clay Streets • Area: Existing residential area north of West Main Street served by Western and Clay Streets. Problem: There is an established residential area in the middle of a designated industrial area. This Plan recognizes the desire of the area's residents to maintain residential use. However, economic pressure coupled with adjacent development patterns will ultimately convert this area to other uses. Policy M.I. As long as this area remains viable as a residential area, City policy will try to support that use in assessing the industrial development of adjacent areas. 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. Page 1427 Introduction CHAPTER 15 IMPLEMENTATION A comprehensive plan is a set of policies intended to guide and coordinate other decisions. These3e"-0-- am-depepAente4her-c t eif related s4eps whieh themselves may need te be eafeW5, planned. However, general comprehensive plan documents are further supported by more specific functional plans.—Functional Rplans that afe further implementatieas--e€ 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 amendedelmage and will be annual] reviewed for that 0 0 MT .. - . .. 10@1::- : :.... -- - - _. _ .. .. r. :. ..., .. a. .. _W7-11- ..- - 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 amendedelmage and will be annual] reviewed for that 0 0 Ll 0 Chapter 15 Public Improvement Elements Comprehensive Transportation Plan Page 15-2 purpose. This is not say, however, that the Plan should be amendedligMly ehenged to fit any particular need or interest , but that ehafige shR-old- be To avoid frivolous amendmen , policy ekeages Axidiin thiq Plan amendments should follow a procedure designed to assess itsthe need and appropriateness related-pPolicy issues related to the proposed amendment need eheage 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. .�rTe-+�resc�s�ees��.. - -- • - - - - MT 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: The transportation element plans the transportation system of the City. While it addresses all transportation facilities serving the City, it focuses lmplementation particularly on those aspects of the system which are the responsibility of the City itself. While the goals and policies of this Comprehensive Plan provide overall policy guidance, the Transportation Plan further articulates these goals and policies in more detail and provides the technical basis for their development. The City's current Transportation Plan was adopted in 1997. The work completed to amend this Comprehensive Plan in 1994 to bring it in compliance with the Washington State Growth Management Act serves as the ground work for the new Transportation Plan. Components of the new Plan include: analysis of existing system/conditions (including transit); non -motorized modes; projected system demand; identification of system deficiencies; system improvements; transportation system and demand strategy components; a finance component; and a non -motorized mode component. Other transportation related projects include: Airport Plan: An_up&ted Auburn Municipal Airport Master mer Plan (2001-20201 was adopted in 20024I)gg. The This element should be periodically reviewed by airport • management and updated as needed. Non -Motorized Plan: This comprehensive plan calls for a plan which addresses the location, design and construction of non -motorized transportation facilities and amenities. This plan was adopted in 1998. Responsibility for the plan will be split between the Planning, Public Works and Parks Departments. Chapter 15 71 lawer demand far PsFking— than in "ieal "stfip" Six Year Transportation Improvement Plan: Street development projects are €:n#ker 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 circulation element, and should not be considered a formal planning element. Comprehensive Water Plan All development in the City Fegeires aseess to =::mer. BiEeept feF Alan- 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 wasis Page 15-4 lmplementation l�ei�g—updated and adopted. .. in 2001. "ate-6en3gcehensive Se��tar�Setiver mer—s',a--;e The Comprehensive Sanitary Sewer Plan should continue to be formally incorporated into the Comprehensive Plan as a planning element. 0 Page 15-5 Chapter 15 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. :-Pie _R_F1A;S Mad- -Respeatioa Plan, adepted in 1986, prevides mer -e detailed . 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. adeptien-in 2001. 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 Ptierities in the propose mated 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 15-6 Implementation Capital Facility Plans IFmprevemeat Programs One of the most difficult aspect 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 1p�egmm should be developed and annually updated for this purpose. .1995 ., eadm ems te this n......_ .. _t_ Plan. r 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 *je&4e-five year strategy to provide decent housing, create a suitable living environment and expand economic opportunities in accordance with the obiectives of the federal Community Development Block Grant I* 0 Chapter 15 (CDBG) program. The Consolidated Plan ' Plea 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 are 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 monitor the City's progress toward implementing the strategies presented in the Consolidated P1anGBP. An "Annual Action Plan" is prepared and submitted each year for HUD's review and approval. See -a! Services r^ nnn Dl five Comprehensive 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 a recognized element of Auburn's Comprehensive Plan. Downtown Plan The future of the downtown area is a key concern of this Comprehensive 0 Plan. Consequently a detailed plan for the downtown area that outlines Page 15-8 Implementation strategies and implementation measures to foster and promote downtown redevelopment was adopted in 2001. ►_J 0 Page 15-9 Chapter 15 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 the 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 review process. 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. Annexation and Expansion Element This plan contains policies which have significant implications for the unincorporated lands surrounding the City concerning service provision and annexation. A more detailed analysis of annexation of these areas is in order. Historic Preservation Element This plan calls for the development of an element which includes an historic site and building inventory. It should also recommendations include codes and incentives to carry out the goals and policies of the plan. This list of elements is not intended to be limiting and other elements can be added if needed. 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 Page 15-10 Implementation 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. For example, the City's power to zone is based upon the City's Comprehensive Plan. 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 Ordinance Perhaps the most important of all the regulatory measures is the City zoning ordinance, since it has the most direct bearing on the actual development and use of property. The current zoning ordinance was adopted in 1987.A few _ endments have been made to the ordinance incrementally since that time. A thorough review of the entire zoning code is desirable to ensure it is clear and understandable to the public and meets the needs of current development practices and community expectations. The 1095 - eadmems te this Comprehensive RIA.. eall fer seffle additional- ame..,l.....nts to the zening --''-___- ""--- nhAnaws iael..ae. Reviev4fe,Asien of sign e -B -d -e Rveview4eyisien of the he", eenuner-sial zone Land Division Ordinance The land division ordinance was adopted in 1988 to replace the subdivision ordinance. No major changes are called for in this Plan, however a review to ensure that flexibility is maximized and costs are held to a reasonable level is appropriate. Concurrency Management System The City of Auburn implements the concurrency requirements of the Growth Management Act through the existing project evaluation system established under the State Environmental Policy Act (SEPA). This Page 15-11 CA 0 Chapter 15 State Environmental Policy (SEPA) Act Shoreline Management Act method of implementation views the concurrency issue from the point of view of avoiding the unacceptable adverse environmental impacts that result if new development is approved without adequate services to support the development. This process has proven to be effective, however, as the City revises its project review process it may be desirable to implement a concurrency management system separate from the SEPA review process. Change to the current process will be evaluated in terms of effectiveness and its consistency with the City's efforts in permit process improvements and streamlining. State law establishes the obligation for local government to assess the impact of new development on environmental conditions, and to mitigate any significant adverse impacts as appropriate. The law also provides that local government must establish policies for such review and mitigation. The of tThis Plan has considered this need in identifying policies to guide SEPA review and determinations. As such the SEPA program becomes an implementing system for the policies of the plan. This assums The Shoreline Management Program is a State mandated regulatory system designed to protect the shoreline resources of the State. Once developed by local government (under State guidelines) and approved by the State, the program can only be modified with State approval. Most of the provisions and policies of the management program have been incorporated into this Comprehensive Plan. The shoreline management policies are recognized in this Plan as a plan element. ""-".. there ono knovffi pokey f the pmgFam is 15 yams old and should -be Building Code For the most part the building code addresses regulatory matters of a technical nature and does not involve policy considerations of the type provided in this Plan. There are nonetheless situations, such as grading and fill permits, which may involve policies of the Plan. Wherever this arises the building official should rely on this Plan for the appropriate guidance. This Plan FesewAneods a review of the City's bWding eedes Page 15-12 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. Prierities. Not all the neeessar-y i adiate1.. Ale,. implementing aetiens --an be ----- - lished thevNiew implemeMing eetiens r=ya -be identified. G:... TepaFt...ems e n then The 8H nos . .l.�r s oa s a G be developed • the eaFr-y ..F prierities ever 0 0 0 Chapter 15 Zoning Code Administration There is a particularly direct relationship between the implementation of a Comprehensive Plan and a zoning ordinance. 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 ordinance 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 to 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. Rezone There are three types of rezones that will be made under this Plan: A rezone which clearly implements or is in full conformance with the Comprehensive Plan; a rezone which involves a Plan policy question, issue or interpretation; and rezones which 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 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 provisions. Permits involving more substantive policy questions or interpretations should be processed through the hearing examiner system, with appeal to the City Council. Plan Review, Update, and Amendment 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 term, but within a flame of reference that can be reasonably comprehended. This does not mean that this plan should be unchangeable. Page 15-14 lmplementstion As Community goals and conditions change, this plan should be amended and updated to reflect these new circumstances. The Washington State Growth Management Act limits the process of amending a city comprehensive plan to once a year. This will enable changes to be considered in terms of their cumulative impacts on the City rather than on a piecemeal basis. 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 367.70A.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 be adopted whenever an emergency exists. An emergency for purposes of plan amendments is defined in two ways. One, by Chapter 2.75 of the City Code; and two, when the Planning Director determines that an amendment is necessary to ensure compliance with RCW 36.70A (the Growth Management Act.) 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 immediately 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 will be amended in several ways: Adoption of a Plan Element The formal adoption of a plan element is an amplification of the policy of the Comprehensive Plan. As such it may involve some change to these policies. When a plan element is being processed the policies of the element should be compared to the policies of the Plan itself and other planning elements. Appropriate adjustments should be made to either resolve conflicts or to clarify. These adjustments can be processed along Is Chapter 15 with the consideration of the element. Adding unrelated policy changes to the consideration of a planning element should be avoided. 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 5 to g 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. 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 fi-amework established herein. In conformance Page 15-16 Implementation with State judicial pilings, 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. Excepting 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 recognizes that the management of growth as guided by this elan 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 trw=arent 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 Citv 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 Aubum's city code requirements • Publishing legal notices in a newspaper of general circulation for public hearings: •_ Mailing notice to property owners and residents within a certain radius of a sites specific proposals• Page 15-17 Chapter 15 i Page 15-18 • 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 adoptiom there has been increased use of new public participation techniques. The expanded use of websites and cable access television by local iurisdictions 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. i Page 15-18 Introduction CHAPTER 15 IMPLEMENTATION A comprehensive plan is a set of policies intended to guide and coordinate other decisions. .: of a eempi a series -of stepsFelated However. general comprehensive elan documents are further supported by more specific functional plans.—Functional lzplans that are further implementatiens—of 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 amendedekenge and will be annuallv eriedieally reviewed for that Page 15-1 i 0 r 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 amendedekenge and will be annuallv eriedieally reviewed for that Page 15-1 i 0 0 0 Chapter IS Public Improvement Elements Comprehensive Transportation Plan Page 15-2 purpose. This is not say, however, that the Plan should be amendedlighll�y ekaaged to fit any particular need or interest„ but thm ehange should be aniteipated end --provided fen 4n—eFder-4To avoid frivolous amendmen , policy. changes-Aithit+ this Islas amendments should follow a procedure designed to assess itsthe need and appropriateness €er the-ehange. TWs presess sheuld al;e v Fek"d-pPolicy issues related to the proposed amendment need ehaege 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. 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: The transportation element plans the transportation system of the City. While it addresses all transportation facilities serving the City, it focuses xste eb as a mtmieipal ...e system, e ...e -,e - - el. ,.r senstFuefien lime. Sinee e fiseal-reseuFees•'er-, a develepment-erthese sys4efn; is ..,...w:_... A.ese than 8na plea. _ese.._..e.. Pagie..L._,y eample.. systems may invelve mefe 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: The transportation element plans the transportation system of the City. While it addresses all transportation facilities serving the City, it focuses Implementation particularly on those aspects of the system which are the responsibility of N the City itself. While the goals and policies of this Comprehensive Plan provide overall policy guidance, the Transportation Plan further articulates these goals and policies in more detail and provides the technical basis for their development . The City's current Transportation Plan was adopted in 1997. The work completed to amend this Comprehensive Plan in 1994 to bring it in compliance with the Washington State Growth Management Act serves as the ground work for the new Transportation Plan. Components of the new Plan include: analysis of existing system/conditions. (including transit); non -motorized modes; projected system demand; identification of system deficiencies; system improvements; transportation system and demand strategy components; a finance component; and a non -motorized mode component. Other transportation related projects include: Airport Plan: An updated Auburn Municipal Airport Master Airpert Plan (2001-20201 was adopted in 200249:4. The This element should be periodically reviewed by airport management and updated as needed. Non -Motorized Plan: This comprehensive plan calls for a plan which addresses the location, design and construction of non -motorized transportation facilities and amenities. This plan was adopted in 1998. Responsibility for the plan will be split between the Planning, Public Works and Parks Departments. Page 15-3 i 11 Chapter 15 Six Year Transportation Improvement Plan: Street development projects are f annually planned and coordinated by means of a six year Transportation Improvement Program, which is awmally apdated 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 circulation element, and should not be considered a formal planning element. Comprehensive Water Plan All development in the City requires assess to rveter B*eept €ei d e water s .s4em : essential Y :R_i„fa, euro, me p _e r„_ the GeM_ebe � b Y Play. 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 wasis Page 154 -- - .. and r �e demand, _a—.,A.ing _a.._a.. c _ Six Year Transportation Improvement Plan: Street development projects are f annually planned and coordinated by means of a six year Transportation Improvement Program, which is awmally apdated 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 circulation element, and should not be considered a formal planning element. Comprehensive Water Plan All development in the City requires assess to rveter B*eept €ei d e water s .s4em : essential Y :R_i„fa, euro, me p _e r„_ the GeM_ebe � b Y Play. 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 wasis Page 154 Implementation beia pdated and adonted. in is2001. The Gemprebensive Sanitary Sewer Plan sheuld be eempfeheasiwly Feviewed—eeA epdwed every five yeas. The Comprehensive Sanitary Sewer Plan should continue to he formally incorporated into the Comprehensive Plan as a planning element. 0 Chapter 15 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. The P—Ar4us Menal Rmenation Plan, adapted in 1996, pFeAdes more dete plaankt of these feeilifies and An upda4e of the Plan is being lar Mid 4995. 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 Drainaee Plan adopted in 2002. adeptien-in 2001. 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 Pr-ier-ities in the p-epas..a mated Comprehensive Drainage Plan also includgs 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 Ihabitat, and enhancing water quality. Page 15-6 Capital Facility Plans went Programs Policy Elements Community Development Block Grant Plan Implementation One of the most difficult aspect 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 l�pregmm should be developed and annually updated for this purpose. 1995 amendments t_ this r aWrehen plan. 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. 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: The City of Auburn Consolidated Plan (GDP) implefaws severe! of the peheies of the Gemprehensi*e Plan. is a *ree-te-five year strategy to provide decent housing, create a suitable living environment and expand economic opportunitiesin accordance with the obiectives of the federal Community Development Block Grant 0 0 Fc -----1 15 (CDBG) program. The Consolidated Plan ' Xan 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 are coordinated. The CDP is primarily an administrative instrument and does not need to he formally adopted as a planning element in the Comprehensive Plan. City staff annually monitor the City's progress toward implementing the strategies presented in the _Consolidated P1anGPR. An "Annual Action Plan" is prepared and submitted each year for HUD's review and approval. S�ie€Se�ices City's 'nvelvemeRt- and -supgert of sesiel aad sappeoive—seEviees. 8y sef-viee-s; fteedded the mem T Comprehensive 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 a recognized element of Auburn's Comprehensive Plan. Ming County I Downtown Plan The future of the downtown area is a key concern of this Comprehensive 0 Plan. Consequently a detailed plan for the downtown area that outlines Page15-8 Implementation strategies and implementation measures to foster and promote downtown redevelopment was adopted in 2001. 0 Chapter 15 • 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 the 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 review process. 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. Annexation and Expansion Element This plan contains policies which have significant implications for the unincorporated lands surrounding the City concerning service provision and annexation. A more detailed analysis of annexation of these areas is in order. Historic Preservation Element This plan calls for the development of an element which includes an historic site and building inventory. It should also recommendations include codes and incentives to carry out the goals and policies of the plan. This list of elements is not intended to be limiting and other elements can be added if needed. 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 Page 15-10 Implementation 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. For example, the City s power to zone is based upon the City's Comprehensive Plan. 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 Ordinance Perhaps the most important of all the regulatory measures is the City zoning ordinance, since it has the most direct bearing on the actual development and use of property. The current zoning ordinance was adopted in 1987. endments have been made to the ordinance incrementally since that time. A thorough review of the entire zoning code is desirable to ensure it is clear and understandable to the public and meets the needs of current development Practices and community expectations. The 1995 amendments te 9 -tis C;empi:eheasive vaRgesavniac Review4evisiea of sign eade Land Division Ordinance The land division ordinance was adopted in 1988 to replace the subdivision ordinance. No major changes are called for in this Plan, however a review to ensure that flexibility is maximized and costs are held to a reasonable level is appropriate. Concurrency Management System The City of Auburn implements the concurrency requirements of the . Growth Management Act through the existing project evaluation system established under the State Environmental Policy Act (SEPA). This 0 lJ Chapter IS State Environmental Policy (SEPA) Act Shoreline Management Act method of implementation views the concurrency issue from the point of view of avoiding the unacceptable adverse environmental impacts that result if new development is approved without adequate services to support the development. This process has proven to be effective, however, as the City revises its project review process it may be desirable to implement a concurrency management system separate from the SEPA review process. Change to the current process will be evaluated in terms of effectiveness and its consistency with the City's efforts in permit process improvements and streamlining. State law establishes the obligation for local government to assess the impact of new development on environmental conditions, and to mitigate any significant adverse impacts as appropriate. The law also provides that local government must establish policies for such review and mitigation. :Pie ing of Qhis Plan has considered this need in identifying policies to guide SEPA review and determinations. As such the SEPA program becomes an implementing system for the policies of the plan. This assums The Shoreline Management Program is a State mandated regulatory system designed to protect the shoreline resources of the State. Once developed by local government (under State guidelines) and approved by the State, the program can only be modified with State approval. Most of the provisions and policies of the management program have been incorporated into this Comprehensive Plan. The shoreline management policies are recognized in this Plan as a plan element. A%ile there are no reviewed - Building Code For the most part the building code addresses regulatory matters of a technical nature and does not involve policy considerations of the type provided in this Plan. There are nonetheless situations, such as grading and fill permits, which may involve policies of the Plan. Wherever this arises the building official should rely on this Plan for the appropriate guidance. Page 15-12 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. ung D. ioris]4t* a -r n&Q. Not all the neeessaiy� - i diately r♦ise thevex-ieus plem nfing elie vary in their prligmais ^I'Ieold be identified. r c time - The a .al work p� C the va6eus 0 0 Chapter 15 0.1 Zoning Code Administration There is a particularly direct relationship between the implementation of a Comprehensive Plan and a zoning ordinance. 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 ordinance 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 to 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. Rezone There are three types of rezones that will be made under this Plan: A rezone which clearly implements or is in full conformance with the Comprehensive Plan; a rezone which involves a Plan policy question, issue or interpretation; and rezones which 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 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 provisions. Permits involving more substantive policy questions or interpretations should be processed through the hearing examiner system, with appeal to the City Council. Plan Review, Update, and Amendment 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 tern, but within a frame of reference that can be reasonably comprehended. This does not mean that this plan should be unchangeable. Page 15-14 Implementation As Community goals and conditions change, this plan should be amended and updated to reflect these new circumstances. The Washington State Growth Management Act limits the process of amending a city comprehensive plan to once a year. This will enable changes to be considered in terms of their cumulative impacts on the City rather than on a piecemeal basis. 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 36-7.70A.130) or in cases of emergency as described below. All amendment proposals shall be considered concurrently so thatthe 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 be adopted whenever an emergency exists. An emergency for purposes of plan amendments is defined in two ways. One, by Chapter 2.75 of the City Code; and two, when the Planning Director determines that an amendment is necessary to ensure compliance with RCW 36.70A (the Growth Management Act.) 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 immediately 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 will be amended in several ways: Adoption ofa Plan Element , The formal adoption of a plan element is an amplification of the policy of the Comprehensive Plan. As such it may involve some change to these policies. When a plan element is being processed the policies of the element should be compared to the policies of the Plan itself and other planning elements. Appropriate adjustments should be made to either resolve conflicts or to clarify. These adjustments can be processed along Page 15-15 0 0 9 Chapter 15 with the consideration of the element. Adding unrelated policy changes to the consideration of a planning element should be avoided. 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 5 to 8 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. 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 Page 15-16 Implementation 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. Excepting 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. ii., eornmettertsi Y e Pian embotges tire eit, of Atibmies vision. �flze eit, 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 plannin sg tage rather than at the individual proiect 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: • Mailing notice to property owners and residents within a certain radius of a sites specific proposals• Page IS -17 Chapter 15 L-A Page 15-18 • Posting of public notices in general locations,• • Publishing disnlav 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 oast. take advantage of using these opportunities. L-A Page 15-18 `� � d 9 f, 0 0 E ! MAP 3.3 DOWNTOWN AUBURN r ,i. 1wr 1.170 MAP 7.2 ARTERIAL STREET PLAN Please refs to Figure 2.4, "Roadway Functional Classification System" in the City of Auburn Transportation Plan, 1997. 0 0 0 IL 1�-- Ii ;:MFL �� ! MAP 9.4 MINERAL RESOURCE AREA `A r Y i�y7 �� ��_ _ v ..^ _� �Il MMM, i t! ii/; Jlj � tiP -H I ;Er•, i .KI tir[F -H