HomeMy WebLinkAbout6049
ORDINANCE NO. 6049
AN ORDINANCE OF THE CITY OF AUBURN, WASHINGTON,
RELATING TO DOWNTOWN COMMUNITY RENEWAL, FINDING AND
DETERMINING THAT DOWNTOWN AUBURN IS BLIGHTED,
DESIGNATING A COMMUNITY RENEWAL AREA, AND ADOPTING A
COMMUNITY RENEWAL PLAN
WHEREAS, the Auburn downtown area has been identified as a subarea within
the City of Auburn Comprehensive Plan as evidenced by the City Council's adoption of
the Auburn Downtown Plan/Final EIS in May 2001; and
WHEREAS, the Auburn downtown, and particularly the area shown in Exhibit "A",
attached, which generally coincides the City of Auburn urban center as approved by
King County and the Puget Sound Regional Council, and as evidenced by the Block by
Block Analysis of "blight" for certain areas included as part of Exhibit "B", attached, has
experienced substantial decline in the quality of the building stock, a substantial
increase in building vacancies, and is also characterized by the presence of vacant
underutilized parcels that are difficult to develop due to their size and difficulties in
aggregating adjoining parcels under different ownership; and
WHEREAS, the Auburn downtown has also seen the decline of property
maintenance which has impaired job growth and economic development in the city,
which adversely impacts the ability to attract private sector investment, and thereby
undermines and limits the tax base; and
WHEREAS, the substantial physical dilapidation, deterioration and/or age or
obsolescence of buildings, inappropriate uses of land or buildings, unsanitary or unsafe
conditions, deterioration of sites, and the existence of conditions that endanger life or
property by fire or other causes, all of which exist within the Auburn downtown, are
Ordinance No. 6049
Page 1 of 7
collectively conducive to ill health, juvenile delinquency, crime, and substantially impair
or arrest the sound growth of the Auburn downtown and its environs, constitute an
economic and social liability, and in their present condition are detrimental to the public
health, safety, welfare, or morals; and
WHEREAS, the current Auburn downtown environment lends itself to residents
electing to conduct business elsewhere, in surroundings that are perceived to be safer
and more comfortable; and
WHEREAS, the City of Auburn Comprehensive Plan as evidenced by the City
Council's adoption of the Auburn Downtown Plan/Final EIS in May 2001 (the "Auburn
Downtown Plan") recognizes that blight conflicts with the goal of establishing a high
quality pedestrian oriented downtown; and
WHEREAS, in recognizing that blight exists in the Auburn downtown, the Auburn
Downtown Plan contains goals and policies to address such blight including, by way of
example,
"Goal 2 To remove or diminish the impact of blighting influences throughout
downtown."
"Policy 2-1 Encouraging removal
Removal of blighting influences is encouraged."
"Policy 2-2 Public sector investment
When private sector investment is not feasible or timely, public sector
investments in catalyst projects should be considered. The City shall have the
ability to acquire properties to aggregate into larger projects."
WHEREAS, the Washington State legislature in its 2002 session amended the
State's Urban Renewal Law, renaming it the "Community Renewal Law" and providing
additional tools for cities for the revitalization of "Community Renewal Areas" which are
Ordinance No. 6049
Page 2 of 7
blighted areas designated as appropriate for "Community Renewal Projects" as set forth
in Chapter 35.81 RCW; and
WHEREAS, undertakings related to the rehabilitation, redevelopment or
combination thereof of blighted areas is necessary and in the interest of the public
health, safety, morals and welfare of the residents of the City, and
WHEREAS, the Auburn Downtown Plan, together with the "Community Renewal
Area Financial Plan" and the "Downtown Project Area Residential Displacement Plan"
attached at Exhibit "B", constitutes an appropriate Community Renewal Plan for the
Auburn downtown; and
WHEREAS, the Community Renewal Plan contains a sound and adequate
financial program for financing renewal projects; and
WHEREAS, the Community Renewal Plan contains a feasible plan for making
available adequate housing for the residents who may be displaced; and
WHEREAS the Community Renewal Plan conforms to the City's Comprehensive
Plan; and
WHEREAS, the Community Renewal Plan will afford the maximum opportunity,
consistent with the needs of the City, for the rehabilitation or redevelopment of the
community renewal area by private enterprise; and
WHEREAS, the City Council finds that a sound and adequate financial program
exists for financing the community renewal projects given funding programs, City
partnerships in proposed projects and anticipated private development financing; and
WHEREAS, public notice of a Community Renewal Plan public hearing was
provided by publication once each week for two consecutive weeks not less than ten
Ordinance No. 6049
Page 3 of 7
and not more than thirty days prior to the public hearing in a newspaper having general
circulation in the community renewal area of the municipality; and
WHEREAS, mailing of notice of the public hearing was given not less than ten
days prior to the date of the public hearing to the persons whose names appear on the
county treasurer's tax roll as the owner or reputed owner of the property, at the address
shown on the tax roll; and
WHEREAS, a public hearing on the proposed Downtown Community' Renewal
Plan was held by the Auburn City Council on September 18, 2006, at a regular open
public meeting, prior to which notice of the public hearing was published in the City's
official newspaper and mailed to all affected property owners within the affected area;
and
WHEREAS, the City Council finds it is in the best interest of the City to designate
downtown Auburn as a "Blighted Area", and adopt a Community Renewal Plan for the
Auburn downtown.
NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF AUBURN,
WASHINGTON, DOES ORDAIN AS FOLLOWS:
Section 1. Findinas Adopted. The City Council hereby adopts the
"WHEREAS" clauses of this ordinance as findings of fact and evidence of blight.
Section 2. Desianation of Bliahted Area. Based on the materials and
testimony presented to the City Council, the Block by Block Analysis of Blight included
in Exhibit "B", and the findings set forth in the "WHEREAS" clauses of this ordinance,
the downtown area of the City of Auburn as shown on the attached map labeled as
Ordinance No. 6049
Page 4 of 7
Exhibit "A" is hereby found and determined to be and designated as a "blighted area" as
defined in RCW 35.81.015(2).
Section 3. Renewed Auburn Downtown Appropriate. It is necessary in the
public interest of public health, safety, morals and welfare of the residents of the City of
Auburn that the Auburn downtown be determined to be an area to be reclaimed and
renewed through "redevelopment" and/or "rehabilitation" as defined in RCW 35.81.015
(18) and (19).
Section 4. Declaration of Community Renewal Area. The downtown area
of the City of Auburn as shown on the attached map labeled as "Exhibit A" is declared to
be a "community renewal area" as defined in RCW 35.81.010(5) and the rehabilitation,
redevelopment or combination thereof of such area is necessary in the interest of the
public health, safety, morals or welfare of the residents of the City of Auburn.
Section 5. Adoption of Community Renewal Plan. The Auburn Downtown
Plan, together with the "Community Renewal Area Financial Plan" and the "Downtown
Project Area Residential Displacement Plan" attached at Exhibit "B", are approved and
adopted as the community renewal plan for the downtown area shown on Exhibit "A"
(the "Community Renewal Plan"). The City Council finds that: (i) a feasible plan exists
for making available adequate housing for the residents of that area who may be
displaced by the community renewal project undertaken pursuant to the Community
Renewal Plan; (ii) the Community Renewal Plan conforms to the City's Comprehensive
Plan; (iii) the Community Renewal Plan will afford maximum opportunity, consistent with
the needs of the City, for the rehabilitation or redevelopment of the community renewal
area by private enterprise; (iv) a sound and adequate financial program exists for the
financing of the community renewal project undertaken pursuant to the Community
Ordinance No. 6049
Page 5 of 7
Renewal Plan; and (v) the community renewal project area described in Exhibit "A" is a
blighted area as defined in RCW 35.81.015(2).
Further, pursuant to RCW
35.81.050(2)(b), the City elects to have the powers of a community renewal agency
exercised by the City Council directly, and pursuant to RCW 35.81.150, the powers
described in RCW 35.81.150 shall be exercised by the City of Auburn Mayor's Office,
all for the purposes of redressing the blight in the Auburn downtown community renewal
area.
Section 6. Severability.
The provisions of this ordinance are declared
to be separate and severable. The invalidity of any clause, sentence, paragraph,
subdivision, section or portion of this ordinance, or the invalidity of the application
thereof to any person or circumstance shall not affect the validity of the remainder of
this ordinance, or the validity of its application to other persons or circumstances.
Section 7. Ratification. All actions previously taken in accordance with this
ordinance are hereby ratified and confirmed.
Section 8. Effective Date of Ordinance. This ordinance shall take effect and
be in force from and after its passage and five days following its publication as required
by law.
INTRODUCED:
SEP 1 8 2006
SEP 1 8 2006
SEP I B 2006
PASSED:
APPROVED:
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.--.--->
Ordinance No. 6049
Page 6 of 7
ATTEST:
PUBLISHED: () 9' - 22 -Zo(/ 0
Ordinance No. 6049
Page 7 of 7
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Exhibit B
City of Auburn
Community Renewal Plan
Attachments
(Which, together with City of Auburn Comprehensive Plan
as evidenced by the City Council's adoption of the Auburn
Downtown Plan/Final EIS in May 2001, constitutes the
Community Renewal Plan
Forthe Downtown Auburn Community Renewal Area)
Prepared in accordance with the Requirements of RCW 35.81
Adopted by Ordinance No. ~tftj7 , September --.iL, 2006
DRAFT
September 12, 2006
TABLE OF CONTENTS
Topic Paae
Community Renewal Area Financial Plan................................................... 3
Downtown Project Area Residential Displacement Plan.............................. 6
Appendix A Block by Block Analysis of Blight
2
COMMUNITY RENEWAL AREA FINANCIAL PLAN
Background
Auburn historically developed out from a traditional downtown focused along Main
Street and the railroad. Until the latter part of the last century, Auburn was a relatively
free-standing community separated from the Seattle and Tacoma urban cores by miles
of farmland. As such, downtown provided a full range of goods and services to serve
local needs.
Starting in the 1960's, improved highway connections made a larger regional area
accessible for employment, shopping, services and entertainment. Concurrently,
downtown Auburn, like many smaller city downtowns, began a long period of decline.
Over time, fewer goods and services were available in downtown Auburn, and the larger
downtown retailers including JC Penney, eventually closed or relocated. Property
owners limited investments in maintenance and construction in property.
By the 1990's, downtown had reached its nadir but at the same time the seeds for its
rebirth were being sown. The City experienced rapid growth outside of the downtown
area, bringing thousands of new households into the area. There has also been some
modest improvement downtown. Auburn Regional Medical Center has undergone
several expansions making downtown a center for medical excellence. The City
partnered with Sound Transit and King County Metro to develop Auburn Station. The
City selected the location and partnered in the construction of the parking garage and
first floor retail space in the expectation that it would serve as a catalyst for
redevelopment. The City also built the Auburn Justice Center at the eastern end of
Main Street to anchor that area. At the same time, the private sector began to respond
to opportunities presented by downtown. Several new buildings were built and a few
others renovated.
Today, downtown is on the verge of a renaissance, but the legacy of decades of decline
remains. Numerous buildings are in poor condition, functionally obsolete and most are
not worthy of rehabilitation. Some buildings that have been damaged by earthquakes
and fire remain standing, often in poor condition. Vacant lots abound. A number of
occupied buildings contain uses inconsistent with a vibrant downtown. Development
density is low and not supportive of the City's "Urban Center" designation. Patterns of
property ownership (multiple narrow lots) which date back to the 1920's will not support
the needs of new development compatible with Auburn's plans and policies. Site
acquisition and assembly is often a critical obstacle.
3
Plan Goals
The City intends to use a variety of financial and other incentives to promote the
redevelopment of downtown in a manner consistent with:
· The Auburn Downtown Plan (May 2001) element of the City Comprehensive
Plan
· The City Comprehensive Plan (updated annually)
· Auburn Downtown Urban Center designation (as approved by King County and
the Puget Sound Regional Council)
· The City Economic Development Strategies document (2005)
· Downtown Design and Code Amendments (pending at time of writing)
Plan Financial Strategies
1. The City intends to use its current financial resources (including its nonvoted general
obligation debt capacity) to acquire strategically located parcels. These will
ultimately be offered for sale on a public competitive basis, sometimes in conjunction
with other parcels owned by the City. Under the competitive process, potential
developers will be required to demonstrate an ability to bring on-line development
compatible with City plans, ordinances and policies includinq, as an example, the
extent to which a proiect may serve as a catalyst for the revitalization and renewal of
the downtown area. Development proposals will, amonq other items, be evaluated
upon total return on the City's expenditureinvestment. In no ovent will tot;)1 return on
investment be less th;)n the cost of acquisition.
In so doing, the sales price wHl may take into account such considerations asbe
considered along '.\lith:
· Projected construction sales tax accruing to the City~
· Projected property tax accruing to the City~
· Potential real estate excise taxes earned by the City in connection with the sale
of improved properties~
· Projected sales taxes resulting from retail development and from purchases
made by residents of the project within Auburn~
· Leasehold taxes as appropriate revenues; and,
· Other factors as may be deemed appropriate.
· Potentbl of the project to serve as a catalyst for addition;)1 dO'Nntown
revitalization
2. The City will consider waivers of traffic impact and storm drainage fees.
3. Application of the City's adopted program for a 10 year waiver of property taxes for
residential portions of appropriate projects.
4
4. The City will consider the formation of additional local improvement districts in the
downtown area to help pay for infrastructure such as street, sidewalk and storm
drainage improvements, and utility relocation.
5. The City will apply for State and Federal grants, as available, for economic
development and for infrastructure improvements.
6. The City will work cooperatively with other governmental agencies including King
County and Sound Transit, to bring financial resources to bear on improvements that
will benefit both the City and other entities.
7. If made possible through amendments to existing law, the City may use tax
increment financing to encourage improvements within the downtown community
renewal area.
5
DOWNTOWN PROJECT AREA RESIDENTIAL
DISPLACEMENT PLAN
Introduction
The Auburn community has a substantial inventory of affordable housing. Its supply of
housing that is accessible and affordable to low, moderate and middle-income groups is
one of the largest in King County. The City of Auburn supports the improvement of
community's existing low income housing supply and during the last three decades has
supported the development of its human services infrastructure as well as housing
addressing the needs of disadvantaged populations.
The City of Auburn does not anticipate that its actions will directly displace residents in
the renewal area. It will seek to avoid displacement and explore alternative actions
which will limit displacement of residents in those areas designated for revitalization.
However, in the event such displacement does occur, the City will utilize its resources to
mitigate the adverse effects of displacement.
Plan to Minimize Displacement
In order to avoid and/or minimize displacement, the City of Auburn will emphasize
projects which:
· Do not demolish buildings housing low income residents.
· Emphasize projects that require no relocation or only temporary relocation.
· Attempt to focus revitalization efforts on properties whose use is substantially
commercial rather residential.
· Encourage the redevelopment of residential properties that are voluntarily
sold, not as result of the use of the power of eminent domain.
Plan to Assist Displaced Residents
For projects where displacement is unavoidable, the City of Auburn will work with local,
state and federal agencies and organizations to assist in identifying housing suitable for
the relocation of displaced persons.
· The programs, services and funding sources of the King County Housing
Authority, shall be requested to assist any resident displaced as a result of
the project.
· The City will collaborate with area human services agencies to identify and
facilitate access to existing housing opportunities for residents displaced as a
result of revitalization efforts.
6
. The City will seek to identify programs that provide down payment assistance,
rent subsidies, or access to existing affordable housing opportunities in the
community.
. The City will identify and develop a list of public and private multi-family
housing complexes that offer affordable housing opportunities within the
Auburn community.
. The City will collaborate with area realtors to identify housing opportunities
suitable for residents in revitalization areas who are being displaced.
7
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Obsolete single family dwellings in poor condition, with vacant lots and a 39 year
old King County Housing Authority apartment building.
. Inappropriate uses of land and buildings.
. Obsolete platts and ownership patterns.
. Excessive land coverage.
Block 1
Block 2
Single family homes in moderate to poor condition.
. Older small lot gas station
. Inappropriate use of land and buildings.
. Obsolete platting and ownership patterns.
. Excessive land coverage
Block 3
Machinists Union Hall, brick building in good condition. Site underutilized.
. Inappropriate use of land
. Extensive land coverage.
Block 4
Block occupied by older two story office building in fair condition. Two homes
converted to commercial uses. Single family home.
. Inappropriate use of land or buildings
. obsolete platting and ownership pattern
. Excessive land coverage.
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Block 5
US West Switching station and surface parking occupy western half the block.
Older fast food and automobile service facility the east side. Fast food and
automobile services are considered incompatible in the CBO and under
current zoning.
. Inappropriate use of land and buildings.
. Excessive land coverage.
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Block 6
Auburn Station: No blight findings
Block 7
The southern half of the block is a vacant lot, after used as a non-conforming
parking lot. The City has an offer to purchase the property to promote
redevelopment. A small single family home is also located along 2nd Street.
The northern half of the block contains a mix of auto and repair and commercial
uses in two old, functionally obsolete structures.
. Excessive land coverage.
. Vacant lots with public nusances of non-permitted parking on gravel.
. Obsolete platting and ownership pattern.
. Inappropriate uses of land and buildings
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Block 8
The block is occupied by an older two story office building, several homes in mixed
condition, a small commercial building and a parking lot used by the banks located
on adjoining blocks.
. Inappropriate use of land and buildings.
. Obsolete platting or ownership patterns.
. Excessive land coverage.
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Block 9
Uses consist of three buildings. From west to East, the "Lincoln" building on the
corner is an historically significant structure. It is in fair condition but has a more
recent cinderblock warehouse addition that is inconsistent with its location in the
downtown. The center "Townhouse" building was severely damaged in a recent
earthquake. It has been repaired but remains somewhat underutilized. The Truitt
Building on the east corner is new, high quality construction.
. Inappropriate use of land and buildings.
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Block 10
The southern half of the block consists of a newer, single story restaurant building
and City owned parking lot. The northern half from west to east, is occupied by a
City parking lot, older retail building in a "quonset hut" type structure that has
experienced earthquake damage. The center building is a former restaurant/bar
that suffered a major fire several years ago and has never been repaired. The
eastern building is an older, single story retail structure in current use.
. Substantial physical dilapidation, deterioration or obsolescence.
. Unsanitary or unsafe conditions,
. Dangerous or unhealthful conditions
. Inappropriate uses of land or buildings.
. Obsolete platting or ownership pattern.
. Excessive land coverage.
Block 11
Project ACE. Block assembled and cleared for redevelopment project, including a
6 - story hotel and parking garage. Project partially completed. Remaining lot
contains a bank which also may be incorporated into the project. If development is
completed as planned, no blight findings exist.
Block 12
Southern half of the block contains a single story auto repair garage and King
County Housing Authority apartment building. Northern half is occupied by City -
owned parking lot.
. Inappropriate use of land and buildings.
. Excessive land coverage.
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Block 13
City Hall and City Hall Plaza. No blight findings.
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Block 14
The Southern half of the block is occupied by 4 taverns. Two of which are closed
and vacant and under City ordinance, cannot be reopened. The remaining two are
Currently being acquired by the City for public purposes. The eastern end of the
block contains a drive through teller associated with a free standing bank
building. The northern portion of the block contains a City owned parking lot,
a retail building and a bank
. Inappropriate use of land and buildings.
. Obsolete platting or ownership pattern.
. Excessive land coverage.
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Block 15
Southern half of the block contains a vacant lumberyard and warehouse adjacent
to a City owned parking lot. The northern half has a cinder block warehouse, two
apartment buildings in poor condition and a single family home converted to
commercial purposes.
. Inappropriate uses of land or buildings.
. Obsolete platting or ownership pattern.
. Excessive land coverage,
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Block 16
Most of the block contains surface parking lots used by th City and Auburn Regional
Medical Center and the vacant former City court/police building. ARMC has
Acquired the lot for expansion of their facilitiesa and shared parking with the City.
No blighting influences if development proceeds as planned.
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Block 17
Most of the block is occupied by an industrial fuel tank farm, offices and storage
and trucking operation. There are also a couple of homes converted to com-
mercial purposes.
. Hazardous soils or substances.
. Inappropriate uses of land and buildings.
. Obsolete platting or ownership pattern.
. Excessive land coveragae.
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The block contains a mix of small medical clinics, several residences,
one of which is converted to commercial use, a vacant lot and a gravel parking lot
currently leased to the City
. Inappropriate uses of land and buldings.
. Obsolete platting or ownership pattern.
. Excessive land coverage.
Block 18
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Block 19
Single family homes in fair to good condition. Site situated across the street from
Sounder Station and zoned for higher density residential development.
. Inappropriate use of land or buildings.
. Obsolete platting or ownership.
. Excessive land coverage.
Block 20
Auburn Station, with the exception of a small convenience store located at the
northern end off Main Street. The Station is fully consistent with City plans. The
following applies to the convenience store.
. Inappropriate use of land or building.
Block 21
Contains a single story retail store/garden center that was renovated approximately
6 - 7 years ago.
. Excessive land coverage.
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Block 22
Contains a mix of single story retail, warehousing and single family homes in poor
condition.
. Inappropriate use of land or buildings.
. Obsolete platting or ownership patterns.
. Excessive land coverage.
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Block 23
From south to north contains an auto collision repair facility, propane gas sales and
an old feed store operation that is being relocated. The propane sales represents
a potentially dangerous situation with storage of large amounts of gas on rail
tankers within a few blocks of Auburn Regional Medical Center and City Hall.
Portions of the old feed store buildings are in poor condition structurally.
. Substantial physical delapidation, deterioration or obsolesence.
. Dangerous or unhealthful conditions.
. Inappropriate use of land or buildings.
. Excessive land coverage.
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Block 24
Mix of Single family homes, many in poor condition.
. Inappropriate use of land or buildings,
. Obsolete platting or ownership pattern
. Excessive land coverage,
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Block 25
Mix of industrial uses and single family homes in poor condition.
. Inappropriate use of land or buildings
. Obsolete platting or ownership pattern
. Excessive land coverage.
Block 26
Mix of single family homes in poor condition and truck/service gas station.
. Inappropriate use of land or buildings.
. Obsolete platting or ownership pattern.
. Excessive land coverage.
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Block 27 Mix of single family homes in poor condition, vacant lots, one story automobile related
facilites and a restaurant.
. Inappropriate use of land or buildings.
. Obsolete platting or ownership pattern.
. Excessive land coverage.
. Obsolete buildings.
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Block 28 Mix of commercial uses, including a restaurant, medical clinic, gift shop, a discount
grocery and a detached espresso stand.
. Excessive land coverage.
. Obsolete building.
III .
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