HomeMy WebLinkAboutComp Plan Final
City of Auburn
Comprehensive Plan
Originally Adopted August 1986
Amended to Comply with the Growth Management Act
April 1995
Includes Revisions through December 2009; Ordinance No. 6280
TABLE OF CONTENTS
City of Auburn Comprehensive Plan
Originally adopted August, 1986
Amended to Comply with the Growth Management Act in April, 1995
Includes revisions through December 2009, Ordinance No. 6280
Page
Introduction . . . . . . i
Chapter 1: Plan Background . . . . . 1-1
Chapter 2: General Planning Approach . . . . 2-1
Chapter 3: Land Use . . . . . . 3-1
Chapter 4: Housing . . . . 4-1
Chapter 5: Capital Facilities . . . . . 5-1
Chapter 6: Private Utilities . . . . . 6-1
Chapter 7: Transportation . . . . . 7-1
Chapter 8: Economic Development . . . . 8-1
Chapter 9: The Environment . . . . . 9-1
Chapter 10: Historic Preservation . . . . . 10-1
Chapter 11: Parks, Recreation and Open Space . . . 11-1
Chapter 12: Urban Design . . . . . . 12-1
Chapter 13: Unincorporated Areas and Annexation . . 13-1
Chapter 14: Comprehensive Plan Map . . . . 14-1
Chapter 15: Implementation . . . . . 15-1
Appendix: Appendix A . . . . . A-1
Appendix B . . . . . . B-1
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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.
Auburn municipal boundaries fall within both King County and Pierce
County. 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 and
Pierce County Countywide Planning Policies. (For more details see
Chapter 1). The terms potential annexation area and urban growth area
are used interchangeably throughout this document. A portion of
Auburn’s remaining potential annexation area extends into Pierce County.
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 sometime 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 statement adopted by the City to guide
decisions affecting the community's physical development. A
comprehensive plan indicates how the City envisions 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 encompasses all the geographic and functional elements which have 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: the plan looks beyond the current
pressing issues confronting the community, to the community's future.
Introduction
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Amended 2008
Why is a
Comprehensive
Plan Needed? Many of the day-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.
Piecemeal decisions frustrate a community's ability to manage its own
destiny. 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 other government agencies, financial
institutions, developers and citizens all have a substantial impact on the
community through their individual investment and development
decisions, City government is the only entity with both the opportunity
and responsibility to guide the community's overall development. The
City is in the best position to coordinate and balance the often competing
needs and pressures that confront the community as it approaches the
future.
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: A community can move more effectively
toward its goals and implement its policies after they have been agreed to
and formalized through adoption of a comprehensive plan. 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.
Introduction
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Amended 2008
The plan 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 activities knowing
the probable response to their proposals and to protect investments made
on the basis of policy. 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.
How is the
City's Policy
Expressed? 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. A good policy plan must be able to
Introduction
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balance the need to anticipate the future with the need to be flexible to
respond to actual demands as they occur.
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.
Structure of this
Comprehensive
Plan 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 of the Act, a number of amendments were
made to this comprehensive plan between 1990 and 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.
In addition, a number of separate plans have been prepared to address
specific planning areas or specific services within the City. These plans
support the Comprehensive Plan and are formally incorporated into it as
Introduction
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elements. These include plans such as the City of Auburn
Comprehensive Transportation Plan, and the City of Auburn Parks,
Recreation and Openspace Plan.
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
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.
Page 1-1
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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 2040 , 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.
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.
The 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
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Amended 2008
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.
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 Center 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
21,000 people and by 2004 approximately 46,000 people.
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
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King County led to its being overshadowed in the region by the larger and
more centrally located cities further north.
The present
and future The SuperMall signaled the beginning of a new era of Auburn's evolution.
Auburn shoppers no longer needed to travel to regional malls outside of
the community for most purchases. More importantly, consumers
throughout the region now come to Auburn to do their shopping and
Auburn is a major player in regional retailing. The construction of the
Emerald Downs Racetrack, increased development on the Muckleshoot
Reservation, Auburn Station with its parking garage and ground floor
retail, and Auburn Downtown’s designation as an urban center have
greatly increased Auburn's significance in the region.
Community
Profile Demographics
This section provides demographic information about Auburn primarily
taken from the 2000 United States Census. Census data tends to put the
features and attributes of a community into prescribed groups of
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
lot of individual exceptions are likely to exist. Nonetheless, from these
average tendencies a common character begins to emerge that generally
describes Auburn.
Population Characteristics
In 2008, Auburn ranks as the 13th most populated city within the State of
Washington. It is located within the two most populous counties in the
state (King and Pierce counties).
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Figure 1.1
Population of Auburn
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Source: City of Auburn's 2020 Population Estimate, April 6, 2004
Since the 1950's, Auburn's population has steadily increased. Between
1960 to 1980, Auburn's population increased an average of 8% per year.
From 1980 to 1994, Auburn's population growth slowed to approximately
1.7% per year. In 1998 the City of Auburn began annexing several large
tracts of land that precipitated the start of several large housing
developments. The annexation of southwest Lea Hill in Year 2000
increased Auburn’s population by nearly 3,000 people. As a result,
Auburn's population growth doubled to an average of nearly 3.6% per
year. More recent annexations have increased the City’s population
significantly. Based on figures from the Washington State Office of
Financial Management and City records, Auburn’s 2008 population is
approximately 67,000.
Racial Characteristics
Approximately 79% of Auburn'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 Auburn's new residents were white
and the remaining 72% were people of color. Approximately 42% of
Auburn's new residents between 1990 to 2000 were Latinos. Another
racial group that increased its population in Auburn over the past 10 years
was Native Americans. Figure 1.2 represents the projected racial
distribution of Auburn if existing trends continue over the next 20 years,
however it does not reflect the added population resulting from the recent
annexations in 2008, as detailed information was not available.
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Amended 2008
Figure 1.2
Auburn's Projected Ethnic Population
Total Population 200020002010201020202020
count% Totalcount% Totalcount% Total
Total 40,314100%54,596100%71,608100%
White 33,38283%41,52576%51,34872%
Black/ African American 9772%1,8243%2,8184%
American Indian and Alaska Native 1,0243%1,6093%2,3003%
Asian, Native Hawaiian & Pacific Islander1,6144%2,6715%3,9165%
Other Race 1,4774%3,1216%5,0377%
Two or More Races **1,8405%3,8477%6,1899%
Total: People of Color 6,93217%13,07224%20,26028%
Hispanic 3,0197%6,10411%9,71014%
Source: Extrapolated from the Year 1980, 1990, 2000 U.S. Census
Household Characteristics
The year 2000 Census indicates Auburn had 16,108 households. Families
with children comprise less than one-third of Auburn’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.
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Amended 2008
Figure 1.3
Types of Auburn Households
Married w/
Children
20%
Married w/out
Children
31%
Single Parent
12%
Living Alone
29%
Non-Family
8%
Source: U.S. Census Bureau, Year 2000 Census
Age 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 Auburn’s age groups between 1990 and 2000. Of note is that
the age groups between 35-60 years increased. Approximately 22 percent
of Auburn’s population are school age children (5-19 years). Seniors
account for 15% of Auburn’s total population – which is about the same as
1990 and slightly higher than the King County average (13%).
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Amended 2008
Figure 1.4
Auburn's Population Sorted by Age Group
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Source: U.S. Census Bureau, Year 2000 Census
English Speaking
Approximately 14 percent of Auburn’s population speaks a language other
than English in their homes. A total of 750 (five percent) households
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 entertainment 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
Plan Background
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Amended 2008
Auburn's resident labor force in the Year 2000 to the 1980 and 1990
Census data.
Figure 1.5
Change in Auburn's Resident Labor Force
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Source: U.S. Census Bureau
According to the Puget Sound Regional Council (PSRC), approximately
38,058 jobs 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 Auburn residents fill approximately 5,811
(15%) of these. Roughly 69% of Auburn's adult labor force work outside
of Auburn. 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
King 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
Auburn's households earned less than $42,000 per year and, therefore, are
low income.
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Figure 1.6
Auburn's Median Incomes
19902000% Change19902000% Change
Per Capita Income $13,866$19,63042%$18,587$29,52159%
Median Household Income$30,007$39,20831%$36,179$53,15747%
Median Family Income$35,198$45,42629%$44,555$66,03548%
Auburn King County
Source: U.S. Census Bureau
Poverty
One reason Auburn's median household income lag behind the rest of
King 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,
roughly 5,000 Auburn residents, or 12% of its total population, live in
poverty.
Housing 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.
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Figure 1.7
Auburn's Housing Supply: 1990-2004
Type1990199420002004% Total 10 yr Diff% Diff
1-unit6,1176,3667,9138,99046%2,62441%
2-units7818139169765%16320%
3&4 units1,3661,4851,6701,7179%23216%
5+ units3,7513,9164,7825,38528%1,46938%
MH units 2,0412,1062,3592,29812%1929%
SP-units10010044540%nana
totals14,15614,78617,68419,420100%4,63431% 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.
Employment Characteristics
The City of Auburn's Comprehensive Land Use Plan divides the city into
three parts. The west Auburn is designed to serve the Central Puget Sound
region. East Auburn contains the majority of residential areas and
downtown Auburn 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, Auburn residents fill approximately
5,811 or 15% of the jobs located in Auburn. Over 32,000 people drive
into Auburn each day to work. Some observe that Auburn has two distinct
populations, a daytime population of people who earn their livelihoods in
Auburn 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 Auburn has lost nearly one-
fourth of its manufacturing jobs. However, jobs in all of the other
industries have significantly increased. Retail jobs have increased due, in
large part, to the developments in and around the SuperMall. Construction
jobs have increased as result of the large housing subdivisions underway
in South Auburn. Jobs provided by the Muckleshoot Nation at their
casino and other industries have more than doubled the number of jobs in
the "Government / Tribal" category.
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Amended 2008
Figure 1.8
Jobs Located In Auburn
1990 1995 2000 2002
Const/Res 871 1,681 3,642 2,795
FIRES 4,267 5,306 7,156 6,378
Manufacturing 13,402 11,432 11,850 9,993
Retail 4,267 4,565 6,978 6,933
WTCU 2,214 3,264 5,946 4,713
Education 1,368 1,166 1,422 1,425
Gvmt / Tribe 1,202 1,247 1,496 3,659
Total 27,591 28,663 38,490 35,895
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 Auburn's case is located in downtown. As result of this
urban center designation and the implementation of the long-range plans
that it entails, the number of jobs located in Downtown Auburn will
significantly increase over the next 20 years.
Planning
Process 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.)
Plan Background
Page 1-12
Amended 2008
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
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
Plan to 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.
Amendments
for GMA
Compliance 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 floodplains were identified and
Plan Background
Page 1-13
Amended 2008
protected. In 1995, additional amendments were adopted to bring this
plan into compliance with the Act.
Public
Participation 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.
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.
Plan Background
Page 1-14
Amended 2008
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.
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,
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Amended 2008
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 develop comprehensive plans which meet statewide goals. The
GMA contains the following 14 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
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.
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Amended 2008
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 11 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
jurisdictions, Auburn'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).
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 and 2040) 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
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Amended 2008
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 and Vision 2040
The GMA required the development of multi-county planning policies for
Snohomish, Pierce and King Counties resulting in Vision 2020. 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 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.
To achieve this end, VISION 2020 supports the development of more
compact living and working places, limiting the expansion of the urban
area and focusing a significant amount of new employment and housing
into mixed-use centers served by an efficient, transit-oriented, multimodal
systems. It results in accommodating growth in regional travel demand
through greater commitment to, and investment in, public transit.
In April 2008, the Puget Sound Regional Council (PSRC) updated Vision
2020 with a new planning document, Vision 2040. This document
continues the principles included within Vision 2020 and provides a
stronger environmental focus in recognition of the need to ensure long-
term sustainability in the region, including addressing issues of climate
change.
Plan Background
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Amended 2008
Vision 2040 continues to recognize Auburn as a Regional Growth Center.
Regional Growth Centers are “designated areas of high-intensity
residential and employment development….Regional growth centers serve
as a primary framework for regional transportation and economic
development planning.” (Vision 2040, pg. 52)
For more details on Vision 2040, see Vision 2040: People–Prosperity–
Planet: The Growth Management, Environmental, Economic and
Transportation Strategy for the Central Puget Sound Region.
County-Wide
Planning
Policies King County Countywide 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
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
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Amended 2008
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.
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.
The 1994 amendments to the King County Countywide Planning 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 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. King County’s residential target range for
Auburn is approximately 6,003 new households and its employment target
range is approximately 6,079 new jobs by 2022. These pre-annexation
targets are to be accommodated within the 2005 (pre-annexation)city
limits.
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. 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.
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Amended 2008
The Planning Policies also address “Urban Separators,” which are low-
density areas or areas of little development within the Urban Growth Area.
These areas are considered to be permanent low-density lands that cannot
be redesignated within the 20-year planning cycle (which began in 2004)
to other urban uses or higher densities. (King County Countywide
Planning Policies, pg. 27)
There are significant areas of lands designated as “Urban Separator”
within the Lea Hill portion of the City of Auburn (see the Comprehensive
Land Use Map). Pursuant to the King County Countywide Planning
Policies, these areas are zoned for residential development not to exceed
densities of approximately one dwelling unit per acre. No modifications to
the development regulations governing these areas can occur without King
County review and concurrence.
Pierce County Countywide Planning Policies
The southern portion of Auburn lies within Pierce County.
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. While the
Growth Management Act requires the policies to cover eight general
areas, the Pierce County Policies address a total of twelve 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; buildable lands; and 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 Countywide Planning Policies.
The PCRC has assigned 2022 population allocations to the jurisdictions.
Auburn’s 2022 population allocation is 10,500 people (based on 2005 city
limits).
For more detailed information, see the Countywide Planning Policies for
Pierce County.
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Amended 2008
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
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.
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.
Discussion: The City of Auburn will change and evolve as
approximately 6,000 new households, 6,000 new
employees locate in the City’s King County portion to the
year 2022, and 10,500 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
Plan Background
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Amended 2008
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
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 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 designation 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.
Plan Background
Page 1-23
Amended 2008
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 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 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: The successful completion of the Lea Hill and West Hill
Annexations in 2007 has left little unincorporated land
within the City’s potential annexation area. A few isolated
islands remain within the King County portion of the city,
while a single area (2nd St. E.) remains within Pierce
County. While development on these unincorporated lands
can have 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 requiring annexation.
Plan Background
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Amended 2008
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
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.
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 low 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’s, much of the
residential development which has occurred in Auburn was
in the form of multi-family housing. This had a significant
impact on community character as the percentage of
multifamily housing has increased markedly. While
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Amended 2008
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: Housing.
GOAL 8. NEIGHBORHOOD QUALITY
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.
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 corner 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.
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Amended 2008
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
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, while taking into consideration tax policy
impacts of streamlined sales tax and/or other similar legislation.
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.
However, land made available for industrial development
shall take into consideration impacts of tax policy and tax
structure upon the City of Auburn.
A discussion of issues and policies related to this goal can be found in
Chapter 3: Land Use.
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Amended 2008
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
utilize this investment.
A discussion of issues and policies related to this goal can be found in
Chapter 3: Land Use and Chapter 4: Housing.
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.
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Amended 2008
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.
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
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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.
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.
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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.
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
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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.
GOAL 21. PARKS, RECREATION AND OPEN SPACE
To provide and maintain a comprehensive system of parks and open
spaces that responds to the recreational, cultural, environmental and
aesthetic needs 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.
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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. A framework is provided for these jurisdictions through the
Growth Management Act, the Multi-County Policies 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 :
1. 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
3. 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
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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 6,000 new households and 6,000 new
jobs in the King County portion of the City (based on year 2005 City
limits) to the year 2022 and achieve a population of almost 10,500 people
in the Pierce County portion of the City limits (based on year 2005 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.
Therefore, it will be through the implementation of strong policies that
will enable the City to influence patterns of desired future growth.
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.
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.
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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.
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. Auburn’s downtown area
is also designated as a Regional Growth Center by Puget Sound
Regional Council.
GP-9 Provision of urban level services by the City of Auburn or a special
district 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.
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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. Auburn'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.
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:
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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.
Objective 2.4. To provide for the development of innovative land management
techniques to implement this Comprehensive Plan.
Policies:
GP-17 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-18 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-19 Any flexibility should be easy to administer and should provide
the community with an adequate level of predictability.
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GP-20 Within single family neighborhoods, flexibility should be
limited to ensure that the neighborhood retains a conventional
single family character.
GP-21 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-22 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
including: Green River Community College, Auburn Regional Medical
Center, Auburn Municipal Airport, the SuperMall of the Great Northwest,
the Emerald Downs Racetrack. In addition, Auburn functions as a station
on the regional Commuter Rail system. Taken as a whole, these 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
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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
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 CPP’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 2040 , envisions a multi-county (Pierce, Snohomish,
Kitsap and King) growth management strategy comprised of a hierarchy
of “centers” connected by a multi-modal transportation system. Auburn
has also been recognized as a “Regional Growth Center” by the Puget
Sound Regional Council, further emphasizing its importance to the region.
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.
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 and the Multi-county growth
management strategy. 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.
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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 urban 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-23 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.
GP-24 The City should maintain an active role in regional planning
agencies and organizations.
GP-25 The City should support interjurisdictional programs to address
problems or issues that affect the City and larger geographic
areas.
GP-26 The City shall seek to be involved in county land use planning
programs.
GP-27 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
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.
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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 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, sustainability in the community and the need to
ensure an adequate economy for the area.
Policies:
GP-28 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 maintaining a healthy community,
recognizing the importance of sustainability in the City 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, encouraging energy and resource efficiency 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-29 Within areas designated for economic development, the City
shall actively promote desired types of development to assure
an expanding range of employment opportunities and to build
the City's fiscal base.
GP-30 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.
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CHAPTER 3
LAND USE
Introduction Land use planning enables the City of Auburn to manage its anticipated
growth and development while taking into consideration the specific
community vision and desires. By designating how land can be used,
those considerations necessary for orderly growth including the creation of
jobs, the provision of recreational opportunities, strong and stable
neighborhoods and an efficient transportation system can be pursued.
Auburn Today
To better understand and evaluate the context for the City’s future growth,
it is helpful to evaluate the City’s existing land use and zoning.
Figure 3.1 provides an overview of the zoned acreage within the City of
Auburn and the percentage that acreage represents of the City’s overall
land area. Land zoned for residential purposes, especially single family
residential, is clearly predominant and represents about 49 percent (RC,
R1, R5, R7 and R10 zones) of the City’s zoned acreage. Of commercial
and industrial zoned land, the M1 (Light Industrial) zone is most
predominant, consisting of 9 percent of the zoned acreage in the city.
Land zoned P1 (Public Use District) is another significant land use zone
consisting of 8.5 percent of the city’s zoned acreage.
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Figure 3.1
City of Auburn
Acreage of Land by Zoning District
ZONE ACREAGE
PERCENTAGE
OF CITY
RC (Residential Conservancy) 1,481 7.58%
R1 (Residential 1 du/acre) 1,405 7.19%
R5 (Residential 5 du/acre) 4,281 21.92%
R7 (Residential 7 du/acre) 2,076 10.63%
R10 (Residential 10 du/acre) 244 1.25%
R20 (Residential 20 du/acre)) 608 3.13%
RMHC (Residential Manufactured/Mobile
Home Units) 455 2.33%
RO (Residential Office) 95 0.49%
RO-H (Residential Office Hospital) 1.0 0.005%
CN (Neighborhood Commercial) 12 0.06%
C1 (Light Commercial) 302 1.55%
C2 (Central Business District) 33 0.17%
DUC (Downtown Urban Center) 135 0.69%
C3 (Heavy Commercial) 1,432 7.33%
BP (Business Park) 0 0.00%
EP (Environmental Park) 276 1.41%
M1 (Light Industrial) 1,762 9.02%
M2 (Heavy Industrial) 1,099 5.63%
LF (Landing Field) 112 0.57%
P1 (Public Use District) 1,665 8.47%
I (Institutional) 584 2.99%
U (Unclassified) 432 2.21%
PUD (Planned Unit Development) 984 5.04%
TV (Terrace View) 59 0.30%
TOTAL 19,533 100%
Source: City of Auburn. Geographic Information Services (GIS)
The above data includes area in the West Hill and Lea Hill annexations.
The small remaining areas outside of the city limits but within the city’s
Potential Annexation Area (PAA) are not included.
BUILDABLE LANDS - LAND SUPPLY AND DEVELOPMENT
CAPACITY
In 1997 the Washington State legislature adopted a Buildable Lands
amendment to the Growth Management Act (GMA) (RCW 36.70A.215).
The amendment requires certain Washington State counties and their cities
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to determine the amount of land suitable for urban development and to
evaluate their capacity for growth based on past development history.
Both Pierce and King Counties are subject to the State Buildable Lands
requirement. In addition, both counties use the Buildable Lands effort to
assist in the allocation of population/housing unit/employment targets to
individual jurisdictions within the respective counties as required by the
GMA. The first buildable lands reports were based upon data through
2002; the second reports, published in 2007, are current through 2005.
The Buildable Lands analysis involves the identification of vacant and
redevelopable land suitable for development over the planning horizon,
through 2022. Land suitability takes into consideration estimates of how
critical areas, land that might be needed for public purposes (e.g. parks,
storm drainage), and land needed for future streets will effect development
of these vacant and redevelopable parcels. It also means adjusting the
amount of vacant and redevelopable land using a market factor to exclude
land that is not reasonably expected to become available during the
planning horizon.
Land Supply and Housing Unit Capacity
As indicated above, both King and Pierce Counties are subject to the
State’s Buildable Lands legislation. An approximation of Auburn’s
development capacity was made through an analysis of all vacant and
underutilized land within the City. Vacant land is defined as any parcel
with no structures. Underutilized or redevelopable land is defined as a
parcel with potential for infill or redevelopment.
The following summarizes the results and conclusions of these analyses by
county (King and Pierce). While the objective behind each counties’
Buildable Lands effort was similar, the approaches were slightly different.
Detailed information regarding the Buildable Lands analysis may be found
in the individual Buildable Lands reports prepared by the respective
County.
2007 King County Buildable Lands Analysis
Figure 3.2 identifies the gross and adjusted net vacant and redevelopable
land by residential land use type from the Buildable Lands analysis for
King County. Adjusted net acres represent the amount of gross acres
available for development after assumptions about critical areas, future
right of way needs; future land for public uses and the market factor have
been considered. (Note: this analysis was based upon the City limits as of
December 31, 2005 and therefore does not include the recent annexations
of Lea and West Hills. The 2007 King County Buildable Lands Report did
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not provide specific analysis for the large Lea Hill and West Hill PAAs
that in 2005, were still unincorporated).
Figure 3.2
Gross and Adjusted Net Acres of Vacant
and Redevelopable Land by Residential Zoning Type (King County)
Gross Acres Adjusted
Net Acres (1)
Single Family
Vacant
1,323.5 888.2
Single Family
Redevelopable
603.7 349
Multi-Family/
Mixed Use
Vacant
37 32.5
Multi-Family/
Mixed Use
Redevelopable
145.8 107.9
TOTAL 2,110 1,377.6
(1) “Adjusted 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.
After deducting for constraints, future right-of-way and public purpose
needs, and after applying a market factor, the Buildable Lands analysis
shows that Auburn has approximately 1,377.5 adjusted net acres of vacant
and redevelopable residentially zoned land during the planning period
through 2022. As seen in Figure 3.2, the majority of available land for
development is zoned for single-family residential purposes.
Based on the residential land supply analysis and historical densities, an
estimate of housing unit capacity was developed. Figure 3.3 identifies the
estimated capacity (in housing units) in King County by the predominant
zoning type. This estimate shows a capacity of approximately 6,525
housing units in the King County portion of the City exists to the year
2022.
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Figure 3.3
Housing Unit Capacity By Residential Zoning Type (King County)
Capacity
(Housing Units)
Single Family 3,958
Multi-Family 2,002
Mixed Use 565
TOTAL 6,525
(1) Capacity figures include units in the pipeline.
Employment Capacity (King County)
As part of the King County Buildable Lands analysis, employment
capacity was also estimated. This methodology involved a similar
approach as the residential capacity analysis. The supply of both vacant
and redevelopable commercial and industrial land was determined. As
with residential capacity, net land supply for commercial and industrial
purposes took into consideration critical areas, anticipated future right-of
ways, land for public purposes and applied a market factor to land that
may not be available for development during the planning period.
Estimates of how much commercial and industrial square footage could be
developed on property were calculated. Employment capacity was
developed applying a floor area per employee ratio.
Figure 3.4 identifies the gross and adjusted net vacant and redevelopable
land by commercial and industrial land use from the King County
Buildable Lands analysis. Again, adjusted net acres represents the amount
of gross acres available for development after assumptions about critical
areas constraints, future right of way needs, land for public uses and the
market factor have been considered.
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Figure 3.4
Gross and Adjusted Net Acres of Commercial and Industrial
Land Supply (King County)
Gross Acres Adjusted
Net Acres (1)
Commercial
Vacant
164 136.1
Commercial
Redevelopable
81.8 66
Industrial Vacant 499.3 327.3
Industrial
Redevelopable
256.9 176.3
Mixed Use
Vacant
2 1.6
Mixed Use
Redevelopable
56.4 45.5
TOTAL 1,060.2 753
1. “Adjusted Net Acres” represents land after critical areas, future anticipated
streets, land for public purposes and market factor have been considered.
Figure 3.4 indicates that approximately 1,060 gross acres of vacant and
redevelopable commercial, industrial and mixed use zoned land exists,
with most of this land being industrially zoned. Adjusted for constraints,
future infrastructure needs and a market factor, slightly more than 750 net
acres exists.
Figure 3.5 below summarizes employment capacity developed as part of
the Buildable Lands analysis by land use zone type. It shows that the City
of Auburn has employment capacity for over 17,750 jobs, with a majority
of those jobs being on industrially zoned land.
Figure 3.5
Employment Capacity by Zoning Type (King County)
Zone Type Employment Capacity
Commercial 3,559
Industrial 12,053
Mixed Use 736
Other (1) 1,410
TOTAL 17,759
(1) “Other” includes estimates of employment associated with pipeline projects
identified at the time of the Buildable Lands analysis.
Pierce County Buildable Lands Analysis
While the overall objective of the Pierce County Buildable Lands analysis
was similar to King County’s, certain elements were done differently. The
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majority of land within the city limits at the time of the buildable lands
analysis (Year 2005) was part of the Lakeland Hills South Planned Unit
Development (PUD). The majority of the additional residential vacant
land was part of approved preliminary plats. Therefore, estimates of
residential population housing units were based on planned densities
established as part of the PUD approval and a related annexation
agreement with the developer, and also took in account the other approved
projects. Estimates of employment were based on known employment
areas within the PUD.
Based on the Pierce County Buildable Lands analysis, it was determined
that the City of Auburn’s population growth to the year 2022 would be
10,500 people. This translates into the need for approximately 1,789
housing units.
The Pierce County Buildable Lands analysis includes a 2022 employment
target of 403 and an employment capacity of 543. This estimate was
based on the likely employment generated by the commercial parcels
located within Lakeland Hills South PUD and other vacant commercial
lands along A St. SE.
(Specifics regarding the Pierce County Buildable Lands analysis may be found in
the “Pierce County Buildable Land Reports – A Monitoring and Evaluation
analysis of Urban Growth and Development Capacity for Pierce County and its
Cities and Towns”, September 1, 2007.)
Evaluation of Capacity Against Projected Growth -Targets
King County and Pierce County both have allocated housing unit and
employment targets to local jurisdictions. The City of Auburn’s allocation
targets are presented below in Figure 3.8.
Figure 3.6
City of Auburn 2022 Housing Unit/Employment/Population
Allocations (King and Pierce counties)
Housing Units Employment Population
King County 5,534 6,079 N/A
Pierce County 1,789 403 10,500
All of the targets assigned to Auburn in King County are within the
development capacity identified in the Buildable Lands analysis. Based
on the Buildable Lands analysis the City had a surplus residential capacity
of about 784 units over its target and a surplus capacity of over 11,680
employees over its target. In Pierce County, there is approximately a 166
residential unit deficit and a 411 employment surplus. Overall, there is
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sufficient residential capacity within the city limits to meet the 2022
growth projections.
Buildable Lands Analysis Limitations
It is important to note limitations to the Buildable Lands analysis. The
Buildable Lands analysis is based on identifying actual densities for a
five-year period and then applying these densities to available land.
Whether or not the densities achieved for the discrete five-year period will
be a true reflection of future densities is one consideration. As land
becomes increasingly scarce and land values rise, there will be a tendency
for land to be more intensely used over time with higher densities.
Also, how much land could be developed is not a predictor of whether it
will be developed. Ultimately the market will dictate how much land will
be developed. Attempting to predict the market was beyond the scope of
the Buildable Lands analysis.
Issues and Background
Auburn's Potential
Annexation Area Auburn's Comprehensive Plan contains policies which designate types and
intensities of land uses that will accomplish the City's long range goals.
Since the Plan depicts a long term perspective of the City's growth, it is
appropriate to also include on the Comprehensive Plan map those areas
which may not currently be within the City limits, but are planned to be in
the future. These areas are within the city's potential annexation area
(PAA). (Map I.1). However, due to recent annexations, the amount of land
remaining within the PAA is relatively small.
The city provides water and sewer service to many portions of the PAA.
In addition, growth in the PAA can have significant impacts on other City
services. Hence, it is important for City decision makers to consider the
growth in these areas as well as within the city limits when making
decisions concerning capital projects such as water and sewer extensions
and road projects. (For a more thorough discussion of these issues; see
Chapter 13, "Development in the Unincorporated Areas and Annexation.")
GOAL 5. CITY EXPANSION AND ANNEXATION
To ensure the orderly development and annexation of the City's potential
annexation area in a manner that ensures adequate and cost-effective
provision of required urban services and facilities, reduces sprawl,
implements the goals, objectives and policies of the Auburn
Comprehensive Plan, and protects designated rural areas.
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Objective 5.1 To designate Auburn's potential annexation area and to include those areas
on the City's Comprehensive Plan Map.
Policies:
LU-1 Auburn's Potential Annexation Area is shown on Map 3.1.
Map 3.1 also depicts Growth Impact Areas. These Growth
Impact Areas are generally adjacent cities or unincorporated
County lands in which development that occurs potentially
impacts the city of Auburn.
LU-2 The Auburn City Council may revise the boundaries of the
Potential Annexation Area in the future, in response to:
a. Amendments to the King County Urban Growth Area as
specified in the King County Countywide Policies;
b. Discussions between Auburn and adjacent jurisdictions
regarding Potential Annexation Area boundaries;
c. Discussions with Pierce County concerning the designation
of Potential Annexation Area boundaries; or
d. Changed circumstances relating to population and
employment growth and projections, urban service
feasibility, or similar factors.
Urban Form Planning deals with the basic geographic form of the city. Auburn's
existing form separates the city into two parts: a concentration of
employment base on the west with sufficient existing and potential jobs to
be of regional significance (region serving area), and residential and
locally oriented business uses to the east (community serving area). This
existing policy of a "split" form has generally been effective in avoiding
gross land use conflicts between residential uses and more intensive (e.g.
industrial) land uses. This Plan's policies maintain this basic split policy.
However, Auburn's downtown area is also treated as a unique (both region
and community-serving) part of the city's form.
Another aspect of a city's form is its development intensity. Varying
intensities of development require different configurations of city services
and facilities and create different community impacts. The location of
different intensities can also assist in establishing the city's character and
identity, and can be instrumental in furthering other important goals
(protection of critical areas, protection against natural hazards, etc.).
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Policy established by the 1969 Comprehensive Plan assumed that the city
would eventually be completely urban in character and the City's approach
to developing its service delivery system was driven by this assumption.
At that time no City policy or program addressed agricultural preservation.
While extensive areas with rural development require expensive
restructuring of the City service delivery system, strategic long-term
protection of some of these areas can assist in limiting urban sprawl,
maintaining diversity of living environments, and protecting important
environmental resources, in particular the City’s water source at Coal
Creek Springs. This Plan designates a limited amount of Residential
Conservancy area for this purpose, which should not significantly affect
the overall cost of city services.
GOAL 6. URBAN FORM
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).
LU-4 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.
Linkages should be designed to enhance Downtown Auburn as
the community's focal point.
Objective 6.2. Maintain downtown as an area that uniquely serves both regional and
community needs.
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Policies:
LU-6 The downtown urban center shall be the focal point of the
Auburn community. It should include a mix of uses including,
but not limited to, government and civic uses, retail, residential
and services that are appropriate to fill that role.
LU-6A Focus growth and development in the Auburn Downtown
urban center to support economic development, complement
transit oriented development, direct growth pressures away
from single family residential neighborhoods, and implement
regional growth management strategies.
Objective 6.3. To protect community identity while promoting diversity and conserving
rural amenities, by designating rural areas along the city's periphery and in
areas with significant environmental values.
Policies:
LU-7 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 should limit accessible City utility systems into the
Upper Green Valley, and shall limit density, thus preserving
the character of the area and encouraging continued cultivation
on these properties.
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 Agricultural District 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 9.4)), the environment and natural resources
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(particularly critical areas, wildlife habitats and water quality)
as part of its environmental review process.
Objective 6.4 Maintain low-density “urban separators” areas which protect
environmentally sensitive areas and create open space corridors within and
between urban areas, consistent with the King County Countywide
Planning Policies.
Policy:
LU-12 The City shall maintain urban separators in the Lea Hill area as
designated by King County.
Residential
Development Within most communities, a range of housing densities is allowed to
provide a variety of housing opportunities. The wider the range, the
greater the opportunity for individuals to find housing relative to their
particular needs, affordability and preference.
While the City's policy provides for a relatively wide range of residential
densities, development over the past decade has been heavily concentrated
toward the middle and upper levels of the range (See discussion in Chapter
4, Housing Element).
As land costs have escalated in the region, however, Auburn has remained
relatively affordable to the average family.
This Plan provides that the City should seek to restore the traditional
character of the community by encouraging preservation and development
of housing that is suitable to the retention and attraction of families within
the community. This would be best accomplished by focusing multi-
family development in the urban center, protecting the residential
character of existing single family neighborhoods and promoting the
development of new neighborhoods of single family homes.
Consequently, residential land use policies will emphasize the creation and
preservation of single family neighborhoods, while still encouraging the
development of other housing types for those who need or want them.
GOAL 7. RESIDENTIAL DEVELOPMENT
To emphasize housing development at single family densities, in order to
reestablish a mix of housing types appropriate for a family oriented
community, while recognizing the need and desire for both lower density
and higher density housing appropriately located to meet the housing
needs of all members of the community.
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Objective 7.1. To establish a system of residential densities that accommodates a range
of housing choices appropriate for the city.
Policies:
LU-13 The City should promote the provision, preservation and
maintenance of adequate housing for the city's residents by
encouraging a balanced mix of housing types and values
appropriate to the income levels and lifestyles of area residents.
Auburn has always been willing to accept its "fair share" of
low and moderate cost housing opportunities. However, this
has translated into a great disparity in Puget Sound
communities with cities such as Auburn receiving more of
these types of housing than other comparable communities.
This has had impacts in terms of the costs of meeting human
service needs as well as some poorly maintained multifamily
properties which have caused a variety of problems. Auburn
will work to insure that housing units are equitably distributed
across the region in terms of both physical location and cost.
LU-14 Residential densities in areas designated "residential
conservancy", which represent areas that have environmental
constraints and which promote protection of City water
sources, should be no greater than 1 dwelling unit per 4 acres
until such time public facilities are available.
LU-15 The area designated “residential conservancy” allows for a
lifestyle similar to that of rural areas since the lower density
established protects the critical areas such as the City’s Coal
Creek Springs watershed. A rural lifestyle generally includes
allowance of farm animals, streets not urban in character (e.g.
no sidewalks, street lights), and limited agricultural type uses.
LU-16 Residential densities within designated “urban separators”
should be no greater than 1 dwelling unit per acre. Clustering
of allowed density onto a portion of a site should be favorably
considered.
LU-17 Residential densities in areas designated for single family
residential use should be no greater than 7 units per net acre.
These areas should be served with good transit availability (1/4
mile or less to a route with at least half hour service).
Accessory dwelling units should be permitted to allow
increased densities. The bulk of the single family residential
community should be developed at a density of between 4 and
7 dwelling units per net acre. Increased density is achievable
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Amended 2009
through flexible development standards, if certain criteria are
met, as established in city code.
LU-18 Residential densities in areas designated for multiple family
development should not exceed 20 units per net acre. Multiple
family densities should generally decrease with proximity to
single family areas. Multiple family densities may exceed 20
units per acre provided they are within walking distance of1/4
mile from regional transit facilities or are targeted to
populations not requiring outdoor recreation areas and having
low private automobile usage (e.g. nursing homes). These
targeted developments should be located in close proximity to
shopping, medical and public transportation services.
Increased density is achievable through flexible development
standards, if certain criteria are met, as established in city code.
Objective 7.2. To designate land for the development of new single family homes.
Policies:
LU-19 In applying the land use designations of the Comprehensive
Plan, first consideration shall be given to designating an area
for single family residential use.
LU-20 Most of the undeveloped areas of the Community Serving Area
of the city (see Map 3.2) shall be reserved for single family
dwellings. The ability to buffer the area from incompatible
land uses and heavily traveled arterials or highways should be
considered in designating currently undeveloped areas for
future single family use. Such buffering can be accomplished
by taking advantage of topographic variations and other natural
features, requiring expanded setbacks along arterials, by
orienting lots and houses away from arterials, by designating
moderate density multiple family areas as transitional areas,
and by other means.
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-21 Residential development should be related to topography,
circulation, and other amenities, as guided by policies of this
Plan.
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LU-22 Residential development should be discouraged in poorly
drained areas.
LU-23 The development of new neighborhoods should be governed by
development standards which allow some flexibility.
Flexibility should be considered to encourage compact urban
development, to provide protection of critical areas and
resource lands (including, but not limited to, agricultural
resource lands, cultural resources, forest resource lands,
mineral resource areas (Map 9.4) hillsides or wetlands), and to
facilitate non-motorized transportation. Increased density is
achievable through flexible development standards, if certain
criteria are met, as established in city code.
LU-24 The development of residential areas should recognize the
importance of community and public facilities in developing a
sense of neighborhood and community.
LU-25 Residential development of shoreline areas shall be in accord
with the City's Shoreline Management Program and should
provide for the retention of public access to these areas.
Special care should be taken in the design of residential areas
in shoreline areas to reduce the potential conflict between
residential use and public access.
LU-26 Emphasis shall be placed upon the manner in which the
recreational needs of the residents shall be met in the approval
of any residential development.
LU-27 Any change from the residential conservancy designation shall
be to a single family designation. Single family residential
areas should also be used to buffer rural areas from other urban
uses.
LU-28 Areas abutting major arterials should be carefully planned to
avoid potential conflict between the development of the arterial
and single family uses. Single family uses in such areas should
be platted in a manner which orients the units away from the
arterial. Where such orientation is not possible, a transition
area should be allowed for non-single family uses which
reduce total driveway connections to the arterial. In any case,
non-motorized access between residential areas and arterials
should be provided. In areas with existing single family
developments, substantial flexibility can be permitted for street
front buffering.
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Amended 2009
Objective 7.4. To establish new neighborhoods in a way that will minimize the potential
for intrusion of incompatible uses.
Policies:
LU-29 Development design should utilize and preserve natural
features, including, but not limited to, topography and stands of
trees, to separate incompatible land uses and densities.
LU-30 Development design should use open spaces, including parks,
to separate incompatible uses.
LU-31 Development codes shall be modified to allow the City to
require that landscaped buffers, natural area preservation or
other measures are utilized to separate new residential
developments from incompatible uses and major streets. These
buffers should permit access between the residential area and
the major street by pedestrians and bicyclists.
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-32 In considering where future higher density development should
locate, priority shall be given to designated Special Planning
Areas (where such use can be balanced and planned with single
family areas), the Downtown and areas with high levels of
transit service.
LU-33 Unless required for other purposes, the need for new higher
density developments shall be based on local need for such
units and should not substantially exceed a fair regional share
of such housing.
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LU-34 Multiple-family developments should be located functionally
convenient to the necessary supporting facilities including
utilities, arterials, parks, transit service, etc.
LU-35 Design codes and guidelines are developed for multifamily
housing to ensure high quality design and compatibility with
surrounding development. These standards should be reviewed
periodically to remain consistent with planning trends and
market demands.
LU-36 Multiple family dwellings shall not be permitted as a matter of
right in single family residential districts, but should be
permitted only where necessary to remove potential blight, to
buffer single family uses from incompatible uses or activities,
or to allow effective use of vacant areas. Standards for such
siting should provide for design review to ensure compatibility
and provide that the density of development is consistent with
the density of the adjoining single family uses.
LU-37 Siting of moderate density units shall be encouraged as a buffer
between single family areas and more intense uses. Such
buffering is appropriate along arterials where existing platting
prevents effective lot layout for single family units. Also, such
buffering is appropriate between single family areas and
commercial and industrial uses. Where there are established
single family areas, the design and siting of moderate density
units shall be controlled to reduce potential conflicts and to en-
sure buffering of uses. Higher density units are not to be
considered such a buffer.
LU-38 Higher density developments or larger scale multiple family
developments should be limited to residential areas where they
can be developed as a unit with the necessary supporting
facilities. Such development shall provide adequate access by
developed arterials with minimal potential to generate traffic
through single family areas. Extensive buffering measures
shall be required where such areas adjoin single family
residential areas. Care should be exercised to avoid creating
barriers to pedestrian and bicycle movement. Where feasible,
new multiple family development should be planned in
conjunction with single family and moderate density
development.
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Manufactured
Homes Manufactured homes provide affordable housing to many Auburn
residents. In many cases, they provide the opportunity of home ownership
to households which cannot afford to purchase more traditional types of
housing. However, poorly designed, high density manufactured home
parks can raise the same issues that multiple family developments pose.
Careful design and placement of manufactured housing in parks especially
with appropriate landscaping, can greatly reduce problems 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 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-39 The siting of new manufactured home parks shall be subject to
the same policies applicable to high density residential
development. Manufactured home park densities should not
exceed 8 units per acre. New manufactured home parks shall
be bordered or contained by physical features, or planned and
designed as part of a larger development incorporating other
housing types in a manner which limits further manufactured
home park expansion into adjacent areas.
LU-40 Manufactured homes shall be permitted on single family lots
provided that they are sited and constructed in a manner which
would blend with adjacent homes. Manufactured homes must
be new units, meet minimum dimensional standards (double
wide) and be placed on permanent foundations, consistent with
State law.
Moderate and High
Income Housing The City wants to increase the amount of housing oriented toward those
with moderate and high incomes. A jurisdiction typically encourages a
type of development by providing incentives which lower the cost of
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
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production of housing for moderate and higher income groups is profitable
without these incentives, it is not clear that incentives will have the desired
effect 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.
Policy:
LU-41 Development regulations should ensure that Auburn obtains 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
LU-42 Regulatory decisions in all residential neighborhoods shall
result in 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 code.
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b. Approval of any non-residential land use shall occur only
after a public hearing process.
c. The City recognizes the important role that public facilities
(such as sidewalks, neighborhood parks and elementary
schools) and limited scale quasi-public uses (such as
smaller churches and daycare centers) play in maintaining
viable residential neighborhoods.
d. Single family detached residential neighborhoods should be
protected from intrusion by non-residential or large scale
multi-family uses.
LU-43 The City shall seek to abate existing incompatible uses in
residential neighborhoods. Mineral extraction operations
within mineral resource areas (Map 9.4) operating in
compliance with the conditions of their permit are not
incompatible uses.
LU-44 Home occupations in residential neighborhoods shall be
permitted only if they comply with performance standards that
ensure compatibility with adjacent residential uses.
LU-45 Limited commercial uses (such as daycare centers) may be
permitted, but only under appropriate conditions, by means of
conditional use permits when landscaping and design features
can be used to minimize impacts on surrounding uses and the
site is:
a. Along the border of residential neighborhoods; or
b. In specific areas where site specific conditions may limit
the use of the site for residential uses; or
c. Along arterials transecting residential neighborhoods.
LU-46 Development standards and regulations for residential areas
should avoid unnecessary barriers to the renovation and
improvement of homes in established neighborhoods built to
previous standards.
LU-47 The City should give special attention to improving the quality
of low income neighborhoods and seek to implement programs
which encourage rehabilitation of deteriorating structures and
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facilities in such neighborhoods. (Guidance for this policy is
provided by the City's annual Block Grant Program Plan.)
Objective 8.2 To provide for the orderly transition to other uses of older residential areas
that are no longer viable.
Policies:
LU-48 The management of areas in transition from existing residences
to a planned non-residential use, should balance the needs of
existing residents with the need to accommodate new uses.
LU-49 Greater flexibility should be provided for home occupations in
transitional areas.
LU-50 Whenever considering a conversion from single family to
another use, the applicant’s burden shall be on demonstrating
the unsuitability of an area for continued single family use.
Commercial
Development Commercial land development provides needed services and jobs to
Auburn and regional residents and visitors. Further, it is a major
component of Auburn's tax base through the sales tax and property taxes it
generates.
There are several different types of commercial land, each providing
different types of services and jobs. The discussion and policies that
follow recognize the importance of each of these types of commercial
development and the important role that they play.
GOAL 9. COMMERCIAL DEVELOPMENT
To maintain and establish a variety of commercial environments which
provide the full range of commercial services to the community and region
in a manner which reduces conflicts between different types of
commercial services and other uses.
Neighborhood Commercial
Small commercial centers within or adjacent to residential neighborhoods
serve a useful function in providing convenient access to neighborhood
residents for their "everyday" or "convenience" shopping needs. These
centers can serve to reduce the number of automobile trips or at least
shorten them by providing services near one's residence. For
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neighborhood centers to provide these benefits, attention must be paid to
ensuring adequate access to these centers from the adjacent neighborhood.
However, these commercial areas can also adversely affect a
neighborhood by generating traffic and land use conflicts.
Due largely to the extensive commercialization of Auburn Way and the
north/south orientation of the developed portions of Auburn, few
residential neighborhoods within the city lie more than several blocks
from a commercial area. Significant outlying commercial centers have
also been developed, so that the currently developed residential
neighborhoods are adequately served. However, future large scale
residential developments will create a need for new small-scale
commercial centers. This Plan's policy toward neighborhood commercial
centers balances needs for shopping convenience with the protection of
residential neighborhoods, and seeks to limit the development of new
inappropriate commercial strips.
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-51 Existing neighborhood oriented commercial centers should be
identified and designated. Commercial uses within these
centers should be limited to those having primary market areas
considerably smaller than the entire community.
LU-52 Designated neighborhood commercial centers should be
prevented from spreading along the arterials that serve them.
LU-53 A prime consideration in permitting the expansion of existing
neighborhood commercial areas shall be the ability to
adequately buffer any nearby residences from disruptive
impacts.
LU-54 In some instances of existing neighborhood commercial
centers, a transition zone of moderate density residential uses
should be designated between the center and single family
residential areas.
LU-55 New neighborhood commercial centers should be considered
under the "Special Planning Areas" concept. Such areas should
be carefully designed and integrated into the overall area
development plan so as to minimize traffic and land use
conflicts. Commercial uses should be limited to those having
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primary market areas approximately the size of the special
planning area.
LU-56 Consideration should be given to providing adequate access to
neighborhood commercial development by non-motorized
modes such as walking and biking. Barriers to these modes
such as walls and fences should be removed when possible and
shall be avoided in new development.
Mixed Use Centers
Commercial centers at times can through a proper mix of uses be
integrated with residential components. These mix use centers serve in
providing convenient services, alternative living environments, and
efficient use of both land and infrastructure.
Objective 9.2 To provide where appropriate mixed use of commercial and residential
development designed to assure compatibility of uses inside the
commercial center and adjacent residential neighborhoods
Policy:
LU- 57 Mixed-use developments with both commercial and residential
components are encouraged in Light Commercial centers.
These developments should include primarily retail stores and
offices designed to provide convenient shopping and other
services for nearby residents. Industrial and heavy commercial
uses should be excluded.
Design features of mixed-use developments should include the
integration of the retail and/or office uses and residential units
within the same building or on the same parcel. Ground level
spaces should be built and used predominately to accommodate
retail and office uses. Off-street parking should be located
behind or to the side of the buildings, or enclosed within
buildings. Accessible pedestrian connections and bicycle paths
must be designed to facilitate safe connections within the
development, along adjacent roads adjacent and to adjacent
residential developments.
Design guidelines for mixed-use development have been
developed. These guidelines should be reviewed and amended
periodically to be consistent with current planning trends and
market demands.
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Highway Commercial
While commercial uses along arterials (often called "strip commercial"
development) provide important services to community residents, the
proliferation of commercial uses along arterials raises several land use
planning issues. On the negative side, strip commercial development
creates traffic flow problems and conflict with adjacent land uses. Due to
their "linear" nature, commercial strips result in a maximum area of
contact between commercial uses and other land uses resulting in a high
potential for land use conflicts. Poor visual character due to excessive
signage and architectural styles designed to attract attention instead of
promoting a sense of community is an additional concern. Pedestrian
shopping is made difficult, resulting in greater generation of automobile
traffic, and large fields of asphalt parking lots are needed to accommodate
single purpose vehicle trips.
Despite the problems associated with commercial development along
arterials, many such locations are often quite unsuitable for other uses, due
to the impacts associated with heavy traffic volumes. Also, many
commercial uses thrive at such locations due to high visibility and
accessibility. The Plan seeks to manage existing arterial commercial areas
to take advantage of the accessibility they provide, while minimizing
traffic and land use conflicts and improving their visual appearance
through an enhanced design review process and development standards.
Objective 9.3. To encourage the appropriate use of areas adjacent to heavily traveled
arterials while minimizing land use and traffic conflicts by:
• Managing the continued commercial development of existing
commercial arterials in a manner which minimizes traffic and land use
conflicts.
• Conserving residential qualities along heavily traveled arterials which
are not yet commercialized, by restricting commercial development to
types which provide an appropriate buffer.
• Protecting existing, viable residential areas along lesser-traveled
arterials, from commercial development.
Policies:
LU-58 The City shall identify those existing commercial arterials that
are appropriate for continued general (heavy) commercial
development, and those arterials that are appropriate for
continued or future limited (i.e. professional office type)
commercial development.
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LU-59 The City shall review its standards relating to the number, size
and location of driveways to ensure consistency with goals and
policies relating to arterial commercial development.
LU-60 The City shall encourage the grouping of individual
commercial enterprises along commercial arterials to promote
the sharing of parking areas, access drives and signs. Such
grouping can be encouraged through land division regulations,
sign regulations and development standards.
LU-61 Moderate density multiple family residential development shall
be used to buffer general (heavy) commercial arterial
development from single family development. Extensive
screening and landscaping shall be used to buffer general
commercial uses from multiple family uses. However, the
placement of walls and fences and site designs which prevent
easy access by bicyclists and pedestrians should be avoided.
LU-62 Arterials experiencing strong pressure for commercial
development, but not yet committed to general (heavy)
commercial uses, shall be designated for mixed light
commercial and moderate density multi-family uses.
Development regulations should encourage the development of
professional office and similar uses and small scale multiple
family housing, with development and design standards
carefully drawn to ensure preservation of a quality living
environment in adjacent neighborhoods. Development
regulations could also allow other light commercial and higher
density multi-family housing, subject to an extensive public
review, and possibly a design review process.
LU-63 Residential arterials having good potential for long term
maintenance of a quality living environment should be
protected from the intrusion of commercial uses. In some
instances, these may be appropriate locations for churches and
other religious institutions, or moderate density multiple family
uses.
LU-64 Newly developed arterials shall incorporate design features,
and development of adjacent land shall be managed such that
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.
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LU-65 Commercial strip development along Auburn Way South
should be limited to north of the R Street overpass.
LU-66 The City should develop design standards and guidelines for
development along arterials to improve their visual appearance.
The Regional SuperMall
The development of the "SuperMall of the Great Northwest on 155 acres
near the junction of SR167 and SR18 in the 1990’s has led to a
"destination" mall attracting consumers from long distances.
During the Mall's development review, a number of issues were raised.
Included in these issues were the impacts of the SuperMall on Auburn
downtown and the possibility of commercial sprawl around the SuperMall
that would exacerbate impacts to the downtown and traffic around the
SuperMall.
Since that time, several factors have changed. Auburn’s downtown, as a
designated urban center, has developed a more specific vision for the
community. Also, it is not expected that the SuperMall will develop to its
maximum square footage and retail commercial uses have become a more
important local government revenue source.
The City should continue its commitment to the SuperMall’s development
as a regional attraction, and take advantage of the SuperMall’s presence to
complement strategies related to downtown preservation and development.
Objective 9.4. To capture the retail market of customers visiting the SuperMall and
strengthen Auburn's role as a major retail commercial center for the
region.
Policies:
LU-67 Support commercial development around the SuperMall that
complements its role as a regional shopping center.
LU-68 The City will oppose the development of a regional shopping
center in the unincorporated areas in the vicinity of the city.
LU-69 The City will seek ways to draw customers from the SuperMall
into the downtown and other areas within the city.
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LU-70 The City shall continue to recognize and support the
development of downtown Auburn as a focal point of the
Auburn community.
Downtown
Auburn Downtowns have historically served as the business, cultural and
governmental focal points of their communities. In many communities
(like Auburn) this role has been challenged by new shopping patterns
focused on regional malls and commercial areas outside of the downtown.
Maintaining a healthy and vital downtown Auburn continues to be
important as it is recognized by residents as a focal point of the com-
munity and an important element of the City's identity.
In May 2001, the Auburn City Council adopted the Auburn Downtown
Plan. The Auburn Downtown Plan is the City’s updated strategy to
continue its downtown revitalization efforts consistent with State, regional
and local growth management planning concepts and strategies. The
Auburn Downtown Plan, and this Plan, provides that Downtown Auburn
should remain the commercial, cultural and governmental focal point for
the community. Efforts to enhance this function for Downtown Auburn
are strongly supported.
The Auburn Downtown Plan is based on implementing policies and
strategies through partnerships and innovative techniques. The City, the
downtown business community and members of the community at-large
will need to work closely together to maintain and upgrade the quality of
the downtown working, living and shopping environment.
Part of the impetus for developing new strategies to approach downtown
revitalization is the development of the Sound Transit Commuter Rail
Transit Station. The Auburn Downtown Plan seeks to build on the
excitement and energy resulting from public investment in the Transit
Station and in other public investments such as the Third Street Grade
Separation project.
The Auburn Downtown Plan envisions downtown as an urban center.
Designation as an urban center was achieved in 2004. Auburn’s urban
center:
• Establishes a 220 acre planning area that is the focus for downtown
redevelopment.
• Provides incentives for downtown development and redevelopment
through policy direction that supports:
-Elimination of transportation impact fees;
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Amended 2009
-Elimination of stormwater improvements for
redevelopment of existing sites that do not result in an
increase in impervious surface;
-Lower level of service for transportation facilities; and,
-Reduction in the off-street parking requirements compared
to other areas in the city.
• Encourages non-motorized pedestrian and bicycle connections and
linkages to and within the urban center area.
• Encourages protection of historic assets and resources from
redevelopment activities.
• Identifies potential catalyst projects and sites to spur development
activity in the downtown and better focus redevelopment and
marketing efforts.
• Encourages more residential development downtown and also 24-
hour type uses and nighttime activity.
• Seeks to remove undesirable land uses and other blighting
influences in the downtown area.
• Promotes street improvements and enhancements to improve access
and the visual qualities of the streetscape.
In early 2007, the City established a new zoning district for the majority of
downtown, the Downtown Urban Center (DUC) district. Unlike other
zones, this district allows all types of land uses unless specifically
prohibited. In addition, it regulates the intensity of development by
allowed Floor Area Ratio (FAR) and provides incentives for higher
intensity of use. The DUC zone also features relaxed parking standards
from those found in other zone districts and by reference, adopted Design
Standards to ensure a high quality of development in the downtown area.
GOAL 10 DOWNTOWN
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-71 For the purpose of implementing the goal and policies for
downtown Auburn, "downtown" shall generally be considered
that area bounded on the south by Highway 18; on the east by
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Amended 2009
"F" Street; on the north by Park Avenue (extended); and on the
west by the Union Pacific tracks. (See Map 3.3)
LU-72 Auburn’s urban center/regional growth center boundaries
shall be those established as the planning area for the Auburn
Downtown Plan adopted May 2001 (See Map 3.4).
LU-73 Implement the policies and strategies of the Auburn Downtown
Plan to support development of Auburn’s urban center.
LU-74 Encourage the attainment of urban center growth forecasts
through implementation of higher intensity development to
achieve the efficient use of land.
LU-75 Downtown shall continue to be recognized as the business,
governmental and cultural focal point of the community. A
diversity of uses including multifamily residential should be
encouraged to maintain a vibrant, active and competitive center
for the City of Auburn.
LU76 The City should continue to support the development and
rehabilitation of multiple family housing in the Downtown, as
part of mixed use projects.
LU-77 The City shall maintain an ongoing downtown planning and
action program involving the downtown business community
and other interested groups. This activity should be guided by
this Plan and the Auburn Downtown Plan.
LU-78 The City shall continue to give priority consideration to the
maintenance and improvement of public facilities and services
in the downtown area.
Downtown Land Uses
Objective 10.2 To recognize areas within the downtown that have identifiable characters
and uses.
LU-79 The area north of First Street North, west of Auburn Avenue,
south of Fifth Street North and east of the Burlington Northern
tracks should be designated and managed as a medical and
professional services area. New heavy commercial and
industrial uses should be prohibited and existing ones
amortized. Commercial uses supporting medical and
professional uses should receive priority.
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Amended 2009
LU-80 The area lying generally east of "D" Street S.E. and south of
Main Street (not including the Main Street frontage) shall be
designated for mixed residential and commercial uses.
LU-81 The area lying generally between Auburn Way North (but not
properties abutting AWN) and Auburn High School should be
designated for multiple family residential uses.
LU-82 Automobile oriented uses within the Downtown Urban Center
shall be developed and located in accordance with the policy
direction of the Auburn Downtown Plan and implementing
DUC, Downtown Urban Center code requirements.
Downtown Urban Design
Objective 10.2: To ensure that all new development and redevelopment in the downtown
reflect the unique character of the area.
LU-83 The City shall develop programs and ordinances to preserve
and protect downtown's historic character. Development codes
should be revised as needed to recognize the uniqueness of
downtown through appropriate performance standards and
design guidelines. A high level of visual amenity should be
pursued, and no heavy outdoor uses or outdoor storage should
be allowed.
LU-84 The downtown area shall be comprised of a mixture of uses
consistent with the area's role as the focal point of the
community. These uses shall be primarily "people-oriented" as
opposed to "automobile-oriented", and shall include
commercial, medical, governmental, professional services,
cultural and residential uses.
LU-85 Regulations for the retail core of downtown should encourage
retail uses, but should discourage uses which result in a high
proportion of single use vehicle trips (such as fast food
restaurants and drive-through windows).
Downtown Transportation
Objective 10.3: To emphasize pedestrian traffic and transit usage in the downtown.
LU-86 Emphasis should be given to enhancing pedestrian linkages
between the Hospital area, the Main Street retail core, the
Performing Arts Center, the southwestern portion of
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Amended 2009
Downtown, and the parking area adjacent to Safeway. An
important element of this emphasis will be to reduce the
pedestrian barrier effect of Auburn Avenue and Auburn Way.
LU-87 The City should build upon past efforts to improve pedestrian
amenities, through public improvements, sign regulations and
development standards. The maintenance of public and private
improvements should be given priority commensurate with
downtown's role as the focal point of the community.
LU-88 The City shall work with transit providers to increase the
availability and effectiveness of transit in downtown and
between downtown, other commercial and employment areas,
residential areas, and the region at large.
LU-89 As regional transportation programs such as commuter rail are
implemented, the City will strive to ensure that the downtown
is a beneficiary.
Downtown Parking
Objective 10.4: To develop a parking program for the downtown which recognizes the
area's historic pedestrian character, while providing sufficient parking for
customers of all businesses, residents, and commuters.
LU-90 A strong Downtown shall be encouraged through improved
parking, circulation, and the grouping of business outlets and
governmental services. Parking standards should be developed
which recognize the unique nature of downtown parking
demand. The City should work with the business community
in public/private partnerships to develop a coordinated and
effective approach to providing adequate parking and
circulation.
LU-91 A strong Downtown shall be encouraged through improved
parking, circulation, and grouping of business outlets and
governmental services. The development of public parking
lots to serve the downtown should be guided by a Downtown
Parking Plan.
LU-92 The City views adequate parking in the downtown area as a
critical step in implementing the downtown policies and the
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:
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Amended 2009
a. Some flexibility in the general parking requirements of the
City may be necessary to accommodate reuse of existing
buildings and to accommodate new development. Such
flexibility should be directed at seeking to pool parking
resources through the formation of a Downtown parking
LID when such parking cannot be provided by the business
or through shared parking agreements.
b. Since rigid parking requirements will interfere with
redevelopment of downtown, and the pattern of existing
development restricts the amount of parking available,
public development of parking in the downtown area is
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 10.5: To work with all interested groups on revitalizing the Downtown area.
LU-93 The City of Auburn should strive to maintain active working
relationships with the Auburn Downtown Association, the
Chamber of Commerce and other groups whose goal is the
revitalization of downtown. The City will seek to become a
partner with these and other groups, where feasible, in
public/private partnerships that further the goal of downtown
revitalization.
LU-94 The City shall continue to support legislation to improve fiscal
leverage in urban rehabilitation programs.
LU-95 The City shall continue to support the redevelopment efforts of
the private sector in the downtown area.
Industrial
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
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Amended 2009
benefits. Industrial development typically utilizes extensive amounts of
land and is typically located near major transportation facilities. For these
reasons, industrial activities are often quite visible. For people traveling
on SR167, industrial development is the primary view they have of
Auburn.
Streamlined Sales Tax legislation changes the tax structure within the state
and has specific consequences for industrial, warehouse and distribution
cities such as Auburn. In response to the State’s consideration of such
legislation, the Auburn City Council approved Resolution No. 3782 in
November 2004.
Resolution No. 3782 outlines an approach and actions the City will take
related to land use planning, zoning and other matters in the event a
streamlined sales tax proposal or other similar proposals that change the
tax structure are adopted. Included in this resolution is direction to
consider amendments to the comprehensive plan and zoning codes to
reevaluate the existing industrial land use designations and patterns in the
City.
GOAL 11. INDUSTRIAL DEVELOPMENT
To provide for, establish and maintain a balance of industrial uses that
respond to local and regional needs and enhance the city's image through
optimal siting and location, taking into consideration tax policy impacts of
streamlined sales tax and/or other similar legislation.
Type of Industrial Uses
There is a wide variety of possible industrial uses that could be sited in
Auburn. As with the mix of residential uses, the mix of industry also
affects the image of the city. The regional image of the city is that of an
industrial suburb with an emphasis on heavy industry. This image is quite
apparent as one travels along Highway 167 where there is an almost
unending view of high-bay warehouse buildings.
Different types of industrial areas should be separated since some types of
industrial activities conflict with other industrial activities (especially
those of a more desirable character). Such separation should be based
primarily on performance standards.
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
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Amended 2009
industrial uses and some areas very suitable for high quality light
industrial uses were committed to heavier uses. High visibility corridors
developed with a heavier industrial character and established a heavy
industry image for the city. The Plan provides clear distinction between
different industrial uses. It also reserves areas for light industrial uses.
Objective 11.1. To create a physical image for the city conducive to attracting light
industry.
Policies:
LU-96 Highly visible areas which tend to establish the image of the
city should not be used by heavy industrial uses.
LU-97 The City shall promote high quality development of all light
industrial and warehouse areas.
LU-98 The City shall aggressively seek to abate all potentially
blighting influences in industrial areas, especially in areas
visible to regional traffic flows and in areas designated for light
industrial uses.
Objective 11.2. To establish performance standards appropriate for developing industrial
areas.
Policies:
LU-99 Compatibility among land uses should be enhanced through
landscaping, building orientation and setbacks, traffic control
and other measures to reduce potential conflicts.
LU-100 All industrial development should incorporate aesthetically
pleasing building and site design. The City shall amend its
codes and performance standards which govern industrial
development to implement this policy.
a. Procedures shall be established to ensure aesthetically
pleasing building and site design in areas designated for
light industrial areas.
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
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Amended 2009
retail, commercial, light industrial and residential areas and
from public streets.
LU-101 Needed rights-of-way, on-site and off-site road improvements,
and utilities should be assured before development occurs.
LU-102 Individual development projects shall provide the following
minimal improvements in accordance with established City
standards:
a. Full standard streets and sidewalks in compliance with the
Americans with Disabilities Act.
b. Adequate off street parking for employees and patrons.
c. Landscaping.
d. Storm drainage.
e. Water.
f. Sanitary sewers.
g. Controlled and developed access to existing and proposed
streets.
Objective 11.4. To reserve areas appropriate for industrial development.
Policies:
LU-103 Any significant industrial activity shall be limited to the
designated Region Serving Area of the city (see Map 3.2). The
City recognizes that industrial development's place varying
demands on the community's quality of life and service
capabilities. In addition to demonstrating a developments’
consistency with Plan policies, applicable land use regulations,
and environmental policies, significant industrial development
shall be encouraged to provide a balance between service
demands and impacts placed on the city's quality of life vs. the
local benefits derived from such development. The extent to
which industrial development is promoted shall also take into
consideration tax policy and tax structure impacts upon the
City.
LU-104 Residential uses in industrial areas shall be allowed in
industrial areas that have been established to promote a
business park environment that complements environmental
features, and/or if development standards are developed to
promote compatibility between residential and other non-
residential land uses.
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LU-105 The grouping of uses which will mutually benefit each other or
provide needed services will be encouraged.
a. Compatible commercial uses may be permitted in
designated industrial areas.
b. Planned developments (such as "office parks") which
provide a mixture of light industrial with supporting
commercial uses are encouraged.
c. Uses which support industrial and warehouse activities
should be located near those uses.
LU-106 Development of designated industrial sites shall be consistent
with applicable environmental standards and policies.
LU-107 Land made available for industrial development, and uses
allowed in industrial zones, shall take into consideration
impacts of tax policy and tax structure upon the City of
Auburn.
Objective 11.4. To reserve and protect areas which are highly suitable for light industrial
development.
Policies:
LU-108 Designation of light industrial areas shall have priority over
heavier industrial uses.
LU-109 Highly visible areas (land visible from SR167 or SR18) which
tend to establish the image of the city should not be used by
heavy industrial uses. Rather, efforts should be made to
develop zoning districts that complement industrial
development adjacent to environmental features such as the
Auburn Environmental Park.
Objective 11.5. To identify areas appropriate for heavy industrial uses.
Policies:
LU-110 Heavy industrial uses shall be separated from lighter industrial,
commercial and residential areas.
LU-111 The most appropriate areas for heavy industrial uses are in the
central part of the Region Serving Area adjoining the rail lines.
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LU-112 Heavy industrial uses are appropriate in the southern portion of
the Region Serving Area which is now developed in large scale
industrial facilities.
LU-113 Heavy industrial uses shall be strictly prohibited from the
Community Serving Area of Auburn (see Map 3.2). The only
exception to this general policy shall be the continued heavy
industrial use of the area east of "A" Street S.E., as shown by
the Comprehensive Plan Map.
Redevelopment
and Infill A major goal of the Growth Management Act is to reduce urban sprawl.
One way to minimize sprawl is to fully develop areas already receiving
urban services prior to extending these services to additional areas. A
further benefit of redevelopment is that it may lead to the removal of
buildings and uses that detract from an area. Redevelopment can serve as
a major catalyst in the stabilization and revitalization of areas throughout
the city.
GOAL 12. URBAN REDEVELOPMENT
To encourage redevelopment of underutilized areas to reduce sprawl and
take full advantage of the City's investment in existing infrastructure.
Objective: 12.1 To facilitate infill development.
Policies:
LU-114 Encourage well designed infill and redevelopment projects to
fully utilize previous investment in existing infrastructure in
the single family residential, moderate density residential, and
high density residential designated areas of the City.
LU-115 Reduce the consumption of undeveloped land by facilitating
the redevelopment of underutilized land and infill of vacant
parcels whenever possible in the single family residential,
moderate density residential, and high density residential
designated areas of the City.
LU-116 Explore innovative mechanisms to encourage the more
efficient use of land including density bonuses and sale of air
rights.
LU-117 Identify areas for commercial infill development and focus
street and utility systems improvements to facilitate their
development.
AUBURN NORTH BUSINESS AREA PLAN
TABLE OF CONTENTS
I. INTRODUCTION 1
II. PURPOSE AND SCOPE 1
III. PLAN POLICIES 2
A. LAND USE POLICIES 2
B. DESIGN POLICIES 4
C. FACILITY POLICIES 6
Page 1 Amended 2007
AUBURN NORTH BUSINESS AREA PLAN
I. INTRODUCTION
In June, 1990 the City of Auburn initiated a planning study for the area located directly
north of the Auburn Central Business District. The purpose of the study was to analyze
and recommend appropriate land uses, circulation, and urban form/design features for this
200 acre area (referred to as the Auburn North Business Area).
The need for a comprehensive planning study of the Auburn North Business Area has
arisen for a number of reasons. First, there has been increasing development pressure in
the area during the past few years, best evidenced by the completion of the 175,000
square foot Fred Meyer store in 1989. The City had also received development
proposals including rezone applications to change industrial zoned properties to
commercial, while other proposals requested to reclassify commercial designation to
industrial. A comprehensive planning analysis of the Auburn North Business Area was
viewed as a preferable alternative to continued consideration of rezone requests on a
parcel-by-parcel basis.
Second, while there is a substantial amount of vacant land in the Auburn North Business
Area, a significant portion of that land has been identified by the City as likely to contain
wetlands. Recent changes in wetlands regulations may significantly affect the amount of
development permitted within the Auburn North Business Area. Finally, the study area is
located directly adjacent to downtown Auburn and with the increased development
pressure being experienced, the time is ripe to reconsider the future of the Auburn North
Business Area. Should this area develop with industrial uses, or is it more appropriate to
develop with commercial and/or high density residential uses that may be more
compatible with the existing CBD?
The Planning Study is incorporated within a Final Environmental Impact Statement that
was issued in November of 1991. In 2005 the City amended the plan to provide specific
development standards for automobile service stations. Then in 2006 and 2007 the City
amended the plan to coincide with Comprehensive Plan Map changes to eliminate
industrially designated land within the plan area and to refine the applicable design
standards.
II. PURPOSE AND SCOPE
The purpose of the policies contained within this Plan is to implement the findings and
conclusions of the Planning Study.
The policies will be incorporated into the Comprehensive Plan as a Plan Element. The
Plan is intended to provide long-term predictability to both the City and the property
Page 2 Amended 2007
owners and will govern the future planning, zoning, subdivision and development
decisions of the City as they apply to the subject area. This Planning Element is
compatible with, and will comply with the City's existing Comprehensive Street, Sewer,
Water, Storm Drainage and Parks and Recreation Plans as they apply to this area.
The policies contained within this implementation plan will only apply to the area identified
as the "Planning Area" as illustrated in Figure #1. The Planning Area is somewhat smaller
than the study area.
The Planning Area was chosen in that it contains the largest, most cohesive undeveloped
parcel of land that provides the greatest opportunities for a planned area development.
The remaining portion of the study area is either developed or there is not a need for
additional policies that would guide redevelopment of the area.
III. PLAN POLICIES
A. LAND USE POLICIES:
AN1.1. A mix of land uses that include light commercial and high density
residential, which complement the Central Business District (CBD), are
to be the principal uses of the Planning Area.
Commercial uses that could complement the CBD may include but not
be limited to entertainment, professional office, dining, medical/dental
and personal services.
AN1.2. In order to promote the efficient use of land and attain open space
amenities , multi-story buildings are encouraged.
AN1.3. High density multi-family development is encouraged if it is directly
linked to a commercial development, e.g. part of a multi-story building
that has the ground floor devoted to commercial uses.
AN1.4. Multi-family development may be allowed independent from a
commercial development if the multi-family development does not have
frontage on a street.
AN1.5. Multi-family developments shall also provide recreational facilities
commensurate with the size of the development.
AN1.6. Except as allowed by Policy AN1.9, service stations and automobile
sales and/or leasing will not be permitted within the Planning Area.
Automobile drive-in facilities (the person remains in the vehicle to
conduct their business at a drive-in facility), shall only be permitted when
clearly incidental and subordinate to pedestrian access to the building.
Page 3 Amended 2007
The drive-in facility shall be attached to the building which must be a
minimum of 5,000 square feet in size and not interfere with pedestrian
access.
AN1.7. The Comprehensive Land Use Map shall be amended to illustrate the
majority of the Planning Area as General Commercial. An exception will
be the developed Fred Meyer store site shall retain the existing heavy
commercial designation.
AN1.8. The Planning Area shall be zoned C-1, Light Commercial, with the
exception of the developed Fred Meyer store site which will retain the
existing C-3, Heavy Commercial zone.
This zoning shall be implemented by an "area wide" zoning to be
initiated by the City. The ordinance adopting the zoning shall contain
conditions necessary to implement the policies of this Plan.
AN1.9. Retail gasoline dispensing facilities will be permitted in the C-3, Heavy
Commercial zone, subject to the following design criteria. These
facilities are not intended to be the same as or allow for an automobile
service station as defined by section 18.04.140 of the Zoning Code.
1. The facility must be accessory to an existing retail/service
establishment in which the principal tenant has a minimum floor area of
at least 25,000 square feet. The principal tenant must own and/or
manage the facility. The facility must be located on the same parcel of
property as the principal tenant and the property must be at least
100,000 square feet in area.
2. The facility must be located on the property that provides the least
amount of conflict to the pedestrian traffic.
3. The facility must be located on and have direct access to an arterial
using existing curb cuts and driveways whenever practical. If the curb
cuts and driveways do not meet current city standards then they shall be
brought up to such standards.
4. The facility cannot interfere with the existing parking and/or traffic
circulation on the property. There shall be enough room on the property
to allow for adequate stacking space for vehicles waiting for fuel in order
to avoid cars interfering with vehicles on the street. The facility cannot
reduce the amount of parking required by the Zoning Code.
5. The facility shall have a roof that covers all activities including the pay
window, refuse containers, fuel pumps and the adjacent parking area for
the cars being fueled. The area that is covered by the roof of the facility
shall be no larger than 6,000 square feet. The number of pumps shall
be limited to five (5) such that no more than ten (10) vehicles may be
fueled at any one time.
Page 4 Amended 2007
6. Columns or similar architectural features shall be provided that
screen the visibility of the pump islands as well as give the visible
impression of enclosing the structure. If necessary, provisions must be
made to avoid a safety issue of enclosing any fumes associated with the
fueling of the vehicles. The overall height of the facility shall not exceed
twenty (20) feet.
7. The design, architectural treatment and streetscape features of the
facility must provide design continuity between the facility and primary
structure.
8. A five (5) foot width of Type III landscaping shall be provided along
the street frontage(s) that the facility is oriented to.
9. Any other products for sale shall only be displayed within the building
containing the pay window and any such products shall be incidental to
automobile care/maintenance, or snacks and beverages. No sales of
alcoholic beverages will be allowed.
10. Signs shall be limited to permanent wall signs only; and health,
safety and operational signs as required by local, state or federal law.
B. DESIGN POLICIES:
AN2.1. Each building, shall provide at least one public entry to the building. The
public entry shall provide amenities such as benches, lighting, trash
receptacles or weather protection features.
AN2.2. Non-residential buildings that have frontage on a street shall provide at
least 50% of the first floor building facade with window space that is not
obscured by signs. . Alternative façade treatments may be allowed.
These treatments shall incorporate a mix of façade modulation, roof
design, significant massing of landscaping and other measures that
reduce the visual impact of the building on adjacent public streets.
Particular emphasis must be placed upon screening truck loading, trash
storage and similar components, from public view.
AN2.3. In order for a building to be considered to not have street frontage,
another building must intervene between the street and the building.
AN2.4. Pedestrian walkways, at least 5 feet wide, shall be provided between
each property when possible the walkway can be extended. If there is
more than one building in the development, then pedestrian walkways
shall be provided between the buildings as well. Sidewalks typically
associated with a public street are not intended to implement this policy
but may if that is the most practical option.
The walkways shall be easily identified and be constructed of either
asphalt concrete, cement concrete, brick or other similar hard surface..
Page 5 Amended 2007
AN2.5. Pedestrian walkways, at least five feet wide, shall be provided to
connect the parking lot to the building entrance the parking lot serves.
The walkways shall be separated from the parking lot driveway except to
allow a driveway to bisect the walkway. Walkways may consist of raised
sidewalks or pavement treatment that clearly distinguishes the walkway
from vehicular traffic.
AN2.6. Parking shall not be allowed in the required zoning setbacks and shall
be located in the side or rear yards whenever possible. Parking may be
located between the front of the building and the street if walkways are
provided between the street and building.
AN2.7. Pedestrian walkways shall be "stubbed" to adjacent properties when it is
conceivable that the adjacent property may also be able to provide for
and utilize a similar walkway. Parking lots shall be oriented so that
adjoining uses can share the parking lot and pedestrian walkways.
AN2.8. For parking lots and/or driveways that abut the side and rear yards of
adjacent properties, there shall be provided a 5 foot width of Type III
landscaping along that portion of the property line that the parking lot
abuts. Driveways and pedestrian walkways that connect one property to
another are excepted.
AN2.9. 20% of each parcel, to be developed, must consist of pedestrian
amenities such as walkways, plazas, landscaping, recreation or a
combination of these or similar design amenities.
AN2.10. The entire width of the zoning setbacks of the parcel to be developed
shall be landscaped with the type of landscaping required by the Zoning
Ordinance, except for driveways or pedestrian accesses.
AN2.11. Freestanding signs shall not exceed twelve (12) feet in height except
when the total area of the site is in excess of ten (10) acres, then a sign
with a height of 35 feet shall be permitted. All freestanding signs shall
be designed to incorporate architectural elements that are consistent
with those employed on the primary structure.
AN2.12. Exterior lighting shall be provided for pedestrian walkways and for
parking lots. When lighting is provided for walkways, the lights shall be
designed for the pedestrian with regard to height, design, and
illumination for safety.
This exterior lighting is not intended to replace the lighting required for
public streets.
Page 6 Amended 2007
Page 7 Amended 2007
AN2.13. Landscaping shall be provided between any wetland buffer and any new
development, including streets. Plantings should be clustered to allow
occasional views into the wetlands. At least one pedestrian walkway or
sidewalk, public or private, should be provided adjacent to any wetland
buffer or accompanying landscape area whenever the opportunity may
exist. Interpretive signs should be placed close to the buffer and
pedestrian walkway or sidewalk. These signs should be coordinated
with the City to ensure adequate coverage of interpretive information
along the wetland buffer, without unnecessary repetition.
AN2.14. The design schematics contained with the Auburn North CBD Final EIS
may be used as a guide to implement these policies.
AN2.15. Anyone who develops within this Planning Area shall be required to
prepare a site design plan that is consistent with the policies of this plan
and other applicable City regulations.
The Planning Director shall be authorized to approve, deny, condition or
modify the site plan based upon the policies of the Plan.
C. FACILITY POLICIES:
AN3.1. Any proposed development, that is not exempt from the State
Environmental Policy Act (SEPA), shall be required to provide a study
on each utility that the development requires as well as a traffic study.
The study(ies) shall become part of the required environmental review.
a. The scope and content of the study(ies) shall be determined by the
Public Works Director.
The study(ies) shall be consistent with and implement the City's
existing Utility and Street Comprehensive Plans, including any
subsequent amendments.
b. The study(ies) shall determine the impacts and what mitigating
measures will be required to alleviate the impacts. Mitigating
measures may include construction of off-site improvements and/or
financial participation in the construction of those off-site I
improvements.
AN3.2. "A" Street N.E. shall not be continued north through the Planning Area in
the vicinity south of 10th Street. “A” Street NE shall however be
available for pedestrian access.
Development within the Planning Area shall plan for this pedestrian
connection.
AUBURN NO BUSINESS AREA PLAN
RES2283
Page 4-1
Amended 2008
CHAPTER 4
HOUSING
Introduction
The Growth Management Act requires a housing element addressing the
availability of affordable housing for all segments of the population.
Housing affordability can be an issue for all income categories. The
primary supplier of housing for more affluent income groups is the market
place, with government playing only a minor role. However, the market
place only marginally meets the housing needs of lower income groups,
and therefore the government plays a more significant role in providing
affordable housing to these income groups.
While the importance of this section should not be underestimated, it is
crucial to note other important factors. The affordability of housing
regards a wide range of issues and related topics; for instance, land use,
economic development and human services. Each of these topics
influences the development and character of Auburn's housing stock. To
understand this plan's approach to affordable housing requires looking at
the plan as a whole and not solely this section.
This element is prepared with the understanding that regional and national
trends have a considerable impact on housing. Regional and federal
policies, land availability, labor and material cost, financial markets
including interest rates, consumer demands; all exercise influence on
housing development and are beyond the immediate influence of the City
of Auburn .
Even with these limitations, Auburn's Comprehensive Plan contains
reasonable and feasible strategies and policies. By implementing this
Comprehensive Plan, Auburn can sustain and enhance those attributes that
currently make it a desirable place to live.
Background
and Issues 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
Housing
Page 4-2
Amended 2009
County, the cost of housing in Auburn is a bargain. In year 2000 the
median sales price of a single family residence in King County was
$289,800 and the median value was $236,000. Four years later the
median sales price of a home in Auburn increased to $262,000 and the
median value of homes is $176,000. The cost of housing in Auburn is still
considerably less than the rest of King County, but it is quickly catching
up. The following table represents a snapshot of the housing market on
two separate dates. Several of the homes for sale that are less than
$100,000 are mobile homes in designated manufactured home parks.
Figure 4.1
Homes for Sale in Auburn
5/18/2004 6/2/2002
Total Number of SF Houses 429 474
Median Price: 262,000 $239,950
Number of Units
Over $325,000 98 93
$250,000 to $325,000 146 118
$175,000 to $250,000 115 186
$100,000 to $175,000 32 72
Less than $100,000 38 5
Housing Affordability
Affordability concerns all households, regardless of income. It pertains to
a household’s attempt to reach a balance between its financial means and
its desire for decent housing and amenities. The accepted definition of
affordability is based on the percentage of household income spent on
dwelling costs. Dwelling costs for an owner occupied unit include
principal and interest payments, taxes, insurance and public utilities. A
housing unit is considered affordable if monthly dwelling costs are less
than 30% of the household’s gross income. If a larger share of household
income is spent on dwelling costs, then the household is probably
sacrificing money that would normally be spent for other basic needs such
as food, health care, child care, education, etc.
The term “affordability gap” refers to the difference between the average
price of housing – either rented or owned – and the recommended,
affordable price of housing. A positive gap means the price of housing is
less than the recommended amount that a household could afford to pay.
Households with positive affordability gaps have several choices of
Housing
Page 4-3
Amended 2009
affordable housing. A negative gap indicates the price of housing exceeds
the recommended amount for housing. Households with a negative
affordability gap have fewer housing choices.
According to the Year 2000 Census, the median household income in
King County was $53,157 per year or $4,430 per month. For half of the
households in King County, housing costs of less than $1,330 per month
would be affordable {30% of $4,430 per month}. The Census indicated
the median rent paid by Auburn residents was $639 per month and the
median mortgage payment was $1,061 per month. Subsequently, Auburn
has a number of affordable housing choices relative to King County in
general. Figure 4.2 represents the relative affordability of housing costs
relative to the King County Median Household Income.
Figure 4.2
Housing Affordability by Income Level
Income Group % Auburn
Households
Very Low Income
(0-29% of KCMI)
Low Income $1,286to$2,215
(30-49% of KCMI)
Moderate Income $2,216to$3,544
(50-79% of KCMI)
Low-Median Income $3,545to$4,430
(80-99% of KCMI)
High-Median Income$4,431to$5,270
(101-119% of KCMI)
Upper Income
(120% or more of KCMI)
9%
21%
16%
24%
16%
14%
$1,580to$1,331
$1581 or more
$665to$1,060
$1,061to$1,330
Yr 2000 Monthly
Household Income
Affordable
Housing Costs
$0to$385
$664to$386
{$20 - $25 per hour}
{$25 - $30 per hour}
more than $5,270
{more than $35 per hour}
less than $1,285
{less than $8 per hour}
{$8 - $13 per hour}
{$13 - $20 per hour}
Source: U.S. Census Bureau
Cost Burden
Figure 4.3 shows the percentage of total households in Auburn and King
County relative to the amount of their household income spent on housing
costs. In both King County and Auburn approximately one out of three
households pay 35% or more of their household income for housing costs.
Approximately 75% of Auburn households who earn less than $20,000 per
year pay more than 30% for their housing costs. For income groups above
$20,000 per year, an even greater percentage of King County households
have unaffordable housing. A larger percentage of households earning
between $35,000 to $50,000 per year can find affordable housing in
Auburn than the rest of King County.
Housing
Page 4-4
Amended 2009
Figure 4.3
Households Paying More Than 30% for
Housing Costs By Income Group
0%
10
%
20
%
30
%
40
%
50
%
60
%
70
%
80
%
90
%
Less than $10,000:
$10,000 to $19,999:
$20,000 to $34,999:
$35,000 to $49,999:
$50,000 to $74,999:
$75,000 to $99,999:
$100,000 or more:
Income Group
% Total Households in Income Group
Auburn King Co.Pierce Co
Source: U.S. Census Bureau
Assisted Housing
The bulk of the assisted housing is provided by the King County Housing
Authority (KCHA). KCHA administers 11,626 units of housing dispersed
among 23 suburban cities and unincorporated areas of King County. It
offers housing programs that include:
· Public housing for families, senior citizens and people living
with disabilities;
· Affordable work force housing;
· Emergency and transition facilities for homeless and special
needs populations;
· Homeownership initiatives;
· Section 8 certificate and voucher programs, as well as
· Home repair and weatherization for private dwellings.
As of April 1999 KCHA manages 3,384 public housing units for families,
seniors, and people with special needs in the county outside Seattle and
Renton. The stock of public housing is quite diverse, ranging from single
family to townhouse to multifamily developments. Most family
developments are small, having 30 units or less. The populations served
by the KCHA include families, the elderly, chronically mentally ill,
developmentally disabled, victims of domestic violence, youth, and
Housing
Page 4-5
Amended 2009
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
of Units
Type of
Housing
Green River Homes I 60 F/S/D
Green River Homes II 60 F/S/D
Wayland Arms 67 S/D
Burndale 50 F
Firwood Circle 50 F
Plaza Seventeen 70 S/D
Gustaves Manor 35 S/D
Auburn Square 160 F
Tall Cedars Mobile
Home Park 126 F
Totals 678
D: Disabled F: Family S:Senior
King County Housing Authority administers the Section 8 Housing
Assistance Program which subsidizes the rental payments of low income
households. Approximately 8.7% of King County’s vouchers and
certificates are issued to Auburn landlords and tenants. According to
information provided by KCHA, Auburn currently has 1,246 Section 8
assisted housing units. The King County Consolidated Plan states that in
1999 Auburn had 999 housing units funded through Section 8. Apparently
the number of Section 8 units has increased 25% over the past five years.
The need for public housing exceeds the supply of available public
housing and/or Section 8 housing vouchers. As of April 1999,
approximately 2,400 applicants were on the waiting list for public
housing. Among these applicants, 62% qualify for federal preference for
admission. Applicants in the federal preference category are given the
highest priority on the waiting list based on need. Once preference is
assigned, they are given housing according to the date and time of their
qualification. The average waiting time for assisted housing is about two
years.
Housing
Page 4-6
Amended 2009
Household Projections
The City of Auburn's "2020 Population Projection" forecast that Auburn
will experience greater than average growth over the next 20 years.
Housing developments in the Pierce County portion of Auburn, combined
with annexations of Lea Hill and West Hill, will drive Auburn's growth
over the next twenty years. Figure 4.5 represents the projected housing
growth indicated in the City’s "Year 2020 Population Estimate".
Approximately 40% of Auburn's new housing units will be built in the
Lakeland Hills South PUD located in the Pierce County portion of
Auburn.
Figure 4.5
Housing Growth Projections
1970 to 2020
0
5000
10000
15000
20000
25000
30000
35000
40000
1970 1980 1990 2000 2010 2020
Distribution of Housing Among Income Groups
King County’s growth management policies recommend Auburn plan for
37% of its projected new housing units be affordable to low and moderate
income households as follows: 20% for low income and 17% for moderate
income households. The King County Planning Policies state that in areas
identified as city expansion areas, King County and the respective cities
should plan cooperatively for affordable housing development and
preservation. Figure 4.6 represents the projected distribution of new
housing units relative to respective income groups to the year 2020. The
distribution between single family and multi-family dwelling units is
consistent with the mix of types of housing units reported in the Year 2000
Census.
Housing
Page 4-7
Amended 2009
Figure 4.6
Auburn's Year 2020 Housing Target
Housing Strategy Auburn's Overall Housing Development Strategy
Over the past twenty years, Auburn responded positively to the housing
needs of low and moderate income groups. Over the next twenty years,
Auburn will attempt to economically integrate its community by
diversifying its housing stock to include all income groups. Auburn
currently has a relatively small portion of households consisting of middle
and higher income groups. By striving to bring its number of low and
moderate income households in line with the rest of King County, while
increasing the growth rate of households with more affluent incomes,
Auburn should achieve a more even distribution and diversity of social-
economic groups.
Residential and community development in Auburn will reflect a
collection of culturally diverse and economically integrated
neighborhoods. Neighborhoods consisting predominantly of single family
residences, joined together by a pedestrian oriented transportation system,
along with complementary public spaces, educational facilities,
recreational and social services sufficient to promote and sustain an
amenable quality of life for a family-oriented community. Development
activities will cultivate a sustainable community whereby:
• Home buyers and renters of all income groups have sufficient
opportunities to procure affordable housing.
• Existing neighborhoods along with properties of special and/or
historic value are preserved for the enjoyment and enhancement of
future generations.
• A balanced mix of affordable housing types exist that are
appropriate for a family-oriented community in order to meet the
needs of all economic segments of the population.
Total SF MF SF MF Total Total HU % Total
2000 2010 2010 2020 2020 New HU Yr 2020 Yr 2020
Less than 50% 5347 0 777 0 717 1494 6841 20%
50%-80% 4841 100 407 100 368 975 5816 17%
80%-120% 3944 1224 816 1130 754 3924 7868 23%
120%+ 3552 4500 769 4000 863 10132 13684 40%
Totals 17,684 5,824 2,769 5,230 2,702 16,525 34,209 100%
Housing
Page 4-8
Amended 2009
• Public and private agencies implement policies and offer programs
or projects that help alleviate physical and economic distress;
conserve energy resources; improve the quality and quantity of
community services; and eliminate conditions that are detrimental
to health, safety and public welfare.
• Residential developments are monitored for the purpose of
reducing the isolation of income groups and groups with special
needs; the determination of existing and future housing needs;
better utilization of land and other resources that enhance the
availability of affordable housing opportunities.
HOUSING
POLICIES GOALS AND POLICIES RELATED TO HOUSING
GOAL 4 COMMUNITY CHARACTER
To maintain and enhance Auburn's character as a family-oriented
community while managing potential economic opportunities in a manner
that provides necessary employment and fiscal support for needed services
and while recognizing the need to provide human services and
opportunities for housing to a wide array of household types and sizes.
Objective 4.2 Provide services and facilities that serve low income families and prevent
individuals from becoming homeless.
HO-1 Encourage and support human and health service organizations
that offer programs and facilities for people with special needs,
particularly programs that address homelessness and help
people to remain within the community.
HO-2 Special attention shall be given to maintaining and improving
the quality of public services in declining areas of the City.
HO-3 The City shall seek and provide assistance to nonprofit agencies
operating emergency shelters and transitional housing for
homeless people and other groups with special needs.
Objective 4.3 To preserve and promote those community facilities and programs that are
important to the safety, health and social needs of families and children.
HO-4 The City shall recognize the important role of public
improvements, facilities and programs in providing a healthy
family environment within the community.
Housing
Page 4-9
Amended 2009
HO-5 The City of Auburn shall review proposals to site facilities
providing new or expanded human services within the City to
determine their potential impacts and whether they meet the
needs of the Auburn community. Important caveats in the
City's consideration will include the following:
a. While Auburn will willingly accept its regional share of
facilities which provide residential services, or influence
residential location decisions, Auburn will expect other
communities to accept their share as well.
b. The funding of human service centers sited in Auburn that
serve an area larger than Auburn would rely on an equitable
regional source of funding.
c. The siting of all facilities shall be based on sound land use
planning principles and should establish working
relationships with affected neighborhoods.
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-6 The City will involve both the public and private sectors in the
provision of affordable housing.
HO-7 The City of Auburn will support national, state and especially
regional efforts to address the human service needs of the
region and the City.
HO-8 In most cases, the City will favor regional responses to human
service needs. However, such regional efforts must be
consistent with the concepts of fiscal equity. In other words,
these efforts should mutually affect persons or communities of
similar income, on both the revenue (tax) and expenditure
(service) sides of the equation.
HO-9 The City shall evaluate housing codes on an ongoing basis to
determine their effectiveness and appropriate enforcement.
Housing
Page 4-10
Amended 2009
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 appropriated located to meet the housing
needs of all members of the community.
Objective 7.7 Conserve the existing housing stock because it is the most affordable form
of housing.
HO-10 Any assessment of the need for affordable housing in Auburn
shall be based on the community providing its fair share of
regional need for low and moderate income households.
HO-11 The City will work with all jurisdictions within the region to
develop a regional approval to affordable housing. Each
jurisdiction should be urged to provide for its fair share of the
region's affordable housing needs.
HO-12 The City will involve both the public and private sectors in the
provision of affordable housing.
HO-13 The City shall allow appropriately designed manufactured
housing within single family neighborhoods, consistent with
state law.
HO-14 The City shall allow manufactured housing parks and multiple
family development in appropriately zoned but limited areas.
HO-15 The City will assist low-income persons, who are displaced as a
result of redevelopment, find affordable housing in accordance
with state and federal laws and regulations.
HO-16 Information and resources that educate and guide low-income
persons toward affordable housing opportunities will be
prepared and made available.
HO-17 Through its building permit process, the City will inventory and
track affordable housing opportunities within Auburn.
Information about affordable housing units will be distributed to
nonprofit agencies serving the homeless and low-income
persons.
Housing
Page 4-11
Amended 2009
Objective 7.8 To respond to the housing needs of individuals and families that cannot
afford or do not choose to live in traditional detached single-family
housing.
HO-18 Encourage residential development in Downtown, particularly
housing that is integrated with commercial development.
HO-19 Allow accessory dwelling units as an affordable housing
strategy.
GOAL 8 NEIGHBORHOOD QUALITY
To maintain and protect all viable and stable residential neighborhoods.
Objective 8.3 Conserve the livability of viable residential areas through the preservation
of existing housing stock and amenities.
HO-20 The City shall seek available assistance for housing
rehabilitation. Assistance will include the development of
residential infrastructure and the rehabilitation of individual
properties.
HO-21 The City will work with park owners, managers and park
tenants to develop policies and land-use regulations to preserve
manufactured home parks and the affordable housing they offer.
HO-22 The City will encourage and assist in the renovation of surplus
public and commercial buildings into affordable housing.
HO-23 The City will seek, encourage and assist nonprofit organizations
in acquiring depreciated apartment units for the purpose of
maintaining and ensuring their long-term affordability.
HO-24 The City will work with neighborhood groups to develop
neighborhood strategic plans for specific areas within the City.
These areas will be determined based upon need, City Council
direction and the availability of staff resources. These plans
will address issues and concerns which include, but are not
limited to, projected growth/decline, neighborhood identity,
safety, education, youth and recreational activities.
Housing
Page 4-12
Amended 2009
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-25 The City shall identify rehabilitation areas, with priority given
to blighted areas with a relatively large population of low-
income persons, for possible designation with performance
zoning. Criteria for performance zoning shall include
generation of affordable housing, protection of natural features
and open spaces, impact on existing utilities, traffic generation,
neighborhood compatibility, and the policies of this
Comprehensive Plan.
HO-26 The City shall develop incentives to develop underutilized
parcels into new uses that allow them to function as pedestrian-
oriented, mixed-use neighborhoods. Existing uses which are
complementary, economical, and physically viable shall
integrate into the form and function of the neighborhood.
HO-27 The City has adopted innovative zoning provisions to
encourage infill development of underutilized parcels in zones
which, through Auburn Comprehensive Plan goals and policies,
have been identified as areas where infill residential
development should be encouraged. Certain development
requirements for infill development may be relaxed, while
requiring adherence to specific design requirements to ensure
compatibility with the character of nearby existing residential
structures.
Objective 12.2 To develop economically integrated, walkable neighborhoods which
generate a secure atmosphere for both residents and visitors.
HO-28 The City recognizes that the development of safe
neighborhoods requires the cooperation of property owners
and/or their property managers. The City shall organize,
educate and assist property managers in the creation and
preservation of safe neighborhoods.
HO-29 The City shall seek and provide assistance for the reduction of
lead-based paint hazards.
Housing
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Amended 2009
HO-30 The City will continue its program to repair and/or replace
deteriorated sidewalks and remove barriers to pedestrian traffic.
H.U.D. block grant funds may be used to remove pedestrian
barriers and pay the tax assessments levied upon low income
households for sidewalk repairs.
HO-31 The City will continue to insure that funding becomes available
to support youth and social services in Auburn.
GOAL 22 URBAN DESIGN AND VISUAL QUALITY
To ensure a high quality visual environment through appropriate design
standards and procedures which encourage high quality architectural and
landscape design in all development and through the placement of artwork
in public places. The City recognizes the linkages between transportation,
land use and site design and encourage development which eases access
by pedestrians, bicyclists and transit users.
HO-32 Ensure that all affordable housing development is consistent
with current housing quality standards.
HO-33 The City will encourage varied and human-scaled building
design that provides a visual interest to pedestrians,
compatibility with historic buildings or other neighborhood
structures, and enhances the streetscape.
HO-34 Conserve developable land and natural resources through a
variety of housing types, conservation and site planning
techniques that achieve the maximum housing potential and
passive energy use of a particular site.
Page 5-1
Amended 2009
CHAPTER 5
CAPITAL FACILITIES
Introduction
This chapter provides an overall policy direction for 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). 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
Auburn 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
• Kent School District Capital Facilities Plan
• Dieringer School District Capital Facilities Plan
• Federal Way 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 influence 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
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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 public facilities and
services consistent with adopted level of service standards
Concurrency
One of the key provisions of the Growth Management Act is concurrency.
In general, concurrency seeks to ensure that development is permitted
only if adequate public facilities are, or can be guaranteed to be, available
to support new development. 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.
The Act requires concurrency for transportation facilities, though, if a
jurisdiction desires, it can apply to other public facilities as well.
Concurrency requires that facilities needed to maintain a locally adopted
level of service be provided “concurrent" with development. With respect
to transportation facilities, concurrent 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.
Regardless of whether or not a local jurisdiction applies concurrency to
public facilities other than transportation, there is still a need to coordinate
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.
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.
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Policies:
CF-1 Lands designated for urban growth by this Plan shall have an urban
level of 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 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
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.
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
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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 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).
e. 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
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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 10,817 customer accounts.
The City's sources of water include the Coal Creek watershed, West Hill
Springs watershed and is supplemented by a system of ten wells. 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
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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 shall determine whether water facilities in
that street right of way shall be constructed or 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.
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Sanitary Sewers
The City provides sewer service to a total of 13,439 customer accounts.
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 reflect the
planned land uses and densities of this Comprehensive Plan.
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
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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.
Solid Waste
The City of Auburn has a contract with Waste Management to handle
solid waste collection within the City of Auburn. 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 up to two extensions
each of which shall not exceed two years. There are approximately
15,900 accounts within the city.
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.
CF-29 The City shall continue to fund solid waste collection, disposal
and waste reduction and recycling programs and services
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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.
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).
CF-34 The City shall periodically monitor and evaluate the
effectiveness of Auburn'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.
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Policies:
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.)
CF-40 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.
CF-41 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.
CF-42 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
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Amended 2009
the property owner in accordance with a recorded maintenance
agreement approved by the City. The maintenance agreement
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.
CF-48 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:
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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.
CF-50 The Storm Drainage Utility shall work with other jurisdictions
and agencies to address regional water quality issues.
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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.
CF – 54 While the City is in the process of updating the Storm Drainage
Comprehensive Plan to include technical information for the
recently approved Lea Hill and West Hill annexation areas, new
development and infrastructure improvements will be examined
on a case-by-case basis in conformance with adopted City
policies, development standards, construction standards, and
other applicable regulations.
Communications and Data Infrastructure
Objective 13.4 To enhance the City’s communications and data infrastructure through
installation of City-owned conduit throughout the city.
Policies:
CF-55 To allow for expansion of the City’s conduit system with
minimal disruption to streets and at a lower cost to the public,
the City shall require the placement of conduits as part of
arterial street (as defined in the City of Auburn Transportation
Plan) improvement projects whether private or public
development projects.
CF-56 The City shall explore new technologies that may present
additional opportunities for the City to use its communications
and data infrastructure to enhance its provisions of public
services.
CF-57 To increase system-wide coordinated management of facilities,
the City shall work towards increasing the number of remote
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monitoring facilities for utility facilities, traffic control devices,
and other equipment located throughout the city.
CF-58 Whenever possible, make remote data access available to the
City’s police officers, inspectors, utility staff, and other field
personnel.
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-59 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-60 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-61 City park buildings should be developed in accord with the
Parks and Recreation Element.
CF-62 The siting, design construction and improvement of all public
buildings shall be done in full compliance with the Americans
with Disabilities Act (ADA).
CF-63 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-64 The City shall encourage other agencies to follow these siting
principles in considering new sites for public buildings.
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CF-65 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-66 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-67 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-68 Public facilities of an industrial or heavy commercial character
should be confined to the Region Serving Area of Auburn,
unless no other reasonable siting opportunity exists in which
case siting still must comply with applicable zoning standards.
Examples of such facilities are the City maintenance and
operations facility, state and regional solid waste facilities, and
the Auburn School District bus barn.
CF-69 The siting and relocation of City maintenance and operation
facilities shall be responsive to growing demands for utility,
transportation and fleet services and shall also take into
account the City's role in emergency preparedness and
response.
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
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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.
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-70 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
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
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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 1 (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
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.
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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.
f. Whether the proposed essential public facility is
consistent with the Auburn Comprehensive Plan.
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
competently 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
Capital Facilities
Page 5-19
Amended 2009
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-71 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-72 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
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-73 Essential public facilities should be equitably located
throughout the City, county and state. No jurisdiction should
absorb a disproportionate share.
Chapter 5
Page 5-20
Amended 2009
CF-74 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.
Page 6-1
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). 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.
Background
Electricity and Natural Gas
Puget Sound Energy (PSE) provides electrical and natural gas service to
the City of Auburn and its potential annexation area. PSE is an investor-
owned private utility which provides service to approximately 1.2 million
customers in a service area that covers 6,000 square miles.
Chapter 6
Page 6-2
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 and
diversification of resources. 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.
Natural Gas
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.
Telecommunications
Telecommunications include a wide range of services including
conventional telephone, cellular telephone and cable television.
Technology in the field of telecommunications continues to change
rapidly.
Conventional Telephone
Conventional local telephone service to the City is provided by Qwest.
Qwest 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 providers. These
providers 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
Private Utilities
Page 6-3
property or within the right of way. Cellular communication companies
offer digital voice, messaging and high speed wireless data services to
customers.
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 the area of telecommunications
continues to change rapidly.
Map 6.3 shows the location of both Cellular and conventional telephone
facilities within Auburn.
Cable Television
Cable television service is provided by Comcast 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.
Chapter 6
Page 6-4
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
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.
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.
Private Utilities
Page 6-5
CHAPTER 7
TRANSPORTATION
The City of Auburn's Transportation Element is published as a
separate document entitled "Comprehensive Transportation
Plan". Copies are available for review and/or purchase from the
City of Auburn Public Works Department.
Page 8-1
Amended 2008
CHAPTER 8
ECONOMIC DEVELOPMENT
Introduction
Auburn's economic base drives and shapes the community and region.
Auburn residents and the surrounding region benefit from the jobs and
services Auburn's economic base offers. Through the payment of sales,
property and other taxes, the City of Auburn can fund and provide services
and public facilities which Auburn residents demand and/or require.
It is clearly in the City's best interest to maintain and expand our economic
base in unison with implementing all of the goals of this Comprehensive
Plan. This section of the plan will help to define the City's goals and
policies in this vital area.
Issues &
Background Historic Trends
Historically, a variety of factors have shaped Auburn's economy. At the
turn of the 20th century, the City offered services to support agriculture
and the railroads. Downtown offered a full range of services and retail
opportunities. In later years, automotive sales became a significant factor.
As urbanization of the region expanded to include Auburn, the vitality of
Downtown Auburn was impacted by new shopping malls located outside
the community and by changing retail trends. At the same time, Auburn's
importance as the home of large industrial and warehousing operations
increased. This same period saw the growth of retail along commercial
"strips" such as Auburn Way and 15th Street NW. Large retailers such as
Fred Meyer and many major supermarket chains located in the
community.
The development of the SuperMall in the 1990’s led to Auburn becoming
a major player in the regional retail market. Auburn shoppers no longer
needed to leave the City to visit retail malls for many of their purchases.
During that same decade, Emerald Downs and the Muckleshoot Casino
Economic Development
Page 8-2
Amended 2009
also contributed to commercial recreation facilities in Auburn and
associated employment growth.
Today, Auburn provides over 38,000 jobs for residents throughout the
region. Auburn has a strong industrial sector that includes Boeing, the
General Service Administration (GSA) and numerous warehouse and
distribution facilities. Auburn Regional Medical Center and the growing
medical office community also provide a significant number of jobs. The
retail and service sectors are expanding as small businesses are created. .
Educational uses such as the Auburn School District and Green River
Community College also add to the area’s employment base.
While development has continued throughout the City, Downtown Auburn
remains the heart and soul of the community. With its historical character
and pedestrian oriented development pattern, Downtown Auburn reflects
many of the qualities being sought by other communities. Given its urban
center designation, Auburn Station, and the incentives the City has in
place, Downtown Auburn remains poised for continued revitalization.
EMPLOYMENT
GROWTH
EMPLOYMENT
As of 2004, Auburn provides over 38,000 jobs for residents throughout the
region. Auburn has a diverse industrial sector that includes Boeing, the
General Services Administration (GSA) and numerous warehouse and
distribution facilities. Auburn Regional Medical Center and the growing
medical office community also provide a significant number of jobs. The
retail and service sectors continue to expand as companies locate in
Auburn and as small businesses are created. Educational uses such as the
Auburn School District add to the employment base.
Between 1995 to 2000, the number of jobs located in Auburn increased
34% compared to an overall increase of 22% throughout the rest of King
County. Manufacturing jobs remain the largest category in Auburn,
despite the loss of nearly 2,000 manufacturing jobs since 1990. The
remaining job categories all experienced job growth. Retail jobs increased
substantially along with jobs in warehousing, transportation, and
communication industries. Figure 8.1 compares the type of jobs located in
Auburn since 1990.
Economic Development
Page 8-3
Amended 2009
0
2,000
4,000
6,000
8,000
10,000
12,000
14,000
16,000
C o n str u cti o n
F .I.R .E S
M a n u fa ctu rin g
R etail
W .T.C .U .
E d u c atio n
G o v e r n m e n t
1990 1995 2000
Figure 8.1
Jobs Located in Auburn
Source: Puget Sound Regional Council.
It is expected that Auburn’s employment base will continue to grow into
the future. To the year 2022, the King County Countywide Planning
Policies have assigned Auburn's job base to increase by 6,079 jobs. It
should be noted that this number is not a maximum, but the City’s most
recent assigned share of future projected growth in the County.
Retail Sales
Auburn's business community is keeping pace with both Auburn's
population growth and its increase in more affluent households. Between
1995 and 2003, retail sales in Auburn increased 59% or roughly 8% per
year. As shown in Figure 8.2, Auburn is the sixth largest retail center in
Pierce and King Counties outside of Tacoma, Seattle and Bellevue.
Economic Development
Page 8-4
Amended 2009
Figure 8.2
City Retail Sales (Outside of Seattle/Tacoma/Bellevue)
Yr 1995Rank '95Yr 2003Rank '03
Kent 1,507,693,47422,005,340,826 1
Tukwila 1,572,309,88211,798,012,039 2
Renton 1,117,803,59441,763,639,632 3
Redmond 1,345,470,01431,640,192,690 4
Puyallup 788,047,83881,474,074,1555
Auburn 910,528,89461,450,240,653 6
Kirkland 1,032,278,01651,356,322,041 7
Woodinville276,251,793121,356,322,041 8
Federal Way885,908,41471,179,841,030 9
Issaquah 473,022,152101,008,655,951 10 Source: State of Washington Department of Revenue
Beginning in 1997, retail sales in Auburn began increasing at a rate faster
than the rest of King County. In the Year 2000, retail sales in King
County fell whereas sales in Auburn remained steady. At the end of 2002,
retail sales continue to remain steady and higher than the rest of King
County. Figure 8.3 illustrates this comparison between Auburn, King
County and Washington State.
Figure 8.3
Comparison of Retail Sales
0%
10%
20%
30%
40%
50%
60%
19951996199719981999200020012002
Auburn King County Washington State Source: Washington State Dept of Revenue
Economic Development
Page 8-5
Amended 2009
STREAMLINED SALES TAX
The State of Washington recently adopted streamlined sales tax (SST)
legislation. Prior to SST, sales tax collection in Washington State was
based on the site of origin, rather than on the site of delivery. Under the
SST tax structure, sales tax is collected at the site of delivery rather than
from those areas from which they were shipped. This change in tax
structure will put Auburn at a disadvantage and negatively impact its tax
revenue.
Specifically, Auburn and similar cities have historically invested in
infrastructure to support businesses engaged in warehouse and distribution
activities that ship goods to other destinations. Another concern for
Auburn and similar cities that have invested in infrastructure include how
the debt that has already been extended for such infrastructure will be paid
and how the loss of a significant source of revenue will affect bond
ratings.
Based on the potential passage of SST, the Auburn City Council approved
Resolution No. 3782 in November 2004. Resolution No. 3782 outlines an
approach and actions the City will take related to land use planning,
zoning and other matters in the event a streamlined sales tax proposal or
other similar proposals that change the tax structure are adopted.
2005 ECONOMIC DEVELOPMENT STRATEGIES
In 2005 the City of Auburn brought together a focus group of diverse
business and community interests that identified several economic
development areas within the City. The focus group’s effort is reflected in
an Economic Development Strategies document that includes strategies
and actions needed to affect necessary change for specific strategy areas
within the city. Implementation of these strategies is intended to enable the
City to achieve the City’s economic development potential.
Implementation of actions and strategies in the Economic Development
Strategies is appropriate and reflected in various elements of the Auburn
Comprehensive Plan.
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
Economic Development
Page 8-6
Amended 2009
and through the promotion of quality industrial and commercial
development which matches the aspirations of the community.
Objective 9.1. Promote a diversified economic base capable of withstanding changes in
interest rates, inflation, tax structure and market conditions.
ED-1 City promotion of new industry shall be directed at attracting
business that diversifies the City’s tax base, offers secure, quality
employment opportunities, is sensitive to community values and
promotes the development of attractive facilities.
ED-2 Emerald Downs, the Muckleshoot Casino, and the SuperMall of
the Great Northwest offer opportunities for economic
diversification that should be optimized by the City.
ED-3 The importance of Downtown Auburn as a unique retail
environment and subregional center of commerce should be
considered in the City's economic plan.
ED-4 The adoption of Streamline Sales Tax (SST) shall constitute an
emergency for the purposes of amending the Comprehensive
Plan outside of the normal amendment cycle in order to, among
other items, implement the intent of Auburn City Council
Resolution No. 3782, if needed.
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-5 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-6 Revitalize depreciated and/or obsolete commercial and industrial
sites through innovative regulations that redesign the site in
accordance with modern design standards and
industrial/commercial uses.
ED-7 Uses which serve regional needs and purposes (such as major
industrial plants) must be separated from community serving
uses in order to minimize traffic and other conflicts.
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.
Economic Development
Page 8-7
Amended 2009
ED-8 Auburn should continue to provide an economic base not only
for the Auburn area but also for the south King County and north
Pierce County region.
ED-9 Implementation of economic development programs shall be
consistent with the policies of this Plan.
ED-10 The City should develop a formal economic development
strategy as an element of the Comprehensive Plan to specifically
identify the types of businesses most consistent with community
aspirations and lay out a program to attract those businesses.
a. The City should work cooperatively with other governmental
agencies in its economic development efforts, including the
Muckleshoot Tribe, King County, Pierce County, the Port
and the State.
b. The City should implement its economic development
strategy through a partnership with the private sector.
ED-11 Ensure that economic development strategies are reviewed
regularly in order to be flexible and respond to changes in the
market.
ED-12 The City should work with the private sector, school districts and
Green River Community College to develop programs to provide
training. Consideration of special needs of economically
disadvantaged citizens and neighborhoods and people with
physical impairments and developmental disabilities should be
included in these programs.
ED-13 Support continued development of the Sound Transit Commuter
Rail system, as an important means of expanding the City's and
the region's economic base.
ED-14 City infrastructure plans and programs should take into
consideration economic development plans and programs.
ED-15 Implement the recommendations of the City’s 2005 Economic
Development Strategies brochure.
Objective 9.4 Maintain an adequate supply of land to support future economic
development and assure the availability of economic opportunities for
future generations.
Economic Development
Page 8-8
Amended 2009
ED-16 Economic development programs should be viewed as a way to
shape the character of the City's future economy rather than
merely respond to market trends as they occur.
ED-17 Land suitable for large scale development in the Region Serving
Area of the City should be identified and designated for
economic development.
a. The integrity of large, contiguously owned properties suitable
for industrial use should be conserved by use of appropriate
industrial subdivision standards.
b. The City should identify and resolve any environmental
constraints affecting such land by means of the appropriate
environmental review procedures as early as feasible.
c. The need to support such land with the necessary
infrastructure should be considered in the development of the
City's public facility plans.
d. Innovative and flexible development regulations should be
utilized to enable the development of environmentally
constrained sites while protecting those characteristics.
Objective 9.5 Utilize the City’s unique environmental opportunities and planned
infrastructure to build on and support economic development efforts.
ED-18 Integrate the Auburn Environmental Park (AEP) into the City’s
economic development efforts by encouraging compatible high
tech businesses to locate in its vicinity. Amend regulations to
establish appropriate land uses for that area as well as develop
strategies and incentives to promote the area as a “Green Zone”
for economic development.
ED-19 Utilize the future extension of I Street NE as an economic
development opportunity. Development of I Street NE should
establish it as stand alone corridor and not a “back side” to
Auburn Way North. Conditional use permit applications for
commercial uses and nursing homes along this corridor and
whose impacts can be adequately mitigated should be supported.
ED-20 Use the M Street SE underpass and development of M Street SE
and R Street SE bypass connection as an opportunity to create
and encourage the clustering of complementary business and
services in that area.
Page 9-1
Amended 2009
CHAPTER 9
THE ENVIRONMENT
Introduction
One of the key attractions of Auburn and the Puget Sound Region has
always been the abundant natural resources found throughout the area.
The Green River Valley was once a major supplier of agricultural goods
for the region and farming remains in some parts of the valley. Thick
forests, wetlands, and wildlife habitats are found throughout the area. As
the area develops, many of these features, which serve to make the area
attractive in the first place, are being lost. The strong emphasis placed on
the designation and protection of resource lands and critical areas in the
Growth Management Act, the Countywide Policies and this plan reflect
the important role that these areas play in maintaining the health, safety
and welfare of the area's citizens.
Issues
Environmental
Constraints
and Land Use The City's overall environmental policy should describe the kinds of
environmental information and factors that are important to the
community. This information can be used to decide if, where and how
certain kinds of development and other activities should be allowed.
City policy should recognize the natural constraints placed on
development by such factors as unstable slopes, flooding and wetlands. A
critical environmental concern is the proper management of gravel
extraction. This is an industry which has been active in Auburn for many
years and which remains a viable industry. The City should establish clear
policies to guide the retention of valued aspects of the City's environment,
such as protection of the City's open space and significant wildlife
habitats. The policy should seek to ensure ample opportunity for the
City's residents to meet their recreational needs. Policies should be
established to protect the public health, safety and quality of life, and to
also protect the area's most unique, sensitive and productive
Environment
Page 9-2
Amended 2009
environmental resources. New development should be directed toward
areas where their adverse impacts can be minimized.
This Plan has increased the specificity of the City's policies relating to use
and protection of the natural environment. It also provides a set of general
policies which will be used to require the mitigation of significant adverse
impacts.
GOAL 18. ENVIRONMENT AND NATURAL RESOURCES
To maintain and promote a safe and healthy environment and preserve the
quality of life, and to protect the area's most unique, sensitive and
productive natural resources. To encourage natural resource industries
within the city to operate in a manner which enhances, (rather than
detracts from), the orderly development of the City.
Objective 18.1. To continue to enhance and maintain the quality of surface water, ground
water, and shoreline resources in the City and Region.
Policies:
EN-1 The City shall seek to ensure adequate and healthful supplies of
domestic water by protecting groundwater from degradation, by
providing for surface water infiltration, by minimizing or
prohibiting unnecessary withdrawals of groundwater and by
preventing unintended groundwater discharges caused by
disturbance of water-bearing geological formations.
EN-2 Stormwater drainage improvement projects that are proposed to
discharge to groundwater, such as open water infiltration ponds,
shall provide for surface water pretreatment designed to
standards outlined in the Washington State Department of
Ecology’s Stormwater Management Manual for the Puget Sound
Basin. Drainage improvement projects that may potentially result
in the exchange of surface and ground waters, such as detention
ponds, shall also incorporate these standards.
EN-3 The City shall seek to minimize degradation to surface water
quality and aquatic habitat of creeks, streams, rivers, ponds, lakes
and other water bodies; to preserve and enhance the suitability of
such water bodies for contact recreation and fishing and to
preserve and enhance the aesthetic quality of such waters by
requiring the use of current Best Management Practices for
control of stormwater and nonpoint runoff.
Environment
Page 9-3
Amended 2009
EN-4 The City will regulate any new storm water discharges to creeks,
streams, rivers, ponds, lakes and other water bodies with the goal
of no degradation of the water quality or habitat of the receiving
waters, and where feasible seek opportunities to enhance the
water quality and habitat of receiving waters.
EN-5 The City Shoreline Master Program, shall govern the
development of all designated Shorelines of the City (Map 9.1).
Lands adjacent to these areas should be managed in a manner
consistent with that program.
EN-6 Where possible, streams and river banks should be kept in a
natural condition, and degraded streambanks should be enhanced
or restored.
EN-7 Uses along the Green and White Rivers should be limited to
residential, agricultural, open space, recreational, mineral
resource extraction and public and quasi-public uses.
Commercial development shall only be allowed on the rivers, if
such development adds new public access to the shoreline area
and is constructed in a manner that will protect the shoreline and
water quality of the rivers through the use of Best Management
Practices.
EN-8 Storm drainage structures and facilities located within the
shoreline environment, parklands, or public open space shall
incorporate high standards of design to enhance the natural
appearance, protect significant cultural resources and appropriate
use of the site and surrounding area. Any such facilities located
within the shoreline environment shall be consistent with the
State Shoreline Management Act and the City's Shoreline
Management Program. If accessible to the general public, such
facilities should, whenever possible, be designed to preclude the
need for security fencing, and should use native vegetation and
be properly maintained.
EN-9 The City shall discourage the use of septic tanks except in those
areas which are designated for rural uses and have suitable soils.
EN-10 The City's design standards shall ensure that the post
development peak stormwater runoff rates do not exceed the
predevelopment rates.
EN-11 The City will seek to ensure that the quality of water leaving the
City is of equivalent quality to the water entering. This will be
accomplished by emphasizing prevention of pollution to surface
Environment
Page 9-4
Amended 2009
and ground waters through education programs and
implementation and enforcement of Best Management Practices.
EN-12 The City shall continue to work with adjacent jurisdictions to
enhance and protect water quality in the region through
coordinated and consistent programs and regulations.
EN-13 The City shall consider the impacts of new development on water
quality as part of its environmental review process and require
any appropriate mitigating measures. Impacts on fish resources
shall be a priority concern in such reviews.
EN-14 The City shall require the use of Best Management Practices to
enhance and protect water quality as dictated by the City's Design
and Construction Standards and the Washington State
Department of Ecology’s Stormwater Management Manual for
the Puget Sound Basin. In all new development, approved water
quality treatment measures that are applicable and represent the
best available science or technology shall be required prior to
discharging storm waters into the City storm drainage system or
into environmentally sensitive areas (e.g. wetlands, rivers, and
groundwater.)
EN-15 The City recognizes that new development can have impacts
including, but not limited to, flooding, erosion and decreased
water quality on downstream communities and natural drainage
courses. The City shall continue to actively participate in
developing and implementing regional water quality planning
and flood hazard reduction efforts within the Green River, Mill
Creek and White River drainage basins. The findings and
recommendations of these regional efforts, including, but not
limited to, the “Draft” Special Area Management Plan (SAMP)
for the Mill Creek Basin, the “Draft” Mill Creek Flood Control
Plan, the Green River Basin Program Interlocal Agreement, and
the Mill Creek Water Quality Management Plan, shall be
considered by the City as City programs and plans are developed
and updated.
EN-16 The City recognizes the value and efficiency of utilizing existing
natural systems (e.g., wetlands) for storm water conveyance and
storage. However, these natural systems can be severely
impacted or destroyed by the uncontrolled release of
contaminated storm waters. Prior to utilizing natural systems for
storm drainage purposes, the City shall carefully consider the
potential for adverse impacts through the environmental review
process. Important natural systems shall not be used for storm
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Amended 2009
drainage storage or conveyance, unless it can be demonstrated
that adverse impacts can be adequately mitigated to a less than
significant level
EN-17 The City recognizes that stormwater treatment facilities do not
function efficiently unless maintained. The City shall strive to
ensure that public and private stormwater collection, detention
and treatment systems are properly maintained and functioning as
designed.
EN-17A Encourage the use of low impact development techniques in
public and private development proposals in order to minimize
impervious surfaces and improve water quality.
Objective 18.2. To continue to enhance and maintain the quality of air resources in the
City and Region.
Policies:
EN-18 The City shall seek to secure and maintain such levels of air
quality as will protect human health, prevent injury to plant and
animal life, prevent injury to property, foster the comfort and
convenience of area inhabitants, and facilitate the enjoyment of
the natural attractions of the area.
EN-19 The City will continue to support and rely on the various State,
Federal and local programs to continue to protect and enhance air
quality.
EN-20 The City shall encourage the retention of vegetation and
encourage landscaping in order to provide filtering of suspended
particulates.
EN-21 The City shall support an increased role for public transportation
as a means to reduce locally generated air emissions.
EN-22 The City shall consider the impacts of new development on air
quality as a part of its environmental review process and require
any appropriate mitigating measures.
Objective 18.3. To continue to enhance and maintain the quality of land, wildlife and
vegetative resources in the City and region.
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Amended 2009
Policies:
EN-23 The City shall seek to protect any unique, rare or endangered
species of plants and animals found within the City by preventing
the indiscriminate and unnecessary removal of trees and
groundcover; by promoting the design and development of
landscaped areas which provide food and cover for wildlife; and
by protecting and enhancing the quality of aquatic habitat.
EN-24 The City shall consider the impacts of new development on the
quality of land, known or suspected fish and wildlife habitats
(Map 9.2) and vegetative resources as a part of its environmental
review process and require any appropriate mitigating measures.
Such mitigation may involve the retention of significant habitats
and the use of native landscape vegetation.
EN-25 The preferred method of crossing a watercourse that has habitat
suitable for anadromous fish use or that has the potential to be
rehabilitated for fish use in the future is a bridge. The use of
culverts shall be discouraged as a crossing method for such
watercourses. Culvert systems may be considered if streambeds
similar to natural channels can be provided, no loss of
anadromous fish habitat will occur or the cost of a bridge is
prohibitive as reasonable method of mitigation.
EN-26 The City shall work in collaboration with other agencies, the
development community and other affected or interested parties
to protect identified wildlife corridors and encourage the
clustering of significant or adjacent resources to maintain
connectivity of these systems.
Objective 18.4. To continue to enhance and maintain the quality of important wetland
resources in the City and region.
Policies:
EN-27 The City recognizes the important biological and hydrological
roles that wetlands play in providing plant and animal habitat,
protecting water quality, reducing the need for man-made flood
and storm drainage systems, maintaining water quality, and in
providing recreational, open space, educational and cultural
opportunities. The City will consider these roles and functions in
all new development and will also pursue opportunities to
enhance the existing wetland system when these multiple benefits
can be achieved.
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Amended 2009
EN-28 The City recognizes that wetlands provide varying degrees of
biological and hydrological functions and values to the
community depending on the size, complexity and location of the
individual system, and that the overall degree of functions and
values should be considered when reviewing proposals which
impact wetlands. In a similar manner, the levels of protection
afforded to a wetland shall be consistent with its existing function
and values. The City shall continue to promote policies and
practices of enhancing the wetlands that are hydraulically
connected to the river systems to improve fish resources and
aquatic habitat.
EN-29 The City shall consider the impacts of new development on the
quality of wetland resources as part of its environmental review
process and shall require appropriate mitigation and monitoring
measures of important wetland areas. Such mitigation may
involve conservation, enhancement or restoration or replacement
of important wetlands, and provisions for appropriate buffering.
The goal of the mitigation should be no net loss of wetland
functions and values. A permanent deed restriction shall be
placed on any wetlands created or enhanced to ensure that they
are preserved in perpetuity.
EN-30 Wetlands which are associated with a river or stream, or provide
significant plant and animal habitat opportunities are recognized
by the City as the most important wetland systems, and shall
receive the highest degree of protection and mitigation through
conservation, enhancement or relocation measures. Wetlands
which are limited in size, are isolated from major hydrological
systems or provide limited hydrological or plant and animal
habitat opportunities may be considered by the City for
development and displacement in conjunction with appropriate
mitigation.
EN-31 Speculative filling of wetlands shall only be permitted if in
compliance with the Special Area Management Plan for Mill
Creek, when it is adopted.
EN-32 It is the City's intent to pursue development of an area-wide
wetlands management program for the entire City to establish a
systems approach to wetlands management. The City shall work
with adjacent communities to adopt and implement the Special
Area Management Plan (SAMP) for the Mill Creek Basin, a draft
version of which has been developed with the U.S. Army Corps
of Engineers. The purpose of the SAMP is to establish uniform
wetland definitions and methodology throughout the planning
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Amended 2009
area, to develop a regional consensus and predictability by
identifying important wetlands which must be conserved and less
important wetlands which may be developed. The SAMP is
intended to ensure a balance of the City's commitment between
environmental and economic development interests. The City
shall strive to streamline the permitting process for development
in the areas covered by the SAMP.
Map 9.3: General Location of Wetlands
Map Note: This map provides an illustration of wetlands located within
Auburn. Prepared on an area-wide basis, the inventory map provides a
general delineation of known wetlands based on the U.S. Army Corps of
Engineers definition and the 1989 Federal Manual For Identifying and
Delineating Jurisdictional Wetlands field methodology. It is important to
note that this map is only a wetland inventory and not a wetland plan.
Over time wetlands develop, expand and contract in conjunction with
changing climatic, natural and artificial conditions.
The map does not imply that a parcel covered by a wetland designation is
fully occupied by wetlands. It is an indicator, however, that an in depth
wetland delineation is required. Therefore, future site specific wetland
studies conducted by the property owner will identify the precise location,
delineation and functional characteristics of known wetland areas, and
additional wetland areas not previously inventoried. The Auburn Planning
Department has wetland reports that can provide information regarding
soils, hydrology, vegetation and wildlife for these wetlands.
Objective 18.5. To recognize the aesthetic, environmental and use benefits of vegetation
and to promote its retention and propagation. Consideration shall be given
to promoting the use of native vegetation.
Policies:
EN-33 The City recognizes the important benefits of native vegetation
including its role in attracting native wildlife, preserving the
natural hydrology, and maintaining the natural character of the
Pacific Northwest region. Native vegetation can also reduce the
use of pesticides (thereby reducing the amount of contaminants
that may enter nearby water systems) and reduce watering
required of non-native species (thereby promoting conservation).
The City shall encourage the use of native vegetation as an
integral part of public and private development plans through
strategies that include, but are not limited to, the following:
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Amended 2009
o Encouraging the use of native plants in street landscapes
and in public facilities.
o Providing greater clarity in development regulations in how
native plants can be used in private development proposals.
o Pursuing opportunities to educate the public about the
benefits of native plants.
EN-33A Development regulations shall emphasize the use of native plant
materials that complement the natural character of the Pacific
Northwest and which are adaptable to the climatic hydrological
characteristics of the region. Regulations should provide
specificity as to native plant types in order to facilitate their use.
EN-34 The City shall discourage the unnecessary disturbance of natural
vegetation in new development.
EN-35 The City shall encourage the use of water conserving plants in
landscaping for both public and private projects.
EN-36 The City shall update and amend its landscaping ordinances to
ensure that sufficient landscaping is a required component of all
development. Emphasis should be placed on higher quality and
quantity of landscaping.
EN-37 The City shall strengthen the tree protection ordinance targeted at
protecting large stands of trees and significant trees within the
City.
EN-38 The City shall develop a tree planting and maintenance program.
Objective 18.6. To promote energy efficiency and management of resources in the
development and operation of public facilities and services, as well as in
private development.
Policies:
EN-39 The City shall encourage the use of renewable energy and other
natural resources over non-renewable resources wherever
practicable and shall protect deposits or supplies of important
non-renewable natural resources from developments or activities
which will preclude their future utilization.
EN-40 The City of Auburn Energy Management Plan is hereby
incorporated as an element in this Comprehensive Plan.
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Amended 2009
EN-41 The City encourages site design practices that maximize winter
exposure to solar radiation.
Objective 18.7. Enhance and maintain the quality of life for the City's inhabitants by
promoting a healthy environment and reducing the adverse impact of
environmental nuisances.
Policies:
EN-42 The City shall seek to minimize the exposure of area inhabitants
to the harmful effects of excess noise. Performance measures for
noise impact on surrounding development should be adopted and
enforced.
EN-43 The City shall seek to minimize the exposure of area inhabitants
to excessive levels of light and glare. Performance measures for
light and glare exposure to surrounding development should be
adopted and enforced.
EN-44 The City shall seek to minimize the exposure of area inhabitants
from noxious plant species.
Objective 18.8. To establish management policies which effectively control the operation
and location of mineral extraction in the City, in order to reduce the
inherent adverse impacts that such activities produce in an urban
environment.
Policies:
EN-45 The cost effective availability of sand and gravel materials is
needed to support the development of freeways, roads, public
works, and private construction. Mineral extraction may
therefore be permitted if in accord with these policies.
EN-46 Existing mineral extraction operations (as specifically authorized
by a City permit to mine) shall be allowed to continue operation
for the duration of, and in accord with, their existing permits.
EN-47 Mineral extraction operations shall not be considered a permitted
use in any zoning district. They are to be reviewed as special
uses and shall be conducted only in accord with the measures
needed to mitigate any adverse impact. Permits for the operation
shall be denied whenever any impact is deemed by the City
Council to be unacceptable or cannot be acceptably mitigated.
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Amended 2009
EN-48 A final grading, drainage and erosion control plan shall be
submitted with every application. Conditions of operation shall
be spelled out in detail with performance bonds required to
ensure compliance. Failure to comply with the provisions will be
adequate grounds for suspension and subsequent termination of
the permit.
EN-49 The burden to demonstrate compliance with these policies and to
demonstrate the need for a new permit or a renewal of a permit
for any mineral extraction operation rests solely on the operator.
The burden to operate in compliance with these policies and any
permit issued in accord with the same shall also be on the
operator.
EN-50 The City shall consider impacts of mining on groundwater and
surface water quality as well as possible changes in hydrology as
a result of the mining during the environmental review process
and require appropriate mitigating measures to prevent water
quality degradation.
EN-51 Mineral resource areas or lands are those lands which have high
quality resources that can be commercially mined for a minimum
of twenty years (Map 9.4). Properties around which urban growth
is occurring should not be considered as mineral resource areas.
As required by RCW 36.70A.060, the City shall require
notification on all plats, short plats, development permits and
building permits issued for development within 500 feet of these
lands on which a variety of commercial activities may occur that
are not compatible with residential development for certain
periods of limited duration.
EN-52 Additional mineral extraction operations or major expansion of
existing operations onto adjacent parcels shall be permitted
within mineral resource areas. Impacts of the operations must be
studied thoroughly under the provisions of SEPA, and the City
shall require implementation of all reasonable mitigating
measures identified in those studies. Permits for the operation
and renewal of permits for existing operations shall be denied
whenever any impact cannot be acceptably mitigated.
EN-53 Additional mineral extraction operations or expansions of
existing operations will only be allowed outside of mineral
resource areas where it is advisable to modify slope to create
usable land (or to provide another public benefit associated with
the site) and where the community will suffer no substantial short
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Amended 2009
or long term adverse effect. Impacts of the operations must be
studied thoroughly under the provisions of SEPA, and the City
shall require implementation of all reasonable mitigating
measures identified in those studies. Permits for the operation
and renewal of permits for existing operations shall be denied
whenever any impact cannot be acceptably mitigated.
EN-54 New mineral extraction operations and expansion of existing
mineral extraction operations will not be permitted in areas
designated for "open space" uses.
EN-55 The creation of usable land consistent with this comprehensive
plan should be the end result of a mineral extraction operation.
The amount of material to be removed shall be consistent with
the end use. While this policy shall be rigidly applied to
developed areas and to all areas outside of mineral resource
areas, some flexibility may be appropriate within mineral
resource areas.
EN-56 Aesthetic qualities, erosion control, the effect on community and
the creation of usable land which is consistent with approved
Washington State Department of Natural Resources and City
Reclamation Plans shall be the primary considerations in a
decision to grant a permit for a new mineral extraction operation
or to extend the scope of an existing mineral extraction operation
outside designated mineral resource areas.
GOAL 19. HAZARDS
To minimize the risk from environmental and manmade hazards to present
and future residents of the community.
Objective 19.1. To reduce potential hazards associated with flood plains without unduly
restricting the benefits associated with the continued development of the
Lower Green River Valley floor.
Policies:
EN-57 The City shall seek to protect human health and safety and to
minimize damage to the property of area inhabitants by
minimizing the potential for and extent of flooding or inundation.
EN-58 Flood prone properties outside of the floodway may be
developable provided that such development can meet the
standards set forth in the Federal flood insurance program.
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Amended 2009
EN-59 Any subdivision of property within the flood plain shall avoid
creating lots which would be subject to serious threats to life,
health and property from floodwaters.
EN-60 Site plan review shall be required under SEPA for any significant
(e.g. over the SEPA threshold) development in the flood plain.
Appropriate mitigating measures shall be required whenever
needed to reduce potential hazards.
EN-61 Any development within the floodway which would reduce the
capacity of the floodway shall be prohibited.
EN-62 The City shall enact ordinances and review development
proposals in a manner which restricts and controls the discharge
of storm water from new development. At a minimum the peak
discharge rate after development shall not exceed the peak
discharge rate before development.
EN-63 The City's development standards should require control and
management of storm waters in a manner which minimizes
impacts from flooding.
EN-64 The City shall consider the impacts of new development on
frequently flooded areas (Map 9.5) as part of its environmental
review process and require any appropriate mitigating measures.
As part of this review process, flood engineering and impact
studies may be required. Within FEMA designated 100 year
floodplains and other designated frequently flooded areas, such
mitigation may include flood engineering studies, the provision
of compensatory flood storage, floodproofing of structures,
elevating of structures, and downstream or upstream
improvements.
EN-65 Areas designated as frequently flooded areas should include 100
year future condition floodplains wherever future condition flows
have been modeled and adopted by the City as part of a basin
plan.
EN-66 Land uses and public and quasi-public facilities which would
present special risks, such as hazardous waste storage facilities,
hospitals, schools, nursing homes, and police and fire stations,
should not be constructed in designated frequently flooded areas
unless no reasonable alternative is available. If these facilities
are located in designated frequently flooded areas, these facilities
and the access routes needed for their operation, should be built
in a manner that protects public health and safety during at least
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Amended 2009
the 100 year flood. In addition, special measures should be taken
to ensure that hazardous or toxic substances are not released into
flood waters.
EN-67 Developers in floodprone areas shall provide geotechnical
information which identifies seasonal high groundwater
elevations for a basis to design stormwater facilities in
conformance with City design criteria.
EN-68 The Mill Creek Basin Flood Control Plan, when completed, shall
be the basis for the establishment of downstream drainage
conditions for development in that area.
Objective 19.2. To ensure that development is properly located and constructed with
respect to the limitations of the underlying soils and subsurface drainage.
Policies:
EN-69 The City shall seek to ensure that land not be developed or
otherwise modified in a manner which will result in or
significantly increase the potential for slope slippage, landslide,
subsidence or substantial soil erosion. The City's development
standards shall dictate the use of Best Management Practices to
minimize the potential for these problems.
EN-70 Where there is a high probability of erosion (see Map 9.6),
grading should be kept to a minimum and disturbed vegetation
should be restored as soon as feasible. The City's development
standards shall dictate the use of Best Management Practices for
clearing and grading activity.
EN-71 The City shall consider the impacts of new development on
hazards associated with soils and subsurface drainage as a part of
its environmental review process and require any appropriate
mitigating measures.
EN-72 Large scale speculative filling and grading activities not
associated with a development proposal shall be discouraged as it
reduces a vegetated site's natural ability to provide erosion
control and biofiltration, absorb storm water, and filter suspended
particulates. In instances where speculative filling is deemed
appropriate, disturbed vegetation shall be restored as soon as
possible, and appropriate measures to control erosion and
sedimentation until the site is developed shall be required.
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Amended 2009
EN-73 The City shall consider the impacts of new development on Class
I and Class III landslide hazard areas (Map 9.7) as part of its
environmental review process and require any appropriate
mitigating measures. The impacts of the new development, both
during and after construction, on adjacent properties shall also be
considered.
EN-74 Auburn will seek to retain areas with slopes in excess of 40
percent as primarily open space areas in order to protect against
erosion and landslide hazards and to limit significant removal of
vegetation to help conserve Auburn's identity within the
metropolitan region. Slopes greater than 15 percent with zones of
emergent water (springs or ground water seepages) and all slopes
with mapable landslide potential identified by a geotechnical
study shall be protected from alteration.
EN-75 The City will require that a geotechnical report prepared by a
professional engineer licensed by the State of Washington with
expertise in geotechnical engineering be submitted for all
significant activities proposed within Class I and Class III
landslide hazard areas (Map 9.7). The City shall develop
administrative guidelines which identify the procedures and
information required for the geotechnical reports.
EN-76 New development within Class I and Class III landslide hazard
areas (Map 9.7) shall be designed and located to minimize site
disturbance and removal of vegetation, and to maintain the
natural topographic character of the site. Clustering of structures,
minimizing building footprints, and retaining trees and other
natural vegetation, shall be considered.
Objective 19.3. To reduce risks associated with the transportation and storage of
hazardous materials.
Policies:
EN-77 The City shall seek to minimize the exposure of area inhabitants
to the risk of explosion or hazardous emissions, and to require
proposals involving the potential risk of an explosion or the
release of hazardous substances to include specific measures
which will protect the public health, safety and welfare.
EN-78 The risk of hazardous materials, substances and wastes shall be
incorporated into the City's emergency management programs.
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Amended 2009
EN-79 New commercial (other than retail commercial) or industrial uses
which involve the transport or storage of hazardous materials,
substances or wastes shall only be located in that portion of the
designated Region Serving Area of the City between the
Burlington Northern Railroad tracks and east of the West Valley
Highway.
EN-80 Any existing wholesale storage or manufacturing of hazardous
materials, substances or wastes in the designated Community
Serving Area of the City, or within 2000 feet of a school or
medical facility, shall be considered a non-conforming use and
the City should assertively seek its removal.
EN-81 The treatment, storage, processing, handling and disposal of any
hazardous material, substances or wastes shall be only in the
strictest compliance with any applicable local, state or federal
law.
EN-82 The City shall consider the impacts posed by new development
on risks associated with hazardous materials, substances and
wastes as a part of its environmental review process and require
any appropriate mitigating measures.
EN-83 The Local Hazardous Waste Management Plan for Seattle/King
County, and the King County Solid Waste Interlocal Resolution
No. 90-001, are hereby adopted and incorporated as an element
of the City of Auburn Comprehensive Plan.
EN-84 The City's surface water, ground water, sanitary, and storm
drainage systems shall be protected from contamination by
hazardous materials or other contaminants.
EN-85 Use or removal of existing underground storage tanks shall only
be done in the strictest compliance with applicable local, state
and federal law.
GOAL 20 POLICIES FOR PROTECTION OF ENDANGERED FISH
SPECIES
The City recognizes that anadromous Salmonids require clean, cool, well-
oxygenated water in adequate quantity for survival and especially during
the critical periods of rearing and migration both before spawning and
after juveniles emerge. Salmonid eggs are highly affected during
incubation and hatching by water temperature, flow velocity, water quality
and excessive turbidity. Streams composed of complex habitats with a
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Amended 2009
high proportion of riffles and pools provide productive spawning habitats,
as well as juvenile rearing areas in eddying and off-channel areas.
Objective 20.1 To aid in the protection of listed and candidate endangered fish species.
Policies:
EN-86 The City will continue to participate and support the various
State, Federal and local programs including Water Resource
Inventory Area (WRIA) No. 9 (Green River) and WRIA No. 10
(White-Stuck River) to protect and restore endangered species.
EN-87 The City shall seek to minimize surface water quality and aquatic
habitat degradation of creeks, streams, rivers, ponds, lakes and
other water bodies; to preserve and enhance the suitability of
such water bodies as habitat for restoration of endangered
species.
EN-88 The City shall obtain information during the review of
development proposals, as it relates to the Endangered Species
Act, so that best management practices and best available science
are considered and included in the City’s evaluation and
decision-making process.
EN-89 The City shall identify the types and qualities of aquatic
resources within its borders and further develop plans and
program for the protection and enhancement of these resources
based on their characteristics.
GOAL 21 GENERAL POLICIES AND REGULATIONS WITHIN AUBURN’S
SHORELINES
The following general policies and regulations apply to all shorelines of
the state that are located in Auburn, regardless of the specific shoreline
environment designation in any one location.
Objective 21.1 Ensure conservation and restoration within Auburn’s shorelines.
Polices:
EN-90 Prioritize enhancement and restoration efforts at public parks and
public open space lands.
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Amended 2009
EN-91 Work with owners of other publicly-owned land to encourage
restoration and enhancement projects.
EN-92 Work with the public and other interested parties to prioritize
restoration opportunities identified in the Shoreline Inventory
and Characterization Report.
EN-93 Promote vegetation restoration, and the control of invasive weeds
and nonnative species to avoid adverse impacts to hydrology,
and reduce the hazard of slope failures or accelerated erosion.
EN-94 Integrate bioengineering and/or soft engineering approaches into
local and regional flood control measures, infrastructure, and
related capital improvement projects.
EN-95 Develop a program to implement restoration projects, including
funding strategies.
EN-96 Monitor and adaptively manage restoration projects.
EN-97 Continue to work with the State, King County, Pierce County,
Watershed Resource Inventory Area (WRIA) 9 and 10 Forums,
the Muckleshoot Tribe, and other governmental and non-
governmental organizations to explore how local governments
(with their assistance) can best address the needs of preserving
ecological processes and shoreline functions.
EN-98 Continue to work with the State, King County, Pierce County,
Green River Flood Control Zone District, and the Inter-County
River Improvement Agency to identify and implement flood
management strategies that protect existing development and
restores floodplain and channel migration functions.
EN-99 Continue to work with the WRIA 9 and 10 Forums to restore
shoreline habitats and seasonal ranges that support listed
endangered and threatened species, as well as other anadromous
fisheries.
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Amended 2009
EN-100 Create incentives that will make it economically or otherwise
attractive to integrate shoreline ecological restoration into
development projects.
EN-101 Encourage restoration or enhancement of native riparian
vegetation through incentives and non-regulatory programs.
EN-102 Establish public education materials to provide shoreline
landowners technical assistance about the benefits of native
vegetation plantings.
EN-103 Explore opportunities with other educational organizations and
agencies to develop an on-going program of shoreline education
for all ages.
EN-104 Identify areas where kiosks and interpretive signs can enhance
the educational experiences of users of shoreline areas.
EN-105 Develop strategies to fund shoreline-related educational and
interpretive projects.
Objective 21.2 Shoreline Vegetation Conservation.
Polices:
EN-106 Developments and activities in the City’s shoreline should be
planned and designed to retain native vegetation or replace
shoreline vegetation with native species to achieve no net loss of
the ecological functions and ecosystem-wide processes
performed by vegetation.
EN-107 Woody debris should be left in river corridors to enhance wildlife
habitat and shoreline ecological functions, except where it
threatens personal safety or critical infrastructure, such as bridge
pilings. In such cases where debris poses a threat, it should be
dislodged, but should not be removed from the river.
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Amended 2009
Objective 21.3 Environmental Impact Mitigation.
Polices:
EN-108 All shoreline use and development should be carried out in a
manner that avoids and minimizes adverse impacts so that the
resulting ecological conditions do not become worse than the
current condition. This means assuring no net loss of ecological
functions and processes and protecting critical areas designated
in Appendix A, Chapter 16.10 “Critical Areas” that are located in
the shoreline. Should a proposed use and development
potentially create significant adverse environmental impacts not
otherwise avoided or mitigated by compliance with the master
program, the Director should require mitigation measures to
ensure no net loss of shoreline ecological functions.
Objective 21.4 Critical Areas.
Policies:
EN-109 Provide a level of protection to critical areas within the shoreline
that is at least equal to that which is provided by the City’s
critical areas regulations adopted pursuant to the Growth
Management Act and the City’s Comprehensive Plan.
EN-110 Allow activities in critical areas that protect and, where possible,
restore the ecological functions and ecosystem-wide processes of
the City’s shoreline. If conflicts between the SMP and the critical
area regulations arise, the regulations that are most consistent
with the SMA or its WAC provisions will govern.
EN-111 Preserve, protect, restore and/or mitigate wetlands within and
associated with the City’s shorelines to achieve no net loss of
wetland area and wetland functions.
EN-112 Developments in shoreline areas that are identified as
geologically hazardous or pose a foreseeable risk to people and
improvements during the life of the development should not be
allowed.
Objective 21.5 Public Access (including views).
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Amended 2009
Policies:
EN-113 Public access improvements should not result in adverse impacts
to the natural character and quality of the shoreline and
associated wetlands or result in a net loss of shoreline ecological
functions. Developments and activities within the shoreline
should not impair or detract from the public’s visual or physical
access to the water.
EN-114 Protection and enhancement of the public’s physical and visual
access to shorelines should be encouraged.
EN-115 The amount and diversity of public access to shorelines should be
increased in a manner consistent with the natural shoreline
character, property rights, and public safety.
EN-116 Publicly owned shorelines should be limited to water-dependent
or public recreation uses, otherwise such shorelines should
remain protected, undeveloped open space.
EN-117 Public access should be designed to provide for public safety.
Public access facilities should provide auxiliary facilities, such as
parking and sanitation facilities, when appropriate, and should be
designed to be ADA accessible.
Objective 21.6 Flood Hazard Reduction.
Policies:
EN-118 The City should manage flood protection through the City’s
Comprehensive Drainage Plan, Comprehensive Plan, stormwater
regulations, and flood hazard area regulations.
EN-119 Discourage development within the floodplains associated with
the City’s shorelines that would individually or cumulatively
result in an increase to the risk of flood damage.
EN-120 Non-structural flood hazard reduction measures should be given
preference over structural measures. Structural flood hazard
reduction measures should be avoided whenever possible. When
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Amended 2009
necessary, they should be accomplished in a manner that assures
no net loss of ecological function and ecosystem-wide processes.
Non-structural measures include setbacks, land use controls
prohibiting or limiting development in areas that have are
historically flooded, stormwater management plans, or
bioengineering measures.
EN-121 Where possible, public access should be integrated into publicly
financed flood control and management facilities.
Objective 21.7 Water Quality, Storm Water and Non-Point Pollution.
Policies:
EN-122 The City should prevent impacts to water quality and storm water
quantity that would result in a net loss of shoreline ecological
functions, or a significant impact to aesthetic qualities, or
recreational opportunities.
EN-123 Storm water management treatment, conveyance, or discharge
facilities should be discouraged in the shoreline jurisdiction,
unless no other feasible alternative is available.
EN-124 Low impact development techniques that allow for greater
amount of storm water to infiltrate into the soil should be
encouraged to reduce storm water run-off.
EN-125 Encourage conservation of existing shoreline vegetation which
provides water quality protection by slowing and filtering storm
water run-off.
Objective 21.8 Educational and Archeological Areas and Historic Sites.
Policies:
EN-126 Where possible, Educational and Archeological Areas and
Historic sites in the shoreline should be permanently preserved
for scientific study, education, and public observation.
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Amended 2009
EN-127 Consideration should be given to the National Historic
Preservation Act of 1966 and Chapter 43.51 RCW to provide for
the protection, rehabilitation, restoration and reconstruction of
districts, sites, buildings, structures and objects located or
associated with the shoreline that are significant in American,
Washington and local history, architecture, archeology or
culture.
EN-128 Where feasible and appropriate, access trails to shorelines should
incorporate access to educational signage acknowledging
protected, historical, cultural and archeological sites or areas in
the shoreline.
Objective 21.9 Nonconforming Use and Development Standards.
Policies:
EN-129 Legally established uses and developments that predate the
City’s Shoreline Master Program (1973, as amended) should be
allowed to continue as legal nonconforming uses provided that
future development or redevelopment does not increase the
degree of nonconformity with this program.
GOAL 22 SHORELINE MODIFICATION
Shoreline modifications are generally related to construction of a physical
element such as a levee, bulkhead, or pier at or near the edge of a river or
extending into the channel. Other modification actions include dredging,
filling, or vegetation clearing. Modifications are usually undertaken in
support of or in preparation for an allowed shoreline use or development.
Objective 22.1 Prohibited Modifications
The following shoreline modifications are prohibited in all shoreline
environments unless addressed separately in this shoreline master program
under another use:
1. Breakwaters, jetties, groins and weirs:
2. Dune modifications; and
3. Piers and docks.
Environment
Page 9-24
Amended 2009
Objective 22.2 Dredging Dredge Material Disposal.
Policies:
EN-130 Dredging and dredge material disposal should be done in manner
which avoids or minimizes significant ecological impacts. Where
impacts cannot be avoided, mitigation measures are required that
result in no net loss of shoreline ecological functions.
EN-131 Dredge spoil disposal in water bodies, on shorelands, or wetlands
within a river’s channel migration zone should be discouraged,
except as needed for habitat improvement.
EN-132 New development shall be sited and designed to avoid or, if that
is not possible, to minimize the need for new and maintenance
dredging.
Objective 22.3 Piers and Docks.
Policies:
EN-133 The City should discourage the construction of new piers, docks,
or floats in the shoreline jurisdiction along the Green and White
Rivers.
Objective 22.4 Shoreline Stabilization (bulkheads and revetments).
Policies:
EN-134 Shoreline stabilization activities that may necessitate new or
increased shoreline stabilization on the same or other affected
properties where there has been no previous need for
stabilization should be discouraged.
EN-135 New shoreline uses and development should be located away
from the shoreline in order to preclude the need for new
stabilization structures.
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Amended 2009
EN-136 Structural or “hard” shoreline stabilization techniques and
structures should be allowed only after it is demonstrated that
non-structural or “soft” shoreline protection measures are not
feasible.
EN-137 The cumulative effect of allowing bulkheads or revetments along
river segments should be evaluated. If it is determined that the
cumulative effects of bulkheads or revetments would have an
adverse effect on shoreline functions or processes, then permits
for them should not be granted.
EN-138 Bulkheads should not be permitted as a solution to geo-physical
problems such as mass slope failure, sloughing, or land slides.
Bulkheads and revetments should only be approved for the
purposes of protecting existing developments by preventing bank
erosion by the rivers.
Objective 22.4 22.5 Clearing and Grading.
Policies:
EN-139 Clearing and grading activities should only be allowed in
association with a permitted shoreline development.
EN-140 Clearing and grading activities shall be limited to the minimum
necessary for the intended development, including residential
development.
Objective 22.6 Fill.
Policies:
EN-141 Fill placed waterward of the OHWM should be prohibited and
only allowed to facilitate water dependent uses restoration
projects.
EN-142 Where permitted, fill should be the minimum necessary to
provide for the proposed use and should be permitted only when
Environment
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Amended 2009
tied to a specific development proposal that is permitted by the
Shoreline Master Program.
EN-143 The perimeter of fill activities should be designed to avoid or
eliminate erosion and sedimentation impacts, both during initial
fill activities and over time.
Objective 22.7 Shoreline Habitat and Natural Systems Enhancement Projects.
Policies:
EN-144 All proposed shoreline habitat and natural systems enhancement
projects should assure that the activities associated with each
project address legitimate restoration needs and priorities and
facilitate implementation of the Restoration Plan developed with
this Shoreline Master Program pursuant to WAC 173-26-
201(2)(f).
GOAL 23 SHORELINE USE
Shoreline use activities are developments or activities that exist or are
anticipated to occupy shoreline locations.
Objective 23.1 Prohibited Uses within the Shoreline Environment.
Policies:
EN-145 The following uses should be prohibited in all shoreline
environments unless addressed separately in this the Shoreline
Master Program under another use: See Section 1-2 of the
Shoreline Master Program for definitions of the following uses:
1. Boat houses;
2. Commercial development;
3. Forest practices; and
4. Industrial development;
5. New or expanded mining; and
6. Permanent solid waste storage or transfer
facilities.
Environment
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Amended 2009
Objective 23.2 Agriculture
Policies:
EN-146 This Program allows for existing, ongoing agricultural activities
while also maintaining shoreline ecological functions and
processes.
EN-147 Agricultural activities that do not meet the definition for existing
and ongoing agricultural activities should not be allowed in the
shoreline.
EN-148 Appropriate farm management techniques and new development
construction should be encouraged to prevent contamination of
nearby water bodies and adverse effects on valuable plant, fish,
and animal life from fertilizer, herbicides and pesticide use and
application.
EN-149 A vegetative buffer should be encouraged to be placed and
maintained between agricultural lands and water bodies or
wetlands in order to reduce harmful bank erosion and resulting in
sedimentation, enhance water quality, provide shade, reduce
flood hazard, and maintain habitat for fish and wildlife.
EN-150 Public access to the shoreline should be encouraged where it does
not conflict with agricultural activities.
EN-151 Proposals to convert agricultural uses to other uses should
comply with all policies and regulations established by the
Comprehensive Plan and this Master Program for said uses and
should not result in a net loss of ecological functions.
Objective 23.3 Aquaculture
Policies:
EN-152 Aquaculture is a water-dependent use, and when consistent with
control of pollution and avoidance of adverse impacts to the
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Amended 2009
environment and preservation of habitat for resident native
species, is an accepted use of the shoreline.
EN-153 Development of aquaculture facilities and associated activities,
such as hatcheries and fish counting stations should assure no net
loss to shoreline ecological functions or processes. Aquacultural
facilities should be designed and located so as not to spread
disease to native aquatic life, establish new non-native species
which cause significant ecological impacts, or significantly
impact the aesthetic qualities of the shoreline.
EN-154 Since locations for aquaculture activities are somewhat limited
and require specific water quality, temperature, oxygen content,
and adjacent land use conditions, and because the technology
associated with some forms of aquaculture is still experimental,
some latitude should be given when implementing the
regulations of this section, provided that potential impacts on
existing uses and shoreline ecological functions and processes
are given due consideration. Experimental aquaculture projects
should be monitored and adaptively managed to maintain
shoreline ecological functions and processes.
Objective 23.4 Boating Facilities.
Policies:
EN-155 Boating facilities should not be allowed unless they are
accessible to the general public or serve a community.
EN-156 New boat launching ramps should be allowed only where they
are located at sites with suitable environmental conditions,
shoreline configurations, access and neighboring uses.
EN-157 Development of new or modifications to existing boat launching
ramps and associated and accessory uses should not result in a
net loss of shoreline ecological functions or other significant
adverse impacts.
Objective 23.5 In-Stream Structural Use.
Policies:
EN-158 Approval of applications for in-stream structures should require
inclusion of provisions for the protection and preservation of
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Page 9-29
Amended 2009
ecosystem-wide processes, ecological functions, and cultural
resources, including, but not limited to, fish and fish passage,
wildlife and water resources, shoreline critical areas, hydro
geological processes, and natural scenic vistas.
EN-159 The location and planning of in-stream structures should give
consideration to the full range of public interests, watershed
functions and processes, and environmental concerns, with
special emphasis on protecting and restoring priority habitats and
species.
EN-160 Non-structural and non-regulatory methods to protect, enhance,
and restore shoreline ecological functions and processes and
other shoreline resources should be encouraged as an alternative
to structural in-stream structures.
Objective 23.6 Mining.
Policies:
EN-161 Limit mining activities near the shoreline to existing mining uses.
Objective 23.7 Recreation.
Policies:
EN-162 Prioritize shoreline recreational development that provides public
access, enjoyment and use of the water and shorelines of the
State over other non water-oriented recreational uses.
EN-163 Shoreline areas with the potential for providing recreation or
public access opportunities should be identified for this use and,
wherever possible, acquired and incorporated into the Public
Park and open space system.
EN-164 Public recreational facilities should be located, designed and
operated in a manner consistent with the purpose of the
environment designation in which they are located and such that
no net loss of shoreline ecological functions or ecosystem-wide
processes result.
Environment
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Amended 2009
EN-165 The coordination of local, state, and federal recreation planning
should be encouraged so as to mutually satisfy needs. Shoreline
recreational developments should be consistent with the City’s
Comprehensive Plan and Parks, Recreation and Open Space
Plan.
EN-166 Recreational development should not interfere with public use of
navigable waters.
Objective 23.8 Residential Development.
Policies:
EN-167 New over-water residences, including floating homes, are not a
preferred use and should be prohibited.
EN-168 New multiunit residential development and land subdivisions for
more than four parcels should provide community and/or public
access in conformance to the City’s public access planning and
this Shoreline Master Program. Adjoining access shall be
considered in making this determination.
EN-169 Accessory development (to either multiple family or single
family) should be designed and located to blend into the site as
much as possible.
EN-170 New residential development should avoid the need for new
shoreline stabilization or flood hazard reduction measures that
would cause significant impacts to other properties or public
improvements or a net loss of shoreline ecological functions.
Objective 23.9 Signs.
Policies:
EN-171 Signs should be designed, constructed and placed so that they are
compatible with the natural quality of the shoreline environment
and adjacent land and water uses.
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Amended 2009
Objective 23.10 Transportation.
Policies:
EN-172 Plan, locate, design and where appropriate construct, proposed
roads, non-motorized systems and parking facilities where routes
will have the least possible adverse effect on unique or fragile
shoreline features, will not result in a net loss of shoreline
ecological functions or adversely impact existing or planned
water-dependent uses. Where other options are available and
feasible, new roads or road expansions should not be built within
shoreline jurisdiction.
EN-173 The number of river crossings should be minimized.
EN-174 Parking facilities in shorelines are not preferred and shall be
allowed only as necessary to support an authorized use and then
as remote from the shoreline as possible.
EN-175 Trail and bicycle systems should be encouraged along the White
and Green Rivers wherever possible.
EN-176 Joint use of transportation corridors within the shoreline
jurisdiction for roads, utilities, and non-motorized transportation
should be encouraged.
EN-177 New railroad corridors should be prohibited.
Objective 23.11 Utilities.
Policies:
EN-178 Utility facilities should be designed and located to assure no net
loss of shoreline ecological functions, preserve the natural
landscape and vistas, preserve and protect fish and wildlife
habitat, and minimize conflicts with present and planned land
and shoreline uses.
EN-179 Primary utility production and processing facilities, such as
power plants, sewage treatment plants, water reclamation plants,
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Page 9-32
Amended 2009
or parts of those facilities that are non-water-oriented should not
be allowed in shoreline areas.
EN-180 Utilities should utilize existing transportation and utilities sites,
rights-of-way and corridors, whenever possible. Joint use of
rights-of-way and corridors should be encouraged.
EN-181 Transmission facilities for the conveyance of services, such as
power lines, cables, and pipelines, shall be located outside of the
shoreline area where feasible. Where no other option exists,
utilities should be placed underground or alongside or under
bridges.
EN-182 New utilities facilities should be located so as not to require
extensive shoreline protection structures.
EN-183 Where storm water management, conveyance, and discharge
facilities are permitted in the shoreline, they should be limited to
the minimum size needed to accomplish their purpose and should
be sited and designed in a manner that avoids, or mitigates
adverse effects to the physical, hydrologic, or ecological
functions.
EN-184 Stormwater conveyance facilities should utilize existing
transportation and utility sites, rights-of-way and corridors,
whenever possible. Joint use of right-of-way and corridors
should be encouraged.
Page 10-1
CHAPTER 10
HISTORIC PRESERVATION
Introduction 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. As a result, Auburn developed its own
downtown as the focus of business and community life. The downtown in
particular, and the community as a whole, were linked to the railroads,
which were the major mode of transportation throughout the region for
decades.
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.
The City recognizes the importance of maintaining this connection with its
past by including policies which address the enhancement and
maintenance of historic resources within this Comprehensive Plan. This
importance is also recognized by both the State and the County by the
inclusion of historic preservation as one of the goals of the GMA and in
the King County Countywide policies.
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 visitors and residents of the community.
Objective 20.1. To enhance and maintain the quality of historical resources in the region.
Policies:
Chapter 10
Page 10-2
HP-1 The City shall encourage the protection, preservation, recovery and
rehabilitation of significant archaeological resources and historic
sites.
HP-2 The City should develop an Historic Preservation Plan to identify
and protect City historic resources. An historic site and building
inventory should be completed as part of this plan. The City
should adopt historic preservation codes and incentives as needed
to implement the Historic Preservation Plan.
HP-3 The City shall consider the impacts of new development on
historical resources as a part of its environmental review process
and require any appropriate mitigating measures.
HP-4 The City should assist appropriate efforts to rehabilitate sites and
buildings with unique or significant historic characteristics.
HP-5 Future development in the Downtown area should be sensitive to
the character of surrounding buildings and the historical context of
the area. Modifications of existing buildings shall consider the
incorporation or restoration of historic architectural features.
HP-6 The White River Valley Historical Museum is recognized as the
primary repository of historic artifacts which relate to the City's
historic and cultural heritage.
HP-7 The City recognizes that the region's history began before the
arrival of settlers to the area and should accord the same levels of
promotion and protection to Native American sites and artifacts as
to those of the more recent past.
HP-8 The City should work with the White River Valley Historical
Museum and other interested organizations and agencies to
educate the public about the area’s cultural and historic heritage
through the promotion of walking tours, festivals and other means.
HP-9 Development projects proposing modifications to or demolitions of
historic buildings or resources shall mitigate such impacts.
Historical archival documentation shall be required when a
building, on an inventory of historic places, cannot be preserved
or cannot have significant architectural/historical features retained.
Buildings eligible for landmark status shall require the most
detailed level of archival documentation and/or measured
drawings.
Page 11-1
CHAPTER 11
PARKS, RECREATION AND
OPEN SPACE
Introduction Adequate parks and recreation facilities are an essential amenity to
maintain a suitable quality of life in the community. As the population of
Auburn grows, the demand for its parks and recreational programs will
increase. To maintain Auburn's quality of life, the supply of these parks
and programs must keep pace with the demand placed on them by a
growing population.
Open space also plays a key role in the quality of life in an area. While
many understand the concept of the attraction of the western United States
and its "open spaces", the concept of open space becomes less clear when
it comes to open space and its appropriateness to a City such as Auburn.
The policies below provide a definition of open space as applied to
Auburn and its surroundings and provide a framework for the
identification and preservation of these areas.
GOAL 21 PARKS, RECREATION AND OPEN SPACE
To provide and maintain a comprehensive system of parks and open
spaces that responds to the recreational, cultural, environmental and
aesthetic needs and desires of the City's residents.
Objective 21.1. To provide a broad and comprehensive park system that meets the
recreational needs of all segments of the community.
Policies:
PR-1 The Auburn Park and Recreation Plan, as may be amended or
updated in the future is hereby adopted and incorporated as part of
the Auburn Comprehensive Plan.
PR-2 New developments shall contribute to the development of new
parks at a level commensurate with their share of new facility
Chapter 11
Page 11-2
needs as established by the Park and Recreation Plan. If the City
determines that the development does not contain an acceptable
park site, the City shall require the payment of cash in lieu of land.
The funds shall be used to acquire land and/or develop recreational
facilities at a location deemed appropriate by the City. Criteria for
site acceptability and appropriateness shall be environmental
limitations, accessibility, maintenance costs, consistency with the
Parks and Recreation Plan and the ability to meet more of the
Community's recreational needs by the coordinated development
of parks located elsewhere.
PR-3 The City shall explore all means of funding the purchase of park
land including, but not limited to, bond issuance, the collection of
cash in lieu of land and federal, state or county grants.
PR-4 The City shall evaluate the impacts of new development on parks
and recreational resources through the SEPA environmental review
process, and shall take appropriate steps to mitigate significant
adverse impacts.
PR-5 The City recognizes the important recreational and transportation
roles played by local and regional trail systems. The City shall
continue to develop a system of separated trail facilities to move
residents through our community and to adjoining communities.
The local system should be designed to link up with regional trails
and designated bicycle routes on roads. Safe routes along existing
and proposed roadways should be improved and marked for
cyclists. The City should continue to work with King County and
other jurisdictions to maintain existing facilities and improve non-
motorized transportation links.
PR-6 The City shall continue to provide a broad variety of organized
recreational and cultural opportunities for all residents.
Consideration of the diverse interests and abilities of our residents
shall be integral to the development of athletic, cultural,
specialized recreation and leisure and educational programs and
facilities offered or maintained by the City.
Objective 21.2 To provide for an adequate and diverse supply of open spaces. Open
space is typically defined as land that will remain undeveloped or only
lightly developed (a trail, for instance) and will be managed to protect and
enhance the natural environment.
Parks
Page 11-3
Policies:
PR-7 The City shall seek to retain as open space those areas having a
unique combination of open space values, including: separation or
buffering between incompatible land uses; visual delineation of the
City or a distinct area or neighborhood of the City; unusually
productive wildlife habitat; wetlands; floodwater or stormwater
storage; stormwater purification; recreational value; historic or
cultural value; aesthetic value; and educational value.
PR-8 The City shall seek to retain as open space areas where the soils
have been identified as having severe or very severe erosion
potential, landslide hazard or seismic hazard.
PR-9 The City shall seek to retain as open space those areas that provide
essential habitat for any rare, threatened or endangered plant or
wildlife species.
PR-10 The City shall seek to acquire open space lands which provide
significant environmental or social value. Such open space shall
be managed to conserve and improve the natural, visual, historic
and cultural resources associated with the land.
PR-11 All areas of Regulatory Floodway within the City shall be retained
as undeveloped open space. However, this shall not preclude the
relocation of the Mill Creek floodway as long as any such
relocation is consistent with the requirements of the National
Flood Insurance Program.
PR-12 Development within areas designated for open space uses shall, in
general, be non-intensive in character. Development shall be de-
signed and sited in a manner that minimizes or mitigates disruption
of the most important open space values of the site. Appropriate
uses within designated open space areas may, include (but not
necessarily be limited to): parks and other recreational facilities;
agriculture; stormwater storage; and watershed. It is recognized
that designating private property for open space uses does not
establish or promote any public access rights to such property.
PR-13 The City shall explore all means of open space acquisition
including outright purchase of the land or the purchase of
conservation easements.
PR-14 The City shall pursue opportunities to provide active and passive
recreational opportunities and enhance wetland and wildlife habitat
Chapter 11
Page 11-4
within the Auburn Environmental Park generally located north of
West Main Street, south of 15th Street NW between SR 167 and the
Interurban Trail. Grant funding and cooperative relationships with
recreational and wildlife organizations shall be pursued to
implement this policy.
Page 12-1
Amended 2009
CHAPTER 12
URBAN DESIGN
Introduction Urban design deals with the physical elements of our communities: the
streets, parks, buildings, open space and neighborhoods that determine the
way our cities look and feel. It is a blending of both city planning,
architecture, landscape architecture, and critical land protection. Urban
design looks at the way in which buildings, streets, public spaces, natural
features and other development relate to one another and the people who
use them. Through urban design, individual city improvements such as
street construction, park development, land use regulations and new
development can be effectively coordinated with each other to promote a
unified city image.
Issues and
Background
Urban Design While the regulation of development appearance and design is often a
basic component of urban regulatory systems, it is also one of the most
controversial. Many people feel that such regulation is inherently
subjective and hence inappropriate for government. However, such
regulation is capable of making a substantial difference in the character of
a community and its quality of life.
Studies of recent land use issues indicate that poorly designed
development can hinder the development of desired land uses. Poorly
sited and designed industrial uses can adversely affect the ability to attract
the most desirable kinds of industry. Analysis of commercial
development indicates poor separation of various types of commercial
uses tends to create clutter along commercial strips. The reaction of
neighborhood groups to the appearance of some new multiple family
dwellings prevents new proposals. Neighborhood groups have urged that
the regulation of the visual impact of new development be elevated in
priority.
In addition, basic aspects of site design such as setbacks and sidewalk
location can play a significant role in an individual's decision to utilize an
Urban Design
Page 12-2
Amended 2009
automobile or to walk or bike to a given development. Since a goal of this
comprehensive plan is to encourage the use of non-motorized modes of
transportation, the review of a project’s design for pedestrian/bicycle
"friendliness" can assist in accomplishing this goal.
GOAL 22 URBAN DESIGN
To ensure a high quality visual environment through appropriate design
standards and procedures which encourage high quality architectural and
landscape design in all development and through the placement of artwork
in public places. The City recognizes the linkages between transportation,
land use and site design and encourages development which eases access
by pedestrians, bicyclists and transit users.
Objective 22.1. To promote urban design which utilizes significant natural features to
enhance the identity of the City.
Policies:
UD-1 The City shall encourage development which maintains and
improves the existing aesthetic character of the community.
UD-2 Development on each of the hill areas of the community should
seek to conserve and enhance the visual distinction and uniqueness
of each.
UD-3 Suitable natural and cultural features should be utilized to buffer
surrounding land uses from industry and commercial uses.
UD-4 The design of new development along the Green and Stuck Rivers
shall be sensitive to the unique character of each as a visual
resource of the entire community.
UD-5 Development along the Interurban bike trail shall be compatible
with the trail and buffering measures shall be used where
appropriate.
UD-6 Storm drainage facilities shall incorporate high standards of design
to enhance the appearance of a site, preclude the need for security
fencing, and serve as an amenity. The design of above ground
storage and conveyance facilities should address or incorporate
landscaping utilizing native vegetation, minimal side slopes,
safety, maintenance needs, and function. The facilities should be
located within rear or side yard areas and the design should
preclude the need for security fencing whenever feasible.
Urban Design
Page 12-3
Amended 2009
UD-7 Site design techniques and standards which allow development,
but protect critical areas and other natural features, should be
developed and implemented. Some of these techniques include,
but are not limited to, planned unit developments or clustering.
When these techniques are used, the development shall be required
to be consistent, when appropriate, with development surrounding
the site.
UD-8 The City shall implement ordinances designed to enhance the
protection of major stands of trees, viewsheds, bodies of water and
other natural features. To the fullest extent feasible, these should
be incorporated into the fundamental design of new development.
Enhanced flexibility, such as the use of private drives and/or over-
length cul-de-sacs, where necessary to protect sensitive features
may be allowed.
Objective 22.2. To improve the visual quality of new development.
Policies:
UD-9 The visual impact of large new developments should be a
priority consideration in their review and approval.
UD-10 The City has established design review of multiple family
dwellings in order to maintain this housing option as a viable
alternative near single family neighborhoods. The design
guidelines should be reviewed periodically to maintain current
planning trends and market demands.
UD-11 Priority shall be given to protecting industrial sites with quality
visual amenities in order to attract industries that seek such
amenities.
UD-12 All new development shall be required to underground on-site
utility distribution, service and telecommunication lines.
UD-13 Codes regulating commercial strip development should be
amended to improve its visual impact.
UD-14 Industrial development shall incorporate appropriate
landscaping and site design to minimize its visual impact on
surrounding development.
UD-15 The City should require all projects, both public and private, to
include landscaping. Codes and regulations which govern
Urban Design
Page 12-4
Amended 2009
landscaping shall be updated and revised and include provisions
for continued maintenance.
Objective 22.3. To improve the visual quality of developed areas.
Policies:
UD-16 Sign clutter should be reduced by updating and revising the
City's sign code. While the sign code was substantially
updated, with extensive public participation, it should be
reviewed periodically.
UD-17 The City should employ its regulatory authority through SEPA
to encourage the retention of scenic views of Mount Rainier and
the east and west hills.
UD-18 The City should consider the undergrounding of utility
distribution, service and telecommunication lines, except for
storm drainage systems, whenever opportunities arise,
particularly during reconstruction of roads and other facilities.
UD-19 The City shall develop a street tree planting program throughout
the City and should require the integration of landscaping
within all new street projects.
Objective 22.4.. To develop a comprehensive program to improve the visual quality of the
entire City.
Policies:
UD-20 An Urban Design Element to the Comprehensive Plan should
be developed which identifies and establishes policies to govern
the protection and enhancement of the City's visual amenities
and image. Appropriate development codes should be
developed and existing codes modified to implement the Urban
Design element.
UD-21 The urban design element shall include provisions for the
design and construction of entry markers to the City as well as
programs for the beautification of the primary travel corridors
within the City.
UD-22 The City shall develop uniform signage for all City facilities.
Objective 22.5. To promote the incorporation of artwork into new and existing public
facilities to enhance the visual quality of the City.
Urban Design
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Amended 2009
Policies:
UD-23 The City shall encourage the integration of artwork in planning
new public facilities.
UD-24 The City shall, when appropriate, encourage and facilitate the
placement of artwork in new and existing neighborhoods and
the downtown business area.
Objective 22.5. To promote development which eases access by both pedestrians and
transit users.
Policies:
UD-25 Downtown is considered a pedestrian and transit oriented area.
Codes in the downtown should encourage development which is
more oriented toward these modes of transportation than
towards the automobile.
UD-26 Development along transit routes should include transit friendly
designs within the project area. The Urban Design Plan should
include a discussion of transit, bicyclist and pedestrian friendly
design. Codes which encourage these types of design should be
developed and implemented in appropriate areas.
UD-27 Discourage the use of fences, walls and other barriers around
developments which block access by bicyclists, pedestrians and
users of other non-motorized modes.
Design Review
Process The City of Auburn generally regulates development through the SEPA
process. However, this process is intended to allow for an understanding
of impacts and impose conditions for appropriate mitigation. It has not
proven to be an effective tool for insuring that new development meets
contemporary design standards.
The City adopted design standards for the Downtown Urban Center zone
in 2007 to create a distinct and strong identity for downtown Auburn. The
design standards will guide development within downtown Auburn to
create a sense of place, transit oriented development, and a pedestrian
environment.
The City also adopted design guidelines in 2009 for multi-family and
mixed-use developments, outside of the downtown, that provide guidance
for improvement landscaping, site design, architectural standards, and
recreational spaces.
Urban Design
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Amended 2009
Objective 22.6. Establish a Design Review Process
UD-28 The City developed new design standards for development
within downtown Auburn and for multi-family and mixed-use
development. These standards provide guidance for improved
landscaping, site design and architectural standards. These
standards should be reviewed periodically to keep with current
planning trends and market demands.
UD-29 The City revised its ordinances to establish an administrative
design review procedure for development in the downtown and
for multi-family and mixed-use developments. It is handled as
a responsibility of the Planning Department and incorporated
into current development review procedures to minimize time
and expense, both for the City and the applicant. Developments
subject to design review standards are outlined in city code.
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Amended 2008
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
County. 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.
After a significant amount of annexation by the City since 2000, the size
of the City’s PAA has decreased significantly and the amount of
unincorporated lands within the City’s remaining PAA is relatively small.
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
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Amended 2008
City and its citizens have a vested interest in seeing that the City increases
its ability to control development in these areas through annexation.
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 of Auburn’s potential annexation area was designated after
discussions with Federal Way, Kent, Pacific, Sumner and King and Pierce
Counties. The City’s remaining PAA is 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.
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 City
standards, reduces sprawl, implements the goals, objectives and policies of
the Auburn Comprehensive Plan, and protects designated rural areas.
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.
Policies:
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.
CE-3 Until such time a joint planning agreement between the City and
respective county is in effect that provides for development in the
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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:
o Single family residences on pre-existing lots;
o To address a documented imminent health or safety
consideration; or,
o To development where a water/sewer availability
development agreement has previously been approved with
the city and is still valid; or
o Public facilities, provided that development of the public
facility is otherwise consistent with an applicable adopted
capital facilities plan.
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:
o 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
o 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.
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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.
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.
Policies:
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.
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:
o 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
o 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.
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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.
Policies:
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.
CE-9 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-10 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-11 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.
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Amended 2008
CE-12 The City of Auburn shall pursue processes to include areas around
North Lake Tapps within the City’s Potential Annexation (Urban
Services) Area. This will also include seeking an amendment to the
Pierce County Comprehensive Plan to include areas presently
designated “Rural” into the County Urban Growth Area (CUGA).
City comprehensive plan designations and zoning applied to these
areas shall provide for appropriate lower and moderate density
transitions adjacent to the City’s existing “Rural” and R1 (Single
Family Residential) zones.
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Amended 2008
CHAPTER 14
COMPREHENSIVE PLAN MAP
Introduction
The previous chapters presented the goals, objectives and policies
intended to guide Auburn's future physical development. The
Comprehensive Plan Map presented in this chapter (Map 14.1) applies
those policies to the various areas of the City, by indicating the
appropriate locations for various categories of land use. The Plan Map
should be consulted together with the written policies of this Plan when
decisions about land use and public facility development are considered.
This chapter also explains the reasoning and intention behind the Plan
Map's land use designations. This should be useful in developing and
applying implementing tools (such as zoning provisions); for interpreting
the Plan Map as it applies to specific regulatory decisions or development
proposals; and in adjusting or amending the Plan Map when changing
conditions or land use markets warrant.
Finally, this chapter sets forth some special policies intended to deal with
the unique problems or opportunities that exist in certain specific locations
within Auburn. These specific policies supplement the general goals,
objectives and policies of earlier chapters.
Land Use
Designations:
Plan Map
Residential Categories
Residential Conservancy
Purpose: To protect and preserve natural areas with significant
environmental constraints or values from urban levels of development and
to protect the City’s water sources.
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Description: This category should consist primarily of low density
residential uses (with densities not exceeding one unit per four acres) in
areas with environmental constraints and/or areas requiring special
protection such as the City’s watershed, which is a significant water
resource. Examples include the Coal Creek Springs watershed area and
low-lying areas along the Green River that are isolated from urban
services. From a practical standpoint, this watershed area cannot be
readily served by public facilities due to its physical separation from
public facilities by an existing gravel mine operation that is expected to
continue operation years into the future. The designation will serve to
both protect environmental features and hold areas for higher density
development until such time public facilities become available.
The area designated “residential conservancy” allows for a lifestyle
similar to that of rural areas since the lower density established protects
the critical areas such as the City’s Coal Creek Springs watershed. A rural
lifestyle generally includes allowance of farm animals, streets not urban in
character (e.g. no sidewalks, street lights), and limited agricultural type
uses.
Compatible Uses: Low density residential uses consistent with
protecting the City’s water resources and environmental constraints are
appropriate. Low intensity cottage industry appropriate for rural areas
may be allowed, subject to review. Various public and quasi-public uses
which are consistent with a rural character may be permitted as
conditional uses. Resource extractive uses can only be allowed if the
basic environmental character of the area is preserved.
Those areas with critical areas shall be appropriate for low density
residential, with the intent to protect environmentally critical areas from
impacts associated with more intensive development. These
environmentally critical areas area valued as a community resource, both
for conservation purposes and public enjoyment; provided that the
environmentally critical areas area protected, low density single family
residential use may be appropriate.
Criteria for Designation: This designation should be applied to areas
with either significant environmental values worthy of protection or to
those areas which may pose environmental hazards if developed, such as
areas tributary to public water sources. It may also be appropriate, to a
limited extent, as a means of delimiting the edge of the City or to areas
that are impractical to develop to urban levels until a later time period due
to pre-existing development patterns and the absence of public facilities.
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Map
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Considerations Against Applying this Designation: Due to the costs of
providing City services to these areas, this designation should be applied
sparingly. It should be applied as a means of conserving significant
environmental resources, to achieve watershed protection and/or to areas
where development served by public facilities has been made impractical
due to pre-existing use patterns.
Appropriate Implementation: The RC (residential conservancy) district
will implement this designation.
Single Family
Purpose: To designate and protect areas for predominantly single family
dwellings.
Description: This category includes those areas reserved primarily for
single family dwellings. Implementing regulations should provide for an
appropriate range of lot sizes, clustered and mixed housing types as part of
a planned development.
Compatible Uses: Single family residences and uses that serve or
support residential development, such as schools, daycare centers,
churches and parks shall be considered appropriate and may be permitted
on a conditional basis. Other public buildings and semi-public uses may
be permitted if designed and laid out in a manner which enhances rather
than detracts from the residential character of the area. In siting such uses,
however, special care shall be given to ensuring adequate parking,
landscaping, and traffic circulation with a minimum of conflict with
residential uses. Uses which generate significant traffic (such as large
churches) should only locate on developed arterials in areas zoned for
institutional uses.
Intrusion of industrial uses into any of these single family areas shall be
prohibited. Only very limited commercial uses such as home occupations
or strictly limited appropriate conditional uses can be allowed.
Planned developments should be favorably considered in these
designations in order to allow optimal flexibility. In providing such
flexibility, the emphasis should be on small alley-loaded lot single family
development, limited low density multifamily housing and a mixture of
types, and design diversity should be sought. Except where conditional
use permits have been previously granted, alternate structure types should
not exceed more than 40 percent of the units, and alternative structures
should in most cases contain no more than four dwelling units each.
However, where substantial offsetting community benefits can be
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Amended 2009
identified, such alternative structures may be allowed to contain more than
three units each.
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 designations.
Considerations Against Applying this Designation: This designation
would not be generally appropriate (although exceptions may exist) in the
following areas:
1. Areas with high volumes of through traffic.
2. Areas developed in or more appropriate under the Plan
policies for another use.
3. Areas within the Region Serving Area of the City.
Appropriate Implementation: Three zones may be used to implement
this category:
1) R-1: Permits one dwelling unit per net acre. This zone is
primarily applied 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 may also be applied in limited instances to areas
where greater densities are limited by environmental constraints.
2) R-5: Permits 4-5 dwelling units per net acre. This zone is
intended to create a living environment of optimum standards for
single family dwellings. Duplexes are conditionally permitted
subject to meeting infill residential design standards. It is intended
to be applied to the relatively undeveloped portions of the City,
areas where existing development patterns are consistent with the
density and upland areas where greater densities would strain the
transportation system.
3) R-7: Permits5-7 dwelling units per net acre. This zone provides
for relatively small lot sizes. It may be applied to the older
neighborhoods of the City and reflects the typically smaller lot
sizes found there. Application of this zone should be considered
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Map
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for areas considered appropriate for a mix of housing types,
particularly in some of the Special Planning Areas as discussed
below.
Moderate Density
Purpose: To provide a transition between single family residential areas
and other more intensive designations, as well as other activities which
reduce the suitability of potential residential areas for single family uses
(such as high traffic volumes). In so doing, this designation will offer
opportunities for housing types which balance residential amenities with
the need to provide economical housing choice, in a manner consistent
with conserving the character of adjacent single family areas.
Description: Moderate density residential areas are planned to
accommodate moderate densities of varying residential dwelling types.
Appropriate densities in these areas shall range from 8 to 10 units net per
acre and potentially 16 units per net acre, where properties have frontage
on an arterial or residential collector. Dwelling types would generally
range from single family units to multiple-family dwellings, with larger
structures allowed (at the same overall density) where offsetting
community benefits can be identified. Structures designed to be occupied
by owner-managers shall be encouraged within this designation.
Compatible Uses: Public and quasi-public uses that have land use
impacts similar to moderate to high density residential uses are
appropriate within this category. Also, uses which require access to traffic
(such as schools and churches) are appropriate for these areas. Carefully
developed low intensity office, or residentially related commercial uses
(such as day care centers) can be compatible if developed properly. This
designation can include manufactured home parks.
Criteria for Designation: Areas particularly appropriate for such
designation are:
1. Areas between single family residential uses and all other uses.
2. Areas adjacent to, or close to 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.
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5. Urban infill areas not appropriate for single family uses but also
not capable of supporting higher density uses.
Considerations Against Applying this Designation: Areas to generally
be avoided by moderate density residential designations include:
1. Areas surrounded by lower density uses.
2. Areas more appropriate for commercial or higher density uses due
to traffic or extensively developed public facilities.
3. Areas within the Region Serving Area designated by this Plan
(except as otherwise provided by the Plan).
4. Any areas not planned to be served by water and sewer systems.
Appropriate Implementation: This designation can be implemented by
two zones:
1) R-10: Permits 10 dwelling units per net acre. The zoning allows
single family dwellings and duplexes as permitted uses. Multiple-
family dwellings, some residential supporting uses, and
professional offices as part of a mixed-use development may be
permitted as conditional uses.
2) R-16: Permits 16 dwelling units per net acre. The zoning allows
for a variety of housing types, include single family, duplexes, and
multiple-family dwellings and mixed-use development.
3) R-MHC: Manufactured/Mobile Home Community permits the
development of manufactured home parks on property that is at
least 5 acres in size. The base density is 10 dwelling units per net
acre.
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 16 to 20 units per acre. Dwelling types may
range from single family units to apartment complexes, and may include
manufactured home parks when located adjacent to major arterial streets.
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Map
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Adequate on-site open space areas should be provided for all multi-family
developments. Densities exceeding 20 units per acre and special
development standards may be authorized for senior housing projects,
within the Downtown area and within 1/4 mile of regional transit service.
Compatible Uses: Compatible uses are similar to those identified under
the other residential categories, except higher intensities of use may be
appropriate. Public uses and open spaces which tend to visually relieve
the high density character of these areas should be encouraged.
Criteria for Designation: In addition to areas already developed to this
density, this designation should be applied only to areas which have or
may be most efficiently served with high capacity and high quality public
services and facilities. Of particular concern is the provision of adequate
traffic circulation, and this category shall only be applied to areas with
developed arterial access. Other siting concerns may include access to
commercial services and open space amenities. This category may also be
applied to areas which are threatened with deterioration and multiple
family dwellings offer the potential for rehabilitation.
Considerations Against Applying this Designation: Areas not
appropriate for this zone include areas surrounded, without physical
separation, by lower intensity uses.
Appropriate Implementation: This designation can be implemented by
two zones:
1) R-16: Permits 16 units per net acre. The zoning allows for a
variety of housing types include single family, duplexes, and
multiple-family dwellings and mixed-use development.
2) R-20: Permits 20 units per net acre and multiple-family residential
and mixed-use development. Residential supporting uses and
some professional offices are permitted as conditional uses.
3) R-MHC: Manufactured/Mobile Home Community permits the
development of manufactured home parks on property that is at
least 5 acres in size. The base density is 10 dwelling units per net
acre..
In no case should these uses be authorized for construction until all
appropriate public facilities are available to full standard.
Publicly or Quasi-
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Publicly Owned or
Public Access
Categories
Open Space
Purpose: To ensure adequate open space amenities for present and future
residents by reserving and protecting important open space resources and
to identify lands useful for public purposes (RCW 36.70A.150) as well as
open space corridors (RCW 36.70A.160) as required by the GMA.
Description: This category shall be applied to areas which are to be
managed in a largely open space character. It includes parks, watersheds,
shoreline areas, significant wildlife habitats, large storm drainage ponds,
utility corridors with public access and areas with significant development
restrictions, such as steep slope and flood hazard areas.
Compatible Uses: Appropriate uses include low intensity recreational
uses, low density residential uses and associated open areas, wildlife
habitat, stormwater detention, watershed and similar low intensity uses.
Criteria for Designation: This designation should be applied to any site
in which exists a significant developmental hazard or open space value
suitable for public protection without unduly encroaching on private
property rights.
Appropriate Implementation: Where land in this category is owned
publicly it shall be implemented by the P-1 Public Use District. Land in
this category which is privately owned will generally be zoned for low
density residential use. Where the open space is linear it may be
appropriately managed by means other than zoning, such as public
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
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Map
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which are consistent with and may be included in another designation.
Public uses of an industrial character, such as the General Services
Administration, are included in the industrial designation. Streets, utilities
and other public activities supporting other uses are not considered
separate uses and are not so mapped. This designation includes large
churches, private schools and similar uses of a quasi-public character.
Developed parks are also designated under this category.
Compatible Uses: Uses more appropriately designated under another
category should not be designated under this category, irrespective of
ownership. Industrial and commercial uses which are affiliated with and
managed by educational institutions for vocational educational purposes
may be classified as a public use and permitted on a conditional basis.
Criteria for Designation: Designation of these areas should be con-
sistent with the character of adjacent uses.
Appropriate Implementation: This designation will generally be
implemented by three zones:
1) P-1 (Public Use) District provides for the location and development of
public uses that serve the cultural, educational, recreational and public
service needs of the community.
2) I (Institutional Use) District provides for similar uses, but includes
schools and typically allows a much broader list of uses.
3) LF (Landing Field) District provides for the operation and
management of the Auburn Municipal Airport.
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
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attracts pedestrian oriented activities. The ambiance of such areas should
encourage leisure shopping and should provide amenities conducive to
attracting shoppers.
Compatible Uses: A wide range of consumer oriented goods and services
are compatible within this designation since the emphasis would be on
performance criteria which create an attractive shopping environment.
However, uses which rely on direct access by vehicles or involve heavy
truck traffic (other than for merchandise delivery) are not appropriate in
this category. Unsightly outdoor storage and similar activities should be
prohibited. Permitted uses would consist of retail trade, offices, personal
services, indoor eating establishments, financial institutions, governmental
offices, and similar uses. Multiple family dwellings should be encouraged
as part of mixed-use developments where they do not interfere with the
shopping character of the area, such as within the upper stories of
buildings. Since taverns can break up the continuity of people oriented
areas, taverns would be permitted generally only as a conditional use.
Drive in windows should only be allowed as ancillary to a permitted use,
and only when carefully sited under the conditional use permit process in
order to ensure that an area's pedestrian environment is not seriously
affected.
Criteria for Designation: This designation should include moderate
sized shopping centers, and centrally located shopping areas. This
designation should be preferred for commercial sites where visual and
pedestrian amenities are an important concern outside of the downtown.
Considerations Against Applying this Designation: Commercial areas
which can not be readily separated from high traffic volumes (such as
shallow lots along busy arterials) should not be included in this
designation. Areas not large enough for separation from any adjacent
heavier commercial or industrial area should not be designated as light
commercial.
Appropriate Implementation: This designation is implemented by the
C-1 Light Commercial District. This district provides for a wide range of
small and moderate scale commercial oriented towards the leisure shopper
and pedestrian oriented activities.
Downtown
Purpose: To create a vibrant people oriented downtown which serves as
the business, governmental and cultural focal point of the Community that
includes multifamily residential development.
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Description: This category is intended to be applied only in Downtown
Auburn. The area should be developed in a manner which is consistent
with and attracts pedestrian oriented activities. The ambiance of the
downtown should encourage leisure shopping, should provide services to
local residents, area employees and should provide amenities conducive to
attracting visitors and shoppers.
Compatible Uses: A broad mix of uses is appropriate and encouraged
within the Downtown. A wide range of consumer oriented goods and
services are compatible within this designation since the emphasis would
be on performance criteria which create an attractive pedestrian oriented
shopping environment. However, uses which rely on direct access by
vehicles or involve heavy truck traffic (other than for merchandise
delivery) are not appropriate in this category. Unsightly outdoor storage
and similar activities should be prohibited. Permitted uses would consist
of retail trade, offices, personal services, indoor eating establishments,
financial institutions, governmental offices, and similar uses. Multiple
family dwellings should be encouraged, particularly within the upper
stories of buildings which include retail and commercial uses. Since
taverns can break up the continuity of people oriented areas, they should
be prohibited. Drive in windows should not be permitted to maintain the
area's pedestrian environment. Parking standards within the downtown
should reflect the pedestrian orientation of the area, but also consider
parking's impact for economic development.
Criteria for Designation: This designation should apply only in
Downtown Auburn.
Considerations Against Applying this Designation: This designation
should not be used other than for the Downtown area.
Appropriate Implementation: This designation can be implemented by
the following zoning districts:
1) The primary core of downtown should be implemented by the
Downtown Urban Center zone, which allows for a broad range of
uses with no residential density limitations.
2) Other commercial areas within the downtown may be implemented
by the C-2 Central Business District.
Heavy Commercial
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Purpose: To provide automobile oriented commercial areas to meet both
the local and regional need for such services.
Description: This category is intended to accommodate uses which are
oriented to automobiles either as the mode or target of providing the
commercial service. The category would also accommodate a wide range
of heavier commercial uses involving extensive storage or heavy vehicular
movement.
Compatible Uses: A wide variety of commercial services oriented to
automobiles are appropriate within this category. This includes
automobile sales and service, drive in restaurant or other drive in
commercial business, convenience stores, etc. Since these uses are also
compatible with heavier commercial uses, lumber yards, small scale
warehousing, contractor yards and similar heavy commercial uses are
appropriate in this designation.
Criteria for Designation: This designation should only be applied to
areas which are highly accessible to automobiles along major arterials.
Generally this category would characterize commercial strips. This zone
is appropriate for the intersections of heavily traveled arterials, even if
adjacent sites are best suited for another commercial designation.
Considerations Against Applying this Designation: Areas which
conflict with single family residential areas or areas more suited for other
uses. Whenever possible this category should be separated from all uses
by extensive buffering.
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.
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Compatible Uses: In restricted areas (those within neighborhoods), uses
must be carefully controlled both in the kind of uses permitted and in
terms of design and other performance criteria. A much less restricted
type of neighborhood commercial use can be designated near intersections
of a major arterial and a residential arterial. A much wider range of
commercial activities are appropriate in such an area, including grocery
stores, convenience stores, service stations, hardware stores, small
restaurants and drinking establishments. However, activities (such as
outdoor storage) which can alter the character of these areas into heavier
commercial areas should only be permitted on a conditional basis in order
to control potential adverse impacts.
Criteria for Designation: In all cases, neighborhood commercial areas
should be at the intersections of major streets. In the case of restricted
types, such streets may be residential arterials, while in the case of the less
restricted type at least one of the streets should be a major arterial.
Adequate buffering should be planned in the process of designating any
new areas as neighborhood commercial.
Considerations Against Applying this Designation: This designation
should be avoided whenever it is not possible to adequately buffer the
commercial uses from adjacent residential uses.
Appropriate Implementation: This category is implemented by the C-N
Neighborhood Commercial District.
Office-Residential
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.
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Criteria for Designation: As a transition this designation can serve as an
appropriate buffer between heavily traveled arterials and established
single family areas. It would be particularly appropriate in areas where
large traffic volumes have affected an established residential area. It can
be applied where amenity values mitigate against heavy commercial uses
along major arterials. This designation should also be used to
accommodate the expansion of medical services in the area around
Auburn Regional Medical Center.
Considerations Against Applying this Designation: This zone is
intended for particular applications as described. It generally should not
be applied on a large scale basis.
Appropriate Implementation: This category is implemented by two
zones:
1) RO - Residential Office District which is intended to primarily
accommodate business and professional offices where they are
compatible with residential uses.
2) RO-H Residential Office-Hospital District is to be used
exclusively for the area around Auburn Regional Medical Center.
Industrial Categories
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 and commercial uses. It is distinguished from heavier industrial
uses by means of performance criteria. All significant activities shall take
place inside buildings, and the processing or storage of hazardous
materials shall be strictly controlled and permitted only as an incidental
part of another use. The siting and design of industrial buildings shall be
of an "industrial or business park" character. Certain residential uses may
be permitted, especially in industrial areas that have been established to
promote a business park environment that complements environmental
features, and/or if development standards are developed to promote
compatibility between residential and other non-residential land uses.
Compatible Uses: A wide range of industrial and heavy commercial uses
may be permitted, subject to performance standards. These uses include
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warehousing and indoor processing of materials. Certain residential uses
may be permitted if development standards are established to promote
compatibility between residential and other non-residential land uses.
Outside storage shall be permitted only subject to performance criteria
addressing its quantity and location to ensure it is compatible with
adjacent uses and so that such storage would not detract from the potential
use of the area for light industry. In all cases such storage shall be
extensively screened. In the Environmental Park District that implements
the “Light Industrial” plan map designation; outdoor storage will be
strictly limited to promote compatibility with adjacent environmental land
uses. Uses involving substantial storage or processing of hazardous
materials as well as substantial emissions should not be permitted in these
areas. A wide range of commercial activities may be allowed provided
that such uses support rather than detract from the industrial character of
the area.
The Burlington Northern Santa Fe Railroad Auburn Yard located within
the Railroad Special Plan Area is considered a compatible use at its
current level of usage (as of August 14, 1996). It is not bound by the
policies concerning outside storage under the existing light industrial
designation as it was an existing use prior to the development of this
policy. Should BNSF decide to reactivate its applications to upgrade the
yard to an intermodal facility, the proposal will be subject to the essential
public facility siting process as defined in the Capital Facilities Element
(Chapter 5).
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, Environmental Park (EP) or Business Park (BP) zone.
Heavy Industrial
Purpose: To provide a place for needed heavy industrial uses in areas
appropriately sited for such uses.
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Description: This designation allows the full range of industrial uses as
well as certain commercial uses. Certain residential uses may be
permitted if development standards are developed to promote
compatibility between residential and other non-residential land 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, along with residential uses with
appropriate compatibility protections.
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).
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.
Appropriate Implementation: This designation is implemented by the
M-2 zone.
Planned Areas
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" or “sub-area plans” of the Comprehensive Plan, to
be developed and adopted at a later date. The Plan elements should be
consistent with the following.
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Compatible Uses: Uses and intensities within Special Planning Areas
shall be determined for each area through individual planning processes.
Each individual planning process will result in the adoption of a
Comprehensive Plan element (sub-area plan) for that particular Special
Planning Area. Each Plan element shall be consistent with the general
goals, objectives and policies of the Comprehensive Plan. Development
of the individual Plan elements shall also be based upon the following
guidelines:
Academy Special Planning Area: The Auburn Adventist Academy Plan
was adopted by resolution No. 2254 in November 1991 and is considered
to be an element of the Comprehensive Plan. The Plan applies to the area
within the property owned by the Academy and allows for a diversity of
uses on the site, primarily those related to the mission and objectives of
the Academy. As part of the adoption of the Plan, the area was zoned
under the I-Institutional Use District which permits uses such as schools,
daycare, churches, nursing homes, recreation and single family uses.
Auburn North Business Area Planning Area: The Auburn North Business
Area Plan was adopted by resolution No. 2283 in March 1992 and is
considered to be an element of the Comprehensive Plan. The Plan covers
an approximately 200 acre area located directly north of the Auburn
Central Business District. The Plan calls for development to be pedestrian
oriented with high density residential and light commercial components.
Downtown Special Planning Area: Downtown Auburn is a unique area in
the City which has received significant attention in the past and there will
be continued emphasis in the future. This Comprehensive Plan recognizes
Downtown as the business, governmental and cultural focal point of
Auburn with a renewed emphasis on providing housing in the Downtown.
Development of the Downtown should be consistent with the 2001
Auburn Downtown Plan.
Lakeland Hills Special Planning Area: The Lakeland Hills Plan was
adopted by resolution No. 1851 in April 1988 and is considered to be an
element of the Comprehensive Plan. The Plan covers the approximately
458 acres of the Lakeland Hills development which falls within the King
County portion of the city. The Plan calls for a mix of residential uses
including single and multi-family housing as well as supporting
recreational, commercial, public and quasi-public uses. The plan calls for
phasing of development in coordination with the provision of necessary
urban services.
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Lakeland Hills South Special Planning Area: The Lakeland Hills South
Plan initially covered approximately 685 acres owned by The Lakeland
Company within Pierce County and contained within the City of Auburn
potential annexation area (urban growth area). The Plan is intended to be
consistent with the conditions of approval of the Lakeland Hills South
PDD (Pierce County Hearings Examiner Case No. Z15-90/UP9-70) as
amended.
The City of Auburn has accepted the Lakeland Hills South PUD as an
approved PUD. This acceptance is implemented in part through an
annexation and utilities agreement between the City and the developer of
Lakeland Hills South PUD. The Lakeland Hills South PUD is further
implemented by the City’s zoning code, including ACC Chapter 18.76
entitled “Planned Unit Development District–Lakeland Hills South
Special Plan Area”.
Residential development within the PUD is primarily single family and
moderate density dwellings with a wide range of lot sizes, including lots
smaller than those typically allowed by the City’s zoning ordinance for
non-PUD’s. The maximum allowable number of residential units
provided for originally was 3,408 based upon an overall gross density of 5
units per acre. High density multifamily units are limited to one area of
the PUD to approximately 669 units. Twenty acres are to be used for light
commercial development and significant area has been set aside as open
space. In 2007, the developer of Lakeland Hills South PUD was granted
an expansion to the Lakeland Hills South PUD to add an additional 4
acres of commercial land, raising the total area of light commercial land to
24 acres. The development includes a developed 15-acre park, an
undeveloped 15-acre park, two 5-acre parks and a linear park along
Lakeland Hills Way. The locations of the parks are shown on the
comprehensive plan map. Changing the location of any or all of the parks
does not constitute a comprehensive plan amendment provided that the
total park acreage does not change and the location is agreed upon by the
City.
Within the Lakeland Hills South Special Plan area only, the permitted
density ranges for the comprehensive plan designations are as follows:
Single Family Residential: 1-6 units per acre; Moderate Density
Residential: 2-14 units per acre; and High Density Residential: 12-19 units
per acre. The development has occurred in phases in coordination with
the provision of required urban services and in 2008, the development is
nearing completion.
In 2004, the developer of Lakeland Hills South PUD requested an
expansion to the Lakeland Hills South PUD involving several parcels
totaling approximately 77 acres – bringing the total PUD acreage to
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Map
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Amended 2009
approximately 762 acres. The proposal designated these additional
parcels as “Moderate Density Residential” (from “Single Family
Residential”) with the objective of increasing the total number of units
allowed in the PUD from 3,408 to approximately 3,658. Subsequently, in
2005, it was determined and agreed that the total number of units within
even the expanded boundaries of the PUD would be no greater than 3,408.
Lakeview Special Planning Area: The Lakeview Special Planning Area is
currently the site of two independent sand and gravel mining operations.
While mining activity continues in the eastern operation, indications in
1995 are that the western operation has ceased. Activity in the western
portion is now limited to a concrete batch plant and future site
reclamation. Following reclamation, the area should be developed as a
primarily single family residential neighborhood of low to moderate urban
density. A planned development would be particularly appropriate for this
approximately 235 acre site. The permitted development density of the
site will depend heavily upon the ability of the transportation system near
the site to handle the new uses. Consideration shall be given to the
environmental, recreational and amenity value of White Lake, as well as
the historical and cultural significance to the Muckleshoot Tribe, in the
development of the Lakeview Plan element. Permit applications have
been accepted and are currently being processed by the City with respect
to the mining activity on the eastern portion of the area. The permit
process should continue, however, any permit for continued mining in this
portion of the area should be limited to 10 years to encourage completion
of the mining, and subsequent reclamation by the property owner in
preparation for development. The Lakeview Plan element should be
adopted prior to the City’s acceptance or processing of any other permit
applications for the mining operation in the Lakeview Special Planning
Area. The environmental information and analysis included in the Final
Environmental Impact Statement for Lakeview (November 1980), shall be
considered in the development of the Lakeview Plan element. While
heavy commercial or industrial uses would not be appropriate as
permanent uses of this area, conversion of the area now zoned for heavy
industry to office commercial (or similar) uses would be appropriate.
Rail Yard Special Planning Area: This approximately 150 acre Special
Planning Area is located in the south-central portion of the City and
surrounded by SR-18 to the North, Ellingson Road to the South, C Street
SW to the west and A Street SE to the East. The Special Planning Area
should consider both sides of C Street and A Street. Consideration should
be given to:
1. The needs of Burlington Northern.
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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:
1. Primary consideration in use and development of the property shall
be given to protection of Coal Creek Springs' water quality.
Development types, patterns and standards determined to pose a
substantial risk to the public water source shall not be allowed.
2. The maximum number of dwelling units allowed should be
approximately 145. Dwelling units shall be located within
portions of the property where development poses the least risk of
contamination for Coal Creek Springs. Lands upon which any
level of development would have a high risk for contaminating the
water supply shall not be developed, but would be retained as open
space. The development pattern shall provide for a logical
transition between areas designated for rural uses and those
designated for single family residential use.
3. All dwelling units shall be served by municipal water and sanitary
sewer service, and urban roads. If 53rd Street S.E. is the major
access to serve the Special Planning Area, the developer will be
responsible for developing the street to urban standards, from the
property owners’ eastern property line that abuts 53rd Street, west
to the intersection of 53rd and Kersey Way.
4. Percolation type storm sewer disposal systems shall not be
permitted. All surface water drainage shall be conveyed to the
Stuck River via Bowman Creek or municipal stormwater facilities.
Treatment of stormwater shall occur prior to its discharge to any
surface water body, consistent with standard public works or other
requirements in general effect at the time of development.
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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 power line easement, and will consider a
proposal by all affected property owners. If the area is expanded, the
number of non-multiple family, non-manufactured home park dwellings
units may be increased proportionate to the increase in acreage. Any such
proposal shall specifically apportion the types and quantities of
development to occur within each separate ownership.
Northeast Auburn Special Plan Area: This special plan area covers the
property east of Auburn Way North, west of the Green River, south of
277th (52nd Street) and north of approximately 37th Street NE. Several
property owners in this area are interested in developing a master plan
which will address, among other things, the following issues:
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1. I Street alignment and design
2. Storm drainage and other utility issues
3. Land use types and density
4. Financing necessary infrastructure improvements
5. The Port of Seattle’s wetland mitigation proposal
Criteria for Designation: Additional Special Planning Areas may only
be designated through amendments of the Comprehensive Plan.
Appropriate Implementation: Plan elements establishing City policy
regarding the development of the Special Planning Areas shall be adopted
by amendment of the Comprehensive Plan, or shall be adopted concurrent
with adoption of the Comprehensive Plan. Special Planning Area elements
shall be implemented in the same manner as other elements of the
Comprehensive Plan; that is, under the City's zoning and subdivision
ordinances, development standards and public facilities programs.
Plan Map
Policies
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.
Urban Separators Urban separators are areas designated for low-density uses in the King
County Countywide Planning Policies. They are intended to be
“permanent low-density lands which protect adjacent resource lands,
Rural Areas, and environmentally sensitive areas and create open space
corridors within and between Urban Areas which provide environmental,
visual, recreational and wildlife benefits.” There are two primary areas of
urban separators within the Lea Hill portion of the City of Auburn, which
the City is obligated to maintain (and not redesignate) until at least the
year 2022, pursuant to the Countywide Planning Policies and an
annexation agreement with King County. Urban separators are deemed to
be both a regional as well as local concern and no modifications to
development regulations governing their use may be made without King
County review and concurrence. Therefore, the areas designated as “urban
separator” on the Comprehensive Land Use map, will be zoned for
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densities not to exceed one dwelling unit per acre, with lot clustering
being required if a subdivision of land is proposed.
Infrastructure
Related
Policies
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.
Policy III.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 densities at
the present time.
Policy III.B. Implementation of the Plan designations should not occur
until 8th Street is constructed to the adequate arterial standard and water
service is upgraded. Up zones should not be granted from current zoning
until these systems are upgraded or guaranteed.
Auburn Way South, Auburn Black Diamond Road
Area: Auburn Way South in the vicinity of the Enumclaw Plateau; Area
between Auburn-Black Diamond Road and the Burlington Northern
Railroad.
Problem: This Plan does not fully represent the intensity of uses that
could ultimately be supported in these areas (in part due to the current
weakness of the City's infrastructure to support future growth). In spite of
this fact, the development intensity now planned will still need to be
coordinated with the necessary infrastructure to support that growth.
Particularly significant is the need to assess the ability of both Auburn
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Way and Auburn-Black Diamond Road to support continued increases in
traffic volumes.
Policy III.C. The area between Auburn-Black Diamond Road and the
Burlington Northern Railroad tracks is designated as Rural by the Plan
Map. The primary reason for this Rural designation is the current lack of
urban facilities necessary to support urban development. Major
development proposals shall be carefully assessed under SEPA to ensure
that the development can be supported by the available facilities. Once
property owners are able to demonstrate to the City that they can provide
urban services (municipal water and sewer service, urban roads and storm
water management) necessary to support the intensity of development
proposed within the entire area, the Plan designation and zoning for this
area should be changed to an urban residential or commercial
classification. The appropriate classification(s) shall be determined after a
review of the development proposal and the pertinent Comprehensive Plan
policies.
Transition Areas
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.
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.
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Policy III.E. Land use decisions shall seek to minimize any adverse
impact on adjacent residential uses. Existing commercial uses should be
allowed to continue as permitted uses. New development should be
consistent with the office/residential use designation.
M Street Residential
Area: Area along "M" Street S.E., south of East Main and north of
Highway 18.
Problem: This is a high quality viable residential area. Pressure will
continue for conversion to commercial uses. Once some conversion
occurs, the area will no longer be viable as a residential area.
Policy III.F. The City will resist conversion in this area from single
family.
Golden Triangle
Area: Bordered on the north by Highway 18, on the south and west by
Auburn Way South, and on the east by Dogwood Street.
Problem: Auburn Way South provides a thoroughfare for thousands of
commuters each day. The “pass through” traffic represents thousands of
potential customers for the businesses in this area. The challenge is to
create an area that encourages potential consumers to take the time to
patronize the businesses in this area, either through stopping during their
commute or returning during leisure time hours.
Policy III. G. Support opportunities for the development of commercial
clusters at 12th Street SE and Auburn Way South, Auburn Way South to M
Street SE south of 12 Street SE, and on the east side of 12th and M Street
SE. Capitalize on possible relocations of existing uses to develop
coordinated commercial cluster opportunities and on the development of
Les Gove Park to support adjacent commercial and high end residential
development.
A Street SE
Area: A Street SE corridor, extending from Highway 18 to the north to
the city limits to the south, the BNSF rail lines/rail yard to the west and D
Street SE (extended to the south) to the east.
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Problem: A Street SE provides for a significant level of traffic that offers
the potential to attract customers to support existing and future business
along this corridor. Challenges include better definition of the transition
between residential neighborhoods and future commercial development to
provide predictability for both neighborhood residents and commercial
uses, as well as how to address historical uses such as mobile home parks
and industrial development along this corridor that occupy property that is
better suited for other uses.
Policy III. H.. Define appropriate transition boundaries between
commercial and residential development in a manner that protects
residential uses while providing for economic development opportunities
along the corridor.
Policy III. I. To ensure protection the of adjacent residential
neighborhood and residential uses located east of B Street SE between 8th
and 17th Streets SE from commercial development on the west side of B
Street SE, , special development standards shall be adopted. The special
development standards could include requirements for increased building
and parking setbacks and/or landscape buffer treatment. The standards
may also include the implementation of traffic calming measures as
appropriate to reduce traffic impacts on the adjacent residential
neighborhood located east of B Street SE between 8th and 17th Streets SE.
Problems Related
to Existing Uses
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 III.J. This area should be planned for local serving multiple family
uses even though it is in the Region Serving Area.
Airport Area
Area: Industrially designated area east of the Airport.
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Problem: This area is highly suited for air related activities. Other
industrial type uses are now located here.
Policy III.J. The City will encourage use in this area to take advantage of
its proximity to the Airport.
Lea Hill Area
Area: Area annexed on January 1, 2008.
Problem: The City has been concerned for years that the rapid growth
taking place within the Lea Hill PAA will overwhelm city streets.
Through annexation the City can better manage the amount and type of
growth in this area and help ensure that appropriate infrastructure to
support development is provided concurrent with that development.
The Auburn City Council envisions retaining the predominantly single-
family character of the Lea Hill area rather than allow the trend of rapidly
developing multi-family projects to continue. The City's codes will help
ensure that the neighborhood character, traffic and environmentally
sensitive features are protected and/or managed.
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CHAPTER 15
IMPLEMENTATION
Introduction
A comprehensive plan is a set of policies intended to guide and coordinate
other decisions. However, general comprehensive plan documents are
further supported by more specific functional plans. Functional plans that
further implement a comprehensive plan are usually referred to as
"elements" of the comprehensive plan.
Other types of actions that further advance the implementation of the plan
include regulatory measures, or development regulations, which control
the physical development of the City. This chapter will describe the
various actions, plans and measures necessary to implement this Plan.
This Plan is a policy plan, intended to provide a policy framework for
future decision making. It is, however, not intended to be a rigid
blueprint. The Plan is designed to be subject to amended and will be
annually reviewed for that purpose. This is not say, however, that the Plan
should be amended to fit any particular need or interest. To avoid
frivolous amendments, policy amendments should follow a procedure
designed to assess its need and appropriateness. Policy issues related to
the proposed amendment need to be identified and adjusted in the same
process. This chapter will describe this process.
Public
Improvement
Elements
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.
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Public facility elements not only outline a series of public construction
projects, but also establish standards which private development projects
must meet as they relate to those facilities. These standards are often
implemented by various regulatory measures.
These facility plans or planning elements are intermediate implementing
plans between the comprehensive plan and the actual construction of
individual projects. The facility plans necessary to implement this Plan
are listed below:
Comprehensive
Transportation Plan The Comprehensive Transportation Plan, as the transportation element of
the Comprehensive Plan, is the blueprint for transportation planning in
Auburn. It functions as the overarching guide for development of the
transportation system. The Plan evaluates the existing system by
identifying key assets and improvement needs. These findings are
incorporated into a needs assessment, which informs the direction the City
will take in developing the future transportation system. The plan also
contains objectives and policies to provide implementation guidance.
This Plan is multi-modal, addressing multiple forms of transportation in
Auburn including the street network, non-motorized travel, and transit.
Evaluating all modes uniformly enables the City to address its future
network needs in a more comprehensive and balanced manner.
The City's current Transportation Plan was adopted in 2005 and builds
upon the work completed to amend the Transportation Plan in 1994 in
order to bring it into compliance with the Washington State Growth
Management Act
Other transportation related projects include:
Airport Plan: An updated Auburn Municipal Airport Master Plan
(2001-2020) was adopted in 2002. This element should be
periodically reviewed by airport management and updated as
needed.
Six Year Transportation Improvement Plan: Street
development projects are annually planned and coordinated by
means of a six year Transportation Improvement Program, which
is adopted by the City Council pursuant to State law. While the
six-year plan is a very significant implementing measure, it is a
working document, implementing the policy set forth in the
transportation element, and should not be considered a formal
planning element.
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Comprehensive Water
Plan Development of the City water system involves two general planning
components: the development of the source of water, and its transmission
to the City's customers. The goals and policies of the Comprehensive Plan
provide general guidance for the development of this system and its
coordination with the other planning elements. This plan must include an
element addressing water conservation. More detailed plans for the
development of this system are found in the Comprehensive Water Plan.
This document should be comprehensively reviewed and updated every
six years. It should continue to be formally incorporated into the
Comprehensive Plan as a planning element.
Comprehensive
Sanitary Sewer
Plan As in the case of water, all development in the City should be served by
adequate sanitary sewer service. Such service is provided through the
City's system. Consequently, development of the City sanitary sewerage
system is also an essential implementing measure for the Comprehensive
Plan. Sanitary sewer service involves two general types of activities: the
collection of wastewater from each residential, commercial and industrial
establishment in the City, together with its treatment and disposal. While
the collection system is the responsibility of the City, the treatment and
disposal of the waste are the responsibility of a regional system. The goals
and policies of the Comprehensive Plan provide general guidance to the
development of the City collection system and its coordination with the
other planning elements. The Comprehensive Sanitary Sewer Plan was
updated and adopted in 2009. The Comprehensive Sanitary Sewer Plan
should continue to be formally incorporated into the Comprehensive Plan
as a planning element.
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Parks and
Recreation
Element Adequate parks and recreation facilities are an essential urban amenity to
maintain a suitable quality of life in the community. These are
particularly important in implementing the overall goals of this Plan
directed at ensuring a quality family environment. Unlike street, water,
and sewer systems, however, these facilities are not a necessary
prerequisite for development to occur. Consequently, good planning and
vigilant implementation is even more important in order to ensure that
community growth does not out-pace the development of these facilities
and create a deficiency in these services. The goals and policies of the
Comprehensive Plan set the overall policy guidance for the development
of these facilities. This element should continue to be formally
incorporated into the Comprehensive Plan.
Comprehensive
Drainage
Plan In the past, flooding was one of the most significant environmental
constraints confronting the development of the City. While storm
drainage continues to be an issue, the City now has a Storm Drainage
Utility. The City’s initial Comprehensive Drainage Plan was adopted in
1990 with a new Comprehensive Storm Drainage Plan adopted in 2002.
Major components of the proposed updated Comprehensive Drainage Plan
include a 6-year capital improvement plan, a stormwater management
program evaluation, water quality discharge improvement
recommendations and recommended comprehensive subbasin plans. The
subbasin plans provide recommended storm drainage improvement
projects, using current and projected growth in the City as a basis.
Proposed projects include pipeline upgrades, regional detention facilities,
regional water quality facilities, infiltration facilities, wetland mitigation,
and new outfalls to the Green River. The Comprehensive Drainage Plan
also includes evaluation of retrofitting the City’s existing untreated
outfalls to the Rivers, adequately planning storm water drainage for future
planned development, preventing flooding, protecting special-status fish
species (e.g. those listed endangered or threatened by the Endangered
Species Act, or as a Priority Species by the Washington Department of
Fish and Wildlife) and aquatic habitat, and enhancing water quality.
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Capital
Facility Plans
One of the most difficult aspects of implementing a Comprehensive Plan
is funding the full range of needed public facilities. Since only a limited
amount of funds are available for constructing such facilities, careful
planning is needed to ensure maximum benefit from the expenditure of
those resources. To maximize benefits the development of facilities
should be planned over a period of years during which all the various
functional facility needs can be balanced and addressed. A capital facility
plan should be developed and annually updated for this purpose.
Significant emphasis was placed on the coordination of the capital
facilities plan and the land use element by the Washington State Growth
Management Act. Auburn's Capital Facilities Plan was significantly
amended to meet these coordination requirements. Responsibility for
maintenance of the capital facilities plan will be split between the
Planning, Public Works and Finance Departments. The capital
improvement program should include all capital improvement needs of the
City in addition to the facilities identified in the specific planning elements
discussed above.
This list of elements is not intended to be limiting and other elements can
be added if needed.
Policy
Elements In addition to plans which organize the development of the City's public
facilities, other planning elements are needed which provide policy
guidance for City decisions for various functional concerns which require
coordination with the Comprehensive Plan. These elements are generally
programmatic plans providing greater detail than is possible within the
Comprehensive Plan itself. These plans are usually extensions of the more
general policies of the Comprehensive Plan. These elements include:
Community
Development
Block Grant Plan The City of Auburn Consolidated Plan is a five year strategy to provide
decent housing, create a suitable living environment and expand economic
opportunities in accordance with the objectives of the federal Community
Development Block Grant (CDBG) program. The Consolidated Plan is
reviewed by HUD relative to the City's requirements for block grant and
other funding eligibility and is intended to ensure that the City’s strategy
to address community development needs is coordinated. The CDP is
primarily an administrative instrument and does not need to be formally
adopted as a planning element in the Comprehensive Plan. City staff
annually monitors the City's progress toward implementing the strategies
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Amended 2009
presented in the Consolidated Plan. An "Annual Action Plan" is prepared
and submitted each year for HUD's review and approval.
Neighborhood
Plans This Plan calls for the development of neighborhood plans for select
neighborhoods within the City. These plans will address issues and
concerns pertaining to land use, projected growth/decline, neighborhood
identity, safety, education, youth and recreational activities. Through the
process of developing these Neighborhood Plans, City staff can facilitate
organization and community development within each neighborhood.
These proposed Neighborhood Plans will eventually evolve into
recognized elements of the Comprehensive Plan.
Downtown Plan The future of the downtown area is a key concern of this Comprehensive
Plan. Consequently a detailed plan for the downtown area that outlines
strategies and implementation measures to foster and promote downtown
redevelopment was adopted in 2001 and is considered to be an element of
the Comprehensive Plan.
Urban Design
Element The Comprehensive Plan contains several policies regarding the
enhancement of the City's visual quality and the visual impact of new
development. The plan should provide guidance for improved site design,
landscaping and architectural standards. Further, the plan should include a
section on pedestrian friendly design. The plan should place special
emphasis on design guidelines for multi-family housing and the
downtown. These policies reflect a very strong community desire
expressed in neighborhood meetings that the City should give greater
attention to the role that visual character plays with regard to the quality of
life in the City. However, the policies contained in this Plan only point
out a general direction to be followed. A much more detailed analysis of
the visual character of the community, upon which to base a much more
effective and cohesive set of policies, is needed. This should be
accomplished by the development of a special Urban Design element of
the Comprehensive Plan. This plan should establish an administrative
review procedure which will be integrated into the City's development
review process.
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Economic
Development
Element Current economic conditions and the policies of this Plan require
development of a special City policy to facilitate the desired kinds of
economic activity in the City.
Historic
Preservation
Element This plan calls for the development of an element which includes an
historic site and building inventory. It should also include
recommendations regarding codes and incentives to carry out the goals
and policies of the element.
Regulatory
Measures The planning elements and other implementing actions identified above
addresses primarily public actions to implement the Comprehensive Plan.
However, private actions must also be addressed if the goals of the Plan
are to be achieved. These private actions are related to the implementation
of the Plan through the City's regulatory powers. Since regulatory
measures are developed and instituted by procedures required under State
law, these measures are not usually considered or adopted as policy
elements of the Comprehensive Plan, even though they may have a similar
character. Some of these measures are intrinsically related to the
Comprehensive Plan, such as the Zoning Code. Other regulatory
measures are independent of the Comprehensive Plan. For example, State
law prescribes standards and policies for shoreline management which the
City must follow. However, good government requires that all the
physical development regulatory programs of the City be coordinated with
the Comprehensive Plan in order to avoid inconsistency and conflict.
Since the Comprehensive Plan has endeavored to provide such
coordination, each of these regulatory measures will be treated as though
they were direct implementing measures for the plan.
Zoning Code Perhaps the most important of all the regulatory measures is the City
zoning code, since it has the most direct bearing on the actual
development and use of property. The zoning ordinance was originally
adopted in 1987. Amendments have been made to the ordinance
incrementally since that time. A thorough review of the entire zoning
code was done and substantial changes made in 2009 to ensure it is clear
and understandable to the public and meets the needs of current
development practices and community expectations.
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Land Division
Ordinance The land division ordinance was adopted in 1988 to replace the
subdivision ordinance. A thorough review was done in 2009 with
substantial changes 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
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
Environmental
Policy Act (SEPA) 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.
This Plan has considered this need in identifying policies to guide SEPA
review and determinations. As such the SEPA process becomes an
implementing system for the policies of the plan.
.
Shoreline
Management Act 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
plan is considered to be a plan element.
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.
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Other Ordinances There are a variety of other ordinances which may affect the physical
development of the City. Where ever appropriate this Plan and its
elements should be used for guidance in the development and
administration of those ordinances.
Zoning Code
Administration There is a particularly direct relationship between the implementation of a
Comprehensive Plan and a zoning code. While this Plan seeks to establish
a comprehensive framework to guide future development, it also
recognizes the need to provide for an efficient decision making process in
order to avoid needless and often expensive delays for projects.
Consequently, the zoning code and its administration should provide for
decision making processes which are related to the significance of the
policy issue involved. Minor issues (such as whether a proposed
conditional use complies with standards established in the Plan) should be
determined in relatively quick administrative processes. Major issues
(such as a possible conflict with the Comprehensive Plan Map) should be
thoroughly assessed and subject to full public scrutiny.
Rezones There are two types of rezones that may be made under this Plan: A
rezone which clearly implements or is in full conformance with the
Comprehensive Plan and rezones which involve a Plan policy question,
issue or interpretation or are in conflict with the Comprehensive Plan.
Rezones that implement the Comprehensive Plan are processed by the
hearing examiner system and are subject to Council review. Rezones
involving potential policy decisions or interpretations of the plan are
considered by the Planning Commission and City Council, with
appropriate hearings. 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 appeal to the City’s
Hearing Examiner. Permits involving more substantive policy questions
or interpretations should be processed through the hearing examiner
system, with appeal to Superior Court.
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 frame of reference that can be reasonably
comprehended. This does not mean that this plan should be unchangeable.
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As community goals and conditions change, this plan should be amended
and updated to reflect these new circumstances.
The Washington State Growth Management Act (GMA) limits the process
of amending a comprehensive plan to once a year. This will enable
changes to be considered in terms of their cumulative impacts rather than
on a piecemeal basis.
The GMA also requires a jurisdiction to thoroughly review and update its
comprehensive plan every seven years dating from December 2004, in
order to ensure both internal consistency and consistency with State laws.
Timing of
Amendments Amendments to the Comprehensive Plan should occur no more frequently
than once every calendar year, except as allowed by State Law (RCW
36.70A.130) or in cases of emergency as described below. All
amendment proposals shall be considered concurrently so that the
cumulative effect of the various proposals can be ascertained. All
amendments should, where feasible, be reviewed as part of a coordinated
SEPA process so that the environmental impacts may also be assessed
cumulatively.
While Comprehensive Plan amendments should only occur once per year
as described above, requests for Comprehensive Plan amendments may be
filed at anytime during the year. Those requests will be “docketed” until
the next appropriate annual amendment cycle.
Comprehensive plan amendments may also be adopted whenever an
emergency exists, as defined in the State GMA. Plan amendments may
also be considered outside the annual amendment process whenever
necessary to resolve an appeal of an appeal of the Plan that has been filed
with the Growth Management Hearings Board or with Superior Court. In
such instances, the Planning Director will prepare a written statement
which clearly describes the reasons why the amendment is necessary, why
it must be considered outside of the annual amendment process, and how
the amendment will allow compliance with RCW 36.70A. This statement
will be considered by both the Planning Commission and the City Council
in adopting the amendment. Emergency amendments are not considered
as the one amendment per calendar year.
This Comprehensive Plan may also be amended in other ways:
Adoption of a new Plan Element
The formal adoption of a plan element is an amplification of the policy of
the Comprehensive Plan. When a proposed plan element is being
processed, the policies of the element should be compared to the policies
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Amended 2009
of the Plan itself and other planning elements. If changes are necessary to
the adopted Comprehensive Plan, consideration of a new plan element
must occur in conjunction with the annual amendment process.
Special Amendment Due to Regulatory Process
Requests will be made for Plan amendments to accommodate
development projects which would be inconsistent with the Plan. Usually
these amendments also involve a rezone. These amendments shall be
processed in accord with the law governing plan amendments. Special
scrutiny will be made during the SEPA process to assess potential impacts
of the Plan change. In addition to the information needed to assess any
rezone, staff analysis of the proposed rezone should include a detailed
assessment of the implications of the proposed change to the Plan and its
goals. Special care should be given to include policy statements in this
analysis as well as the policy of the Comprehensive Plan Map. All needed
changes should be identified and considered in the same process. While
any affected rezone can be processed at the same time as a Plan
amendment, the amendment process will usually involve more time than a
regular rezone, particularly if the amendment request must be docketed
until the start of the annual amendment process.
Regular Plan Review
The Planning Commission shall monitor the implementation of the
Comprehensive Plan. The Commission may periodically identify Plan
changes or studies that assess planning issues and make appropriate
recommendations for Plan amendments. These amendments may be made
to any Plan element or to the main text of the Comprehensive Plan itself.
Such amendments would be processed according to law.
Full Update
The entire planning framework should be periodically reviewed and
assessed; approximately once every seven years. This review should
receive a high priority in the City budget process in order to ensure that
the Plan remains relevant to future conditions.
Hierarchy of
Policy In general, this Comprehensive Plan is intended to establish the overall
guiding policies for the orderly development of the City. However, it is
also intended to be an organic policy that can be changed and adjusted
through time with procedures described herein. The regulatory framework
implementing this Plan also needs to recognize State legal principles.
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
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Amended 2009
currency for the planning framework established herein. In conformance
with State judicial rulings, specific ordinance provisions supersede Plan
policies. However, care will be used to incorporate deference to Plan
policies within the ordinances themselves in order to avoid potential
conflicts. Where such deference is provided, the Plan policies shall
govern. Except for ordinances or State law, formally adopted plans and
policies will supersede other implementing measures.
In interpreting and applying City code provisions, the City administrative
personnel, including the hearing examiner, should be primarily guided by
the policies of this Plan.
Public
Participation Statewide Planning Goal 11 of the GMA calls for encouraging the
involvement of citizens in the planning process and ensure coordination
between communities and jurisdictions to reconcile conflicts.
The Comprehensive Plan embodies the City of Auburn’s vision. The City
recognizes that the management of growth, as guided by this plan and
implementing development regulations, affect our citizens and that public
input prior to the adoption of a plan or development regulation
amendments is essential.
With its focus on coordinated planning and project review, the GMA
placed increased emphasis on decision-making at the planning stage,
rather than at the individual project level. Because of this, early and
continuous public participation at the planning stage is important.
The City will encourage and facilitate public participation in the planning
process. Public participation techniques that are transparent and open to
the public are desired. Techniques to solicit public participation will also
vary depending on the proposal’s complexity.
In addition to conducting public hearings as required by law and in
addition to public participation invited through the SEPA process, the City
of Auburn has and will continue to use the following methods to promote
citizen participation and solicit public input.
• Posting the property for site-specific proposals in accordance with
the City of Auburn's city code requirements;
• Publishing legal notices in a newspaper of general circulation for
public hearings;
• Mailing notice to property owners and residents within a certain
radius of a sites specific proposals;
• Posting of public notices in general locations;
• Publishing display advertisements local newspapers;
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Amended 2009
• Providing notice on the cable access channel;
• Maintaining mailing lists of public or private groups with known
interest in a certain proposal or in the type of proposal being
considered and providing notice;
• Publishing notices in the City’s newsletter;
• Publicizing planning activities, agendas and public hearing notices
on the city’s website;
• Establishing citizen advisory committees;
• Coordinating with the media to obtain media coverage;
• Holding neighborhood meetings, open houses, and public
workshops.
Since the time of the GMA initial adoption, there has been increased use
of new public participation techniques. The expanded use of websites and
cable access television by local jurisdictions are examples. As with the
advent of websites and Cable TV, it is likely additional techniques and
methods of advancing public participation a may present themselves in the
future. The City will, as it has in the past, take advantage of using these
opportunities.
APPENDIX A
GLOSSARY
POLICY
TERMS The following terms are used deliberately in the text with an intended
difference in policy implications:
Shall, Should, and May:
Shall: Expresses a policy mandate to be followed. The policy
should be followed unless the most compelling of
circumstances warrant other wise.
Should: Expresses a desired direction to be followed. Can be over-
ridden but the burden of proof is on the factors indicating
against the stated policy.
May: Expresses an option. The desired course of action would
depend on the circumstances with no particular burden of
proof.
Goals, Objectives, and Policies:
Goals: Goals are general statements of the desired long term future
state towards which the Plan aims.
Objectives: Objectives are statements of the desired short-term and
more measurable aims of the Plan; the objectives should
show how a goal shall be pursued.
Policies: Policies are a definite course or method of action to guide
and determine present and future decisions, both
legislative and administrative.
Page A-1
Appendix A
Area Terms:
Community-Serving: Refers to the area of the City reserved for
purposes that are distinctly local in character
or which provides services to just the
Auburn community (including residential
areas).
Region-Serving: Refers to that area of the City reserved for
providing services to areas beyond the
Auburn community.
GENERAL
TERMS Activity Area: Defined in the King County Countywide Planning
Policies as areas containing moderate concentrations of commercial
development and housing that function as a focal point for the local
community. Activity Areas contain a mix of land uses such as retail,
recreation areas, public facilities, parks and open space. Although smaller
in scale than Urban and Manufacturing/Industrial Centers, Activity Areas
contain a sufficient density and mix of uses to provide similar benefits.
Activity Areas are designed to: 1) provide housing and employment
opportunities; 2) provide retail, services and business opportunities; 3)
reduce automotive use and support efficient transit service; and, 4)
consume less land with urban development. Encouraging compact
development within Activity Areas is an important part of the Countywide
Planning Policy vision promoting infill development and preventing
sprawl. Activity Areas are designated in local comprehensive plans. The
size of the Activity Area and the mix and density of land uses are locally
determined to meet community goals.
Agricultural Resource Lands: Agricultural resource lands are those
agricultural lands which have been included as part of King County's farm
and open space program, or similar program that purchases development
rights or transfers development rights. Properties which are served or are
proposed within the City's Capital Improvements Program to be served by
water and sewer lines should not be considered to be Agricultural
Resource Lands. Properties around which urban levels of growth are
occurring should not be considered to be Agricultural Resource Lands.
Aquifer Recharge Areas: Aquifer recharge areas are those areas that the
South King County Groundwater Management Area Plan determines to be
critical recharge areas.
Page A-2
Glossary
Community: The area in which there is an identity among the residents
as being a part of "Auburn". Generally associated geographically with the
Auburn School District and the Auburn postal address.
Compatibility: Capable of existing together in harmony. Refers to uses
or activities which do not conflict when sited next to each other.
Conditional Use: Uses which may be permitted in an area if certain
conditions are present, or if certain conditions are met.
Conditional Use Permit: An administrative process used to determine
whether a conditional use should be allowed.
Conflicting Uses: Uses or activities which are not in harmony when sited
together.
Contract Rezone: A rezone with conditions which are agreed to by the
property owner.
Density: The amount of an activity for a given area. Usually refers to the
number of dwelling units per acre.
Design Review: This term refers to a process which requires a review of
the design or siting of structures prior to their approval by the City. This
process can range from administrative review under prescribed standards
to a more formalized hearing process involving approval by an appointed
board.
Down-Zone: A rezone decreasing the intensity of use (as opposed to a
up-zone which increases the intensity).
Element: This term technically refers to a part of the Comprehensive
Plan which deals with a functional planning concern such as a traffic
circulation plan. More commonly it refers to separately published
planning documents which are related to the Comprehensive Plan. In this
report it refers to parts of the comprehensive planning framework which
address functional systems of the city; and is distinguished from the term
Comprehensive Plan which herein refers to this document even though
both the Comprehensive Plan and the planning elements are part of the
same comprehensive planning system. The terms "element" and "plan"
will be used interchangeably when referring to functional plans.
Erosion Hazard Areas: Erosion hazard areas have those soil series
identified by the Soil Conservation Service as having a severe potential
for erosion.
Page A-3
Appendix A
Facilities: Structural improvements which support the physical
development of the City; as used here, it generally refers to municipal
facilities which provides City services and/or supports the development of
the City.
Floodway: The area that must be reserved in order to safely discharge the
"one hundred year" flood. This area is specifically set forth by maps
prepared under the National Flood Insurance Program (NFIP).
Focal Point: As used here, this refers to the center of community
attention; the area which establishes the identity of the community.
Forest Resource Lands: Forest resource lands are those forest lands
which are actively managed to ensure sustainable commercial timber
production operations. Forest resource lands will have land grades equal
to or higher than those listed below and will be of significant size to
ensure commercial viability.
Species Land Grade *
Douglas Fir 2
Western Hemlock 2
Red Alder 7
* Land grades are defined by WAC 458-40-530
Before any forest resource lands are designated, the City or King County
must have a program to transfer or purchase development rights of forest
resource lands. Properties around which urban levels of growth are
occurring should not be considered to be Forest Resource Lands.
Framework: As used here the term identifies the type of plan which this
is intended to be. A framework plan is a plan which provides a framework
of policy to which additions and deletions can be made to adjust to
changing circumstances or additional information and policy
development. The term connotes flexibility and is used to distinguish
from an older style of planning which sought to establish a more rigid
policy system directed at achieving a prescribed end state of development.
Frequently Flooded Areas: Frequently flooded areas are those lands
which have a one percent or greater chance of flooding (being covered by
water) in any given year. These areas include all areas designated as
regulatory floodway and one hundred year floodplain by Federal
Emergency Management Agency. In addition, those areas determined by
Public Works to experience flooding, and areas classified as wetlands
should be considered to be frequently flooded areas.
Page A-4
Glossary
Intensity of Use: Refers to the manner in which land is used, zoned or
planned. The more a site or area is developed and the more busy are
activities associated with that development, the more intense the use is
considered to be. The most intensive use of land is heavy industrial uses,
with the least intensive use being open space. Generally refers to a
hypothetical scale which places rural uses as least intense, proceeding
through residential densities, commercial uses to industrial uses.
Known Fish and Wildlife Habitat Conservation Areas: Known fish
and wildlife habitat conservation areas are areas which have been
identified or mapped by the Department of Wildlife as being priority
habitat. In addition, Waters of the State (Stuck/White, Green Rivers, Mill
Creek, and White Lake) and habitat for threatened and endangered, and
sensitive species that have not been mapped by Department of Wildlife
will also be included.
Landslide Hazard Areas: Landslide hazard areas are those areas which
meet the following Class I or Class III definitions for landslide hazard
areas. Class I (Known Landslide Hazard) would include areas with any of
the following criteria: 1) a combination of slopes greater than 15%
underlain by silt or clay; 2) evidence of movement during the Holocene
Epoch (from 10,000 years ago to present), or the occurrence of mass
wastage debris; 3) areas designated by USGS and/or DNR as quarternary
slumps, earthflows, or landslides; 4) canyons potentially subject to
inundation by debris flows or catastrophic flooding; 5) slopes which could
potentially become oversteepened and unstable as a result of stream
erosion; and 6) slopes greater than 40% with a vertical relief of 10 or more
feet. Class II (No Known Landslide Hazard) would be areas with slopes
less than 15%. Class III (Landslide Hazard Unknown) would be those
slopes between 15% and 40% which are not underlain by clay.
Local: Generally the same as "community".
Page A-5
Appendix A
Mineral Resource Lands: Mineral resource lands are those lands which
have high quality resources that can be commercially mined for a
minimum of twenty years. Properties around which urban levels of
growth are occurring should not be considered to be Mineral Resource
Lands.
Open Space: Areas which are either not developed, or developed to an
intensity of use which appears generally not developed. Would include
very low density residential uses.
Performance Standards: A regulatory approach which accents the
manner in which a proposed use affects adjacent uses and property, and
the manner in which a use is conducted. It is usually distinguished from
more traditional zoning which separates use by type, rather than how a
particular use is carried out.
Potential Annexation Areas: Those currently unincorporated areas
surrounding the City of Auburn which Auburn intends to annex within the
20 year time frame of this Comprehensive Plan. These areas are
designated by Map 3.1. The term potential annexation area is
interchangeable with the term Auburn's Urban Growth Area.
Predictability: The ability to anticipate future events. As used here it
refers to being able to anticipate future planning decisions.
Public Uses: Generally refers to uses or land owned or operated by
governmental agencies.
Quasi-Public Uses: Refers to uses that serve public or general
community needs of a non-business or non-profit character; but are not
conducted by governmental entities. Includes religious uses.
Regional: Used here in a variety of contexts to identify an area larger
than the Auburn community. Unless the context indicates otherwise,
refers to the general South King County and North Pierce County area.
Seismic Hazard Areas: Seismic hazard areas are those areas which meet
the following Class I or class III definitions for Seismic Hazard. Class I
(Known Seismic Hazard) to include those areas with the presence of
Holocene alluvium; Class II (No Seismic Hazard) to include those areas
not Class I or III; and Class III (Unknown Seismic Hazard) to include
those areas with recessional deposits not included in Class I areas.
SEPA: State Environmental Policy Act (RCW 43.21C).
Page A-6
Glossary
Solid Waste: Means all putrescible and nonputrescible solid and
semisolid wastes including, but not limited to, garbage, rubbish, ashes,
industrial wastes, swill, demolition and construction wastes, abandoned
vehicles or parts thereof, and discarded commodities.
Solid Waste Processing Facility: Means the management, collection,
transportation, temporary storage, treatment, utilization, and processing of
solid wastes by means of pyrolysis, refuse-derived fuel, or mass
incineration within an enclosed structure. These processes may include
source separation and recovery of recyclable materials from solid wastes,
the recovery of energy resources from such wastes or the conversion of
the energy in such wastes to more useful forms or combinations thereof.
This definition refers to city-wide or regional scale operations and does
not include solid waste handling which is accessory to an individual
principal use.
Spot Zoning: Technically this term refers to a rezone that is not in accord
with the Comprehensive Plan. More common use of the term refers to
rezoning property in a manner differently than adjacent sites. In this Plan
it refers only to this latter use of the term in order to indicate in what
circumstances zoning a property differently than adjacent sites would or
would not be appropriate (generally appropriate as a transitional device to
gradually rezone an area from a old designation to a new designation
under this Plan). This use of the term in this manner is intended only to
communicate such situations and is not intended to alter the legal meaning
of the term.
Support: To provide assistance or encourage. Support can take the form
of staff time or financial contributions.
Suspected Fish and Wildlife Habitat Conservation Areas: Suspected
fish and wildlife habitat conservation areas are: 1) forested hillsides; 2)
wetlands; 3) forested corridors within one mile of the Stuck River.
Transition: Refers to a change in use, either over time or through space;
or both.
Up-Zone: A rezone increasing the intensity of allowed use (as opposed to
a down-zone which reduces the intensity).
Page A-7
Appendix A
Page A-8
Urban Design: The process of planning the urban form of the City. It
refers to the entire range of the City's appearance, from overall planning
policies which address the entire urban form, to the regulation of how
particular sites appear. It also refers to a sub- discipline of urban
planning.
Urban Form: The general shape of physical development in the City or
the pattern of uses. Also refers to the physical appearance of the City.
Volcanic Hazard Areas: Volcanic hazards areas are those areas
identified by the United States Geological Survey (USGS) as having
potential for floods caused by an eruption of Mt. Rainier.
Wetlands: Wetlands are defined as those areas of the City of Auburn that
are inundated or saturated by surface or ground water at a frequency and
duration sufficient to support, and that under normal circumstances do
support, a prevalence of vegetation typically adapted for life in saturated
soil conditions. Wetlands generally include swamps, marshes, bogs, and
similar areas. (Army Corps of Engineers Regulation 33 CFR.328.3 (b)).
Wetland Critical Areas: Those areas that are inundated or saturated by
surface water or ground water at a frequency and duration sufficient to
support, and that under normal circumstances do support, a prevalence of
vegetation typically adapted for life in saturated soil conditions. Wetlands
generally include swamps, marshes, bogs, and similar areas. Wetlands do
not include those artificial wetlands intentionally created from nonwetland
sites, including, but not limited to, irrigation and drainage ditches, grass-
lined swales, canals, detention facilities, wastewater treatment facilities,
farm ponds, and landscape amenities. However, wetlands do include
those artificial wetlands intentionally created from nonwetland areas
created to mitigate conversion of wetlands, if permitted and required by
the county or city. Artificial wetlands created from nonwetland areas for
purposes of wildlife enhancement, education, aesthetic, or similar reasons,
when not part of a compensatory (required) mitigation project, are not
included within the wetland definition.
APPENDIX B
REPORTS AND STUDIES
Introduction The Comprehensive Plan presents the results of the comprehensive
planning process. A wide variety of other documents have been prepared
or utilized in the process. These other documents contain the background
upon which the policy issues were assessed and the decisions made.
Consequently, while separately published, the "Comprehensive Plan"
should be considered the full body of this information. These documents
are all available for review in the Planning Department at Auburn City
Hall, and many of them are also available at the City Library. This section
identifies those documents.
Report to the Mayor on the Status of Planning In Auburn, December 1982:
Upon taking office in 1982, Mayor Roegner requested the Planning
Department to develop a comprehensive review of the status of the City's
Planning Program and its Comprehensive Plan. This report was prepared
by the then new Planning Director and published in December of 1982.
The purpose of this report was to establish a common base of
understanding regarding the role that comprehensive planning should take
in the City. It culminated in a recommendation that the planning program
be completely revised and a new Comprehensive Plan developed. While
the original recommendations have been modified subsequent to the
publishing of the 1982 report, it was this report which began the policy
discussions leading to the development of this Comprehensive Plan.
Population Trends, 1984: This report assessed the overall growth rate of
the community and how it is related to the growth rates in other areas.
The report took a detailed look at the growth pattern in Auburn over the
last decade and compared this pattern to other areas in the Green River
Valley, King County, and the State. The report concluded that the growth
in Auburn is highly interrelated with the general growth that has occurred
over the decade in the Green River Valley. The consistency of this
interrelationship between the growth patterns of Auburn and the Green
Valley as a whole indicates that Auburn will continue to grow at a rate
Page B-1
Appendix B
similar to the overall growth rate of this part of the County. Growth in
Auburn itself has been higher than in most other incorporated areas.
General Population Characteristics 1980, January 1984: This report
presented an overview of the population characteristics of the City of
Auburn. The report explored the population change in more detail than
the previous report, particularly in terms of change in sex, age, and racial
composition. The report also analyzed the composition of the City's
families and the employment patterns of its residents as well as general
income levels. Finally the report zeroed in on the characteristics of the
City's low income population.
Age Group Analysis, 1984: This report provides perhaps the most detailed
examination of some aspects of the City population of any of the Planning
reports. Three major demographic phenomena have strongly influenced
the sociological character of the community between 1981-1984; the post-
war baby boom, the subsequent baby-bust, and the growth of the elderly
population. This report extensively analyzes the implication of these
demographic phenomena on the community and compare these
demographic patterns to other communities. This report noted that since
different age groups exert different demands for various types of goods
and services, these demographic patterns have a profound effect on the
problems and needs of the community. Since age groups are also closely
related to housing and employment needs, the relevance of this report to
many of the policies of the Plan is very significant.
Housing Market Patterns and Characteristics in Auburn, November 1984:
This report re viewed the housing supply of the City of Auburn and how it
has been changing. The purpose of the report was to assess the nature of
the housing supply in order to assist in the development of appropriate
land use policy. The report was divided into three sections, the first of
which described the supply of various types of housing within the City
itself. The second section described how the broader Auburn area
community housing stock compares to the housing stock of other
communities. The third section described current construction patterns
and assessed the proposed housing development plans by the private
sector. This report provides the back ground that was used by the
planning process to develop residential policies in this document.
Page B-2
Reports and
Studies
Page B-3
Population Forecasts, February 1985: Any comprehensive planning
process requires an understanding of where the community seems to be
headed in the future. This report forecasted the City's population based on
a variety of variables. The report is closely related to the Age Group
Analysis Report and the Housing Report identified above. The report
concluded that due to the availability of buildable land and the
development pressure of the last decade there is considerable potential for
a very high rate of growth in the community. The report also noted that
the need for school services, after a lull that is occurring at the present
time, is expected to resume; demand for preschool type services will
increase, the demand for retired age group services will increase; the
impact of substantiated growth in the young adult population that has
shaped much of the last decade, is largely over; the need for new entry
type jobs in the labor force should subside; and the aging of the labor
force should result in very significant increases in family incomes and
demand for jobs appropriate for that age group. An appendix to this report
assessed the interrelationship between the growth forecasted in this report,
and the growth forecasted by the Puget Sound Council of Governments for
the region.
Existing Land Use Management Policy, December 1984: This is perhaps
the most significant of the reports for many of the policy issues addressed
by this Plan. It is particularly important in terms of its implication on the
Comprehensive Plan Map itself. This report (which is closely related to
the original report to the Mayor) contains a complete analysis of planning
in the City and policy issues which are present in the current policy
framework. It addressed both very general policy issues as well as site
specific conflicts in City ordinances.
Land Use and Development Policy of the City of Auburn, September 1983:
One of the basic problems identified in the original report to the Mayor
was the problem of the City's land use policy being contained in a wide
variety of documents. This report was originally prepared in order to
assist in identifying those policies. As such, it provides a very useful step
in the planning process by combining all the key land use policy
statements that have been adopted by the City in one place. This report
merely compiles and restates that policy.
Downtown Report, November 1984: One of the most important concerns
identified early in the planning process was the problems, needs and
potentials of the City's central business district. Due to this concern a
special committee was formed, both to address downtown needs
independently of the planning process, and to provide a source of advice
to the planning process regarding those needs. As a part of the
Committee's work, the Downtown Report was prepared and issued. The
report reviews and analyzes the downtown of the City in order to provide
Appendix B
a common understanding of downtown issues in developing the
Comprehensive Plan. The report reviews types of concerns that generally
present themselves in downtown planning and applies those concerns to
the current condition and viability of Auburn's downtown. Related to this
report is a report which implements some of the Committee's proposals for
downtown in the form of off-street parking facilities.
Economic Analysis, December of 1985: This report presents an economic
base study of the City. This base study is prepared from several different
perspectives. First the report assesses how the people who live in Auburn
gain their livelihood. Second, the report describes the type of employment
that is available in the City. Third, the report describes the structure of the
City's business community as measured by taxable sales activity. Finally
the report compares the structure of the City's employment base to the
employment structure of the surrounding area. On the basis of this
analysis a projection of future economic activity can be gained.
Land Use Analysis, December 1985: This report analyzes the current use
of the land in the City and how it is changing. It also describes and
assesses change in various regulatory actions related to land use such as
rezones and platting.
Neighborhoods Meeting Program, August 1985: This report documents
and summarizes the citizen input that was received by the City during its
eight neighborhood meetings. The first part of the report provides an
overview of the neighborhood meetings taken as a whole, identifying and
discussing those issues that appeared to be most important to meeting
participants. The following sections then provide a record of each
meeting including a paraphrased listing of questions and comments
offered by the participants.
KidsPlan, July 1985: This report provides the results of the KidsPlan
program which was conducted during the spring of 1985. A survey form
was distributed to school children throughout Auburn in both public and
private elementary schools. Responses were received from 375 children,
or approximately 10% of all children attending school within the City of
Auburn. The survey was intended to obtain information regarding the
types of places and aspects of the community that are important to
children.
Issues Papers, from August to December of 1985: The Planning
Commission and Planning Department prepared a series of issue papers
which identified the various issues which needed to be addressed by the
policies of the Comprehensive Plan. These issue papers serve as the basis
for the Comprehensive Plan and are derived from the studies and public
participation process described above. Each issue paper includes an
Page B-4
Reports and
Studies
Page B-5
identification of alternative responses to the particular issue, a description
of the issue, the views of the neighborhood groups, the view of the
development community, the results of the studies as they relate to the
issue, a general recommendation by the Planning staff, and recommended
goals, objectives and policies. This report contains all twenty-six of those
issue papers.
Environmental Constraints and Opportunities, January 1985: This report
seeks to develop an understanding of the environmental conditions
existing in the City. The report describes and assesses the environmental
conditions related to climate, air quality, geology and soils, hydrology,
and wildlife habitat. The report notes the constraints that are imposed by
environmental conditions on development within the City. It refers to a
series of maps that have been used in the planning process.
OTHER
REPORTS: All the reports described above were prepared by the Planning Department
for the Comprehensive Plan itself. In addition to these studies there are a
series of other reports that have been prepared by or for the City in recent
years, independent of the comprehensive planning process. These reports
nonetheless provided substantial information used in the development of
this plan.
1982 Comprehensive Traffic Plan, City of Auburn, July 1982: This report
replaced the original traffic element which was adopted as part of the 1969
Comprehensive Plan. As the traffic element of the Plan, it describes both
the present and anticipated future traffic problems that will be confronting
the community, the goals to be achieved in the management of traffic and
a recommended traffic plan. It also includes policies and
recommendations related to financing the traffic improvements. This
document was adopted formally as an element to the City's
Comprehensive Plan.
Auburn Park and Recreation Plan, 1981: This plan assesses the park and
recreation needs of the community and presents a recommended capital
improvement program to develop those facilities. The plan also includes
standards for parks and recreation and recommends methods of financing
facilities. The document also includes recommendations relating to open
space. This plan was formally adopted as an element of the
Comprehensive Plan.
Comprehensive Sewerage Plan, 1982: This plan identifies sanitary
sewerage needs of the community and recommends steps to meet those
needs. It contains standards for service which should be applied to new
development. This document is based upon and is considered to be an
implementing tool for the 1969 Comprehensive Plan.
Appendix B
Comprehensive Water System Plan, June 1983: This plan identifies the
water service needs of the community and recommends facilities and
programs to meet those needs. It also contains standards for water service
that should be applied to new development. This document is based upon
the 1969 Comprehensive Plan and is considered to be an implementing
tool for that plan.
Community Development Block Grant Plan, December 1984: This is an
annual plan developed to guide the administration of the City's Block
Grant Program. The Plan identifies important community needs and seeks
to develop a program to address those needs. The plan also identifies and
describes low income neighborhoods within the City.
Auburn Way South Sanitary Sewer Study: This report analyzed the
capacity of sewer service in southwest Auburn and identified significant
deficiencies in that service.
Housing Assistance Plan, October 1984: This plan is adopted in order to
guide any decisions related to the development of assisted housing in the
City. It specifically identifies high priority areas for such development.
The plan also presents a comprehensive analysis of housing conditions in
the City and cost of housing for various income groups.
Fire Services Study, 1982: This report analyzed fire services needs in the
community and laid out a plan of action to meet those needs. Of particular
importance, this report identified standards for fire station location and
needs.
ENVIRONMENTAL
REPORTS In addition to studies and plans identified above, there have been a series
of environmental reports that were used in the development of various
maps and reports identified above. Most of these reports are referenced in
the Environmental Constraints and Opportunities report described above.
In recent years several environmental impact statements were prepared
and were available during the planning process as further background
information. These impact statements included:
1. Lakeland Hills
2. Auburn Downs
3. Auburn 400
4. Mountain View Terrace
Page B-6
Reports and
Studies
Page B-7
5. Balgray Holdings
6. Green Meadows
7. Academy Area Water System Improvements
8. Surface Mining Operations (Lakeview)
9. London Square
10. Mount Rainier Vista
11. Skyview
12. Proposed Groundwater Withdrawals (Wells 3 and 4)
13. Stuck River Estates
14. Auburn Way South Sanitary Sewer System.
15. City of Auburn. Final Environmental Impact Statement - City of
Auburn Comprehensive Plan: Staff Draft and Recommendations.
May 1986.
16. City of Auburn. Final Determination of Non-Significance -
Downtown Design Study. April 1990.
17. City of Auburn. Final Determination of Non-Significance -
Comprehensive Storm Drainage Plan. May 1990.
18. City of Auburn. Final Determination of Non-Significance -
Comprehensive Plan Amendments on City Expansion and Urban
Growth. July 1991.
19. City of Auburn. Final Environmental Impact Statement: Auburn
North CBD Analysis. November 1991.
20. City of Auburn. Final Determination of Non-Significance -
Comprehensive Plan Amendments on Sensitive and Critical
Lands. January 1992.
Finally, a series of reports prepared by other agencies were used to assist
in analyzing environmental conditions:
Appendix B
1. King County, Sensitive Areas Map Folio, March, 1980.
2. Dames & Moore, Report of Hydrogeologic Investigation, Coal
Creek and West Hill Spring Systems, 1976.
3. Pool Engineering, Ground Water Supply Study, September 1982.
4. U.S. Army Corps of Engineers, Inventory of Wetlands Green-
Duwamish River Valley, August, 1981.
5. U.S. Soil Conservation Service, Soil Survey, King County Area,
November 1973.
6. King County, King County Wetlands Inventory, January 1983.
7. Green River Basin Program, Mill Creek Basin Profile, (n.d.).
8. King County, A River of Green, (n.d.).
9. State of Washington Department of Natural Resources, Draft
Aquatic Land Management Plan for the Duwamish/Green River,
December 1981.
10. King County, Saving Farmlands and Open Space, July 1979.
11. U.S. Department of Interior, U.S. Wetlands Inventory, Auburn,
Wash., July 1973.
12. King County Parks, Planning and Resources Department. Final
Environmental Impact Statement: Soos Creek Community Plan
Update. December 1991.
13. King County Parks, Planning and Resources Department. Final
Supplemental Environmental Impact Statement: Countywide
Planning Policies Proposed Amendments. May. 1994.
14. King County Parks, Planning and Resources Department.
Supplemental Environmental Impact Statement: King County
Comprehensive Plan. July 1994.
15. Pierce County, Department of Planning and Land Services.
Proposed Lakeland Hills South Mining and Reclamation Plan and
Planned Community Development: Final Environmental Impact
Statement. July 21, 1992.
Page B-8
Reports and
Studies
Page B-9
16. Pierce County, Department of Planning and Land Services.
Comprehensive Plan for Pierce County, Washington: Final EIS.
September 20, 1993.
17. Pierce County, Department of Planning and Land Services.
Final Supplemental EIS for the Comprehensive Plan for Pierce
County, Washington. June 1994.
18. Puget Sound Council of Governments. Final Environmental
Impact Statement - Vision 2020: Growth Strategy and
Transportation Plan for the Central Puget Sound Region.
September 1990.
AMENDMENTS TO THE CITY OF AUBURN COMPREHENSIVE PLAN
Resolution No. 1703 Adopted: August 18, 1986
Adopting and approving a Comprehensive Plan for the City of Auburn pursuant to the provisions of R.C.W. Chapter
35A.63
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Resolution No. 1707 Adopted: September 2, 1986
Adopting and approving a Park and Recreation Plan as an element of the Comprehensive Plan
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Resolution No. 1764 Adopted: July 6, 1987
Adopting and approving Comprehensive Plan Map and text amendments for the City of Auburn, Environmental Policy
Act (SEPA)
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Resolution No. 1771 Adopted: July 20, 1987
Adopting and approving a Downtown Plan as an element of the Comprehensive Plan
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Resolution No. 1814 Adopted: January 18, 1988
Adopting and approving Comprehensive Plan text amendments for the City of Auburn by adding new Policies 5.2.2, 5.2.3,
11.2.5, amending Policy 22.1.1, and adding general terms to Appendix and Glossary
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Resolution No. 1851 Adopted: April 18, 1988
Adopting and approving the Lakeland Hills Plan as an element of the Comprehensive Plan
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Resolution No. 1868 Adopted: June 20, 1988
Adopting and approving the Capital Improvement Policies as an element of Comprehensive Plan
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Resolution No. 1871 Adopted: July 5, 1988
Amending and approving Comprehensive Plan policies under SEPA (Policies 12.3.1, 12.3.2, 12.3.3, 12.3.4, and 12.3.5)
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Resolution No. 1954 Adopted: April 3, 1989
Amending the Comprehensive Plan by adding policies relating to wetlands development and conservation,
designating said amendments as guidelines for exercising the City's authority under SEPA (Objective 11.4, Policies 11.4.1,
11.4.2, 11.4.3, 11.4.4, 11.4.5, and 11.4.6)
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Resolution No. 1973 Adopted: June 5, 1989
Amend Comprehensive Plan to add environmental policies (Policies 5.3.4, 5.3.5, 5.3.6; Objective 11.6, Policy 11.6.1;
Objective 11.7, Policy 11.7.1, 11.7.2; Objective 11.1, Policies 11.1.1, 11.1.2, 11.2.1, 11.3.4, 12.1.1, 12.3.1, 16.1.1, 23.9.5,
8.1.1, and 11.4.1)
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Resolution No. 2055 Adopted: March 19, 1990
Amendment Comprehensive Plan to add Solid Waste Management Plan as an element
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Resolution No. 2082 Adopted: May 21, 1990
Amend Comprehensive Plan to add a Local Hazardous Waste Management Plan as an element
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Resolution No. 2108 Adopted: July 16, 1990
Adopting and approving the Downtown Master Plan
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Resolution No. 2146 Adopted: Dec. 17, 1990
Adopting and approving a Comprehensive Drainage Plan as element of the Comprehensive Plan
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Resolution No. 2232 Adopted: September 3, 1991
Amend Comprehensive Plan to include Urban Growth Element (Objective 10.2., Policies 10.2.2., and 10.2.3.)
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Resolution No. 2254 Adopted: November 18, 1991
Adopting and approving the Auburn Adventist Academy Plan as an element of the Comprehensive Plan
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Resolution No. 2281 Adopted: March 2, 1992
Amendment to add definitions and policies relating to Resource Lands and Critical Areas (Policies 2.2.5, 2.2.6, 9.1.7,
11.3.4, 12.1.8, 12.2.4, 12.2.5, 12.2.6 and 24.1.7)
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Resolution No. 2283 Adopted: March 2, 1992
Adopting and approving the Auburn North Business Area Plan as an element of the Comprehensive Plan
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Resolution No. 2503 Adopted: April 4, 1994
Amend Lakeland Hills Plan Element
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Resolution No. 2538 Adopted: July 5, 1994
Amend the Arterial Street Plan (Map “E”) of the Comprehensive Plan
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Resolution No. 2635 Adopted: April 17, 1995
Amendment of the Plan to fully comply with Washington State Growth Management Act and King County Countywide
Planning Policies. Plan was reformatted; goals, policies and objectives were reorganized and renumbered.
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Ordinance No. 4788 Adopted: September 5, 1995
Readopts Plan amendments of Resolution No. 2635 per order of Central Puget Sound Growth Management Hearings
Board.
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Ordinance No. 4814 Adopted: December 18, 1995
Amend policies concerning mineral resource lands, the Comprehensive Plan Map, adopts Airport Master Plan and
Comprehensive Water Plan.
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Ordinance No. 4912 Adopted: October 7, 1996
Amendments to comply with the Central Puget Sound Growth Management Hearings Board Decision in Case No. 95-3-
00775C. Establishes Essential Public Facilities Siting Process (Policy CF-62), revises information on traffic forecasting,
revises section on intergovernmental coordination of the transportation element and revises description of the Light
Industrial map designation.
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Ordinance No. 4937 Adopted: December 10, 1996
Establishes Northeast Auburn Special Plan Area, amends the boundary of the Pierce County Potential Annexation Area
and adopts the 1996 Lakeland Hills Water Plan Supplement.
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Ordinance No. 4980 Adopted: June 16, 1997
Amendments to comply with Central Puget Sound Growth Management Hearings Board Order in Case No. 95-3-0075C.
Minor revisions to Essential Public Facility Siting Process (CF-62).
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Ordinance No. 5051 Adopted: December 15, 1997
Adoption of new Parks and Recreation Plan, Transportation Plan, and Lea Hill Task Force Report and several map and
text amendments.
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Ordinance No. 5082 Adopted: April 6, 1998
Amendments to comply with Central Puget Sound Growth Management Hearings Board Order in Case No. 95-3-0075C.
Minor revisions to Essential Public Facility Siting Process (CF-62).
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Ordinance No. 5091 Adopted: May 4, 1998
Emergency Comprehensive Plan map and text amendments covering the Lakeland Hills South Special Planning Area.
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Ordinance No. 5183 Adopted: December 7, 1998
Annual amendments to include adoption of new Capital Facilities Plan including those of Auburn and Kent School
Districts, the Non-Motorized Plan, revised truck routes and transportation policies and four map amendments.
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Ordinance No. 5253 Adopted: July 6, 1999
Emergency Comprehensive Plan amendments to lower the LOS standard of intersection of 41st Street SE and ""A" Street
SE and to adopt policies related to the Endangered Species Act.
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Ordinance No. 5317 Adopted: December 6, 1999
Annual amendments to the Plan; adoption of Kent School District and Auburn School District Capital Facilities Plans;
revisions to the Auburn North Business Area Plan; revisions to the Transportation Plan Policies Level of Service (Figure
7.1a) and Options A and B; and four map amendments.
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Ordinance No. 5482 Adopted: December 18, 2000
Annual amendments to the Plan; adoption of Kent School District and Auburn School District Capital Facilities Plans;
revisions to Chapters 3, 5, 7, 9, 10, 13 and 15.
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Ordinance No. 5549 Adopted: May 21, 2001
Adopting and approving the Auburn Downtown Plan as a subarea plan to the Auburn Comprehensive Plan
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Ordinance No. 5615 Adopted: December 3, 2001
Annual amendments to the Plan; adoption of Kent School District and Auburn School District Capital Facilities Plans;
revisions to Chapters 3, 5, 7, 9, 14 and 15; revision to Auburn North Business Area Plan; adoption of Comprehensive
Water Plan; adoption of Comprehensive Sewer Plan.
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Ordinance No. 5689 Adopted: August 19, 2002
Emergency amendment to Chapter 5 relating to Essential Public Facilities and siting of Secure Community Transition
Facilities.
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Ordinance No. 5722 Adopted: December 16, 2002
Annual amendments to the Plan; adoption of the Kent School District and Auburn School District Capital Facilities Plans;
revisions to Chapters 1, 2, 3, and 9 related to Urban Center; revision to the Auburn North Business Area Plan; adoption of
the Comprehensive Storm Drainage Plan; adoption of the Airport Master Plan.
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Ordinance No. 5807 Adopted: December 15, 2003
Annual amendments to the Plan; adoption of the Auburn School District and Kent School District and Dieringer
School District Capital Facilities Plans; Chapter 9 to provide greater clarity and focus on the value and role of native
plantings and vegetation, support enhancement of Mill Creek wetlands, and support low impact development
techniques; updated Figure 7.3 containing 2004-2009 Transportation Improvement Plan summary.
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Ordinance No. 5891 Adopted December 20, 2004
Annual amendments to the Plan, adoption of the Auburn School District and Kent School District and Dieringer
School District Capital Facilities Plans, update to the City’s Six-Year Capital Facilities Plan (2005-2010 CFP),
policy and text amendments to Chapters 1, 2, 3, 4, 5, 6, 7, 8, 13, 14 and 15.
-----------------------------------------------------------------------------------------------------------------------------------------
Ordinance No. 5959 Adopted December 5, 2005
Annual amendments to the Plan, adoption of twelve map amendments and six policy/text amendments.
Incorporation of the Dieringer School District 2005 – 2011 and Federal Way School District 2005-2011 Capital
Facilities Plans as part of the Auburn Comprehensive Plan.
-----------------------------------------------------------------------------------------------------------------------------------------
4
G:\COMPREHENSIVE PLAN OFFICIAL\Ordinance List of Amendments.doc
5
G:\COMPREHENSIVE PLAN OFFICIAL\Ordinance List of Amendments.doc
Ordinance No. 6064 Adopted November 20, 2006
Annual amendments to the Plan, adoption of several map amendments changing industrial properties to commercial
and policy/text amendments and changes to A Street SE from 6th Street SE to 17th Street SE that changes residential
properties to light commercial.
Incorporation of the four school district’s capital facilities plan and the City’s six-year Capital Facilities Plan as part
of the Auburn Comprehensive Plan.
-----------------------------------------------------------------------------------------------------------------------------------------
Ordinance No. 6138 Adopted December 17, 2007
Annual amendments to the Plan, that included changes within the Lea Hill and West Hill annexation areas, private
initiated map amendment in Lakeland Hills, and policy/text amendments to address the two annexation areas.
Incorporation of the four school district’s capital facilities plan and the City’s six-year Capital Facilities Plan as part
of the Auburn Comprehensive Plan
-----------------------------------------------------------------------------------------------------------------------------------------
Ordinance No. 6212 Adopted December 1, 2008
Annual amendments to the Plan, map amendments that included changes to recognize the urban separator, sensitive
area lands to open space, and change a portion of 15th Street P/R to commercial. Policy/text amendments that
included the updated Shoreline Management Program, updates to buildable lands information, and changing rural to
residential conservancy. Incorporation of the four school district’s capital facilities plan and the City’s six-year
Capital Facilities Plan as part of the Auburn Comprehensive Plan
-----------------------------------------------------------------------------------------------------------------------------------------
Ordinance No. 6280 Adopted December 7, 2009
Annual amendments to the Plan, that included four city initiated map amendments and three private initiated map
amendments. The policy/text amendments included the amended Shoreline Management Program, updated
Comprehensive sewer, storm, and water plans, and amendments to the Comprehensive Transportation Plan. Also,
incorporation of the four school district’s capital facilities plan and the City’s six-year Capital Facilities Plan as part
of the Auburn Comprehensive Plan
-----------------------------------------------------------------------------------------------------------------------------------------
TRIBE
INDIAN
MUCKLESHOOT
AUBURNGOLFCOURSE
AUBURNGAMEFARM
OLSONFARMPARK
AUBURNNARROWSNATURALAREA
MOUNTAINVIEWCEMETERY
BRANNANPARK
SUNSETPARK
GAMEFARMWILDERNESSPARK
JACOBSENTREEFARM
GSAPARK
LEAHILLPARK
AUBURNENVIRONMENTALPARK
HATCHERYPARK
NEELYBRIDGEPARK
ROEGNERPARK
ISAACEVANSPARK
NORTHGREENRIVERPARK
SOUTHBEACHPARK
CEDARLANESPARK
LESGOVECOMMUNITYCAMPUS
FENSTERPROPERTY
AUBURNDALEPARK
FULMERPARK
MILLPONDPARK
AUBURNDALE2PARK
VETERANSMEMORIALPARK
CAMERONPARK
ROTARYPARK
LAKELANDHILLSPARK
RIVERPOINTPARK
SHAUGHNESSYPARK
JORNADAPARK
GAINESPARK
DYKSTRAPARK
SCOOTIEBROWNPARK
TERMINALPARK
LEAHILLTENNISCOURTS
BICENTENNIALPARK
BALLARDPARK
PIONEERCEMETERY
STREETMALL
CITYHALLPARK
INDIANTOMPARK
FORWARDTHRUSTPOOL
CENTENNIALVIEWPOINTPARK
SLAUGHTERMEMORIALPARK
ALPACELEMENTARY
BUENAVISTASCHOOL
AUBURNHIGHSCHOOL
HOLYFAMILYSCHOOL
HAZELWOODELEMENTARY
RAINIERMIDDLESCHOOL
CASCADEMIDDLESCHOOL
OLYMPICMIDDLESCHOOL
AUBURNADVENTISTACADEMY
WESTAUBURNHIGHSCHOOL
ILALKOELEMENTARYSCHOOL
LAKELANDHILLSELEMENTARY
PIONEERELEMENTARYSCHOOL
CHINOOKELEMENTARYSCHOOL
MOUNTBAKERMIDDLESCHOOL
STJAMESOFTHOMASSCHOOL
LEAHILLELEMENTARYSCHOOL
WASHINGTONELEMENTARYSCHOOL
GILDOREYELEMENTARYSCHOOL
AUBURNRIVERSIDEHIGHSCHOOL
DICKSCOBEEELEMENTARYSCHOOL
GREENRIVERCOMMUNITYCOLLEGE
AUBURNMOUNTAINVIEWHIGHSCHOOL
TERMINALPARKELEMENTARYSCHOOL
MEREDITHHILLELEMENTARYSCHOOL
EVERGREENHEIGHTSELEMENTARYSCHOOL
A ST SE
C ST SW
B ST NW
AUBURN WAY S
I ST NE
M ST SE
AUBURN WAY N
124TH AVE SE
R ST SE
WEST VALLEY HWY N
C ST NW
W MAIN ST E MAIN ST
29TH ST SE
LA
K
E TA
P
P
S P
K
W
Y S
E
112TH AVE SE
132ND AVE SE
SE 312TH ST
41ST ST SE
51ST AVE S
K
E
R
S
EY WAY SE
8TH ST NE
37TH ST NW
ORAVETZ RD SE
M ST NE
L
A
K
E
L
A
N
D
H
I
L
L
S
W
A
Y
S
E
D ST NW
4TH ST SE
15TH ST NW
A ST NE
S 277TH ST
WEST VALLEY HWY S
EMERALD DOWNS DR NW
37TH ST NE
LEA HILL R D S E
D ST NE
EAST VALLEY HWY SE
H
A
R
V
EY R
D N
E
RIVER W AL K D R SE
15TH ST NE
15TH ST SW
PEASLE Y C A NYON RD S
BOUNDARY BLVD SW
A ST NW
AUBURN AVE NE
T
E
RRACE DR NW
ELLINGSON RD SW
SE 281ST ST
SUMNER-TAPPS H
W
Y
E
O ST SW
S E 3 0 4 T H S T
17TH ST SE
10TH ST NE
3 R D S T SW
3RD ST NW
132 N D W AY SE
14TH ST NW
16TH ST NW
CROSS ST SE
9TH ST N
E
INDUSTRY DR SW
SE 320TH ST
A ST SE
124TH AVE SE
LA
K
E
L
A
N
D
H
I
L
LS
W
AY
S
E
R ST SE
53RD ST SE
M ST NW
56TH AVE S
SE 288TH ST
S T U C K R I V E R D R S E
25TH ST SE
55TH AVE S
D ST SE
110TH AVE SE
55TH ST SE
SE 299TH ST
N ST NE
W ST NW
O ST NE
51ST AVE S
S 287TH ST
SCENIC DR S
E
6TH ST SE
4TH ST SW
A ST NE
SE 316TH ST
CLAY ST NW
S 300 T H P L
ACADEMY DR SE
J ST NE
4TH ST NE
MONTEVISTA DR SE
WEST BLVD (BOEING)
144TH AVE SE
I ST SE
7TH ST SE
5TH ST SE
BRIDGET AVE SE
L ST SE
8TH ST SE
T ST SE
M ST NE
JOHN REDDINGTON RD NE
H ST SE
G ST SE
140TH AVE SE
FOSTER AVE SE
F ST SE
52ND AVE S
32ND ST NE
E ST SE
SE 316TH PL
SE 310TH ST
G PL SE
EAST BLVD (BOEING)
47TH ST SE
32ND PL NE
RIV ER DR SE
S 305TH ST
U
S
T
N
W
57TH PL S
6 7 T H S T S E
B ST SE
E MAIN ST
54TH AVE S
SE 290TH ST
SE 296TH WAY
I
S
T
N
W
SE 315TH PL
D ST NW
QUIN
C
Y
A
V
E
S
E
127TH PL SE
28TH ST NE
130TH AVE SE
J ST SE
R ST NW
31ST ST NE
69TH S T S E
SE 304TH ST
O
LI
V
E
A
V
E
S
E
26TH ST SE
R
I
V
E
R
V
I
E
W
D
R
N
E
B ST NE SE 323RD PL
S 3 0 0 T H ST
S E 3 1 8 T H WA Y
SE 301ST ST
29TH ST NW
SE 287TH ST
118TH AVE SE
36T H ST SE
10TH ST NE
50TH ST S E
V ST NW
49T H S T SE
21ST ST NE
30TH ST NE
ELM ST SE
31ST ST SE
2ND ST NW
S 297TH PL
30TH ST SE
S 318TH ST
SE 298TH PL
3 5 T H W A Y SE
K ST SE
23RD ST SE
24TH ST SE
6 4 TH ST SE
H ST NE
ELIZABETH AVE SE
HIGHLAN D D R S E
22ND ST SE
22ND ST NE
E ST NE
PIKE ST NW
4TH ST SE
PIKE ST NE
FOR E S T R I D G E D R S E
42ND ST NW
S 292ND ST
16TH ST NE
17TH ST NE
SE 282ND ST
58TH AVE S
SUPE R M A L L D R S W
LUND RD SW
SE 295TH PL
O ST SE
G ST NE
D ST SW
111TH PL SE
108TH AVE SE
HI CRES T D R N W
V ST SE
1
0
2
N
D
A
V
E
S
E
8TH ST NE
SE 326TH PL
20TH ST SE
5 9TH S T SE
SUPERMALL WAY SW
SE 286TH ST
F ST SW
V CT SE
1
0
4
T
H P
L S
E
E ST SW
32ND ST SE
2 4 T H ST N W
72 N D S T S E
3 7 T H W A Y SE
128TH PL SET ST NW
B PL NW
16TH ST SE
42ND ST NE
S 3 1 2 T H S T
SE 293RD ST
SE 294TH PL
Z ST SE
I
S
A
A
C
A
V
E
S
E
2ND ST SEG ST SW
SE 312TH
W
A
Y
ELM LN SE
SE 295TH ST
L ST NE
SE 285TH ST
9TH ST SE
19TH DR NE
SE 294TH ST
52ND PL S
PEARL AVE SE
62 N D S T S E
GINKGO ST SE
SE 307TH PL
28TH ST SE
T S
T NE
67TH LN SE
11TH ST NE
15TH ST SE
LAKE TAPPS DR SE
20TH ST NE
H
A
Z
E
L
A
V
E
S
E
61ST ST SE
109TH AVE SE
26TH ST NE
SE 299T H P L
S 303RD PL
14TH ST SE
SE 308TH PL
S U P E R MALL ACR D S W
104TH AVE SE
S 319TH ST
SE 290TH PL
SE 281ST ST
22ND ST NW
K ST NE
SE 43RD ST
FIR ST SE
S 3 1 4 T H S T
66TH ST SE
MAPLE DR SE
RANDALL AVE SE
HEATHER AVE SE
U ST SE
S 302ND PL
SE 289TH S T
19TH ST S E
SE 297TH ST
57TH D R SE
C S
T S
E
I PL N E
61S
T
AVE
S
S E 321ST PL
S 288TH ST
N DIVISION ST
R PL NE
WARD AVE SE
21ST ST SE
N
A
T
H
AN AVE S
E
SE 3 07 T H S T
33RD ST SE
S 324TH ST
55TH WAY SE
O
L
D
M
A
N
T
H
O
M
A
S
R
D
E
DOGWOOD LN SE
F ST NW
64TH AVE S
N ST SE
D ST NE
111TH AVE SE 114TH AVE SE
117TH PL SE
S 296TH ST
WESTERN AVE NW
SE 292ND ST
D PL SE
53RD PL S
TERRACE VIEW LN SE
F ST NE
OLYMPIC ST SE
35TH S T SE
1
1
2
T
H
P
L
S
E
5TH ST NE
50TH ST NE
12TH ST N E
18TH ST NE
35TH ST NE
SE 323RD ST
8TH ST SW
SE 302ND PL
105TH AVE SE
S 296TH P L
40TH ST NE
ORAVETZ PL SE
SE 300TH ST
6 0 T H S T SE
MILL PON D L O O P SE
59TH AVE S
1ST ST NE
KATHERINE AVE SE
46TH AVE S
133RD AVE SE
9TH ST NE
JASMINE AVE SE
63RD PL S
2ND ST NE
6 2 ND LOO
P
S
E
18TH ST SE
F
R
A
N
C
I
S
A
V
E
S
E
27TH ST SE
SE 286TH PL
6TH ST NE
3RD ST NE
R
ST
N
E
19TH PL SE
SE 305TH PL
S 307TH ST
130TH W AY SE
1
0
7
T
H
A
V
E
S
E
SE 288TH PL
JAMES AVE SE
SE 314TH PL
SE 3 13 T H S TV ST NE
S 299TH ST
AABY D R N
W
28TH CT SE
SE 302ND ST
52ND AVE SE
14TH ST NW
SE 318TH PL
S E 3 1 3 T H P L
E
L
A
I
N
E
A
V
E
S
E
5
8
T
H
P
L
S
26TH ST NW
O CT SE
37TH P L SE
28TH PL SE
S 329TH PL
1
1
3
T
H
P
L
S
E
125TH AVE SE
71ST ST SE
S 328TH ST
120TH AVE SE
57TH ST SE
1ST ST SE
C PL SE
NATH A N LOOP SE
SE 311TH ST
1
2
1
S
T
P
L
S
E
122ND AVE SE
1
1
4
T
H
W
A
Y
S
E
SE 322ND ST
S 320TH ST
54TH CT S
7TH ST NE
15TH ST NE
S ST SE
128TH AVE SE
65TH ST SE
106TH AVE SE
3RD CT SE
114TH PL SE
52ND ST SE
138TH AVE SE
SE 319TH ST
F
R
A
N
C
I
S
C
T
S
E
SE 309TH ST
DOUGLAS AVE SE
HOWARD RD SE
CEDAR DR SE
6
0
T
H
P
L
S
13TH ST NE
SE 320TH PL
100TH AVE SE
S E 3 2 2 N D P L
123RD AVE SE
3RD ST SE
54T
H P
L
S
107TH PL SE
8TH ST NW
PIKE ST SE
POPLAR ST SE
S E 3 17 T H S T
F CT SE
JORDAN AVE SE
S 294TH ST
HAZEL LN SE
L
I
N
D
S
A
Y
A
V
E
S
E
129TH AVE SE
137TH AVE SE
SE 319TH PL
E VA N C T S E
S E 2 9 1 S T S T
SE 312TH PL
87TH AVE S
SE 308TH CT
J C
T
SE
IRENE AVE SE
53R D AVE S
SE 283RD ST
SE 297TH P L
S 288TH PL
34TH ST SE
SE 324TH LN
115TH LN SE
B ST SW
6 8 T H S T S E
W PL NW
SE 312TH CT
49TH ST NE
SE 324TH ST
M PL NE
37TH CT SE
U PL NE
SE 314TH PL
SE 299TH ST
G ST SE
10TH ST N E
PIKE ST SE
O ST SE
H ST SE
108TH AVE SE
2 9 T H S T N W
5T H S T N E
20TH S T SE
47TH ST SE
T ST SE
SE 301ST ST
36 T H S T S E
R ST NW
2ND ST NE
S 318TH ST
26TH ST SE
FRANCIS CT SE
26TH ST NE
N ST NE
D ST SE
S E 3 2 6 T H P L
4 T H S T S W
65TH ST SE
112TH PL SE
16TH ST SE
H ST SE
D ST SE
2 8 T H S T S E
23RD ST SE
PIKE ST SE
H ST SE
28TH ST SE
E ST NE
D ST SE
20TH ST SE
72ND ST SE
R ST NW
K ST SE
7TH ST SE
J ST SE
SE 318TH PL
D ST SE
5 0 T H S T S E
W ST NW
J ST NE
33RD ST SE
SE 297TH ST
2 4 T H S T SE
F
R
A
N
C
I
S
A
V
E
S
E
50TH ST SE
15TH ST SE
D
S
T
S
E
SE 304TH ST
3RD ST NE
B ST SE
17TH ST NE
16TH ST NE
67TH ST SE
5
7
T
H
P
L
S
S 328TH ST
109TH AVE SE
J ST SE
14TH ST SE
K ST SE
4 0 T H S T N E
23R D ST SE
K ST NE
SE 290TH PL
6TH ST SE
N ST SE
I ST SE
G ST SE
25TH ST SE
5 3 R D S T S E
29TH ST NW
118TH AVE SE
108TH AVE SE
U
S
T
S
E
S E 3 1 0 T H S T
S ST SE
SE 295TH ST
18TH ST NE
55TH AVE S
K ST NE
108TH AVE SE
FIR ST SE
8TH ST SE
PIKE ST NE
54TH AVE S
SE 321ST PL
52ND AVE S
L ST SE
H ST NE
108TH AVE S E
ACADEMY DR SE
12TH ST NE
J
A
M
E
S
A
V
E
S
E
22ND ST SE
I PL NE
K ST SE
L ST NE
7TH ST NE
52ND AVE S
SE 288TH ST
17TH ST NE
ELM ST SE
19TH PL SE
52ND PL S
2ND ST E
D ST SE
B ST SE
C ST SE
A ST E1
7
8
T
H
A
V
E
E
181ST AVE E
167TH AVE E
167
167
18
18
BOWMANLAKE
GENEVALAKE
WHITELAKE
BINGAMANPOND
LAKETAPPS
MAP ID # : 1242PRINTED ON: 06/04/2008
1 INCH EQUALS 3,400 FEETINFORMATION SHOWN IS FOR GENERAL REFERENCE PURPOSES ONLY AND DOES NOTNECESSARILY REPRESENT EXACT GEOGRAPHIC OR CARTOGRAPHIC DATA AS MAPPED. THE CITY OF AUBURN MAKES NO WARRANTY AS TO ITS ACCURACY.
MAP 1.1CITY OF AUBURN CITY LIMITS
PAA
KING COUNTY
SEATTLE
AUBURN
AUBURNGOLFCOURSE
AUBURNGAMEFARM
OLSONFARMPARK
AUBURNNARROWSNATURALAREA
MOUNTAINVIEWCEMETERY
BRANNANPARK
SUNSETPARK
GAMEFARMWILDERNESSPARK
JACOBSENTREEFARM
GSAPARK
LEAHILLPARK
AUBURNENVIRONMENTALPARK
HATCHERYPARK
NEELYBRIDGEPARK
ROEGNERPARK
ISAACEVANSPARK
NORTHGREENRIVERPARK
SOUTHBEACHPARK
CEDARLANESPARK
LESGOVECOMMUNITYCAMPUS
FENSTERPROPERTY
AUBURNDALEPARK
FULMERPARK
MILLPONDPARK
AUBURNDALE2PARK
VETERANSMEMORIALPARK
CAMERONPARK
ROTARYPARK
LAKELANDHILLSPARK
RIVERPOINTPARK
SHAUGHNESSYPARK
JORNADAPARK
GAINESPARK
DYKSTRAPARK
SCOOTIEBROWNPARK
TERMINALPARK
LEAHILLTENNISCOURTS
BICENTENNIALPARK
BALLARDPARK
PIONEERCEMETERY
STREETMALL
CITYHALLPARK
INDIANTOMPARK
FORWARDTHRUSTPOOL
CENTENNIALVIEWPOINTPARK
FORESTVILLATOTLOT
SLAUGHTERMEMORIALPARK
ALPACELEMENTARY
BUENAVISTASCHOOL
AUBURNHIGHSCHOOL
HOLYFAMILYSCHOOL
HAZELWOODELEMENTARY
RAINIERMIDDLESCHOOL
CASCADEMIDDLESCHOOL
OLYMPICMIDDLESCHOOL
AUBURNADVENTISTACADEMY
WESTAUBURNHIGHSCHOOL
ILALKOELEMENTARYSCHOOL
LAKELANDHILLSELEMENTARY
PIONEERELEMENTARYSCHOOL
CHINOOKELEMENTARYSCHOOL
MOUNTBAKERMIDDLESCHOOL
STJAMESOFTHOMASSCHOOL
LEAHILLELEMENTARYSCHOOL
WASHINGTONELEMENTARYSCHOOL
GILDOREYELEMENTARYSCHOOL
AUBURNRIVERSIDEHIGHSCHOOL
DICKSCOBEEELEMENTARYSCHOOL
GREENRIVERCOMMUNITYCOLLEGE
AUBURNMOUNTAINVIEWHIGHSCHOOL
TERMINALPARKELEMENTARYSCHOOL
MEREDITHHILLELEMENTARYSCHOOL
EVERGREENHEIGHTSELEMENTARYSCHOOL
A ST SE
C ST SW
B ST NW
AUBURN WAY S
I ST NE
M ST SE
AUBURN WAY N
124TH AVE SE
R ST SE
WEST VALLEY HWY N
C ST NW
W MAIN ST E MAIN ST
29TH ST SE
LA
K
E TA
P
P
S P
K
W
Y S
E
112TH AVE SE
132ND AVE SE
SE 312TH ST
41ST ST SE
51ST AVE S
K
E
R
S
EY WAY SE
8TH ST NE
37TH ST NW
ORAVETZ RD SE
M ST NE
L
A
K
E
L
A
N
D
H
I
L
L
S
W
A
Y
S
E
D ST NW
4TH ST SE
15TH ST NW
A ST NE
S 277TH ST
WEST VALLEY HWY S
EMERALD DOWNS DR NW
37TH ST NE
LEA HILL R D S E
D ST NE
EAST VALLEY HWY SE
H
A
R
V
EY R
D N
E
RIVER W AL K D R SE
15TH ST NE
15TH ST SW
PEASLE Y C A NYON RD S
BOUNDARY BLVD SW
A ST NW
AUBURN AVE NE
T
E
RRACE DR NW
ELLINGSON RD SW
SE 281ST ST
SUMNER-TAPPS H
W
Y
E
O ST SW
S E 3 0 4 T H S T
17TH ST SE
10TH ST NE
3 R D S T SW
3RD ST NW
132 N D W AY SE
14TH ST NW
16TH ST NW
CROSS ST SE
9TH ST N
E
INDUSTRY DR SW
SE 320TH ST
A ST SE
124TH AVE SE
LA
K
E
L
A
N
D
H
I
L
LS
W
AY
S
E
R ST SE
53RD ST SE
M ST NW
56TH AVE S
SE 288TH ST
S T U C K R I V E R D R S E
25TH ST SE
55TH AVE S
D ST SE
110TH AVE SE
55TH ST SE
SE 299TH ST
N ST NE
W ST NW
O ST NE
51ST AVE S
S 287TH ST
SCENIC DR S
E
6TH ST SE
4TH ST SW
A ST NE
SE 316TH ST
CLAY ST NW
S 300 T H P L
ACADEMY DR SE
J ST NE
4TH ST NE
MONTEVISTA DR SE
WEST BLVD (BOEING)
144TH AVE SE
I ST SE
7TH ST SE
5TH ST SE
BRIDGET AVE SE
L ST SE
8TH ST SE
T ST SE
M ST NE
JOHN REDDINGTON RD NE
H ST SE
G ST SE
140TH AVE SE
FOSTER AVE SE
F ST SE
52ND AVE S
32ND ST NE
E ST SE
SE 316TH PL
SE 310TH ST
G PL SE
EAST BLVD (BOEING)
47TH ST SE
32ND PL NE
RIV ER DR SE
S 305TH ST
U
S
T
N
W
57TH PL S
6 7 T H S T S E
B ST SE
E MAIN ST
54TH AVE S
SE 290TH ST
SE 296TH WAY
I
S
T
N
W
SE 315TH PL
D ST NW
QUIN
C
Y
A
V
E
S
E
127TH PL SE
28TH ST NE
130TH AVE SE
J ST SE
R ST NW
31ST ST NE
69TH S T S E
SE 304TH ST
O
LI
V
E
A
V
E
S
E
26TH ST SE
R
I
V
E
R
V
I
E
W
D
R
N
E
B ST NE SE 323RD PL
S 3 0 0 T H ST
S E 3 1 8 T H WA Y
SE 301ST ST
29TH ST NW
SE 287TH ST
118TH AVE SE
36T H ST SE
10TH ST NE
50TH ST S E
V ST NW
49T H S T SE
21ST ST NE
30TH ST NE
ELM ST SE
31ST ST SE
2ND ST NW
S 297TH PL
30TH ST SE
S 318TH ST
SE 298TH PL
3 5 T H W A Y SE
K ST SE
23RD ST SE
24TH ST SE
6 4 TH ST SE
H ST NE
ELIZABETH AVE SE
HIGHLAN D D R S E
22ND ST SE
22ND ST NE
E ST NE
PIKE ST NW
4TH ST SE
PIKE ST NE
FOR E S T R I D G E D R S E
42ND ST NW
S 292ND ST
16TH ST NE
17TH ST NE
SE 282ND ST
58TH AVE S
SUPE R M A L L D R S W
1 7 T H S T S E
LUND RD SW
SE 295TH PL
O ST SE
G ST NE
D ST SW
111TH PL SE
108TH AVE SE
HI CRES T D R N W
V ST SE
1
0
2
N
D
A
V
E
S
E
8TH ST NE
SE 326TH PL
S K Y W A Y L N S E
20TH ST SE
5 9TH S T SE
SUPERMALL WAY SW
SE 286TH ST
F ST SW
V CT SE
1
0
4
T
H P
L S
E
E ST SW
32ND ST SE
2 4 T H ST N W
72 N D S T S E
3 7 T H W A Y SE
128TH PL SET ST NW
B PL NW
16TH ST SE
42ND ST NE
S 3 1 2 T H S T
SE 293RD ST
SE 294TH PL
Z ST SE
I
S
A
A
C
A
V
E
S
E
2ND ST SEG ST SW
SE 312TH
W
A
Y
ELM LN SE
SE 295TH ST
L ST NE
SE 285TH ST
9TH ST SE
19TH DR NE
SE 294TH ST
52ND PL S
PEARL AVE SE
62 N D S T S E
GINKGO ST SE
SE 307TH PL
28TH ST SE
T S
T NE
67TH LN SE
11TH ST NE
15TH ST SE
LAKE TAPPS DR SE
20TH ST NE
H
A
Z
E
L
A
V
E
S
E
61ST ST SE
109TH AVE SE
26TH ST NE
SE 299T H P L
S 303RD PL
14TH ST SE
SE 308TH PL
S U P E R MALL ACR D S W
104TH AVE SE
S 319TH ST
SE 290TH PL
SE 281ST ST
22ND ST NW
K ST NE
SE 43RD ST
FIR ST SE
S 3 1 4 T H S T
66TH ST SE
MAPLE DR SE
RANDALL AVE SE
HEATHER AVE SE
U ST SE
S 302ND PL
SE 289TH S T
19TH ST S E
SE 297TH ST
57TH D R SE
C S
T S
E
I PL N E
61S
T
AVE
S
S E 321ST PL
S 288TH ST
N DIVISION ST
R PL NE
WARD AVE SE
21ST ST SE
N
A
T
H
AN AVE S
E
SE 3 07 T H S T
33RD ST SE
S 324TH ST
55TH WAY SE
O
L
D
M
A
N
T
H
O
M
A
S
R
D
E
DOGWOOD LN SE
F ST NW
64TH AVE S
N ST SE
D ST NE
111TH AVE SE
DOGWOOD DR SE
114TH AVE SE
117TH PL SE
S 296TH ST
WESTERN AVE NW
SE 292ND ST
D PL SE
53RD PL S
TERRACE VIEW LN SE
F ST NE
OLYMPIC ST SE
35TH S T SE
1
1
2
T
H
P
L
S
E
5TH ST NE
50TH ST NE
12TH ST N E
18TH ST NE
35TH ST NE
SE 323RD ST
8TH ST SW
SE 302ND PL
105TH AVE SE
S 296TH P L
40TH ST NE
ORAVETZ PL SE
SE 300TH ST
6 0 T H S T SE
MILL PON D L O O P SE
59TH AVE S
1ST ST NE
KATHERINE AVE SE
46TH AVE S
133RD AVE SE
9TH ST NE
JASMINE AVE SE
63RD PL S
2ND ST NE
6 2 ND LOO
P
S
E
18TH ST SE
F
R
A
N
C
I
S
A
V
E
S
E
27TH ST SE
SE 286TH PL
6TH ST NE
3RD ST NE
R
ST
N
E
19TH PL SE
SE 305TH PL
S 307TH ST
130TH W AY SE
1
0
7
T
H
A
V
E
S
E
SE 288TH PL
JAMES AVE SE
SE 314TH PL
SE 3 13 T H S TV ST NE
S 299TH ST
AABY D R N
W
28TH CT SE
SE 302ND ST
52ND AVE SE
14TH ST NW
SE 318TH PL
S E 3 1 3 T H P L
E
L
A
I
N
E
A
V
E
S
E
5
8
T
H
P
L
S
26TH ST NW
O CT SE
37TH P L SE
28TH PL SE
S 329TH PL
1
1
3
T
H
P
L
S
E
125TH AVE SE
71ST ST SE
S 328TH ST
120TH AVE SE
57TH ST SE
1ST ST SE
C PL SE
NATH A N LOOP SE
SE 311TH ST
1
2
1
S
T
P
L
S
E
122ND AVE SE
1
1
4
T
H
W
A
Y
S
E
SE 322ND ST
S 320TH ST
54TH CT S
7TH ST NE
15TH ST NE
S ST SE
128TH AVE SE
65TH ST SE
106TH AVE SE
3RD CT SE
114TH PL SE
52ND ST SE
138TH AVE SE
SE 319TH ST
F
R
A
N
C
I
S
C
T
S
E
SE 309TH ST
DOUGLAS AVE SE
HOWARD RD SE
CEDAR DR SE
6
0
T
H
P
L
S
13TH ST NE
SE 320TH PL
100TH AVE SE
S E 3 2 2 N D P L
123RD AVE SE
3RD ST SE
54T
H P
L
S
107TH PL SE
8TH ST NW
PIKE ST SE
POPLAR ST SE
S E 3 17 T H S T
F CT SE
JORDAN AVE SE
S 294TH ST
HAZEL LN SE
L
I
N
D
S
A
Y
A
V
E
S
E
129TH AVE SE
137TH AVE SE
SE 319TH PL
E VA N C T S E
S E 2 9 1 S T S T
SE 312TH PL
87TH AVE S
SE 308TH CT
J C
T
SE
IRENE AVE SE
53R D AVE S
SE 283RD ST
SE 297TH P L
S 288TH PL
34TH ST SE
SE 324TH LN
115TH LN SE
B ST SW
6 8 T H S T S E
W PL NW
SE 312TH CT
49TH ST NE
SE 324TH ST
M PL NE
37TH CT SE
U PL NE
G ST SE
SE 301ST ST
52ND PL S
10TH ST N E
J
A
M
E
S
A
V
E
S
E
S E 3 2 6 T H P L
17TH ST NE
16TH ST NE
K ST NE
67TH ST SE
J ST NE
SE 299TH ST
26TH ST NE
SE 314TH PL
29TH ST NW
S 318TH ST
112TH PL SE
F
R
A
N
C
I
S
A
V
E
S
E
J ST SE
108TH AVE SE
L ST SE
2 9 T H S T N W
I
P
L
N
E
108TH AVE S E
O ST SE
S ST SE
S 328TH ST
W ST NW
L ST NE
N ST NE
109TH AVE SE
72ND ST SE
SE 288TH ST
SE 304TH ST
PIKE ST SE
K ST SE
15TH ST SE
118TH AVE SE
H ST SE
36 T H S T S E
28TH ST SE
PIKE ST SE
4 T H S T S W
22ND ST SE
E ST NE
D ST SE
FIR ST SE
25TH ST SE
R ST NW
N ST SE
7TH ST SE
5TH ST N E
FRANCIS CT SE
J ST SE
D ST SE
108TH AVE SE
L ST SE
16TH ST SE
50TH ST SE
T ST SE
B ST SE
5 0 T H S T S E
K ST NE
2 8 T H S T S E
5
7
T
H
P
L
S
SE 295TH ST
18TH ST NE
R ST NW
2ND ST NE
K ST SE
23RD ST S E
17TH ST NE
33RD ST SE
14TH ST SE
26TH ST SE
20TH ST SE
I ST SE
G ST SE
I PL NE
SE 297TH ST
3RD ST NE
D ST SE
5 3 R D S T S E
D ST SE
24TH ST SE
47TH ST SE
55TH AVE S
65TH ST SE
4 0 T H S T N E
54TH AVE S
SE 321ST PL
23RD ST SE
52ND AVE S
D
S
T
S
E
H ST NE
8TH ST SE
ACADEMY DR SE
12TH ST NE
PIKE ST NE
SE 318TH PL
H ST SE
K ST SE
108TH AVE SE
7TH ST NE
SE 290TH PL
52ND AVE S
S E 3 1 0 T H S T
U
S
T
S
E
2 4 T H S T SE
19TH PL SE
ELM ST SE
2ND ST E
D ST SE
B ST SE
C ST SE
A ST E1
7
8
T
H
A
V
E
E
181ST AVE E
167TH AVE E
167
167
18
18
BOWMANLAKE
GENEVALAKE
WHITELAKE
BINGAMANPOND
LAKETAPPS
MAP ID # : 1272PRINTED ON: 06/04/2008
1 INCH EQUALS 3,400 FEET
INFORMATION SHOWN IS FOR GENERAL REFERENCE PURPOSES ONLY AND DOES NOTNECESSARILY REPRESENT EXACT GEOGRAPHIC OR CARTOGRAPHIC DATA AS MAPPED. THE CITY OF AUBURN MAKES NO WARRANTY AS TO ITS ACCURACY.
MAP 3.1POTENTIAL ANNEXATION AREASAND GROWTH IMPACT AREAS
CITY LIMITS
GROWTH IMPACT AREAS
PAA
AUBURNGOLFCOURSE
AUBURNGAMEFARM
OLSONFARMPARK
AUBURNNARROWSNATURALAREA
MOUNTAINVIEWCEMETERY
BRANNANPARK
SUNSETPARK
GAMEFARMWILDERNESSPARK
JACOBSENTREEFARM
GSAPARK
LEAHILLPARK
AUBURNENVIRONMENTALPARK
HATCHERYPARK
NEELYBRIDGEPARK
ROEGNERPARK
ISAACEVANSPARK
NORTHGREENRIVERPARK
SOUTHBEACHPARK
CEDARLANESPARK
LESGOVECOMMUNITYCAMPUS
FENSTERPROPERTY
AUBURNDALEPARK
FULMERPARK
MILLPONDPARK
AUBURNDALE2PARK
VETERANSMEMORIALPARK
CAMERONPARK
ROTARYPARK
LAKELANDHILLSPARK
RIVERPOINTPARK
SHAUGHNESSYPARK
JORNADAPARK
GAINESPARK
DYKSTRAPARK
SCOOTIEBROWNPARK
TERMINALPARK
LEAHILLTENNISCOURTS
BICENTENNIALPARK
BALLARDPARK
PIONEERCEMETERY
STREETMALL
CITYHALLPARK
INDIANTOMPARK
FORWARDTHRUSTPOOL
CENTENNIALVIEWPOINTPARK
FORESTVILLATOTLOT
SLAUGHTERMEMORIALPARK
ALPACELEMENTARY
BUENAVISTASCHOOL
AUBURNHIGHSCHOOL
HOLYFAMILYSCHOOL
HAZELWOODELEMENTARY
RAINIERMIDDLESCHOOL
CASCADEMIDDLESCHOOL
OLYMPICMIDDLESCHOOL
AUBURNADVENTISTACADEMY
WESTAUBURNHIGHSCHOOL
ILALKOELEMENTARYSCHOOL
LAKELANDHILLSELEMENTARY
PIONEERELEMENTARYSCHOOL
CHINOOKELEMENTARYSCHOOL
MOUNTBAKERMIDDLESCHOOL
STJAMESOFTHOMASSCHOOL
LEAHILLELEMENTARYSCHOOL
WASHINGTONELEMENTARYSCHOOL
GILDOREYELEMENTARYSCHOOL
AUBURNRIVERSIDEHIGHSCHOOL
DICKSCOBEEELEMENTARYSCHOOL
GREENRIVERCOMMUNITYCOLLEGE
AUBURNMOUNTAINVIEWHIGHSCHOOL
TERMINALPARKELEMENTARYSCHOOL
MEREDITHHILLELEMENTARYSCHOOL
EVERGREENHEIGHTSELEMENTARYSCHOOL
DOWNTOWN
A ST SE
C ST SW
B ST NW
AUBURN WAY S
I ST NE
M ST SE
AUBURN WAY N
124TH AVE SE
R ST SE
WEST VALLEY HWY N
C ST NW
W MAIN ST E MAIN ST
29TH ST SE
LA
K
E TA
P
P
S P
K
W
Y S
E
112TH AVE SE
132ND AVE SE
SE 312TH ST
41ST ST SE
51ST AVE S
K
E
R
S
EY WAY SE
8TH ST NE
37TH ST NW
ORAVETZ RD SE
M ST NE
L
A
K
E
L
A
N
D
H
I
L
L
S
W
A
Y
S
E
D ST NW
4TH ST SE
15TH ST NW
A ST NE
WEST VALLEY HWY S
S 277TH ST
EMERALD DOWNS DR NW
37TH ST NE
LEA HILL R D S E
D ST NE
EAST VALLEY HWY SE
H
A
R
V
EY R
D N
E
RIVER W AL K D R SE
15TH ST NE
15TH ST SW
PEASLE Y C A N YON RD S
BOUNDARY BLVD SW
A ST NW
AUBURN AVE NE
T
E
RRACE DR NW
SE 281ST ST
SUMNER-TAPPS H
W
Y
E
O ST SW
S E 3 0 4 T H S T
17TH ST SE
10TH ST NE
3 R D S T SW
3RD ST NW
132 N D W AY SE
14TH ST NW
16TH ST NW
CROSS ST SE
ELLINGSON RD SW
9TH ST N
E
INDUSTRY DR SW
SE 320TH ST
A ST SE
124TH AVE SE
LA
K
E
L
A
N
D
H
I
L
LS
W
AY
S
E
R ST SE
53RD ST SE
M ST NW
56TH AVE S
SE 288TH ST
S T U C K R I V E R D R S E
25TH ST SE
55TH AVE S
D ST SE
110TH AVE SE
55TH ST SE
SE 299TH ST
N ST NE
W ST NW
O ST NE
51ST AVE S
S 287TH ST
SCENIC DR S
E
6TH ST SE
4TH ST SW
A ST NE
SE 316TH ST
CLAY ST NW
S 300 T H P L
ACADEMY DR SE
J ST NE
4TH ST NE
MONTEVISTA DR SE
WEST BLVD (BOEING)
K ST SE
144TH AVE SE
I ST SE
7TH ST SE
5TH ST SE
BRIDGET AVE SE
L ST SE
8TH ST SE
T ST SE
M ST NE
JOHN REDDINGTON RD NE
H ST SE
G ST SE
140TH AVE SE
FOSTER AVE SE
F ST SE
52ND AVE S
32ND ST NE
E ST SE
SE 316TH PL
SE 310TH ST
G PL SE
EAST BLVD (BOEING)
47TH ST SE
RIVE R DR SE
32ND PL NE
S 305TH ST
U
S
T
N
W
57TH PL S
6 7 T H S T S E
B ST SE
E MAIN ST
54TH AVE S
SE 290TH ST
SE 296TH WAY
I
S
T
N
W
SE 315TH PL
D ST NW
QUIN
C
Y
A
V
E
S
E
127TH PL SE
28TH ST NE
130TH AVE SE
J ST SE
R ST NW
31ST ST NE
69TH S T S E
SE 304TH ST
O
LI
V
E
A
V
E
S
E
26TH ST SE
R
I
V
E
R
V
I
E
W
D
R
N
E
B ST NE SE 323RD PL
S 3 0 0 T H ST
S E 3 1 8 T H WA Y
SE 301ST ST
29TH ST NW
SE 287TH ST
118TH AVE SE
36T H ST SE
10TH ST NE
50TH ST S E
V ST NW
49T H S T SE
21ST ST NE
30TH ST NE
ELM ST SE
31ST ST SE
2ND ST NW
S 297TH PL
30TH ST SE
S 318TH ST
SE 298TH PL
3 5 T H W A Y SE
23RD ST SE
24TH ST SE
6 4 TH ST SE
H ST NE
ELIZABETH AVE SE
HIGHLAN D D R S E
22ND ST SE
22ND ST NE
E ST NE
PIKE ST NW
4TH ST SE
PIKE ST NE
FOR E S T R I D G E D R S E
42ND ST NW
S 292ND ST
16TH ST NE
17TH ST NE
SE 282ND ST
58TH AVE S
SUPE R M A L L D R S W
1 7 T H S T S E
LUND RD SW
G ST NE
SE 295TH PL
O ST SE
111TH PL SE
108TH AVE SE
HI CRES T D R N W
V ST SE
1
0
2
N
D
A
V
E
S
E
8TH ST NE
SE 326TH PL
S K Y W A Y L N S E
20TH ST SE
5 9TH S T SE
SUPERMALL WAY SW
SE 286TH ST
F ST SW
V CT SE
1
0
4
T
H P
L S
E
32ND ST SE
2 4 T H ST N W
72 N D S T S E
3 7 T H W A Y SE
128TH PL SET ST NW
B PL NW
16TH ST SE
42ND ST NE
SE 293RD ST
SE 294TH PL
Z ST SE
I
S
A
A
C
A
V
E
S
E
2ND ST SEG ST SW
S 3 1 2 T H S T
SE 312TH
W
A
Y
ELM LN SE
SE 295TH ST
L ST NE
9TH ST SE
19TH DR NE
SE 294TH ST
52ND PL S
SE 285TH ST
PEARL AVE SE
62 N D S T S E
GINKGO ST SE
SE 307TH PL
28TH ST SE
T S
T NE
67TH LN SE
11TH ST NE
15TH ST SE
LAKE TAPPS DR SE
20TH ST NE
H
A
Z
E
L
A
V
E
S
E
61ST ST SE
109TH AVE SE
26TH ST NE
SE 299T H P L
S 303RD PL
14TH ST SE
SE 308TH PL
S U P E R MALL ACR D S W
104TH AVE SE
S 319TH ST
SE 290TH PL
SE 281ST ST
22ND ST NW
K ST NE
SE 43RD ST
FIR ST SE
S 3 1 4 T H S T
66TH ST SE
MAPLE DR SE
RANDALL AVE SE
HEATHER AVE SE
U ST SE
S 302ND PL
SE 289TH S T
19TH ST S E
SE 297TH ST
57TH D R SE
C S
T S
E
I PL N E
61S
T
AVE
S
S E 321ST PL
S 288TH ST
N DIVISION ST
R PL NE
WARD AVE SE
21ST ST SE
N
A
T
H
AN AVE S
E
SE 3 07 T H S T
33RD ST SE
S 324TH ST
55TH WAY SE
O
L
D
M
A
N
T
H
O
M
A
S
R
D
E
DOGWOOD LN SE
F ST NW
64TH AVE S
N ST SE
D ST NE
111TH AVE SE
DOGWOOD DR SE
114TH AVE SE
117TH PL SE
S 296TH ST
WESTERN AVE NW
SE 292ND ST
D PL SE
53RD PL S
TERRACE VIEW LN SE
F ST NE
OLYMPIC ST SE
35TH S T SE
1
1
2
T
H
P
L
S
E
5TH ST NE
50TH ST NE
12TH ST N E
18TH ST NE
35TH ST NE
SE 323RD ST
8TH ST SW
SE 302ND PL
105TH AVE SE
S 296TH P L
40TH ST NE
ORAVETZ PL SE
SE 300TH ST
6 0 T H S T SE
MILL PON D L O O P SE
59TH AVE S
1ST ST NE
KATHERINE AVE SE
46TH AVE S
133RD AVE SE
9TH ST NE
JASMINE AVE SE
63RD PL S
2ND ST NE
6 2 ND LOO
P
S
E
18TH ST SE
F
R
A
N
C
I
S
A
V
E
S
E
27TH ST SE
SE 286TH PL
6TH ST NE
3RD ST NE
R
ST
N
E
19TH PL SE
SE 305TH PL
S 307TH ST
130TH W AY SE
1
0
7
T
H
A
V
E
S
E
SE 288TH PL
JAMES AVE SE
SE 314TH PL
SE 3 13 T H S TV ST NE
S 299TH ST
AABY D R N
W
KENNEDY AVE SE
28TH CT SE
SE 302ND ST
52ND AVE SE
14TH ST NW
SE 318TH PL
S E 3 1 3 T H P L
E
L
A
I
N
E
A
V
E
S
E
5
8
T
H
P
L
S
26TH ST NW
O CT SE
37TH P L SE
28TH PL SE
S 329TH PL
1
1
3
T
H
P
L
S
E
125TH AVE SE
71ST ST SE
S 328TH ST
120TH AVE SE
57TH ST SE
1ST ST SE
C PL SE
NATH A N LOOP SE
SE 311TH ST
1
2
1
S
T
P
L
S
E
122ND AVE SE
1
1
4
T
H
W
A
Y
S
E
SE 322ND ST
S 320TH ST
54TH CT S
7TH ST NE
15TH ST NE
S ST SE
128TH AVE SE
65TH ST SE
106TH AVE SE
3RD CT SE
114TH PL SE
52ND ST SE
138TH AVE SE
SE 319TH ST
F
R
A
N
C
I
S
C
T
S
E
SE 309TH ST
DOUGLAS AVE SE
HOWARD RD SE
CEDAR DR SE
6
0
T
H
P
L
S
13TH ST NE
SE 320TH PL
100TH AVE SE
S E 3 2 2 N D P L
123RD AVE SE
3RD ST SE
54T
H P
L
S
107TH PL SE
8TH ST NW
PIKE ST SE
POPLAR ST SE
S E 3 17 T H S T
F CT SE
JORDAN AVE SE
S 294TH ST
HAZEL LN SE
L
I
N
D
S
A
Y
A
V
E
S
E
129TH AVE SE
137TH AVE SE
SE 319TH PL
E VA N C T S E
S E 2 9 1 S T S T
SE 312TH PL
87TH AVE S
SE 308TH CT
J C
T
SE
IRENE AVE SE
53R D AVE S
SE 283RD ST
SE 297TH P L
S 288TH PL
34TH ST SE
SE 324TH LN
115TH LN SE
6 8 T H S T S E
W PL NW
SE 312TH CT
49TH ST NE
SE 324TH ST
M PL NE
37TH CT SE
U PL NE
SE 314TH PL
SE 290TH PL
5
7
T
H
P
L
S
S 328TH ST
SE 321ST PL
54TH AVE S
6TH ST SE
14TH ST SE
F
R
A
N
C
I
S
A
V
E
S
E
108TH AVE SE
J ST NE
29TH ST NW
D ST SE
O ST SE
12TH ST NE
67TH ST SE
S E 3 2 6 T H P L
J ST NE
SE 286TH ST
112TH PL SE
FRANCIS CT SE
7TH ST SE
I PL NE
10TH ST N E
36 T H S T S E
17TH ST NE
2 9 T H S T N W
52ND AVE S
72ND ST SE
5 3 R D S T S E
28TH ST SE
SE 299TH ST
PIKE ST SE
PIKE ST SE
T ST SE
E ST NE
3RD ST NE
109TH AVE SE
18TH ST NE
K ST SE
108TH AVE SE
4 0 T H S T N E
20TH ST SE
H ST SE
33RD ST SE
B ST SE
1S T ST NE
R ST NW
25TH ST SE
5T H S T N E
W ST NW
ELM ST SE
ACADEMY DR SE
U
S
T
S
E
SE 304TH ST
4 T H S T S W
65TH ST SE
24TH ST SE
G ST SE
S 318TH ST
17TH ST NE
16TH ST SE
L ST SE
N ST SE
2 8 T H S T S E
52ND AVE S
D
S
T
S
E
SE 301ST ST
16TH ST NE
K ST NE
D ST SE
47TH ST SE
2 4 T H S T SE
R ST NW
J ST SE
108TH AVE SE
2ND ST NE
H ST NE
SE 282ND ST
15TH ST SE
55TH AVE S
K ST SE
S ST SE
J ST SE
23RD ST S E
K ST NE
S E 3 1 0 T H S T
8TH ST SE
PIKE ST NE
L ST SE
G ST SE
D ST SE
SE 288TH ST
I ST SE
108TH AVE S E
N ST NE
SE 318TH PL
SE 295TH ST
22ND ST SE
118TH AVE SE
26TH ST SE
23RD ST SE
19TH PL SE
52ND PL S
7TH ST NE
SE 297TH ST
K ST NE
FIR ST SE
G ST SE
5 0 T H S T S E
J
A
M
E
S
A
V
E
S
E
50TH ST SE
2ND ST E
D ST SE
B ST SE
C ST SE
A ST E1
7
8
T
H
A
V
E
E
181ST AVE E
167TH AVE E
167
167
18
18
BOWMANLAKE
GENEVALAKE
WHITELAKE
BINGAMANPOND
LAKETAPPS
MAP ID # : 1276PRINTED ON: 06/04/2008
1 INCH EQUALS 3,400 FEETINFORMATION SHOWN IS FOR GENERAL REFERENCE PURPOSES ONLY AND DOES NOTNECESSARILY REPRESENT EXACT GEOGRAPHIC OR CARTOGRAPHIC DATA AS MAPPED. THE CITY OF AUBURN MAKES NO WARRANTY AS TO ITS ACCURACY.
MAP 3.2URBAN FORM
CITY LIMITS
PAA
URBAN FORM
COMMUNITY
REGION
AUBURNENVIRONMENTALPARK
GSAPARK
LESGOVECOMMUNITYCAMPUS
FULMERPARK
VETERANSMEMORIALPARK
DYKSTRAPARK
SCOOTIEBROWNPARK
TERMINALPARK
CEDARLANESPARK
BICENTENNIALPARK
PIONEERCEMETERY
STREETMALL
CITYHALLPARK
SOUTHBEACHPARK
INDIANTOMPARK
FORWARDTHRUSTPOOL
BSTREETPLAZA
AUBURNHIGHSCHOOL
HOLYFAMILYSCHOOL
OLYMPICMIDDLESCHOOL
WESTAUBURNHIGHSCHOOL
PIONEERELEMENTARYSCHOOL
WASHINGTONELEMENTARYSCHOOL
DICKSCOBEEELEMENTARYSCHOOL
TERMINALPARKELEMENTARYSCHOOL
A ST SE
M ST SE
C ST SW
C ST NW
E M AIN ST
AUBURN WAY N
W MAIN ST
I ST NE
8TH ST NE
15TH ST SW
M ST NE
B ST NW
4TH ST SE
15TH ST NW
A ST NE
AUBURN W
AY S
D ST NE
H
A
R
VE
Y R
D N
E
15TH ST NE
A ST NW
AUBURN AVE NE
17TH ST SE
R ST SE
6TH ST SE
10TH ST NE
3R D ST SW
3RD ST NW
14TH ST NW
3RD ST NE
16TH ST NW
EMERALD DOWNS DR NW
BOUNDARY BLVD SW
CROSS ST SE
9TH ST NE
INDUSTRY DR SW
3RD ST SE
EMERALD DOWNS ACRD NW
R ST SE
R ST SE
R ST SE
25TH ST SE
N ST NE
O ST NE
6TH ST SE
A ST NE
CLAY ST NW
M S
T
N
W
4TH ST SW
J ST NE
E ST NE
K ST SE
H ST NE
I ST SE
7TH ST SE
5TH ST SE
D ST SE
L ST SE
8TH ST SE
H ST SE
2ND ST NE
G ST SE
F ST SE
E ST SE
M ST NE
D ST NE
D ST NW
J ST SE
3RD ST NE
B ST NE
B ST SE
10TH ST NE
SUPERMALL DR SW
N ST SE
2ND ST NW
24TH ST SE
L ST NE
23RD ST SE
22ND ST SE
PIKE ST NE
16TH ST NE
17TH ST NE
LUND RD SW D ST SW
10TH ST SE
8TH ST NE
F ST SW
E ST SW
13TH ST SE
G ST SW
9TH ST SE
1ST ST SW
11TH ST NE
15TH ST SE
4TH ST NE
SUPERMALL WAY SW
K ST NE
WEST BLVD (BOEING)
C ST SE
I PL NE
16TH ST SE
N DIVISION ST
S DIVISION ST
F ST NW
PIKE ST SE
7TH ST NE
WESTERN AVE NW
G ST NW
F ST NE
2ND ST SE
5TH ST NE
12TH S T NE
18TH ST NE
8TH ST SW
O ST SE
9TH ST NE
14TH ST SE
HENR Y R D NE
R ST NE
6TH ST NE
3RD ST SW
I ST NE
21ST ST NE
O CT SE
DEALS WAY
S
E
F PL NE
C PL SE
19TH ST SE
15TH ST NE
11TH ST SE
10TH ST NW
20TH ST SE
18TH ST SE
1ST ST NE
D PL SE
H O W
A
RD RD SE
CEDAR DR SE
13TH ST NE
3RD ST SE
PARK AVE NE
1ST ST SE
TRANSIT RD SW
F CT SE
23RD PL S
E
6T H PL NE
L PL SE
22ND ST NE
B ST SW
RIVERVIE W DR NE
3RD ST NW
18TH PL NE
PIKE PL NE
14 T H ST NE
2 1ST
P
L SE
1
2
T
H
P
L
N
E
20TH CT SE
17TH CT SE
5TH ST NW
O PL NE
20TH ST NE
INDUSTRY DR SW
26TH ST SE
17TH ST NE
G ST SE
D ST SE
C PL SE
1S T ST NE
I ST NE
23RD ST SE
1ST ST SW
C ST SE
6TH ST SE
12TH ST NE
G ST SE
5TH ST NE
J ST NE
23RD ST SE
19TH ST SE
16TH ST NE
L ST SE
8TH ST SE
K ST SE
B ST SE
8TH ST SE
F ST SE
PIKE PL NE
PIKE ST NE
24TH ST SE
9TH ST SE
10TH ST SE
7TH ST SE
PIKE P L NE
3 R D S T S W 3RD ST SE
B
S
T N
E
B ST SE
A ST NE
7TH ST SE
I
P
L
N
E
K ST SE
O ST NE
K ST NE
22ND ST SE
I ST NE
4 T H S T S W
11TH ST NE
J ST SE
K ST NE
N ST NE
E ST NE
H ST SE
C ST SE
6TH ST NE
L ST SE
N DIVISION ST
20TH ST NE
3RD ST SE
J ST NE
K ST NE
K ST NE
14TH ST SE
1ST ST NE
L ST SE
O ST NE
5TH ST NE
19TH ST SE
2ND ST NW
J ST SE
H
O
W
A
R
D R
D S
E
11TH ST SE
E ST SE
20TH ST SE
M ST NE
24TH ST SE
PIKE ST SE
H ST SE
H ST SE
18TH ST NE
10TH ST NE
L ST NE
21ST ST NE
D
S
T
S
E
D ST SE
2ND ST NE
3RD ST NE
17TH ST NE
PIK
E S
T NE
R
S
T
N
E
H ST SE
H ST SE
9 T H S T S E
E ST SE
24TH ST SE
7TH ST NE
18
MAP ID # : 1275PRINTED ON: 06/04/2008
1 INCH EQUALS 1,000 FEETINFORMATION SHOWN IS FOR GENERAL REFERENCE PURPOSES ONLY AND DOES NOTNECESSARILY REPRESENT EXACT GEOGRAPHIC OR CARTOGRAPHIC DATA AS MAPPED. THE CITY OF AUBURN MAKES NO WARRANTY AS TO ITS ACCURACY.
MAP 3.3DOWNTOWN AUBURN
CITY LIMITS
DOWNTOWN AUBURN
PAA
VETERANSMEMORIALPARK
BICENTENNIALPARK
AUBURNENVIRONMENTALPARK
STREETMALL
CITYHALLPARK
FORWARDTHRUSTPOOL
BSTREETPLAZA
AUBURNHIGHSCHOOL
WESTAUBURNHIGHSCHOOL WASHINGTONELEMENTARYSCHOOL
E M A I N S T
W MAIN ST
A ST SE
4TH ST SE
C ST NW
A ST NW
C ST SW
AUBURN AVE NE
A
U
B
U
R
N
WAY
N
3RD ST NW 3RD ST NE
CROSS ST SE
3 R D ST S W
AUBURN WAY S
3RD ST SE3RD ST SW
J ST NE
E ST NE
I ST SE
J ST SE
D ST SE
6TH ST SE
2 N D S T N E
5TH ST SE
F S
T S
E
H
S
T
S
E
E ST SE
G
S
T
S
E
D ST NE
D ST NW
3 R D S T N E
2ND ST NW
CLAY ST NW
D ST SW
F ST SW
E ST SW
G ST SW
1ST ST SW
B ST NE
5TH ST NE
A ST NE
N DIVISION ST
S DIVISION ST
F ST NW
4TH ST SW
G ST NW
3RD ST SW
H ST NE
1 S T S T N E
PA R K AV E N E
TRANSIT RD SW
B ST SW
3 R D S T N W
I ST NE
5TH ST NW
B ST SE
A ST NE
1S T S T N E
B
S
T
N
E
4 T H ST SW
H ST SE
D
S
T
S
E
2ND ST NW
3 R D S T S W
18
MAP ID # : 1271PRINTED ON: 06/04/2008
MAP 3.4URBAN CENTER CITY LIMITS
PAA
URBAN CENTER BOUNDARY (231.34 ACRES)1 INCH EQUALS 400 FEET
INFORMATION SHOWN IS FOR GENERAL REFERENCE PURPOSES ONLY AND DOES NOTNECESSARILY REPRESENT EXACT GEOGRAPHIC OR CARTOGRAPHIC DATA AS MAPPED. THE CITY OF AUBURN MAKES NO WARRANTY AS TO ITS ACCURACY.
AUBURNGOLFCOURSE
WASHINGTONNATIONALGOLFCOURSE
OLSONFARMPARK
SUMNERMEADOWSGOLFLINKS
AUBURNGAMEFARM
AUBURNENVIRONMENTALPARK
AUBURNNARROWSNATURALAREA
MOUNTAINVIEWCEMETERY
BRANNANPARK
SUNSETPARK
GAMEFARMWILDERNESSPARK
GSAPARK
LEAHILLPARK
ROEGNERPARK
HATCHERYPARK
NEELYBRIDGEPARK
NORTHGREENRIVERPARK
ISAACEVANSPARK
FENSTERPROPERTY
MILLPONDPARK
CEDARLANESPARK
LESGOVECOMMUNITYCAMPUS
AUBURNDALEPARK
FULMERPARK
ROTARYPARK
VETERANSMEMORIALPARK
TAPPSISLANDGOLFCOURSE
CAMERONPARK
DORTHYBOTHELLPARK
LAKELANDHILLSPARK
SHAUGHNESSYPARK
RIVERPOINTPARK
JORNADAPARK
DYKSTRAPARK
GAINESPARK
SCOOTIEBROWNPARK
TERMINALPARK
LEAHILLTENNISCOURTS
BICENTENNIALPARK
PIONEERCEMETERY
BALLARDPARK
STREETMALL
CITYHALLPARK
INDIANTOMPARK
CENTENNIALVIEWPOINTPARK
FORESTVILLATOTLOT
SLAUGHTERMEMORIALPARK
WELL5
WELL4
WELL1
WELL7
WELL6 WELL2
WELL5C
WELL5A
WELL3BWELL3A
WELL5B
WESTHILLSPRING
COALCREEKSPRING
AUBURNHIGHSCHOOL
CASCADEMIDDLESCHOOL
WESTAUBURNHIGHSCHOOL
MOUNTBAKERMIDDLESCHOOL
LEAHILLELEMENTARYSCHOOL
GREENRIVERCOMMUNITYCOLLEGE
AUBURNMOUNTAINVIEWHIGHSCHOOL
LAKELANDHILLSELEMENTARYSCHOOL
BOWMANLAKE
GENEVALAKE
WHITELAKE
BINGAMANPOND
LAKETAPPS
A ST SE
C ST SW
B ST NW
I ST NE
AUBURN WAY S
M ST SE
AUBURN WAY N
51ST AVE S
124TH AVE SE
R ST SE
WEST VALLEY HWY N
132ND AVE SE
S 277TH ST
C ST NW
W MAIN ST E M AI N ST
29TH ST SE
112TH AVE SE
41ST ST SE
SE 312TH ST
K
E
R
S
EY WAY SE
8TH ST N E
37TH ST NW
ORAVETZ RD SE
M ST NE
L
A
K
E
L
A
N
D
H
I
L
L
S
W
A
Y
S
E
D ST NW
4TH ST SE
15TH ST NW
A ST NE
LA
K
E T
A
P
P
S P
K
W
Y S
E
WEST VALLEY HWY S
LEA H I L L R D S E
EMERALD DOWNS DR NW
37TH ST NE
S 316TH ST
321ST ST S
D ST NE
P
E
A
S
L
E
Y
C
A
N
Y
O
N R
D S
EAST VALLEY
HWY S
E
H
A
R
VE
Y R
D N
E
RIVER W ALK D R SE
15TH ST NE
15TH ST SW
BOUNDARY BLVD SW
A ST NW
AUBURN AVE NE
T
E
RRACE DR NW
ELLINGSON RD SW
SE 281ST ST
SUMN ER-TAPPS HW
Y
E
O ST SW
AUBURN-BLACK DIAMOND RD SE
S E 3 0 4 T H S T
17TH ST SE
10TH ST NE
3RD ST NW
132 N D W AY SE
14TH ST NW
CROSS ST SE3RD S T S W
9TH ST N
E
16TH ST NW
INDUSTRY DR SW
SE 320TH ST
L
A
K
E
L
A
N
D
H
I
L
L
S
W
A
Y
S
E
124TH AVE SE
R ST SE
PEASLE Y C A NYON RD S
2ND ST E
STUCK RIVER DR SE
SE 304TH ST
C ST NE
53RD ST SE
M ST NW
56TH AVE S
SE 320TH ST
M ST NE
SE 288TH ST
37TH ST SE
4
6
T
H
P
L
S
SE 284TH ST
22ND ST NE
17TH ST SE
S 296TH ST
25TH ST SE
PERIMETER RD SW
R ST NE
55TH AVE S
ACADEMY DR SE
D ST SE
110TH AVE SE
104TH AVE SE
I ST NW
116TH AVE SE
51ST AVE S
M ST SE
55TH ST SE
118TH AVE SE
SE 299TH ST
GREEN RIVER RD SE
E
V
E
R
G
R
E
E
N
W
A
Y
S
E
N ST NE
W ST NW
E ST NE
O ST NE
6 9 T H S T S E
S 287TH ST
SCENIC DR S
E
H ST NW
44TH ST NW
62ND ST SE
6TH ST SE
14TH ST NE
A ST NE
SE 316TH ST
CLAY ST NW
S 300 T H P L
112TH AVE SE
4T H ST N E
WEST BLVD (BOEING)
K ST SE
144TH AVE SE
4TH ST SW
I ST SE
7TH ST SE
D ST NE
S 331ST ST
BRIDGET AVE SE
L ST SE
DOGWOOD ST SE
8TH ST SE
S 288TH ST
PIKE ST NE
FRONTAGE RD
F ST SE
T ST SE
JOHN REDDINGTON RD NE
H ST SE
G ST SE
140TH AVE SE
B ST SE
FOSTER AVE SE
52ND AVE S
1
0
5T
H
P
L
S
E
32ND ST NE
E ST SE
SE 310TH ST
EA
ST BLVD (BOEIN
G)
47TH ST SE
RIV ER DR SE
S 305TH ST
U
S
T
N
W
57TH PL S
67TH ST SE
E MAIN ST
SE 290TH ST
SE 296TH WAY
D ST NW
QUIN
C
Y
A
V
E
S
E
127TH PL SE
28TH ST NE
130TH AVE SE
85TH AVE S
30TH ST NE
R ST NW
MILL POND DR SE
26TH ST SE
51S T S T N E
R I V E R VIEW DR NE
SE 323RD PL
S 30 0 TH S T
S E 3 1 8 T H WA Y
C ST SE
SE 301ST ST
29TH ST NW
SE 287TH ST
3 2 N D S T S E
36T H ST SE
HO
W
ARD RD SE
10TH ST NE
50TH ST S E
A S T E
21ST ST NE
SE 304TH WAY
31ST ST SE
S 297TH PL
S 318TH ST
SE 298TH PL
3 5 T H W A Y SE
23RD ST SE
24TH ST SE
64TH ST S E
H ST NE
ELIZABETH AVE SE
HIGHLAN D D R S E
22ND ST SE
A ST SW
PIKE ST NW
G ST NE
64TH AV
E
S
FOR E S T R I D G E D R S E
42ND ST NW
S 292ND ST
1 6 T H S T N E
58TH AVE S
SUPE R M A L L D R S W
SE 282ND ST
49T H ST NE
O ST SE
D ST SW
SE 295TH ST
111TH PL SE
108TH AVE SE
HI CRES T D R N W
1
0
2
N
D
A
V
E
S
E
8TH ST N E
SE 326TH PL
20TH ST SE
V ST SE
5 9 TH S T SE
SUPERMALL WAY SW
SE 286TH ST
F ST SW
V CT SE
1
0
4
T
H P
L S
E
2 4 T H ST N W
7 2 N D S T S E
128TH PL SE
B PL NW
16TH ST SE
6TH ST NW
42ND ST NE
2ND ST SE
SE 312TH
W
A
Y
L ST NE
PACIFIC AVE S
SE 285TH ST
9TH ST SE
19 T H DR NE
SE 294TH ST
52ND PL S
12TH ST SE
GINKGO ST SE
SE 307TH PL
28TH ST SE
T ST NE
15TH ST SE
LAKE TAPPS DR SE
4 5 T H S T N E
M
O
N
TEVISTA D
R
SE
H
A
Z
E
L
A
V
E
S
E
J ST NE
26TH ST NE
SE 299TH PL
SE 308TH PL
S U P E R MALL ACR D S W
SE 290TH PL
22ND ST NW
A
S
T
N
W
K ST NE
S 3 1 4 T H S T
MAPLE DR SE
RANDALL AVE SE
HEATHER AVE SE
U ST SE
30TH ST NW
N
O
B
L
E
C
T
S
E
S 302ND PL
19TH ST SE
SE 297TH ST
I PL NE
61ST AVE S
WARD AVE SE
21ST ST SE
N
AT
H
A
N AVE SE
33RD ST SE
114TH AVE SE
117TH PL SE
WESTERN AVE NW
SE 292ND ST
SE 296TH ST
D PL SE
53RD PL S
TERRACE VIEW LN SE
1
1
2
T
H
P
L
S
E
5 TH S T N E
12TH ST NE
35TH ST NE
110TH PL SE
SE 323RD ST
8TH ST SW
SE 286TH PL
SE 302ND PL
105TH AVE SE
S 296TH P L
4 0 T H S T N E
ORAVETZ PL SE
S E 300TH ST
59TH AVE S
1ST ST NE
KATHERINE AVE SE
133RD AVE SE
JASMINE AVE SE
A L PINE DR SE
63RD PL S
62 N D LOOP S
E
ASPEN LN SE
3RD ST NE
SE 305TH PL
S 307TH ST
107TH AVE SE
SE 288TH PL
SE 314TH PL
SE 3 1 3 T H S T
AABY D R N
W
KENNEDY AVE SE
54TH ST SE
SE 302ND ST
14TH ST NW
S E 3 1 3 T H P L
E
L
A
I
N
E
A
V
E
S
E
49TH ST NW
5
8
T
H
P
L
S
26TH ST NW
SE 30 4 T H P L
S 329TH PL
120T
H AVE SE
C PL SE
7TH ST NE
SE 282ND WAY
JAMES PL SE
S ST SE
SE 321ST PL
167TH AVE E
S 320TH ST
SE 315TH PL
181ST AVE E
106TH PL SE
SE 306TH PL100TH AVE SE
23RD ST NE
27TH PL SE
3RD ST SE
PIKE ST SE
JORD
AN
AVE SE
S 294TH S T
3 7 T H S T N W
87TH AVE S
SE 283RD ST
1 7 T H D R S E
M PL NE
28TH ST SE
5
7
T
H
P
L
S
47TH ST SE
F S
T
SE
K ST SE
ACADEMY DR SE
SE 295TH ST
5
7
T
H
P
L
S
E
L
I
Z
A
B
E
T
H
A
V
E
S
E
SE 295TH ST
B ST SE
118TH AVE SE
SE 298TH PL30TH ST NE
23RD ST SE
6TH ST SE
2 4 T H S T SE
S E 3 1 0 T H S T
H
O
W
A
R
D R
D S
E
E ST SE
B ST SE
108TH AVE SE
R ST NE
108TH AVE SE
2 8 T H S T S E
28TH ST SE
SE 302ND ST
36 T H S T S E
SE 282ND ST
SE 301ST ST
116TH AVE SE
29TH ST NW
4 T H S T S W
2N D ST SE
D ST SE
K S
T SE
MAP ID # : 3335PRINTED ON: 07/27/2009
1 INCH = 3,400 FEETINFORMATION SHOWN IS FOR GENERAL REFERENCE PURPOSES ONLY AND DOES NOTNECESSARILY REPRESENT EXACT GEOGRAPHIC OR CARTOGRAPHIC DATA AS MAPPED. THE CITY OF AUBURN MAKES NO WARRANTY AS TO ITS ACCURACY.
MAP 3.5GROUNDWATER PROTECTION ZONES
Spring
Well
Zone 1 (0-1 Year)
Zone 1A (No Valley Aquitard)
Zone 2 (1-10 Year)
Zone 1 (1/2-1 Year Capture)
Zone 2 (No Valley Aquitard)
Zone 3 (1-10 Year Capture)
Zone 4 (10 Year Capture to City Limits)
City Limits
AUBURNGOLFCOURSE
WASHINGTONNATIONALGOLFCOURSE
OLSONFARMPARK
SUMNERMEADOWSGOLFLINKS
AUBURNGAMEFARM
AUBURNENVIRONMENTALPARK
AUBURNNARROWSNATURALAREA
MOUNTAINVIEWCEMETERY
BRANNANPARK
SUNSETPARK
GAMEFARMWILDERNESSPARK
GSAPARK
LEAHILLPARK
ROEGNERPARK
HATCHERYPARK
NEELYBRIDGEPARK
NORTHGREENRIVERPARK
ISAACEVANSPARK
FENSTERPROPERTY
MILLPONDPARK
CEDARLANESPARK
LESGOVECOMMUNITYCAMPUS
AUBURNDALEPARK
FULMERPARK
ROTARYPARK
VETERANSMEMORIALPARK
TAPPSISLANDGOLFCOURSE
CAMERONPARK
DORTHYBOTHELLPARK
LAKELANDHILLSPARK
SHAUGHNESSYPARK
RIVERPOINTPARK
JORNADAPARK
DYKSTRAPARK
GAINESPARK
SCOOTIEBROWNPARK
TERMINALPARK
LEAHILLTENNISCOURTS
BICENTENNIALPARK
PIONEERCEMETERY
BALLARDPARK
STREETMALL
CITYHALLPARK
INDIANTOMPARK
CENTENNIALVIEWPOINTPARK
FORESTVILLATOTLOT
SLAUGHTERMEMORIALPARK
18
18
167
167
AUBURNHIGHSCHOOL
CASCADEMIDDLESCHOOL
WESTAUBURNHIGHSCHOOL
MOUNTBAKERMIDDLESCHOOL
LEAHILLELEMENTARYSCHOOL
GREENRIVERCOMMUNITYCOLLEGE
AUBURNMOUNTAINVIEWHIGHSCHOOL
LAKELANDHILLSELEMENTARYSCHOOL
BOWMANLAKE
WHITELAKE
GENEVALAKE
BINGAMANPOND
LAKETAPPS
A ST SE
C ST SW
B ST NW
I ST NE
AUBURN WAY S
M ST SE
AUBURN WAY N
51ST AVE S
124TH AVE SE
WEST VALLEY HWY N
132ND AVE SE
S 277TH ST
C ST NW
R ST SE
W MAIN ST E M AI N ST
29TH ST SE
112TH AVE SE
41ST ST SE
SE 312TH ST
K
E
R
S
EY WAY SE
8TH ST N E
37TH ST NW
ORAVETZ RD SE
M ST NE
L
A
K
E
L
A
N
D
H
I
L
L
S
W
A
Y
S
E
D ST NW
4TH ST SE
15TH ST NW
A ST NE
LA
K
E T
A
P
P
S P
K
W
Y S
E
WEST VALLEY HWY S
EMERALD DOWNS DR NW
37TH ST NE
S 316TH ST LEA HILL R D S E
321ST ST S
D ST NE
EAST VALLEY
HWY S
E
P
E
A
S
L
E
Y
C
A
N
Y
O
N R
D S
H
A
R
VE
Y R
D N
E
RIVER W ALK D R SE
15TH ST NE
15TH ST SW
BOUNDARY BLVD SW
A ST NW
AUBURN AVE NE
T
E
RRACE DR NW
ELLINGSON RD SW
SE 281ST ST
SUMNE R-TAPPS HW
Y
E
O ST SW
AUBURN-BLACK DIAMOND RD SE
S E 3 0 4 T H S T
17TH ST SE
10TH ST NE
3 R D S T SW
3RD ST NW
132 N D W AY SE
14TH ST NW
CROSS ST SE
9TH ST N
E
16TH ST NW
INDUSTRY DR SW
SE 320TH ST
L
A
K
E
L
A
N
D
H
I
L
L
S
W
A
Y
S
E
124TH AVE SE
R ST SE
LEA HILL RD S E
PEASL E Y C A NYON RD S
SE 304TH ST
2ND ST E
STUCK RIVER DR SE
C ST NE
53RD ST SE
M ST NW
56TH AVE S
SE 320TH ST
M ST NE
SE 288TH ST
37TH ST SE
4
6
T
H
P
L
S
SE 284TH ST
22ND ST NE
17TH ST SE
S 296TH ST
25TH ST SE
PERIMETER RD SW
R ST NE
55TH AVE S
ACADEMY DR SE
D ST SE
110TH AVE SE
104TH AVE SE
116TH AVE SE
51ST AVE S
M ST SE
55TH ST SE
118TH AVE SE
SE 299TH ST
GREEN RIVER RD SE
E
V
E
R
G
R
E
E
N
W
A
Y
S
E
N ST NE
W ST NW
E ST NE
O ST NE
6 9 T H S T S E
S 287TH ST
SCENIC DR S
E
H ST NW
44TH ST NW
62ND ST SE
6TH ST SE
14TH ST NE
A ST NE
SE 316TH ST
CLAY ST NW
S 300 T H PL
112TH AVE SE
4T H ST N E
WEST BLVD (BOEING)
K ST SE
144TH AVE SE
4TH ST SW
I ST SE
7TH ST SE
D ST NE
S 331ST ST
BRIDGET AVE SE
L ST SE
DOGWOOD ST SE
8TH ST SE
S 288TH ST
PIKE ST NE
FRONTAGE RD
F ST SE
T ST SE
JOHN REDDINGTON RD NE
H ST SE
G ST SE
140TH AVE SE
B ST SE
FOSTER AVE SE
52ND AVE S
1
0
5T
H
P
L
S
E
32ND ST NE
E ST SE
SE 310TH ST
EA
ST BLVD (BOEIN
G)
47TH ST SE
RIV ER DR SE
S 305TH ST
U
S
T
N
W
57TH PL S
6 7 T H S T S E
E MAIN ST
SE 290TH ST
SE 296TH WAY
I
S
T
N
W
D ST NW
QUIN
C
Y
A
V
E
S
E
127TH PL SE
28TH ST NE
130TH AVE SE
85TH AVE S
30TH ST NE
R ST NW
MILL POND DR SE
O
LI
V
E
A
V
E
S
E
26TH ST SE
51S T S T N E
R I V E R VIEW DR NE
SE 323RD PL
S 3 0 0T H S T
S E 3 1 8 T H WA Y
C ST SE
SE 301ST ST
29TH ST NW
SE 287TH ST
3 2 N D S T S E
36TH ST SE
HO
W
ARD RD SE
10TH ST NE
50TH ST S E
V ST NW
A S T E
21ST ST NE
SE 304TH W AY
31ST ST SE
S 297TH PL
S 318TH ST
SE 298TH PL
3 5 T H W A Y SE
23RD ST SE
24TH ST SE
6 4 TH ST S E
H ST NE
ELIZABETH AVE SE
HIGHLAN D D R S E
22ND ST SE
A ST SW
PIKE ST NW
G ST NE
64TH AV
E
S
FOR E S T R I D G E D R S E
42ND ST NW
S 292ND ST
1 6 T H S T N E
58TH AVE S
SUPE R M A L L D R S W
SE 282ND ST
49T H ST NE
O ST SE
D ST SW
SE 295TH ST
111TH PL SE
108TH AVE SE
HI CRES T D R N W
1
0
2
N
D
A
V
E
S
E
8T H ST N E
SE 326TH PL
20TH ST SE
V ST SE
5 9TH S T SE
SUPERMALL WAY SW
SE 286TH ST
F ST SW
V CT SE
1
0
4
T
H P
L S
E
7 2 N D S T S E
128TH PL SE
B PL NW
16TH ST SE
6TH ST NW
42ND ST NE
I
S
A
A
C
A
V
E
S
E
2ND ST SE
SE 312TH
W
A
Y
ELM LN SE
L ST NE
PACIFIC AVE S
SE 285TH ST
9TH ST SE
19 TH DR NE
SE 294TH ST
52ND PL S
12TH ST SE
GINKGO ST SE
SE 307TH PL
28TH ST SE
T ST NE
15TH ST SE
LAKE TAPPS DR SE
4 5 T H S T N E
M
O
N
TEVISTA D
R
SE
H
A
Z
E
L
A
V
E
S
E
J ST NE
26TH ST NE
SE 299TH PL
SE 308TH PL
S U P E R MALL ACR D S W
SE 290TH PL
22ND ST NW
A
S
T
N
W
K ST NE
S 3 1 4 T H S T
66TH ST SE
MAPLE DR SE
RANDALL AVE SE
HEATHER AVE SE
U ST SE
30TH ST NW
N
O
B
L
E
C
T
S
E
S 302ND PL
19TH ST SE
SE 297TH ST
57TH D R SE
I PL NE
61ST AVE S
WARD AVE SE
21ST ST SE
33RD ST SE
114TH AVE SE
117TH PL SE
WESTERN AVE NW
SE 292ND ST
SE 296TH ST
D PL SE
53RD PL S
TERRACE VIEW LN SE
F
ST N
E
1
1
2
T
H
P
L
S
E
5T H ST N E
1 2T H ST N E
35TH ST NE
110TH PL SE
SE 323RD ST
8TH ST SW
SE 286TH PL
SE 302ND PL
105TH AVE SE
S 296TH P L
4 0 T H S T N E
ORAVETZ PL SE
S E 300TH ST
59TH AVE S
1ST ST NE
KATHERINE AVE SE
133RD AVE SE
JASMINE AVE SE
A LPINE DR SE
63RD PL S
62 N D LOOP S
E
3R D ST NE
SE 305TH PL
S 307TH ST
107TH AVE SE
SE 288TH PL
SE 314TH PL
SE 3 1 3 T H S T
AABY D R N
W
KENNEDY AVE SE
54TH ST SE
SE 302ND ST
14TH ST NW
S E 3 1 3 T H P L
E
L
A
I
N
E
A
V
E
S
E
49TH ST NW
5
8
T
H
P
L
S
26TH ST NW
SE 30 4 T H P L
S 329TH PL
120T
H AVE SE
C PL SE
7TH ST N E
SE 282ND WAY
JAMES PL SE
S ST SE
SE 321ST PL
S 320TH ST
SE 315TH PL
181ST AVE E
106TH PL SE
SE 306TH PL100TH AVE SE
23RD ST NE
27TH PL SE
3RD ST SE
PIKE ST SE
JORD
AN
AVE SE
S 294TH S T
3 7 T H S T N W
87TH AVE S
SE 283RD ST
1 7 T H D R S E
M PL NE
B ST SE
5
7
T
H
P
L
S
L ST SE
2N D ST SE
2 8 T H S T S E
SE 295TH ST
37TH ST SE
D ST SE
47TH ST SE
E
L
I
Z
A
B
E
T
H
A
V
E
S
E
28TH ST SE
HOWARD RD SE
108TH AVE SE
4 T H S T S W
B ST SE
F ST SE
SE 301ST ST
SE 295TH ST
30TH ST NE
ACADEMY DR SE
R ST NE
K ST NE
116TH AVE SE
23RD ST SE
5 3 R D S T S E
SE 282ND ST
108TH AVE SE
118TH AVE SE
2 4 T H S T SE
SE 302ND ST
28TH ST SE
5
7
T
H
P
L
S
SE 298TH PL
K S
T SE
12TH ST NE
F S
T
SE
29TH ST NW
K ST SE
L ST NE
S E 3 1 0 T H S T
MAP ID # : 3336PRINTED ON: 07/24/2009
1 INCH = 3,400 FEETINFORMATION SHOWN IS FOR GENERAL REFERENCE PURPOSES ONLY AND DOES NOTNECESSARILY REPRESENT EXACT GEOGRAPHIC OR CARTOGRAPHIC DATA AS MAPPED. THE CITY OF AUBURN MAKES NO WARRANTY AS TO ITS ACCURACY.
MAP 3.6ENUMCLAW PLATEAU City Limits
Enumclaw Plateau Agricultural District
PAA
AUBURNGOLFCOURSE
WASHINGTONNATIONALGOLFCOURSE
SUMNERMEADOWSGOLFLINKS
AUBURNGAMEFARM
OLSONFARMPARK
AUBURNENVIRONMENTALPARK
AUBURNNARROWSNATURALAREA
MOUNTAINVIEWCEMETERY
BRANNANPARK
SUNSETPARK
GAMEFARMWILDERNESSPARK
JACOBSENTREEFARM
GSAPARK
LEAHILLPARK
CEDARLANESPARK
HATCHERYPARK
NEELYBRIDGEPARK
ROEGNERPARK
ISAACEVANSPARK
NORTHGREENRIVERPARK
LESGOVECOMMUNITYCAMPUS
FENSTERPROPERTY
AUBURNDALEPARK
FULMERPARK
MILLPONDPARK
VETERANSMEMORIALPARK
AUBURNDALE2PARK
TAPPSISLANDGOLFCOURSE
CAMERONPARK
ROTARYPARK
LAKELANDHILLSPARK
RIVERPOINTPARK
SHAUGHNESSYPARK
JORNADAPARK
GAINESPARK
DYKSTRAPARK
SCOOTIEBROWNPARK
TERMINALPARK
BALLARDPARK
BICENTENNIALPARK
LEAHILLTENNISCOURTS
PIONEERCEMETERY
STREETMALL
CITYHALLPARK
INDIANTOMPARK
FORWARDTHRUSTPOOL
CENTENNIALVIEWPOINTPARK
FORESTVILLATOTLOT
SLAUGHTERMEMORIALPARK
ALPACELEMENTARY
BUENAVISTASCHOOL
AUBURNHIGHSCHOOL
HOLYFAMILYSCHOOL
HAZELWOODELEMENTARY
RAINIERMIDDLESCHOOL
CASCADEMIDDLESCHOOL
OLYMPICMIDDLESCHOOL
AUBURNADVENTISTACADEMY
WESTAUBURNHIGHSCHOOL
ILALKOELEMENTARYSCHOOL
LAKELANDHILLSELEMENTARY
PIONEERELEMENTARYSCHOOL
CHINOOKELEMENTARYSCHOOL
MOUNTBAKERMIDDLESCHOOL
STJAMESOFTHOMASSCHOOL
LEAHILLELEMENTARYSCHOOL
WASHINGTONELEMENTARYSCHOOL
GILDOREYELEMENTARYSCHOOL
AUBURNRIVERSIDEHIGHSCHOOL
DICKSCOBEEELEMENTARYSCHOOL
GREENRIVERCOMMUNITYCOLLEGE
AUBURNMOUNTAINVIEWHIGHSCHOOL
TERMINALPARKELEMENTARYSCHOOL
MEREDITHHILLELEMENTARYSCHOOL
EVERGREENHEIGHTSELEMENTARYSCHOOL
A ST SE
C ST SW
B ST NW
AUBURN WAY S
AUBURNGOLFCOURSE
AUBURNGAMEFARM
OLSONFARMPARK
AUBURNNARROWSNATURALAREA
MOUNTAINVIEWCEMETERY
BRANNANPARK
SUNSETPARK
GAMEFARMWILDERNESSPARK
JACOBSENTREEFARM
GSAPARK
LEAHILLPARK
AUBURNENVIRONMENTALPARK
HATCHERYPARK
NEELYBRIDGEPARK
ROEGNERPARK
ISAACEVANSPARK
NORTHGREENRIVERPARK
SOUTHBEACHPARK
CEDARLANESPARK
LESGOVECOMMUNITYCAMPUS
FENSTERPROPERTY
AUBURNDALEPARK
FULMERPARK
MILLPONDPARK
AUBURNDALE2PARK
VETERANSMEMORIALPARK
CAMERONPARK
ROTARYPARK
LAKELANDHILLSPARK
RIVERPOINTPARK
SHAUGHNESSYPARK
JORNADAPARK
GAINESPARK
DYKSTRAPARK
SCOOTIEBROWNPARK
TERMINALPARK
LEAHILLTENNISCOURTS
BICENTENNIALPARK
BALLARDPARK
PIONEERCEMETERY
STREETMALL
CITYHALLPARK
INDIANTOMPARK
FORWARDTHRUSTPOOL
CENTENNIALVIEWPOINTPARK
FORESTVILLATOTLOT
SLAUGHTERMEMORIALPARK
ALPACELEMENTARY
BUENAVISTASCHOOL
AUBURNHIGHSCHOOL
HOLYFAMILYSCHOOL
HAZELWOODELEMENTARY
RAINIERMIDDLESCHOOL
CASCADEMIDDLESCHOOL
OLYMPICMIDDLESCHOOL
AUBURNADVENTISTACADEMY
WESTAUBURNHIGHSCHOOL
ILALKOELEMENTARYSCHOOL
LAKELANDHILLSELEMENTARY
PIONEERELEMENTARYSCHOOL
CHINOOKELEMENTARYSCHOOL
MOUNTBAKERMIDDLESCHOOL
STJAMESOFTHOMASSCHOOL
LEAHILLELEMENTARYSCHOOL
WASHINGTONELEMENTARYSCHOOL
GILDOREYELEMENTARYSCHOOL
AUBURNRIVERSIDEHIGHSCHOOL
DICKSCOBEEELEMENTARYSCHOOL
GREENRIVERCOMMUNITYCOLLEGE
AUBURNMOUNTAINVIEWHIGHSCHOOL
TERMINALPARKELEMENTARYSCHOOL
MEREDITHHILLELEMENTARYSCHOOL
EVERGREENHEIGHTSELEMENTARYSCHOOL
A ST SE
C ST SW
B ST NW
AUBURN WAY S
I ST NE
M ST SE
AUBURN WAY N
124TH AVE SE
R ST SE
WEST VALLEY HWY N
C ST NW
W MAIN ST E MAIN ST
29TH ST SE
LA
K
E TA
P
P
S P
K
W
Y S
E
112TH AVE SE
132ND AVE SE
SE 312TH ST
41ST ST SE
51ST AVE S
K
E
R
S
EY WAY SE
8TH ST NE
37TH ST NW
ORAVETZ RD SE
M ST NE
L
A
K
E
L
A
N
D
H
I
L
L
S
W
A
Y
S
E
D ST NW
4TH ST SE
15TH ST NW
A ST NE
WEST VALLEY HWY S
S 277TH ST
EMERALD DOWNS DR NW
37TH ST NE
LEA HILL R D S E
D ST NE
EAST VALLEY HWY SE
H
A
R
V
EY R
D N
E
RIVER W AL K D R SE
15TH ST NE
15TH ST SW
PEASLE Y C A N YON RD S
BOUNDARY BLVD SW
A ST NW
AUBURN AVE NE
T
E
RRACE DR NW
SE 281ST ST
SUMNER-TAPPS H
W
Y
E
O ST SW
S E 3 0 4 T H S T
17TH ST SE
10TH ST NE
3 R D S T SW
3RD ST NW
132 N D W AY SE
14TH ST NW
16TH ST NW
CROSS ST SE
ELLINGSON RD SW
9TH ST N
E
INDUSTRY DR SW
SE 320TH ST
A ST SE
124TH AVE SE
LA
K
E
L
A
N
D
H
I
L
LS
W
AY
S
E
R ST SE
53RD ST SE
M ST NW
56TH AVE S
SE 288TH ST
S T U C K R I V E R D R S E
25TH ST SE
55TH AVE S
D ST SE
110TH AVE SE
55TH ST SE
SE 299TH ST
N ST NE
W ST NW
O ST NE
51ST AVE S
S 287TH ST
SCENIC DR S
E
6TH ST SE
4TH ST SW
A ST NE
SE 316TH ST
CLAY ST NW
S 300 T H P L
ACADEMY DR SE
J ST NE
4TH ST NE
MONTEVISTA DR SE
WEST BLVD (BOEING)
K ST SE
144TH AVE SE
I ST SE
7TH ST SE
5TH ST SE
BRIDGET AVE SE
L ST SE
8TH ST SE
T ST SE
M ST NE
JOHN REDDINGTON RD NE
H ST SE
G ST SE
140TH AVE SE
FOSTER AVE SE
F ST SE
52ND AVE S
32ND ST NE
E ST SE
SE 316TH PL
SE 310TH ST
G PL SE
EAST BLVD (BOEING)
47TH ST SE
RIVE R DR SE
32ND PL NE
S 305TH ST
U
S
T
N
W
57TH PL S
6 7 T H S T S E
B ST SE
E MAIN ST
54TH AVE S
SE 290TH ST
SE 296TH WAY
I
S
T
N
W
SE 315TH PL
D ST NW
QUIN
C
Y
A
V
E
S
E
127TH PL SE
28TH ST NE
130TH AVE SE
J ST SE
R ST NW
31ST ST NE
69TH S T S E
SE 304TH ST
O
LI
V
E
A
V
E
S
E
26TH ST SE
R
I
V
E
R
V
I
E
W
D
R
N
E
B ST NE SE 323RD PL
S 3 0 0 T H ST
S E 3 1 8 T H WA Y
SE 301ST ST
29TH ST NW
SE 287TH ST
118TH AVE SE
36T H ST SE
10TH ST NE
50TH ST S E
V ST NW
49T H S T SE
21ST ST NE
30TH ST NE
ELM ST SE
31ST ST SE
2ND ST NW
S 297TH PL
30TH ST SE
S 318TH ST
SE 298TH PL
3 5 T H W A Y SE
23RD ST SE
24TH ST SE
6 4 TH ST SE
H ST NE
ELIZABETH AVE SE
HIGHLAN D D R S E
22ND ST SE
22ND ST NE
E ST NE
PIKE ST NW
4TH ST SE
PIKE ST NE
FOR E S T R I D G E D R S E
42ND ST NW
S 292ND ST
16TH ST NE
17TH ST NE
SE 282ND ST
58TH AVE S
SUPE R M A L L D R S W
1 7 T H S T S E
LUND RD SW
G ST NE
SE 295TH PL
O ST SE
D ST SW
111TH PL SE
108TH AVE SE
HI CRES T D R N W
V ST SE
1
0
2
N
D
A
V
E
S
E
8TH ST NE
SE 326TH PL
S K Y W A Y L N S E
20TH ST SE
5 9TH S T SE
SUPERMALL WAY SW
SE 286TH ST
F ST SW
V CT SE
1
0
4
T
H P
L S
E
E ST SW
32ND ST SE
2 4 T H ST N W
72 N D S T S E
3 7 T H W A Y SE
128TH PL SET ST NW
B PL NW
16TH ST SE
42ND ST NE
SE 293RD ST
SE 294TH PL
Z ST SE
I
S
A
A
C
A
V
E
S
E
2ND ST SEG ST SW
S 3 1 2 T H S T
SE 312TH
W
A
Y
ELM LN SE
SE 295TH ST
L ST NE
9TH ST SE
19TH DR NE
SE 294TH ST
52ND PL S
SE 285TH ST
PEARL AVE SE
62 N D S T S E
GINKGO ST SE
SE 307TH PL
28TH ST SE
T S
T NE
67TH LN SE
11TH ST NE
15TH ST SE
LAKE TAPPS DR SE
20TH ST NE
H
A
Z
E
L
A
V
E
S
E
61ST ST SE
109TH AVE SE
26TH ST NE
SE 299T H P L
S 303RD PL
14TH ST SE
SE 308TH PL
S U P E R MALL ACR D S W
104TH AVE SE
S 319TH ST
SE 290TH PL
SE 281ST ST
22ND ST NW
K ST NE
SE 43RD ST
FIR ST SE
S 3 1 4 T H S T
66TH ST SE
MAPLE DR SE
RANDALL AVE SE
HEATHER AVE SE
U ST SE
S 302ND PL
SE 289TH S T
19TH ST S E
SE 297TH ST
57TH D R SE
C S
T S
E
I PL N E
61S
T
AVE
S
S E 321ST PL
S 288TH ST
N DIVISION ST
R PL NE
WARD AVE SE
21ST ST SE
N
A
T
H
AN AVE S
E
SE 3 07 T H S T
33RD ST SE
S 324TH ST
55TH WAY SE
O
L
D
M
A
N
T
H
O
M
A
S
R
D
E
DOGWOOD LN SE
F ST NW
64TH AVE S
N ST SE
D ST NE
111TH AVE SE
DOGWOOD DR SE
114TH AVE SE
117TH PL SE
S 296TH ST
WESTERN AVE NW
SE 292ND ST
D PL SE
53RD PL S
TERRACE VIEW LN SE
F ST NE
OLYMPIC ST SE
35TH S T SE
1
1
2
T
H
P
L
S
E
5TH ST NE
50TH ST NE
12TH ST N E
18TH ST NE
35TH ST NE
SE 323RD ST
8TH ST SW
SE 302ND PL
105TH AVE SE
S 296TH P L
40TH ST NE
ORAVETZ PL SE
SE 300TH ST
6 0 T H S T SE
MILL PON D L O O P SE
59TH AVE S
1ST ST NE
KATHERINE AVE SE
46TH AVE S
133RD AVE SE
9TH ST NE
JASMINE AVE SE
63RD PL S
2ND ST NE
6 2 ND LOO
P
S
E
18TH ST SE
F
R
A
N
C
I
S
A
V
E
S
E
27TH ST SE
SE 286TH PL
6TH ST NE
3RD ST NE
R
ST
N
E
19TH PL SE
SE 305TH PL
S 307TH ST
130TH W AY SE
1
0
7
T
H
A
V
E
S
E
SE 288TH PL
JAMES AVE SE
SE 314TH PL
SE 3 13 T H S TV ST NE
S 299TH ST
AABY D R N
W
KENNEDY AVE SE
28TH CT SE
SE 302ND ST
52ND AVE SE
14TH ST NW
SE 318TH PL
S E 3 1 3 T H P L
E
L
A
I
N
E
A
V
E
S
E
5
8
T
H
P
L
S
26TH ST NW
O CT SE
37TH P L SE
28TH PL SE
S 329TH PL
1
1
3
T
H
P
L
S
E
125TH AVE SE
71ST ST SE
S 328TH ST
120TH AVE SE
57TH ST SE
1ST ST SE
C PL SE
NATH A N LOOP SE
SE 311TH ST
1
2
1
S
T
P
L
S
E
122ND AVE SE
1
1
4
T
H
W
A
Y
S
E
SE 322ND ST
S 320TH ST
54TH CT S
7TH ST NE
15TH ST NE
S ST SE
128TH AVE SE
65TH ST SE
106TH AVE SE
3RD CT SE
114TH PL SE
52ND ST SE
138TH AVE SE
SE 319TH ST
F
R
A
N
C
I
S
C
T
S
E
SE 309TH ST
DOUGLAS AVE SE
HOWARD RD SE
CEDAR DR SE
6
0
T
H
P
L
S
13TH ST NE
SE 320TH PL
100TH AVE SE
S E 3 2 2 N D P L
123RD AVE SE
3RD ST SE
54T
H P
L
S
107TH PL SE
8TH ST NW
PIKE ST SE
POPLAR ST SE
S E 3 17 T H S T
F CT SE
JORDAN AVE SE
S 294TH ST
HAZEL LN SE
L
I
N
D
S
A
Y
A
V
E
S
E
129TH AVE SE
137TH AVE SE
SE 319TH PL
E VA N C T S E
S E 2 9 1 S T S T
SE 312TH PL
87TH AVE S
SE 308TH CT
J C
T
SE
IRENE AVE SE
53R D AVE S
SE 283RD ST
SE 297TH P L
S 288TH PL
34TH ST SE
SE 324TH LN
115TH LN SE
B ST SW
6 8 T H S T S E
W PL NW
SE 312TH CT
49TH ST NE
SE 324TH ST
M PL NE
37TH CT SE
U PL NE
SE 314TH PL
SE 290TH PL
5
7
T
H
P
L
S
S 328TH ST
SE 321ST PL
54TH AVE S
6TH ST SE
14TH ST SE
F
R
A
N
C
I
S
A
V
E
S
E
108TH AVE SE
J ST NE
29TH ST NW
D ST SE
O ST SE
12TH ST NE
67TH ST SE
S E 3 2 6 T H P L
J ST NE
SE 286TH ST
112TH PL SE
FRANCIS CT SE
7TH ST SE
I PL NE
10TH ST N E
36 T H S T S E
17TH ST NE
2 9 T H S T N W
52ND AVE S
72ND ST SE
5 3 R D S T S E
28TH ST SE
SE 299TH ST
PIKE ST SE
PIKE ST SE
T ST SE
E ST NE
3RD ST NE
109TH AVE SE
18TH ST NE
K ST SE
108TH AVE SE
4 0 T H S T N E
20TH ST SE
H ST SE
33RD ST SE
B ST SE
1S T ST NE
R ST NW
25TH ST SE
5T H S T N E
W ST NW
ELM ST SE
ACADEMY DR SE
U
S
T
S
E
SE 304TH ST
4 T H S T S W
65TH ST SE
24TH ST SE
G ST SE
S 318TH ST
17TH ST NE
16TH ST SE
L ST SE
N ST SE
2 8 T H S T S E
52ND AVE S
D
S
T
S
E
SE 301ST ST
16TH ST NE
K ST NE
D ST SE
47TH ST SE
2 4 T H S T SE
R ST NW
J ST SE
108TH AVE SE
2ND ST NE
H ST NE
SE 282ND ST
15TH ST SE
55TH AVE S
K ST SE
S ST SE
J ST SE
23RD ST S E
K ST NE
S E 3 1 0 T H S T
8TH ST SE
PIKE ST NE
L ST SE
G ST SE
D ST SE
SE 288TH ST
I ST SE
108TH AVE S E
N ST NE
SE 318TH PL
SE 295TH ST
22ND ST SE
118TH AVE SE
26TH ST SE
23RD ST SE
19TH PL SE
52ND PL S
7TH ST NE
SE 297TH ST
K ST NE
FIR ST SE
G ST SE
5 0 T H S T S E
J
A
M
E
S
A
V
E
S
E
50TH ST SE
2ND ST E
D ST SE
B ST SE
C ST SE
A ST E1
7
8
T
H
A
V
E
E
181ST AVE E
167TH AVE E
167
167
18
18
BOWMANLAKE
GENEVALAKE
WHITELAKE
BINGAMANPOND
LAKETAPPS
MAP ID # : 1244PRINTED ON: 06/04/2008
1 INCH EQUALS 3,400 FEETINFORMATION SHOWN IS FOR GENERAL REFERENCE PURPOSES ONLY AND DOES NOTNECESSARILY REPRESENT EXACT GEOGRAPHIC OR CARTOGRAPHIC DATA AS MAPPED. THE CITY OF AUBURN MAKES NO WARRANTY AS TO ITS ACCURACY.
MAP 6.2NATURAL GAS PIPELINES
GAS PIPELINES
ENUMCLAW NATURAL GAS PIPELINE
BP OLYMPIC PIPELINE
PUGET SOUND ENERGY (PSE)
WASHINGTON NATURAL GAS
NORTHWEST PIPELINE CORPORATION
US OIL & REFINING PIPELINE
CITY LIMITS
PAA
AUBURNGOLFCOURSE
AUBURNGAMEFARM
OLSONFARMPARK
AUBURNNARROWSNATURALAREA
MOUNTAINVIEWCEMETERY
BRANNANPARK
SUNSETPARK
GAMEFARMWILDERNESSPARK
JACOBSENTREEFARM
GSAPARK
LEAHILLPARK
AUBURNENVIRONMENTALPARK
HATCHERYPARK
NEELYBRIDGEPARK
ROEGNERPARK
ISAACEVANSPARK
NORTHGREENRIVERPARK
SOUTHBEACHPARK
CEDARLANESPARK
LESGOVECOMMUNITYCAMPUS
FENSTERPROPERTY
AUBURNDALEPARK
FULMERPARK
MILLPONDPARK
AUBURNDALE2PARK
VETERANSMEMORIALPARK
CAMERONPARK
ROTARYPARK
LAKELANDHILLSPARK
RIVERPOINTPARK
SHAUGHNESSYPARK
JORNADAPARK
GAINESPARK
DYKSTRAPARK
SCOOTIEBROWNPARK
TERMINALPARK
LEAHILLTENNISCOURTS
BICENTENNIALPARK
BALLARDPARK
PIONEERCEMETERY
STREETMALL
CITYHALLPARK
INDIANTOMPARK
FORWARDTHRUSTPOOL
CENTENNIALVIEWPOINTPARK
FORESTVILLATOTLOT
SLAUGHTERMEMORIALPARK
ALPACELEMENTARY
BUENAVISTASCHOOL
AUBURNHIGHSCHOOL
HOLYFAMILYSCHOOL
HAZELWOODELEMENTARY
RAINIERMIDDLESCHOOL
CASCADEMIDDLESCHOOL
OLYMPICMIDDLESCHOOL
AUBURNADVENTISTACADEMY
WESTAUBURNHIGHSCHOOL
ILALKOELEMENTARYSCHOOL
LAKELANDHILLSELEMENTARY
PIONEERELEMENTARYSCHOOL
CHINOOKELEMENTARYSCHOOL
MOUNTBAKERMIDDLESCHOOL
STJAMESOFTHOMASSCHOOL
LEAHILLELEMENTARYSCHOOL
WASHINGTONELEMENTARYSCHOOL
GILDOREYELEMENTARYSCHOOL
AUBURNRIVERSIDEHIGHSCHOOL
DICKSCOBEEELEMENTARYSCHOOL
GREENRIVERCOMMUNITYCOLLEGE
AUBURNMOUNTAINVIEWHIGHSCHOOL
TERMINALPARKELEMENTARYSCHOOL
MEREDITHHILLELEMENTARYSCHOOL
EVERGREENHEIGHTSELEMENTARYSCHOOL
A ST SE
C ST SW
B ST NW
AUBURN WAY S
I ST NE
M ST SE
AUBURN WAY N
124TH AVE SE
R ST SE
WEST VALLEY HWY N
C ST NW
W MAIN ST E MAIN ST
29TH ST SE
LA
K
E TA
P
P
S P
K
W
Y S
E
112TH AVE SE
132ND AVE SE
SE 312TH ST
41ST ST SE
51ST AVE S
K
E
R
S
EY WAY SE
8TH ST NE
37TH ST NW
ORAVETZ RD SE
M ST NE
L
A
K
E
L
A
N
D
H
I
L
L
S
W
A
Y
S
E
D ST NW
4TH ST SE
15TH ST NW
A ST NE
S 277TH ST
WEST VALLEY HWY S
EMERALD DOWNS DR NW
37TH ST NE
LEA HILL R D S E
D ST NE
EAST VALLEY HWY SE
H
A
R
V
EY R
D N
E
RIVER W AL K D R SE
15TH ST NE
15TH ST SW
PEASLE Y C A NYON RD S
BOUNDARY BLVD SW
A ST NW
AUBURN AVE NE
T
E
RRACE DR NW
ELLINGSON RD SW
SE 281ST ST
SUMNER-TAPPS H
W
Y
E
O ST SW
S E 3 0 4 T H S T
17TH ST SE
10TH ST NE
3 R D S T SW
3RD ST NW
132 N D W AY SE
14TH ST NW
16TH ST NW
CROSS ST SE
9TH ST N
E
INDUSTRY DR SW
SE 320TH ST
A ST SE
124TH AVE SE
LA
K
E
L
A
N
D
H
I
L
LS
W
AY
S
E
R ST SE
53RD ST SE
M ST NW
56TH AVE S
SE 288TH ST
S T U C K R I V E R D R S E
25TH ST SE
55TH AVE S
D ST SE
110TH AVE SE
55TH ST SE
SE 299TH ST
N ST NE
W ST NW
O ST NE
51ST AVE S
S 287TH ST
SCENIC DR S
E
6TH ST SE
4TH ST SW
A ST NE
SE 316TH ST
CLAY ST NW
S 300 T H P L
ACADEMY DR SE
J ST NE
4TH ST NE
MONTEVISTA DR SE
WEST BLVD (BOEING)
144TH AVE SE
I ST SE
7TH ST SE
5TH ST SE
BRIDGET AVE SE
L ST SE
8TH ST SE
T ST SE
M ST NE
JOHN REDDINGTON RD NE
H ST SE
G ST SE
140TH AVE SE
FOSTER AVE SE
F ST SE
52ND AVE S
32ND ST NE
E ST SE
SE 316TH PL
SE 310TH ST
G PL SE
EAST BLVD (BOEING)
47TH ST SE
32ND PL NE
RIV ER DR SE
S 305TH ST
U
S
T
N
W
57TH PL S
6 7 T H S T S E
B ST SE
E MAIN ST
54TH AVE S
SE 290TH ST
SE 296TH WAY
I
S
T
N
W
SE 315TH PL
D ST NW
QUIN
C
Y
A
V
E
S
E
127TH PL SE
28TH ST NE
130TH AVE SE
J ST SE
R ST NW
31ST ST NE
69TH S T S E
SE 304TH ST
O
LI
V
E
A
V
E
S
E
26TH ST SE
R
I
V
E
R
V
I
E
W
D
R
N
E
B ST NE SE 323RD PL
S 3 0 0 T H ST
S E 3 1 8 T H WA Y
SE 301ST ST
29TH ST NW
SE 287TH ST
118TH AVE SE
36T H ST SE
10TH ST NE
50TH ST S E
V ST NW
49T H S T SE
21ST ST NE
30TH ST NE
ELM ST SE
31ST ST SE
2ND ST NW
S 297TH PL
30TH ST SE
S 318TH ST
SE 298TH PL
3 5 T H W A Y SE
K ST SE
23RD ST SE
24TH ST SE
6 4 TH ST SE
H ST NE
ELIZABETH AVE SE
HIGHLAN D D R S E
22ND ST SE
22ND ST NE
E ST NE
PIKE ST NW
4TH ST SE
PIKE ST NE
FOR E S T R I D G E D R S E
42ND ST NW
S 292ND ST
16TH ST NE
17TH ST NE
SE 282ND ST
58TH AVE S
SUPE R M A L L D R S W
1 7 T H S T S E
LUND RD SW
SE 295TH PL
O ST SE
G ST NE
D ST SW
111TH PL SE
108TH AVE SE
HI CRES T D R N W
V ST SE
1
0
2
N
D
A
V
E
S
E
8TH ST NE
SE 326TH PL
S K Y W A Y L N S E
20TH ST SE
5 9TH S T SE
SUPERMALL WAY SW
SE 286TH ST
F ST SW
V CT SE
1
0
4
T
H P
L S
E
E ST SW
32ND ST SE
2 4 T H ST N W
72 N D S T S E
3 7 T H W A Y SE
128TH PL SET ST NW
B PL NW
16TH ST SE
42ND ST NE
S 3 1 2 T H S T
SE 293RD ST
SE 294TH PL
Z ST SE
I
S
A
A
C
A
V
E
S
E
2ND ST SEG ST SW
SE 312TH
W
A
Y
ELM LN SE
SE 295TH ST
L ST NE
SE 285TH ST
9TH ST SE
19TH DR NE
SE 294TH ST
52ND PL S
PEARL AVE SE
62 N D S T S E
GINKGO ST SE
SE 307TH PL
28TH ST SE
T S
T NE
67TH LN SE
11TH ST NE
15TH ST SE
LAKE TAPPS DR SE
20TH ST NE
H
A
Z
E
L
A
V
E
S
E
61ST ST SE
109TH AVE SE
26TH ST NE
SE 299T H P L
S 303RD PL
14TH ST SE
SE 308TH PL
S U P E R MALL ACR D S W
104TH AVE SE
S 319TH ST
SE 290TH PL
SE 281ST ST
22ND ST NW
K ST NE
SE 43RD ST
FIR ST SE
S 3 1 4 T H S T
66TH ST SE
MAPLE DR SE
RANDALL AVE SE
HEATHER AVE SE
U ST SE
S 302ND PL
SE 289TH S T
19TH ST S E
SE 297TH ST
57TH D R SE
C S
T S
E
I PL N E
61S
T
AVE
S
S E 321ST PL
S 288TH ST
N DIVISION ST
R PL NE
WARD AVE SE
21ST ST SE
N
A
T
H
AN AVE S
E
SE 3 07 T H S T
33RD ST SE
S 324TH ST
55TH WAY SE
O
L
D
M
A
N
T
H
O
M
A
S
R
D
E
DOGWOOD LN SE
F ST NW
64TH AVE S
N ST SE
D ST NE
111TH AVE SE
DOGWOOD DR SE
114TH AVE SE
117TH PL SE
S 296TH ST
WESTERN AVE NW
SE 292ND ST
D PL SE
53RD PL S
TERRACE VIEW LN SE
F ST NE
OLYMPIC ST SE
35TH S T SE
1
1
2
T
H
P
L
S
E
5TH ST NE
50TH ST NE
12TH ST N E
18TH ST NE
35TH ST NE
SE 323RD ST
8TH ST SW
SE 302ND PL
105TH AVE SE
S 296TH P L
40TH ST NE
ORAVETZ PL SE
SE 300TH ST
6 0 T H S T SE
MILL PON D L O O P SE
59TH AVE S
1ST ST NE
KATHERINE AVE SE
46TH AVE S
133RD AVE SE
9TH ST NE
JASMINE AVE SE
63RD PL S
2ND ST NE
6 2 ND LOO
P
S
E
18TH ST SE
F
R
A
N
C
I
S
A
V
E
S
E
27TH ST SE
SE 286TH PL
6TH ST NE
3RD ST NE
R
ST
N
E
19TH PL SE
SE 305TH PL
S 307TH ST
130TH W AY SE
1
0
7
T
H
A
V
E
S
E
SE 288TH PL
JAMES AVE SE
SE 314TH PL
SE 3 13 T H S TV ST NE
S 299TH ST
AABY D R N
W
28TH CT SE
SE 302ND ST
52ND AVE SE
14TH ST NW
SE 318TH PL
S E 3 1 3 T H P L
E
L
A
I
N
E
A
V
E
S
E
5
8
T
H
P
L
S
26TH ST NW
O CT SE
37TH P L SE
28TH PL SE
S 329TH PL
1
1
3
T
H
P
L
S
E
125TH AVE SE
71ST ST SE
S 328TH ST
120TH AVE SE
57TH ST SE
1ST ST SE
C PL SE
NATH A N LOOP SE
SE 311TH ST
1
2
1
S
T
P
L
S
E
122ND AVE SE
1
1
4
T
H
W
A
Y
S
E
SE 322ND ST
S 320TH ST
54TH CT S
7TH ST NE
15TH ST NE
S ST SE
128TH AVE SE
65TH ST SE
106TH AVE SE
3RD CT SE
114TH PL SE
52ND ST SE
138TH AVE SE
SE 319TH ST
F
R
A
N
C
I
S
C
T
S
E
SE 309TH ST
DOUGLAS AVE SE
HOWARD RD SE
CEDAR DR SE
6
0
T
H
P
L
S
13TH ST NE
SE 320TH PL
100TH AVE SE
S E 3 2 2 N D P L
123RD AVE SE
3RD ST SE
54T
H P
L
S
107TH PL SE
8TH ST NW
PIKE ST SE
POPLAR ST SE
S E 3 17 T H S T
F CT SE
JORDAN AVE SE
S 294TH ST
HAZEL LN SE
L
I
N
D
S
A
Y
A
V
E
S
E
129TH AVE SE
137TH AVE SE
SE 319TH PL
E VA N C T S E
S E 2 9 1 S T S T
SE 312TH PL
87TH AVE S
SE 308TH CT
J C
T
SE
IRENE AVE SE
53R D AVE S
SE 283RD ST
SE 297TH P L
S 288TH PL
34TH ST SE
SE 324TH LN
115TH LN SE
B ST SW
6 8 T H S T S E
W PL NW
SE 312TH CT
49TH ST NE
SE 324TH ST
M PL NE
37TH CT SE
U PL NE
G ST SE
SE 301ST ST
52ND PL S
10TH ST N E
J
A
M
E
S
A
V
E
S
E
S E 3 2 6 T H P L
17TH ST NE
16TH ST NE
K ST NE
67TH ST SE
J ST NE
SE 299TH ST
26TH ST NE
SE 314TH PL
29TH ST NW
S 318TH ST
112TH PL SE
F
R
A
N
C
I
S
A
V
E
S
E
J ST SE
108TH AVE SE
L ST SE
2 9 T H S T N W
I
P
L
N
E
108TH AVE S E
O ST SE
S ST SE
S 328TH ST
W ST NW
L ST NE
N ST NE
109TH AVE SE
72ND ST SE
SE 288TH ST
SE 304TH ST
PIKE ST SE
K ST SE
15TH ST SE
118TH AVE SE
H ST SE
36 T H S T S E
28TH ST SE
PIKE ST SE
4 T H S T S W
22ND ST SE
E ST NE
D ST SE
FIR ST SE
25TH ST SE
R ST NW
N ST SE
7TH ST SE
5TH ST N E
FRANCIS CT SE
J ST SE
D ST SE
108TH AVE SE
L ST SE
16TH ST SE
50TH ST SE
T ST SE
B ST SE
5 0 T H S T S E
K ST NE
2 8 T H S T S E
5
7
T
H
P
L
S
SE 295TH ST
18TH ST NE
R ST NW
2ND ST NE
K ST SE
23RD ST S E
17TH ST NE
33RD ST SE
14TH ST SE
26TH ST SE
20TH ST SE
I ST SE
G ST SE
I PL NE
SE 297TH ST
3RD ST NE
D ST SE
5 3 R D S T S E
D ST SE
24TH ST SE
47TH ST SE
55TH AVE S
65TH ST SE
4 0 T H S T N E
54TH AVE S
SE 321ST PL
23RD ST SE
52ND AVE S
D
S
T
S
E
H ST NE
8TH ST SE
ACADEMY DR SE
12TH ST NE
PIKE ST NE
SE 318TH PL
H ST SE
K ST SE
108TH AVE SE
7TH ST NE
SE 290TH PL
52ND AVE S
S E 3 1 0 T H S T
U
S
T
S
E
2 4 T H S T SE
19TH PL SE
ELM ST SE
2ND ST E
D ST SE
B ST SE
C ST SE
A ST E1
7
8
T
H
A
V
E
E
181ST AVE E
167TH AVE E
167
167
18
18
BOWMANLAKE
GENEVALAKE
WHITELAKE
BINGAMANPOND
LAKETAPPS
MAP ID # : 1281PRINTED ON: 06/25/2008
1 INCH EQUALS 3,400 FEET
INFORMATION SHOWN IS FOR GENERAL REFERENCE PURPOSES ONLY AND DOES NOTNECESSARILY REPRESENT EXACT GEOGRAPHIC OR CARTOGRAPHIC DATA AS MAPPED. THE CITY OF AUBURN MAKES NO WARRANTY AS TO ITS ACCURACY.
MAP 6.3TELEPHONE/FREESTANDING WIRELESS FACILITIES
EXISTING CELL SITES
FIBER NETWORK
360 NETWORKS
ABOVENET
AT&T
MCI WORLDCOM
QWEST
SPRINT
CITY LIMITS
PAA
AUBURNGOLFCOURSE
WASHINGTONNATIONALGOLFCOURSE
SUMNERMEADOWSGOLFLINKS
AUBURNGAMEFARM
OLSONFARMPARK
AUBURNENVIRONMENTALPARK
AUBURNNARROWSNATURALAREA
MOUNTAINVIEWCEMETERY
BRANNANPARK
SUNSETPARK
GAMEFARMWILDERNESSPARK
JACOBSENTREEFARM
GSAPARK
LEAHILLPARK
CEDARLANESPARK
HATCHERYPARK
NEELYBRIDGEPARK
ROEGNERPARK
ISAACEVANSPARK
NORTHGREENRIVERPARK
LESGOVECOMMUNITYCAMPUS
FENSTERPROPERTY
AUBURNDALEPARK
FULMERPARK
MILLPONDPARK
VETERANSMEMORIALPARK
AUBURNDALE2PARK
TAPPSISLANDGOLFCOURSE
CAMERONPARK
ROTARYPARK
LAKELANDHILLSPARK
RIVERPOINTPARK
SHAUGHNESSYPARK
JORNADAPARK
GAINESPARK
DYKSTRAPARK
SCOOTIEBROWNPARK
TERMINALPARK
BALLARDPARK
BICENTENNIALPARK
LEAHILLTENNISCOURTS
PIONEERCEMETERY
STREETMALL
CITYHALLPARK
INDIANTOMPARK
FORWARDTHRUSTPOOL
CENTENNIALVIEWPOINTPARK
FORESTVILLATOTLOT
SLAUGHTERMEMORIALPARK
ALPACELEMENTARY
BUENAVISTASCHOOL
AUBURNHIGHSCHOOL
HOLYFAMILYSCHOOL
HAZELWOODELEMENTARY
RAINIERMIDDLESCHOOL
CASCADEMIDDLESCHOOL
OLYMPICMIDDLESCHOOL
AUBURNADVENTISTACADEMY
WESTAUBURNHIGHSCHOOL
ILALKOELEMENTARYSCHOOL
LAKELANDHILLSELEMENTARY
PIONEERELEMENTARYSCHOOL
CHINOOKELEMENTARYSCHOOL
MOUNTBAKERMIDDLESCHOOL
STJAMESOFTHOMASSCHOOL
LEAHILLELEMENTARYSCHOOL
WASHINGTONELEMENTARYSCHOOL
GILDOREYELEMENTARYSCHOOL
AUBURNRIVERSIDEHIGHSCHOOL
DICKSCOBEEELEMENTARYSCHOOL
GREENRIVERCOMMUNITYCOLLEGE
AUBURNMOUNTAINVIEWHIGHSCHOOL
TERMINALPARKELEMENTARYSCHOOL
MEREDITHHILLELEMENTARYSCHOOL
EVERGREENHEIGHTSELEMENTARYSCHOOL
A ST SE
C ST SW
B ST NW
AUBURN WAY S
I ST NE
M ST SE
AUBURN WAY N
R ST SE
124TH AVE SE
WEST VALLEY HWY N
C ST NW
W MAIN ST
LAKE TAPPS PK
W
Y SE
E MAIN ST
29TH ST SE
132ND AVE SE
112TH AVE SE
41ST ST SE
51ST AVE S
KERSEY WAY SE
SE 312TH ST
8TH ST NE
37TH ST NW
ORAVETZ RD SE
M ST NE
LA
K
E
L
A
N
D
H
I
L
L
S
W
A
Y
S
E
D ST NW
4TH ST SE
15TH ST NW
A ST NE
S 277TH ST
WEST VALLEY HWY S
LEA H I L L R D S E
EMERALD DOWNS DR NW
37TH ST NE
D ST NE
HARVEY RD NE
EA
ST VA
LLEY HW
Y SE
RIVER W ALK DR SE
15TH ST NE
PEASL EY C A NYON RD S
15 TH ST SW
BOUNDARY BLVD SW
A ST NW
AUBURN AVE NE
SE 281ST ST
SUM NER -TAPPS HWY E
O ST SW
S E 3 0 4 T H S T
17TH ST SE
3 R D S T SW
10TH ST NE
3RD ST NW
13 2 N D W AY SE
14TH ST NW
CROSS ST SE
16TH ST NW
ELLINGSON RD SW
9TH ST NE
INDUSTRY DR SW
SE 320TH ST
108TH AVE SE
A ST SE
R ST SE
R ST SE
LAKELA ND HILLS WAY SE
124TH AVE SE
L
A
K
E
L
A
N
D
H
I
L
L
S
W
AY
S
E
C ST NE
SE 304TH ST
53RD ST SE
M ST NW
M ST NE
56TH AVE S
SE 320TH ST
SE 288TH ST
37TH ST SE
S T U C K R IV E R D R S E
SE 284TH ST
22ND ST NE
4
6
T
H
P
L
S
17TH ST SE
PERIMETER RD SW
25TH ST SE
S 296TH ST
R ST NE
ACADEMY DR SE
D ST SE
55TH AVE S
110TH AVE SE
104TH AVE SE
I ST NW
M ST SE
116TH AVE SE
GREEN RIVER RD SE
55TH ST SE
E
V
E
R
G
R
E
E
N
W
A
Y
S
E
118TH AVE SE
SE 299TH ST
N ST NE
E ST NE
SCENIC DR SE
O ST NE
W ST NW
6 9 T H S T S E
51ST AVE S
S 287TH ST
H ST NW
6TH ST SE
44TH ST NW
4TH ST SW
A ST NE
SE 316TH ST
14TH ST NE
CLAY ST NW
S 300 T H PL
112TH AVE SE
K ST SE
J ST NE
MONTEVISTA DR SE
I ST SE
WEST BLV
D (BOEING
)
4TH ST NE
144TH AVE SE
7TH ST SE
5TH ST SE
S 331ST ST
BRIDGET AVE SE
L ST SE
DOGWOOD ST SE
F ST SE
S 288TH ST
D ST NE
FRONTAGE RD
T ST SE
8TH ST SE
H ST SE
FOSTER AVE SE
G ST SE
JOHN REDDINGTON RD NE
E ST SE
140TH AVE SE
52ND AVE S
RIVER DR SE
32ND ST NE
G PL SE
105
T
H PL
S
E
SE 316TH PL
B ST SE
SE 310TH ST
49TH ST NE
EA
ST BLVD (BO
EING)
47TH ST SE
A ST SW
32ND PL NE
6 7 T H S T S E
E MAIN ST
SE 290TH ST
S 305TH ST
U
S
T
N
W
QUI
N
C
Y
A
V
E S
E
54TH AVE S
SE 296TH WAY
57TH PL S
D ST NW
SE 315TH PL
J ST SE
127TH PL SE
130TH AVE SE
28TH ST NE
MILL POND DR SE
R ST NW
51ST S T N E
6 2 ND ST SE
O
L
I
V
E A
V
E
S
E
30TH ST NE
31ST ST NE
R I V E R VIEW DR NE
B ST NE
26TH ST SE
SE 323RD PL
HOWARD RD SE
SE 301ST ST
3 2 N D S T S E
65TH AVE S
S 3 00 TH ST
36T H ST SE
SE 3 1 8 T H WAY
SE 287TH ST
50TH S T SE
ELM ST SE
49T H S T SE
HEMLOCK ST SE
10TH ST NE
29TH ST NW
31ST ST SE
V ST NW
21ST ST NE
SE 304TH WAY
2ND ST NW
30TH ST SE
23RD ST SE
E
L
I
Z
A
B
E
T
H
A
V
E
S
E
24TH ST SE
HIGHLAND D R S E
64 TH ST SE
22ND ST SE
S 297TH PL
S 318TH ST
3 5 T H W A Y SE
FOR E S T R I D G E D R S E
SE 298TH PL
H ST NE
PIKE ST NE
PIKE ST NW
4TH ST SE
SUPERMALL DR SW
O ST SE
64TH AVE S
S 292ND ST
SE 282ND ST
42ND ST NW
LUND RD SW
V ST SE
D ST SW
G ST NE
16TH ST NE
58TH AVE S
17TH ST NE
S K Y W A Y L N S E
HI CREST DR NW
SE 295TH PL
10TH ST SE
1
0
2
N
D
A
V
E
S
E
SUPERMALL WAY SW
108TH AVE SE
111TH PL SE
20TH ST SE
F ST SW
8TH ST NE
SE 326TH PL
5 9TH S T SE
V CT SE
E ST SW
SE 286TH ST
72 N D S T S E
I
S
A
A
C
A
V
E
S
E
SE 293RD ST
Z ST SE
1
0
4
T
H PL S
E
S DIVISION ST
16TH ST SE
3 7 T H W A Y SE
2ND ST SE
13TH ST SE
128TH PL SE
42ND ST NE
G ST SW
7 3 R D S T S E
2 4 T H ST N W
B PL NW
T ST NW
ELM LN SE
6TH ST NW
SE 29 4 TH P L
118TH
PL SE
PEARL AVE SE
S 3 1 2 T H S T
SE 295TH ST
SE 312TH W
A
Y
L ST NE
9TH ST SE
GINKGO ST SE
52ND PL S
12TH ST SE
SE 294TH ST
19TH DR NE
SE 285TH ST
LAKE TAPPS DR SE
PERRY AVE SE
28TH ST SE
61ST ST SE
SE 307TH PL
H
A
Z
E
L
A
V
E
S
E
T ST NE
15TH ST SE
SUPERMALL ACRD S W
67TH LN SE
11TH ST NE
109TH AVE SE
4 5 T H S T N E
20TH ST NE
S 303RD PL
14TH ST SE
SE 299T H P L
26TH ST NE
SE 281ST ST
SE 308TH PL
FIR ST SE
MAPLE DR SE
SE 43RD ST
U ST SE
K ST NE
HEATHER AVE SE
S 319TH ST
SE 290TH PL
RANDALL AVE SE
22ND ST NW
C ST SE
66TH ST SE
R PL SE
S 3 1 4 T H S T
57TH D R SE
19TH ST SE
SE 289TH S T
S 302ND PL
SE 297TH ST
61S
T
AV
E
S
WARD AVE SE
21ST ST SE
S E 3 2 1 S T P L
33RD ST SE
30TH ST NW
N DIVISION ST
I PL N E
NATHAN AVE SE
SE 30 7 TH ST
N ST SE
DOGWOOD LN SE
S 324TH ST
55TH WAY SE
WESTERN AVE NW
F ST NW
D PL SE
OLYMPIC ST SE
SE 292ND ST
111TH AVE SE
TER
RAC
E V
IEW LN SE
114TH AVE SE
M D R N E
107TH PL SE
117TH PL SE
53RD PL S
F ST NE
G ST NW
35TH ST SE
SE 323RD ST
1
1
2
T
H
P
L
S
E
5TH ST NE
50TH ST NE
12TH ST NE
44TH ST SE
18TH ST NE
110TH PL SE
35TH ST NE
SE 302ND PL
8TH ST SW
ORAVETZ PL SE
105TH AVE SE
142ND AVE SE
KATHERINE AVE SEMILL POND L O O P S E
S 296TH PL
JASMINE AVE SE
6 0 T H S T S E
1ST S T N E
SE 30 0 TH ST
F
R
A
N
C
I
S
A
V
E
S
E
40TH ST NE
BIRCH LN SE
133RD AVE SE
59TH AVE S
6 2 ND LOOP S
E
63RD PL S
2ND ST NE
46TH AVE S
18TH ST SE
9TH ST NE
22ND WAY NE
27TH ST SE
3RD ST NE
JAMES AVE SE
SE 286TH PL
6TH ST NE
PERRY DR S E
19TH PL SE
KENNEDY AVE SE
V PL SE
107TH AVE SE
SE 305TH PL
S 307TH ST
130TH WAY SE
SE 288TH PL
SE 31 3 TH S T
SE 314TH PL
AABY D R N
W
SE 302ND ST
54TH ST SE
O
R
C
H
A
R
D
S
T
S
E
E
L
A
I
N
E
A
V
E
S
E
28TH CT SE
I
S
T NE
O CT SE
SE 318TH PL
S E 3 1 3 T H P L14TH ST NW
1ST ST SE
C PL SE
71ST ST SE
37TH P L SE
F P L N E
26TH ST NW
28TH PL SE
S E 3 0 4 T H P L
63
R
D C
T S
57TH ST SE
125TH AVE SE
120TH AVE SE
1
1
3
T
H
P
L
S
E
S ST SE
S 328TH ST
S 329TH PL
1
2
1
S
T
P
L
S
E
SE 311TH ST
122ND AVE SE
SE 322ND ST
58TH W A Y S E
1
1
4
T
H
W
A
Y
S
E
S 320TH ST
11TH ST SE
7TH ST NE
15TH ST NE
124TH PL SE
65TH ST SE
3RD CT SE
128TH AVE SE
S 292ND PL
F
R
A
N
C
I
S
C
T
S
E
CEDAR DR SE
114TH PL SE
DOUGLAS AVE SE
138TH AVE SE
SE 326TH ST
SE 309TH ST
66TH AVE S
129TH PL SE
O ST SW
6
0
T
H
P
L
S
13TH ST NE
100TH
AVE SE
123RD AVE SE
SE 305TH ST
S E 3 2 2 N D P L
106TH PL SE
SE 320TH PL
23RD ST NE
3RD ST SE
PIKE ST SE
POPLAR ST SE
F CT SE
JORDAN AVE SE
8TH ST NW
SE 31 7 TH S T
HAZEL L
N SE
L
I
N
D
S
A
Y
A
V
E
S
E
S 294TH ST
S 2
8
6
T
H
C
T
EVA N CT SE
5 7 T H C T S E
MARSHALL AVE SE
S E 2 9 1 S T S T
129TH AVE SE
137TH AVE SE
3 7 T H S T N W
LAURELWOOD RD S
4TH PL NE
IRENE AVE SE
J
C
T S
E
SE 312TH PL
L PL SE
SE 283RD ST
53RD AVE S
101ST AVE SE
SE 30 8 TH CT
34TH ST SE
B ST SW
SE 29 7 TH PL
1
1
4
T
H
L
N
S
E
SE 324TH LN
6 8 T H S T S E
12
0T
H
P
L
S
E
SE 312TH CT
W PL NW
SE 32 4 TH ST
M PL NE
JUNIPER LN SE
37TH CT SE
U PL NE
85TH AVE S
S 295TH PL
PIKE PL NE
S 277TH PL
26
TH
P
L N
E
S 298TH CT
S 304TH ST
21ST ST NE
SE 314TH PL
3RD ST NE
62ND ST SE
N ST NE
5
5
T
H
AV
E
S
D ST SE
FIR ST SE
SE 322ND PL
116TH AVE SE
PIKE ST SE
SE 282ND ST
108TH AVE SE
SE 302ND ST
K ST SE
H ST SE
6 1 S T S T S E
K ST SE
47TH ST SE
5 0 T H ST S E
O L IVE
A
V
E
S
E
5T H S T N E
B ST SE
52ND AVE S
ACA
DEMY DR SE
R ST NW
122ND AVE SE
27 TH ST SE
J
A
M
E
S
A
V
E
S
E
ELM ST SE
1ST ST SE
17TH ST SE
65TH ST SE
1
2
0
T
H
A
V
E
S
E
SE 295TH ST
117TH PL SE
F ST SE
L ST NE
SE 288TH ST
2 9 T H S T N W
9TH ST SE
1 7 T H S T S E
S 328TH ST
25TH ST SE
K
S
T NE
16TH ST NE
DOGWOOD ST SE
D ST NE
O ST SE
6TH ST SE
108TH AVE SE
23RD ST SE
D ST SE
L ST SE
SE 321ST PL
I ST SE
SE 304TH ST
54TH AVE S
I PL NE
108TH AVE SE
E ST NE
7TH ST NE
52ND AVE S
56T
H
A
VE S
N ST SE
J ST SE
55TH AVE S
21ST ST SE
W ST NW
32ND ST SE
23RD ST SE
SE 286TH ST
SE 291ST ST
4 T H S T S W
12TH ST NE
109TH AVE SE
26TH ST NE
SE 29 0 TH PL
67TH ST SE
15TH ST SE
J ST SE
52ND AVE S
S 318TH ST
29TH ST NW
PIKE ST SE
19 TH ST SE
L ST NE
D ST SE
SE 321ST PL
26TH ST NE
72ND ST SE
112TH AVE SE
2 8 T H S T S E
PIKE ST NE
H ST NE
S ST SE
D ST SE
4TH ST SW
R ST NW
C ST SE L ST SE
SE 301ST ST
5
7
T
H
P
L
S
G ST SE
24TH ST SE
8TH ST SE
118TH AVE SE
4 0 T H S T N E
110TH AVE SE
17TH ST NE17TH ST NE
K ST NE
22ND ST SE
F ST SE
K ST NE
4TH ST NE
SE 301ST ST
2 4 T H S T SE
O ST SE
H ST SE
2ND ST SE
SE 293RD ST
10TH ST NE
SE 302ND ST
H
O
W
ARD RD SE
KENNEDY AVE SE
1 6 T H S T N E
7TH ST SE
J ST NE
C PL SE
F ST SE
30TH ST NE
50TH ST SE
D
S
T
S
E
108TH AVE SE
167
167
18
18
Map ID # : 1274Printed on: 12/30/2008
1 INCH EQUALS 3,400 FEETInformation shown is for general reference purposes only and does not necessarily represent exact geographic or cartographic data as mapped. The City of Auburn makes no warranty as to its accuracy.
Map 6.4Cable Television Auburn City Limits
Comcast
Potential Annexation Areas
AUBURNGOLFCOURSE
WASHINGTONNATIONALGOLFCOURSE
OLSONFARMPARK
SUMNERMEADOWSGOLFLINKS
AUBURNGAMEFARM
AUBURNENVIRONMENTALPARK
AUBURNNARROWSNATURALAREA
MOUNTAINVIEWCEMETERY
BRANNANPARK
SUNSETPARK
GSAPARK
LEAHILLPARK
ROEGNERPARK
HATCHERYPARK
NEELYBRIDGEPARK
NORTHGREENRIVERPARK
GAMEFARMWILDERNESSPARK
ISAACEVANSPARK
FENSTERPROPERTY
MILLPONDPARK
CEDARLANESPARK
LESGOVECOMMUNITYCAMPUS
AUBURNDALEPARK
FULMERPARK
ROTARYPARK
VETERANSMEMORIALPARK
TAPPSISLANDGOLFCOURSE
CAMERONPARK
DORTHYBOTHELLPARK
LAKELANDHILLSPARK
SHAUGHNESSYPARK
RIVERPOINTPARK
JORNADAPARK
DYKSTRAPARK
GAINESPARK
SCOOTIEBROWNPARK
TERMINALPARK
LEAHILLTENNISCOURTS
BICENTENNIALPARK
PIONEERCEMETERY
STREETMALL
CITYHALLPARK
INDIANTOMPARK
CENTENNIALVIEWPOINTPARK
FORESTVILLATOTLOT
SLAUGHTERMEMORIALPARK
18
18
167
167
AUBURNHIGHSCHOOL
CASCADEMIDDLESCHOOL
WESTAUBURNHIGHSCHOOL
MOUNTBAKERMIDDLESCHOOL
LEAHILLELEMENTARYSCHOOL
GREENRIVERCOMMUNITYCOLLEGE
AUBURNMOUNTAINVIEWHIGHSCHOOL
LAKELANDHILLSELEMENTARYSCHOOL
BOWMANLAKE
GENEVALAKE
WHITELAKE
BINGAMANPOND
LAKETAPPS
A ST SE
C ST SW
B ST NW
I ST NE
AUBURN WAY S
M ST SE
AUBURN WAY N
124TH AVE SE
R ST SE
WEST VALLEY HWY N
132ND AVE SE
S 277TH ST
C ST NW
W MAIN ST E M AI N ST
29TH ST SE
112TH AVE SE
41ST ST SE
SE 312TH ST
51ST AVE S
K
E
R
S
EY WAY SE
8TH ST N E
37TH ST NW
ORAVETZ RD SE
M ST NE
L
A
K
E
L
A
N
D
H
I
L
L
S
W
A
Y
S
E
D ST NW
4TH ST SE
15TH ST NW
A ST NE
LA
K
E T
A
P
P
S P
K
W
Y S
E
WEST VALLEY HWY S
LEA H I L L R D S E
EMERALD DOWNS DR NW
37TH ST NE
S 316TH ST
321ST ST S
D ST NE
P
E
A
S
L
E
Y
C
A
N
Y
O
N R
D S
EAST VALLEY
HWY S
E
H
A
R
VE
Y R
D N
E
RIVER W ALK D R SE
15TH ST NE
15TH ST SW
BOUNDARY BLVD SW
A ST NW
AUBURN AVE NE
T
E
RRACE DR NW
ELLINGSON RD SW
SE 281ST ST
SUMN ER-TAPPS HW
Y
E
O ST SW
S E 3 0 4 T H S T
17TH ST SE
10TH ST NE
3 R D ST SW
3RD ST NW
132 N D W AY SE
14TH ST NW
CROSS ST SE
9TH ST N
E
16TH ST NW
INDUSTRY DR SW
124TH AVE SE
R ST SE
L
A
K
E
L
A
N
D
H
I
L
L
S
W
A
Y
S
E
PEASLE Y C A NYON RD S
2ND ST E
STUCK RIVER DR SE
SE 304TH ST
C ST NE
53RD ST SE
M ST NW
56TH AVE S
SE 320TH ST
M ST NE
SE 288TH ST
37TH ST SE
4
6
T
H
P
L
S
SE 284TH ST
22ND ST NE
17TH ST SE
S 296TH ST
25TH ST SE
PERIMETER RD SW
R ST NE
55TH AVE S
ACADEMY DR SE
D ST SE
110TH AVE SE
1
0
4
T
H
A
V
E
S
E
I ST NW
116TH AVE SE
51ST AVE S
M ST SE
55TH ST SE
118TH AVE SE
SE 299TH ST
E
V
E
R
G
R
E
E
N
W
A
Y
S
E
N ST NE
W ST NW
E ST NE
O ST NE
6 9 T H S T S E
S 287TH ST
SCENIC DR S
E
H ST NW
44TH ST NW
62ND ST SE
6TH ST SE
14TH ST NE
A ST NE
SE 316TH ST
CLAY ST NW
S 300 T H P L
112TH AVE SE
4T H ST N E
MO
NTEVISTA DR S E
WEST BLVD (BOEING)
K ST SE
144TH AVE SE
4TH ST SW
I ST SE
7TH ST SE
D ST NE
S 331ST ST
BRIDGET AVE SE
L ST SE
DOGWOOD ST SE
8TH ST SE
S 288TH ST
PIKE ST NE
FRONTAGE RD
F ST SE
T ST SE
H ST SE
G ST SE
140TH AVE SE
B ST SE
FOSTER AVE SE
52ND AVE S
1
0
5T
H
P
L
S
E
32ND ST NE
E ST SE
SE 310TH ST
EA
ST BLVD (BOEIN
G)
47TH ST SE
RIVE R D R SE
S 305TH ST
U
S
T
N
W
57TH PL S
6 7 T H S T S E
E MAIN ST
SE 290TH ST
SE 296TH WAY
D ST NW
QUIN
C
Y
A
V
E
S
E
127TH PL SE
28TH ST NE
130TH AVE SE
85TH AVE S
30TH ST NE
R ST NW
MILL POND DR SE
O
LI
V
E
A
V
E
S
E
26TH ST SE
51S T S T N E
SE 323RD PL
S 30 0 TH S T
S E 3 1 8 T H WA Y
C ST SE
SE 301ST ST
29TH ST NW
SE 287TH ST
3 2 N D S T S E
36T H ST SE
HO
W
ARD RD SE
10TH ST NE
50TH ST S E
V ST NW
A S T E
21ST ST NE
SE 304TH WAY
31ST ST SE
S 297TH PL
S 318TH ST
SE 298TH PL
3 5 T H W A Y SE
23RD ST SE
24TH ST SE
6 4 TH ST S E
H ST NE
E
L
I
Z
A
B
E
T
H
A
V
E
S
E
HIGHLAN D D R S E
22ND ST SE
A ST SW
PIKE ST NW
G ST NE
64TH AV
E
S
4TH ST SE
FOR E S T R I D G E D R S E
42ND ST NW
S 292ND ST
1 6 T H S T N E
58TH AVE S
SUPE R M A L L D R S W
SE 282ND ST
O ST SE
D ST SW
SE 295TH ST
111TH PL SE
108TH AVE SE
HI CRES T D R N W
1
0
2
N
D
A
V
E
S
E
8TH ST N E
SE 326TH PL
20TH ST SE
5 9 TH S T SE
SUPERMALL WAY SW
SE 286TH ST
F ST SW
V CT SE
7 2 N D S T S E
128TH PL SE
B PL NW
16TH ST SE
6TH ST NW
42ND ST NE
I
S
A
A
C
A
V
E
S
E
2ND ST SE
SE 312TH
W
A
Y
ELM LN SE
L ST NE
PACIFIC AVE S
SE 285TH ST
9TH ST SE
19TH DR NE
SE 294TH ST
52ND PL S
12TH ST SE
GINKGO ST SE
SE 307TH PL
28TH ST SE
T ST NE
15TH ST SE
LAKE TAPPS DR SE
4 5 T H S T N E
H
A
Z
E
L
A
V
E
S
E
J ST NE
26TH ST NE
SE 299TH PL
SE 308TH PL
S U P E R MALL ACR D S W
SE 290TH PL
22ND ST NW
A
S
T
N
W
K ST NE
SE 43RD ST
S 3 1 4 T H S T
66TH ST SE
MAPLE DR SE
RANDALL AVE SE
HEATHER AVE SE
U ST SE
30TH ST NW
N
O
B
L
E
C
T
S
E
S 302ND PL
19TH ST SE
SE 297TH ST
57TH D R SE
I PL NE
61ST AVE S
WARD AVE SE
21ST ST SE
33RD ST SE
114TH AVE SE
117TH PL SE
WESTERN AVE NW
SE 292ND ST
SE 296TH ST
D PL SE
53RD PL S
TERRACE VIEW LN SE
F
ST N
E
1
1
2
T
H
P
L
S
E
5T H ST N E
1 2TH ST NE
35TH ST NE
110TH PL SE
SE 323RD ST
8TH ST SW
SE 286TH PL
SE 302ND PL
105TH AVE SE
S 296TH P L
4 0 T H S T N E
O RAVETZ PL SE
S E 300TH ST
59TH AVE S
KATHERINE AVE SE
133RD AVE SE
JASMINE AVE SE
A L PINE DR SE
63RD PL S
2N D ST NE
62 N D LOOP S
E
F
R
A
N
C
I
S
A
V
E
S
E
SE 305TH PL
S 307TH ST
107TH AVE SE
SE 288TH PL
SE 314TH PL
SE 3 1 3 T H S T
AABY D R N
W
KENNEDY AVE SE
54TH ST SE
SE 302ND ST
14TH ST NW
S E 3 1 3 T H P L
E
L
A
I
N
E
A
V
E
S
E
49TH ST NW
5
8
T
H
P
L
S
26TH ST NW
SE 30 4 T H P L
S 329TH PL
120T
H AVE SE
C PL SE
7TH ST NE
SE 282ND WAY
JAMES PL SE
S ST SE
SE 321ST PL
S 320TH ST
SE 315TH PL
181ST AVE E
106TH PL SE
SE 306TH PL23RD ST NE
27TH PL SE
3RD ST SE
JORD
AN
AVE SE
S 294TH S T
3 7 T H S T N W
SE 283RD ST
1 7 T H D R S E
D ST SE
HOWARD RD SE
SE 282ND ST
28TH ST SE
2 8 T H S T S E
5
7
T
H
P
L
S
30TH ST NE
28TH ST SE
SE 295TH ST
SE 298TH PL
K S
T SE
47TH ST SE
108TH AVE SE
116TH AVE SE
E ST SE
L ST NE
2 4 T H S T SE
SE 295TH ST
ACADEMY DR SE
12TH ST NE
S E 3 1 0 T H S T
5 3 R D S T S E
108TH AVE SE
SE 302ND ST
L ST SE
5
7
T
H
P
L
S
23RD ST SE
4 T H S T S W
36 T H S T S E
K ST NE
SE 301ST ST
118TH AVE SE
B ST SE
29TH ST NW
F S
T
SE
K ST SE
2N D ST SE
MAP ID # : 1280PRINTED ON: 07/24/2009
1 INCH = 3,400 FEETINFORMATION SHOWN IS FOR GENERAL REFERENCE PURPOSES ONLY AND DOES NOTNECESSARILY REPRESENT EXACT GEOGRAPHIC OR CARTOGRAPHIC DATA AS MAPPED. THE CITY OF AUBURN MAKES NO WARRANTY AS TO ITS ACCURACY.
MAP 9.1SHORELINE MASTER PROGRAM Natural
Shoreline Residential
Urban Conservancy
City Limits
PAA
Shoreline Designations
GREATBLUEHERON
GREATBLUEHERON
AUBURNGOLFCOURSE
AUBURNGAMEFARM
OLSONFARMPARK
AUBURNNARROWSNATURALAREA
MOUNTAINVIEWCEMETERY
BRANNANPARK
SUNSETPARK
GAMEFARMWILDERNESSPARK
JACOBSENTREEFARM
GSAPARK
LEAHILLPARK
AUBURNENVIRONMENTALPARK
HATCHERYPARK
NEELYBRIDGEPARK
ROEGNERPARK
ISAACEVANSPARK
NORTHGREENRIVERPARK
SOUTHBEACHPARK
CEDARLANESPARK
LESGOVECOMMUNITYCAMPUS
FENSTERPROPERTY
AUBURNDALEPARK
FULMERPARK
MILLPONDPARK
AUBURNDALE2PARK
VETERANSMEMORIALPARK
CAMERONPARK
ROTARYPARK
LAKELANDHILLSPARK
RIVERPOINTPARK
SHAUGHNESSYPARK
JORNADAPARK
GAINESPARK
DYKSTRAPARK
SCOOTIEBROWNPARK
TERMINALPARK
LEAHILLTENNISCOURTS
BICENTENNIALPARK
BALLARDPARK
PIONEERCEMETERY
STREETMALL
CITYHALLPARK
INDIANTOMPARK
FORWARDTHRUSTPOOL
CENTENNIALVIEWPOINTPARK
FORESTVILLATOTLOT
SLAUGHTERMEMORIALPARK
ALPACELEMENTARY
BUENAVISTASCHOOL
AUBURNHIGHSCHOOL
HOLYFAMILYSCHOOL
HAZELWOODELEMENTARY
RAINIERMIDDLESCHOOL
CASCADEMIDDLESCHOOL
OLYMPICMIDDLESCHOOL
AUBURNADVENTISTACADEMY
WESTAUBURNHIGHSCHOOL
ILALKOELEMENTARYSCHOOL
LAKELANDHILLSELEMENTARY
PIONEERELEMENTARYSCHOOL
CHINOOKELEMENTARYSCHOOL
MOUNTBAKERMIDDLESCHOOL
STJAMESOFTHOMASSCHOOL
LEAHILLELEMENTARYSCHOOL
WASHINGTONELEMENTARYSCHOOL
GILDOREYELEMENTARYSCHOOL
AUBURNRIVERSIDEHIGHSCHOOL
DICKSCOBEEELEMENTARYSCHOOL
GREENRIVERCOMMUNITYCOLLEGE
AUBURNMOUNTAINVIEWHIGHSCHOOL
TERMINALPARKELEMENTARYSCHOOL
MEREDITHHILLELEMENTARYSCHOOL
EVERGREENHEIGHTSELEMENTARYSCHOOL
A ST SE
C ST SW
B ST NW
AUBURN WAY S
I ST NE
M ST SE
AUBURN WAY N
124TH AVE SE
R ST SE
WEST VALLEY HWY N
C ST NW
W MAIN ST E MAIN ST
29TH ST SE
LA
K
E TA
P
P
S P
K
W
Y S
E
112TH AVE SE
132ND AVE SE
SE 312TH ST
41ST ST SE
51ST AVE S
K
E
R
S
EY WAY SE
8TH ST NE
37TH ST NW
ORAVETZ RD SE
M ST NE
L
A
K
E
L
A
N
D
H
I
L
L
S
W
A
Y
S
E
D ST NW
4TH ST SE
15TH ST NW
A ST NE
S 277TH ST
W
E
S
T
V
A
L
L
E
Y
H
W
Y
S
EMERALD DOWNS DR NW
37TH ST NE
LEA HILL R D S E
D ST NE
EAST VALLEY HWY SE
H
A
R
V
EY R
D N
E
RIVER W AL K D R SE
15TH ST NE
15TH ST SW
P E ASLEY CANYON R D S
BOUNDARY BLVD SW
A ST NW
AUBURN AVE NE
T
E
RRACE DR NW
ELLINGSON RD SW
SE 281ST ST
SUMNER-TAPPS H
W
Y
E
O ST SW
S E 3 0 4 T H S T
17TH ST SE
10TH ST NE
3 R D S T SW
3RD ST NW
132 N D W AY SE
14TH ST NW
16TH ST NW
CROSS ST SE
9TH ST N
E
INDUSTRY DR SW
SE 320TH ST
A ST SE
124TH AVE SE
LA
K
E
L
A
N
D
H
I
L
LS
W
AY
S
E
R ST SE
53RD ST SE
M ST NW
56TH AVE S
SE 288TH ST
S T U C K R I V E R D R S E
25TH ST SE
55TH AVE S
D ST SE
110TH AVE SE
55TH ST SE
SE 299TH ST
N ST NE
W ST NW
O ST NE
51ST AVE S
S 287TH ST
SCENIC DR S
E
6TH ST SE
4TH ST SW
A ST NE
SE 316TH ST
CLAY ST NW
S 300 T H P L
ACADEMY DR SE
J ST NE
4TH ST NE
MONTEVISTA DR SE
WEST BLVD (BOEING)
144TH AVE SE
I ST SE
7TH ST SE
5TH ST SE
BRIDGET AVE SE
L ST SE
8TH ST SE
T ST SE
M ST NE
JOHN REDDINGTON RD NE
H ST SE
G ST SE
140TH AVE SE
FOSTER AVE SE
F ST SE
52ND AVE S
32ND ST NE
E ST SE
SE 316TH PL
SE 310TH ST
G PL SE
EAST BLVD (BOEING)
47TH ST SE
32ND PL NE
RIV ER DR SE
S 305TH ST
U
S
T
N
W
57TH PL S
6 7 T H S T S E
B ST SE
E MAIN ST
54TH AVE S
SE 290TH ST
SE 296TH WAY
I
S
T
N
W
SE 315TH PL
D ST NW
QUIN
C
Y
A
V
E
S
E
127TH PL SE
28TH ST NE
130TH AVE SE
J ST SE
R ST NW
31ST ST NE
69TH S T S E
SE 304TH ST
O
LI
V
E
A
V
E
S
E
26TH ST SE
R
I
V
E
R
V
I
E
W
D
R
N
E
B ST NE SE 323RD PL
S 3 0 0 T H ST
S E 3 1 8 T H WA Y
SE 301ST ST
29TH ST NW
SE 287TH ST
118TH AVE SE
36T H ST SE
10TH ST NE
50TH ST S E
V ST NW
49T H S T SE
21ST ST NE
30TH ST NE
ELM ST SE
31ST ST SE
2ND ST NW
S 297TH PL
30TH ST SE
S 318TH ST
SE 298TH PL
3 5 T H W A Y SE
K ST SE
23RD ST SE
24TH ST SE
6 4 TH ST SE
H ST NE
ELIZABETH AVE SE
HIGHLAN D D R S E
22ND ST SE
22ND ST NE
E ST NE
PIKE ST NW
4TH ST SE
PIKE ST NE
FOR E S T R I D G E D R S E
42ND ST NW
S 292ND ST
16TH ST NE
17TH ST NE
SE 282ND ST
58TH AVE S
SUPE R M A L L D R S W
1 7 T H S T S E
LUND RD SW
SE 295TH PL
O ST SE
G ST NE
D ST SW
111TH PL SE
108TH AVE SE
HI CRES T D R N W
V ST SE
1
0
2
N
D
A
V
E
S
E
8TH ST NE
SE 326TH PL
S K Y W A Y L N S E
20TH ST SE
5 9TH S T SE
SUPERMALL WAY SW
SE 286TH ST
F ST SW
V CT SE
1
0
4
T
H P
L S
E
E ST SW
32ND ST SE
2 4 T H ST N W
72 N D S T S E
3 7 T H W A Y SE
128TH PL SET ST NW
B PL NW
16TH ST SE
42ND ST NE
S 3 1 2 T H S T
SE 293RD ST
SE 294TH PL
Z ST SE
I
S
A
A
C
A
V
E
S
E
2ND ST SEG ST SW
SE 312TH
W
A
Y
ELM LN SE
SE 295TH ST
L ST NE
SE 285TH ST
9TH ST SE
19TH DR NE
SE 294TH ST
52ND PL S
PEARL AVE SE
62 N D S T S E
GINKGO ST SE
SE 307TH PL
28TH ST SE
T S
T NE
67TH LN SE
11TH ST NE
15TH ST SE
LAKE TAPPS DR SE
20TH ST NE
H
A
Z
E
L
A
V
E
S
E
61ST ST SE
109TH AVE SE
26TH ST NE
SE 299T H P L
S 303RD PL
14TH ST SE
SE 308TH PL
S U P E R MALL ACR D S W
104TH AVE SE
S 319TH ST
SE 290TH PL
SE 281ST ST
22ND ST NW
K ST NE
SE 43RD ST
FIR ST SE
S 3 1 4 T H S T
66TH ST SE
RANDALL AVE SE
HEATHER AVE SE
U ST SE
S 302ND PL
SE 289TH S T
19TH ST S E
SE 297TH ST
57TH D R SE
C S
T S
E
I PL N E
61S
T
AVE
S
S E 321ST PL
S 288TH ST
N DIVISION ST
R PL NE
WARD AVE SE
21ST ST SE
N
A
T
H
AN AVE S
E
SE 3 07 T H S T
33RD ST SE
S 324TH ST
55TH WAY SE
O
L
D
M
A
N
T
H
O
M
A
S
R
D
E
DOGWOOD LN SE
F ST NW
64TH AVE S
N ST SE
D ST NE
111TH AVE SE
DOGWOOD DR SE
114TH AVE SE
117TH PL SE
S 296TH ST
WESTERN AVE NW
SE 292ND ST
D PL SE
53RD PL S
TERRACE VIEW LN SE
F ST NE
OLYMPIC ST SE
35TH S T SE
1
1
2
T
H
P
L
S
E
5TH ST NE
50TH ST NE
12TH ST N E
18TH ST NE
35TH ST NE
SE 323RD ST
8TH ST SW
SE 302ND PL
105TH AVE SE
S 296TH P L
40TH ST NE
ORAVETZ PL SE
SE 300TH ST
6 0 T H S T SE
MILL PON D L O O P SE
59TH AVE S
1ST ST NE
KATHERINE AVE SE
46TH AVE S
133RD AVE SE
9TH ST NE
JASMINE AVE SE
63RD PL S
2ND ST NE
6 2 ND LOO
P
S
E
18TH ST SE
F
R
A
N
C
I
S
A
V
E
S
E
27TH ST SE
SE 286TH PL
6TH ST NE
3RD ST NE
R
ST
N
E
19TH PL SE
SE 305TH PL
S 307TH ST
130TH W AY SE
1
0
7
T
H
A
V
E
S
E
SE 288TH PL
JAMES AVE SE
SE 314TH PL
SE 3 13 T H S TV ST NE
S 299TH ST
AABY D R N
W
28TH CT SE
SE 302ND ST
52ND AVE SE
14TH ST NW
SE 318TH PL
S E 3 1 3 T H P L
E
L
A
I
N
E
A
V
E
S
E
5
8
T
H
P
L
S
26TH ST NW
O CT SE
37TH P L SE
28TH PL SE
S 329TH PL
1
1
3
T
H
P
L
S
E
125TH AVE SE
71ST ST SE
S 328TH ST
120TH AVE SE
57TH ST SE
1ST ST SE
C PL SE
NATH A N LOOP SE
SE 311TH ST
1
2
1
S
T
P
L
S
E
122ND AVE SE
1
1
4
T
H
W
A
Y
S
E
SE 322ND ST
S 320TH ST
54TH CT S
7TH ST NE
15TH ST NE
S ST SE
128TH AVE SE
65TH ST SE
106TH AVE SE
3RD CT SE
114TH PL SE
52ND ST SE
138TH AVE SE
SE 319TH ST
F
R
A
N
C
I
S
C
T
S
E
SE 309TH ST
DOUGLAS AVE SE
HOWARD RD SE
CEDAR DR SE
6
0
T
H
P
L
S
13TH ST NE
SE 320TH PL
100TH AVE SE
S E 3 2 2 N D P L
123RD AVE SE
3RD ST SE
54T
H P
L
S
107TH PL SE
8TH ST NW
PIKE ST SE
POPLAR ST SE
S E 3 17 T H S T
F CT SE
JORDAN AVE SE
S 294TH ST
HAZEL LN SE
L
I
N
D
S
A
Y
A
V
E
S
E
129TH AVE SE
137TH AVE SE
SE 319TH PL
E VA N C T S E
S E 2 9 1 S T S T
SE 312TH PL
87TH AVE S
SE 308TH CT
J C
T
SE
IRENE AVE SE
53R D AVE S
SE 283RD ST
SE 297TH P L
S 288TH PL
34TH ST SE
SE 324TH LN
115TH LN SE
B ST SW
6 8 T H S T S E
W PL NW
SE 312TH CT
49TH ST NE
SE 324TH ST
M PL NE
37TH CT SE
U PL NE
54TH AVE S
J ST SE
65TH ST SE
SE 299TH ST
5 0 T H S T S E
K ST NE
108TH AVE SE
SE 314TH PL
26TH ST NE
SE 301ST ST
72ND ST SE
29TH ST NW
F
R
A
N
C
I
S
A
V
E
S
E
52ND PL S
4 0 T H S T N E
O ST SE
112TH PL SE
FRANCIS CT SE
N ST NE
2 8 T H S T S E
D ST SE
L ST SE
SE 288TH ST
D ST SE
27T H S T SE
18TH ST NE
PIKE ST SE
K ST SE
28TH ST SE
PIKE ST NE
K ST SE
S E 3 1 0 T H S T
PIKE ST SE
FIR ST SE
4 T H S T S W
D ST SE
20TH ST SE
52ND AVE S
20TH S T SE
J
A
M
E
S
A
V
E
S
E
108TH AVE SE
S E 3 2 6 T H P L
25TH ST SE
55TH AVE S
H ST NE
D ST NE
2 4 T H S T SE
5TH S T NE
G ST SE
SE 297TH ST
W ST NW
G ST SE
H ST SE
R ST NW
14TH ST SE
17TH ST NE
16TH ST SE
B ST SE
16TH ST NE
26TH ST SE
H ST SE
17TH ST NE
K ST NE
2 9 T H S T N W
67TH ST SE
L ST NE
S 328TH ST
109TH AVE SE
R ST NW
N ST SE
5
7
T
H
P
L
S
K ST SE
33RD ST SE
G ST SE
50TH ST SE
I
P
L
N
E
7TH ST SE
SE 304TH ST
J ST SE
5 3 R D S T S E
118TH AVE SE
15TH ST SE
I PL NE
36 T H S T S E
E ST NE
108TH AVE SE
D ST SE
SE 321ST PL
23R D ST SE
D
S
T
S
E8TH ST SE
J ST NE
12TH ST NE
SE 318TH PL
S 318TH ST
22ND ST SE
10TH ST N E
23RD ST SE
SE 295TH ST
108TH AVE S E
7TH ST NE
SE 290TH PL
47TH ST SE
ELM ST SE
I ST SE
19TH PL SE
2ND ST E
D ST SE
B ST SE
C ST SE
A ST E1
7
8
T
H
A
V
E
E
181ST AVE E
167TH AVE E
167
167
18
18
BOWMANLAKE
GENEVALAKE
WHITELAKE
BINGAMANPOND
LAKETAPPS
GREENBACKEDHERON
MAP ID # : 1251PRINTED ON: 06/04/2008
1 INCH EQUALS 3,400 FEETINFORMATION SHOWN IS FOR GENERAL REFERENCE PURPOSES ONLY AND DOES NOTNECESSARILY REPRESENT EXACT GEOGRAPHIC OR CARTOGRAPHIC DATA AS MAPPED. THE CITY OF AUBURN MAKES NO WARRANTY AS TO ITS ACCURACY.
MAP 9.2KNOWN WILDLIFE AREAS CITY LIMITS
PAA
WILDLIFE AREAS
AUBURNGOLFCOURSE
AUBURNGAMEFARM
OLSONFARMPARK
AUBURNNARROWSNATURALAREA
MOUNTAINVIEWCEMETERY
BRANNANPARK
SUNSETPARK
GAMEFARMWILDERNESSPARK
JACOBSENTREEFARM
GSAPARK
LEAHILLPARK
AUBURNENVIRONMENTALPARK
HATCHERYPARK
NEELYBRIDGEPARK
ROEGNERPARK
ISAACEVANSPARK
NORTHGREENRIVERPARK
SOUTHBEACHPARK
CEDARLANESPARK
LESGOVECOMMUNITYCAMPUS
FENSTERPROPERTY
AUBURNDALEPARK
FULMERPARK
MILLPONDPARK
AUBURNDALE2PARK
VETERANSMEMORIALPARK
CAMERONPARK
ROTARYPARK
LAKELANDHILLSPARK
RIVERPOINTPARK
SHAUGHNESSYPARK
JORNADAPARK
GAINESPARK
AUBURNGOLFCOURSE
AUBURNGAMEFARM
OLSONFARMPARK
AUBURNNARROWSNATURALAREA
MOUNTAINVIEWCEMETERY
BRANNANPARK
SUNSETPARK
GAMEFARMWILDERNESSPARK
JACOBSENTREEFARM
GSAPARK
LEAHILLPARK
AUBURNENVIRONMENTALPARK
HATCHERYPARK
NEELYBRIDGEPARK
ROEGNERPARK
ISAACEVANSPARK
NORTHGREENRIVERPARK
SOUTHBEACHPARK
CEDARLANESPARK
LESGOVECOMMUNITYCAMPUS
FENSTERPROPERTY
AUBURNDALEPARK
FULMERPARK
MILLPONDPARK
AUBURNDALE2PARK
VETERANSMEMORIALPARK
CAMERONPARK
ROTARYPARK
LAKELANDHILLSPARK
RIVERPOINTPARK
SHAUGHNESSYPARK
JORNADAPARK
GAINESPARK
DYKSTRAPARK
SCOOTIEBROWNPARK
TERMINALPARK
LEAHILLTENNISCOURTS
BICENTENNIALPARK
BALLARDPARK
PIONEERCEMETERY
STREETMALL
CITYHALLPARK
INDIANTOMPARK
FORWARDTHRUSTPOOL
CENTENNIALVIEWPOINTPARK
FORESTVILLATOTLOT
SLAUGHTERMEMORIALPARK
ALPACELEMENTARY
BUENAVISTASCHOOL
AUBURNHIGHSCHOOL
HOLYFAMILYSCHOOL
HAZELWOODELEMENTARY
RAINIERMIDDLESCHOOL
CASCADEMIDDLESCHOOL
OLYMPICMIDDLESCHOOL
AUBURNADVENTISTACADEMY
WESTAUBURNHIGHSCHOOL
ILALKOELEMENTARYSCHOOL
LAKELANDHILLSELEMENTARY
PIONEERELEMENTARYSCHOOL
CHINOOKELEMENTARYSCHOOL
MOUNTBAKERMIDDLESCHOOL
STJAMESOFTHOMASSCHOOL
LEAHILLELEMENTARYSCHOOL
WASHINGTONELEMENTARYSCHOOL
GILDOREYELEMENTARYSCHOOL
AUBURNRIVERSIDEHIGHSCHOOL
DICKSCOBEEELEMENTARYSCHOOL
GREENRIVERCOMMUNITYCOLLEGE
AUBURNMOUNTAINVIEWHIGHSCHOOL
TERMINALPARKELEMENTARYSCHOOL
MEREDITHHILLELEMENTARYSCHOOL
EVERGREENHEIGHTSELEMENTARYSCHOOL
A ST SE
C ST SW
B ST NW
AUBURN WAY S
I ST NE
M ST SE
AUBURN WAY N
124TH AVE SE
R ST SE
WEST VALLEY HWY N
C ST NW
W MAIN ST E MAIN ST
29TH ST SE
LA
K
E TA
P
P
S P
K
W
Y S
E
112TH AVE SE
132ND AVE SE
SE 312TH ST
41ST ST SE
51ST AVE S
K
E
R
S
EY WAY SE
8TH ST NE
37TH ST NW
ORAVETZ RD SE
M ST NE
L
A
K
E
L
A
N
D
H
I
L
L
S
W
A
Y
S
E
D ST NW
4TH ST SE
15TH ST NW
A ST NE
S 277TH ST
WEST VALLEY HWY S
EMERALD DOWNS DR NW
37TH ST NE
LEA HILL R D S E
D ST NE
EAST VALLEY HWY SE
H
A
R
V
EY R
D N
E
RIVER W AL K D R SE
15TH ST NE
15TH ST SW
PEASLE Y C A NYON RD S
BOUNDARY BLVD SW
A ST NW
AUBURN AVE NE
T
E
RRACE DR NW
ELLINGSON RD SW
SE 281ST ST
SUMNER-TAPPS H
W
Y
E
O ST SW
S E 3 0 4 T H S T
17TH ST SE
10TH ST NE
3 R D S T SW
3RD ST NW
132 N D W AY SE
14TH ST NW
16TH ST NW
CROSS ST SE
9TH ST N
E
INDUSTRY DR SW
SE 320TH ST
A ST SE
124TH AVE SE
LA
K
E
L
A
N
D
H
I
L
LS
W
AY
S
E
R ST SE
53RD ST SE
M ST NW
56TH AVE S
SE 288TH ST
S T U C K R I V E R D R S E
25TH ST SE
55TH AVE S
D ST SE
110TH AVE SE
55TH ST SE
SE 299TH ST
N ST NE
W ST NW
O ST NE
51ST AVE S
S 287TH ST
SCENIC DR S
E
6TH ST SE
4TH ST SW
A ST NE
SE 316TH ST
CLAY ST NW
S 300 T H P L
ACADEMY DR SE
J ST NE
4TH ST NE
MONTEVISTA DR SE
WEST BLVD (BOEING)
144TH AVE SE
I ST SE
7TH ST SE
5TH ST SE
BRIDGET AVE SE
L ST SE
8TH ST SE
T ST SE
M ST NE
JOHN REDDINGTON RD NE
H ST SE
G ST SE
140TH AVE SE
FOSTER AVE SE
F ST SE
52ND AVE S
32ND ST NE
E ST SE
SE 316TH PL
SE 310TH ST
G PL SE
EAST BLVD (BOEING)
47TH ST SE
32ND PL NE
RIV ER DR SE
S 305TH ST
U
S
T
N
W
57TH PL S
6 7 T H S T S E
B ST SE
E MAIN ST
54TH AVE S
SE 290TH ST
SE 296TH WAY
I
S
T
N
W
SE 315TH PL
D ST NW
QUIN
C
Y
A
V
E
S
E
127TH PL SE
28TH ST NE
130TH AVE SE
J ST SE
R ST NW
31ST ST NE
69TH S T S E
SE 304TH ST
O
LI
V
E
A
V
E
S
E
26TH ST SE
R
I
V
E
R
V
I
E
W
D
R
N
E
B ST NE SE 323RD PL
S 3 0 0 T H ST
S E 3 1 8 T H WA Y
SE 301ST ST
29TH ST NW
SE 287TH ST
118TH AVE SE
36T H ST SE
10TH ST NE
50TH ST S E
V ST NW
49T H S T SE
21ST ST NE
30TH ST NE
ELM ST SE
31ST ST SE
2ND ST NW
S 297TH PL
30TH ST SE
S 318TH ST
SE 298TH PL
3 5 T H W A Y SE
K ST SE
23RD ST SE
24TH ST SE
6 4 TH ST SE
H ST NE
ELIZABETH AVE SE
HIGHLAN D D R S E
22ND ST SE
22ND ST NE
E ST NE
PIKE ST NW
4TH ST SE
PIKE ST NE
FOR E S T R I D G E D R S E
42ND ST NW
S 292ND ST
16TH ST NE
17TH ST NE
SE 282ND ST
58TH AVE S
SUPE R M A L L D R S W
1 7 T H S T S E
LUND RD SW
SE 295TH PL
O ST SE
G ST NE
D ST SW
111TH PL SE
108TH AVE SE
HI CRES T D R N W
V ST SE
1
0
2
N
D
A
V
E
S
E
8TH ST NE
SE 326TH PL
S K Y W A Y L N S E
20TH ST SE
5 9TH S T SE
SUPERMALL WAY SW
SE 286TH ST
F ST SW
V CT SE
1
0
4
T
H P
L S
E
E ST SW
32ND ST SE
2 4 T H ST N W
72 N D S T S E
3 7 T H W A Y SE
128TH PL SET ST NW
B PL NW
16TH ST SE
42ND ST NE
S 3 1 2 T H S T
SE 293RD ST
SE 294TH PL
Z ST SE
I
S
A
A
C
A
V
E
S
E
2ND ST SEG ST SW
SE 312TH
W
A
Y
ELM LN SE
SE 295TH ST
L ST NE
SE 285TH ST
9TH ST SE
19TH DR NE
SE 294TH ST
52ND PL S
PEARL AVE SE
62 N D S T S E
GINKGO ST SE
SE 307TH PL
28TH ST SE
T S
T NE
67TH LN SE
11TH ST NE
15TH ST SE
LAKE TAPPS DR SE
20TH ST NE
H
A
Z
E
L
A
V
E
S
E
61ST ST SE
109TH AVE SE
26TH ST NE
SE 299T H P L
S 303RD PL
14TH ST SE
SE 308TH PL
S U P E R MALL ACR D S W
104TH AVE SE
S 319TH ST
SE 290TH PL
SE 281ST ST
22ND ST NW
K ST NE
SE 43RD ST
FIR ST SE
S 3 1 4 T H S T
66TH ST SE
MAPLE DR SE
RANDALL AVE SE
HEATHER AVE SE
U ST SE
S 302ND PL
SE 289TH S T
19TH ST S E
SE 297TH ST
57TH D R SE
C S
T S
E
I PL N E
61S
T
AVE
S
S E 321ST PL
S 288TH ST
N DIVISION ST
R PL NE
WARD AVE SE
21ST ST SE
N
A
T
H
AN AVE S
E
SE 3 07 T H S T
33RD ST SE
S 324TH ST
55TH WAY SE
O
L
D
M
A
N
T
H
O
M
A
S
R
D
E
DOGWOOD LN SE
F ST NW
64TH AVE S
N ST SE
D ST NE
111TH AVE SE
DOGWOOD DR SE
114TH AVE SE
117TH PL SE
S 296TH ST
WESTERN AVE NW
SE 292ND ST
D PL SE
53RD PL S
TERRACE VIEW LN SE
F ST NE
OLYMPIC ST SE
35TH S T SE
1
1
2
T
H
P
L
S
E
5TH ST NE
50TH ST NE
12TH ST N E
18TH ST NE
35TH ST NE
SE 323RD ST
8TH ST SW
SE 302ND PL
105TH AVE SE
S 296TH P L
40TH ST NE
ORAVETZ PL SE
SE 300TH ST
6 0 T H S T SE
MILL PON D L O O P SE
59TH AVE S
1ST ST NE
KATHERINE AVE SE
46TH AVE S
133RD AVE SE
9TH ST NE
JASMINE AVE SE
63RD PL S
2ND ST NE
6 2 ND LOO
P
S
E
18TH ST SE
F
R
A
N
C
I
S
A
V
E
S
E
27TH ST SE
SE 286TH PL
6TH ST NE
3RD ST NE
R
ST
N
E
19TH PL SE
SE 305TH PL
S 307TH ST
130TH W AY SE
1
0
7
T
H
A
V
E
S
E
SE 288TH PL
JAMES AVE SE
SE 314TH PL
SE 3 13 T H S TV ST NE
S 299TH ST
AABY D R N
W
28TH CT SE
SE 302ND ST
52ND AVE SE
14TH ST NW
SE 318TH PL
S E 3 1 3 T H P L
E
L
A
I
N
E
A
V
E
S
E
5
8
T
H
P
L
S
26TH ST NW
O CT SE
37TH P L SE
28TH PL SE
S 329TH PL
1
1
3
T
H
P
L
S
E
125TH AVE SE
71ST ST SE
S 328TH ST
120TH AVE SE
57TH ST SE
1ST ST SE
C PL SE
NATH A N LOOP SE
SE 311TH ST
1
2
1
S
T
P
L
S
E
122ND AVE SE
1
1
4
T
H
W
A
Y
S
E
SE 322ND ST
S 320TH ST
54TH CT S
7TH ST NE
15TH ST NE
S ST SE
128TH AVE SE
65TH ST SE
106TH AVE SE
3RD CT SE
114TH PL SE
52ND ST SE
138TH AVE SE
SE 319TH ST
F
R
A
N
C
I
S
C
T
S
E
SE 309TH ST
DOUGLAS AVE SE
HOWARD RD SE
CEDAR DR SE
6
0
T
H
P
L
S
13TH ST NE
SE 320TH PL
100TH AVE SE
S E 3 2 2 N D P L
123RD AVE SE
3RD ST SE
54T
H P
L
S
107TH PL SE
8TH ST NW
PIKE ST SE
POPLAR ST SE
S E 3 17 T H S T
F CT SE
JORDAN AVE SE
S 294TH ST
HAZEL LN SE
L
I
N
D
S
A
Y
A
V
E
S
E
129TH AVE SE
137TH AVE SE
SE 319TH PL
E VA N C T S E
S E 2 9 1 S T S T
SE 312TH PL
87TH AVE S
SE 308TH CT
J C
T
SE
IRENE AVE SE
53R D AVE S
SE 283RD ST
SE 297TH P L
S 288TH PL
34TH ST SE
SE 324TH LN
115TH LN SE
B ST SW
6 8 T H S T S E
W PL NW
SE 312TH CT
49TH ST NE
SE 324TH ST
M PL NE
37TH CT SE
U PL NE
G ST SE
SE 301ST ST
52ND PL S
10TH ST N E
J
A
M
E
S
A
V
E
S
E
S E 3 2 6 T H P L
17TH ST NE
16TH ST NE
K ST NE
67TH ST SE
J ST NE
SE 299TH ST
26TH ST NE
SE 314TH PL
29TH ST NW
S 318TH ST
112TH PL SE
F
R
A
N
C
I
S
A
V
E
S
E
J ST SE
108TH AVE SE
L ST SE
2 9 T H S T N W
I
P
L
N
E
108TH AVE S E
O ST SE
S ST SE
S 328TH ST
W ST NW
L ST NE
N ST NE
109TH AVE SE
72ND ST SE
SE 288TH ST
SE 304TH ST
PIKE ST SE
K ST SE
15TH ST SE
118TH AVE SE
H ST SE
36 T H S T S E
28TH ST SE
PIKE ST SE
4 T H S T S W
22ND ST SE
E ST NE
D ST SE
FIR ST SE
25TH ST SE
R ST NW
N ST SE
7TH ST SE
5TH ST N E
FRANCIS CT SE
J ST SE
D ST SE
108TH AVE SE
L ST SE
16TH ST SE
50TH ST SE
T ST SE
B ST SE
5 0 T H S T S E
K ST NE
2 8 T H S T S E
5
7
T
H
P
L
S
SE 295TH ST
18TH ST NE
R ST NW
2ND ST NE
K ST SE
23RD ST S E
17TH ST NE
33RD ST SE
14TH ST SE
26TH ST SE
20TH ST SE
I ST SE
G ST SE
I PL NE
SE 297TH ST
3RD ST NE
D ST SE
5 3 R D S T S E
D ST SE
24TH ST SE
47TH ST SE
55TH AVE S
65TH ST SE
4 0 T H S T N E
54TH AVE S
SE 321ST PL
23RD ST SE
52ND AVE S
D
S
T
S
E
H ST NE
8TH ST SE
ACADEMY DR SE
12TH ST NE
PIKE ST NE
SE 318TH PL
H ST SE
K ST SE
108TH AVE SE
7TH ST NE
SE 290TH PL
52ND AVE S
S E 3 1 0 T H S T
U
S
T
S
E
2 4 T H S T SE
19TH PL SE
ELM ST SE
2ND ST E
D ST SE
B ST SE
C ST SE
A ST E1
7
8
T
H
A
V
E
E
181ST AVE E
167TH AVE E
167
167
18
18
BOWMANLAKE
GENEVALAKE
WHITELAKE
BINGAMANPOND
LAKETAPPS
MAP ID # : 1252PRINTED ON: 06/04/2008
1 INCH EQUALS 3,400 FEETINFORMATION SHOWN IS FOR GENERAL REFERENCE PURPOSES ONLY AND DOES NOTNECESSARILY REPRESENT EXACT GEOGRAPHIC OR CARTOGRAPHIC DATA AS MAPPED. THE CITY OF AUBURN MAKES NO WARRANTY AS TO ITS ACCURACY.
MAP 9.4MINERAL RESOURCE AREA
CITY LIMITS
MINERAL RESOURCE
PAA
AUBURNGOLFCOURSE
AUBURNGAMEFARM
OLSONFARMPARK
AUBURNNARROWSNATURALAREA
MOUNTAINVIEWCEMETERY
BRANNANPARK
SUNSETPARK
GAMEFARMWILDERNESSPARK
JACOBSENTREEFARM
GSAPARK
LEAHILLPARK
AUBURNENVIRONMENTALPARK
HATCHERYPARK
NEELYBRIDGEPARK
ROEGNERPARK
ISAACEVANSPARK
NORTHGREENRIVERPARK
SOUTHBEACHPARK
CEDARLANESPARK
LESGOVECOMMUNITYCAMPUS
FENSTERPROPERTY
AUBURNDALEPARK
FULMERPARK
MILLPONDPARK
AUBURNDALE2PARK
VETERANSMEMORIALPARK
CAMERONPARK
ROTARYPARK
LAKELANDHILLSPARK
RIVERPOINTPARK
SHAUGHNESSYPARK
JORNADAPARK
GAINESPARK
DYKSTRAPARK
SCOOTIEBROWNPARK
TERMINALPARK
LEAHILLTENNISCOURTS
BICENTENNIALPARK
BALLARDPARK
PIONEERCEMETERY
STREETMALL
CITYHALLPARK
INDIANTOMPARK
FORWARDTHRUSTPOOL
CENTENNIALVIEWPOINTPARK
FORESTVILLATOTLOT
SLAUGHTERMEMORIALPARK
ALPACELEMENTARY
BUENAVISTASCHOOL
AUBURNHIGHSCHOOL
HOLYFAMILYSCHOOL
HAZELWOODELEMENTARY
RAINIERMIDDLESCHOOL
CASCADEMIDDLESCHOOL
OLYMPICMIDDLESCHOOL
AUBURNADVENTISTACADEMY
WESTAUBURNHIGHSCHOOL
ILALKOELEMENTARYSCHOOL
LAKELANDHILLSELEMENTARY
PIONEERELEMENTARYSCHOOL
CHINOOKELEMENTARYSCHOOL
MOUNTBAKERMIDDLESCHOOL
STJAMESOFTHOMASSCHOOL
LEAHILLELEMENTARYSCHOOL
WASHINGTONELEMENTARYSCHOOL
GILDOREYELEMENTARYSCHOOL
AUBURNRIVERSIDEHIGHSCHOOL
DICKSCOBEEELEMENTARYSCHOOL
GREENRIVERCOMMUNITYCOLLEGE
AUBURNMOUNTAINVIEWHIGHSCHOOL
TERMINALPARKELEMENTARYSCHOOL
MEREDITHHILLELEMENTARYSCHOOL
EVERGREENHEIGHTSELEMENTARYSCHOOL
A ST SE
C ST SW
B ST NW
AUBURN WAY S
I ST NE
M ST SE
AUBURN WAY N
124TH AVE SE
R ST SE
WEST VALLEY HWY N
C ST NW
W MAIN ST E MAIN ST
29TH ST SE
LA
K
E TA
P
P
S P
K
W
Y S
E
112TH AVE SE
132ND AVE SE
SE 312TH ST
41ST ST SE
51ST AVE S
K
E
R
S
EY WAY SE
8TH ST NE
37TH ST NW
ORAVETZ RD SE
M ST NE
L
A
K
E
L
A
N
D
H
I
L
L
S
W
A
Y
S
E
D ST NW
4TH ST SE
15TH ST NW
A ST NE
S 277TH ST
WEST VALLEY HWY S
EMERALD DOWNS DR NW
37TH ST NE
LEA HILL R D S E
D ST NE
EAST VALLEY HWY SE
H
A
R
V
EY R
D N
E
RIVER W AL K D R SE
15TH ST NE
15TH ST SW
PEASLE Y C A NYON RD S
BOUNDARY BLVD SW
A ST NW
AUBURN AVE NE
T
E
RRACE DR NW
ELLINGSON RD SW
SE 281ST ST
SUMNER-TAPPS H
W
Y
E
O ST SW
S E 3 0 4 T H S T
17TH ST SE
10TH ST NE
3 R D S T SW
3RD ST NW
132 N D W AY SE
14TH ST NW
16TH ST NW
CROSS ST SE
9TH ST N
E
INDUSTRY DR SW
SE 320TH ST
A ST SE
124TH AVE SE
LA
K
E
L
A
N
D
H
I
L
LS
W
AY
S
E
R ST SE
53RD ST SE
M ST NW
56TH AVE S
SE 288TH ST
S T U C K R I V E R D R S E
25TH ST SE
55TH AVE S
D ST SE
110TH AVE SE
55TH ST SE
SE 299TH ST
N ST NE
W ST NW
O ST NE
51ST AVE S
S 287TH ST
SCENIC DR S
E
6TH ST SE
4TH ST SW
A ST NE
SE 316TH ST
CLAY ST NW
S 300 T H P L
ACADEMY DR SE
J ST NE
4TH ST NE
MONTEVISTA DR SE
WEST BLVD (BOEING)
144TH AVE SE
I ST SE
7TH ST SE
5TH ST SE
BRIDGET AVE SE
L ST SE
8TH ST SE
T ST SE
M ST NE
JOHN REDDINGTON RD NE
H ST SE
G ST SE
140TH AVE SE
FOSTER AVE SE
F ST SE
52ND AVE S
32ND ST NE
E ST SE
SE 316TH PL
SE 310TH ST
G PL SE
EAST BLVD (BOEING)
47TH ST SE
32ND PL NE
RIV ER DR SE
S 305TH ST
U
S
T
N
W
57TH PL S
6 7 T H S T S E
B ST SE
E MAIN ST
54TH AVE S
SE 290TH ST
SE 296TH WAY
I
S
T
N
W
SE 315TH PL
D ST NW
QUIN
C
Y
A
V
E
S
E
127TH PL SE
28TH ST NE
130TH AVE SE
J ST SE
R ST NW
31ST ST NE
69TH S T S E
SE 304TH ST
O
LI
V
E
A
V
E
S
E
26TH ST SE
R
I
V
E
R
V
I
E
W
D
R
N
E
B ST NE SE 323RD PL
S 3 0 0 T H ST
S E 3 1 8 T H WA Y
SE 301ST ST
29TH ST NW
SE 287TH ST
118TH AVE SE
36T H ST SE
10TH ST NE
50TH ST S E
V ST NW
49T H S T SE
21ST ST NE
30TH ST NE
ELM ST SE
31ST ST SE
2ND ST NW
S 297TH PL
30TH ST SE
S 318TH ST
SE 298TH PL
3 5 T H W A Y SE
K ST SE
23RD ST SE
24TH ST SE
6 4 TH ST SE
H ST NE
ELIZABETH AVE SE
HIGHLAN D D R S E
22ND ST SE
22ND ST NE
E ST NE
PIKE ST NW
4TH ST SE
PIKE ST NE
FOR E S T R I D G E D R S E
42ND ST NW
S 292ND ST
16TH ST NE
17TH ST NE
SE 282ND ST
58TH AVE S
SUPE R M A L L D R S W
1 7 T H S T S E
LUND RD SW
SE 295TH PL
O ST SE
G ST NE
D ST SW
111TH PL SE
108TH AVE SE
HI CRES T D R N W
V ST SE
1
0
2
N
D
A
V
E
S
E
8TH ST NE
SE 326TH PL
S K Y W A Y L N S E
20TH ST SE
5 9TH S T SE
SUPERMALL WAY SW
SE 286TH ST
F ST SW
V CT SE
1
0
4
T
H P
L S
E
E ST SW
32ND ST SE
2 4 T H ST N W
72 N D S T S E
3 7 T H W A Y SE
128TH PL SET ST NW
B PL NW
16TH ST SE
42ND ST NE
S 3 1 2 T H S T
SE 293RD ST
SE 294TH PL
Z ST SE
I
S
A
A
C
A
V
E
S
E
2ND ST SEG ST SW
SE 312TH
W
A
Y
ELM LN SE
SE 295TH ST
L ST NE
SE 285TH ST
9TH ST SE
19TH DR NE
SE 294TH ST
52ND PL S
PEARL AVE SE
62 N D S T S E
GINKGO ST SE
SE 307TH PL
28TH ST SE
T S
T NE
67TH LN SE
11TH ST NE
15TH ST SE
LAKE TAPPS DR SE
20TH ST NE
H
A
Z
E
L
A
V
E
S
E
61ST ST SE
109TH AVE SE
26TH ST NE
SE 299T H P L
S 303RD PL
14TH ST SE
SE 308TH PL
S U P E R MALL ACR D S W
104TH AVE SE
S 319TH ST
SE 290TH PL
SE 281ST ST
22ND ST NW
K ST NE
SE 43RD ST
FIR ST SE
S 3 1 4 T H S T
66TH ST SE
MAPLE DR SE
RANDALL AVE SE
HEATHER AVE SE
U ST SE
S 302ND PL
SE 289TH S T
19TH ST S E
SE 297TH ST
57TH D R SE
C S
T S
E
I PL N E
61S
T
AVE
S
S E 321ST PL
S 288TH ST
N DIVISION ST
R PL NE
WARD AVE SE
21ST ST SE
N
A
T
H
AN AVE S
E
SE 3 07 T H S T
33RD ST SE
S 324TH ST
55TH WAY SE
O
L
D
M
A
N
T
H
O
M
A
S
R
D
E
DOGWOOD LN SE
F ST NW
64TH AVE S
N ST SE
D ST NE
111TH AVE SE
DOGWOOD DR SE
114TH AVE SE
117TH PL SE
S 296TH ST
WESTERN AVE NW
SE 292ND ST
D PL SE
53RD PL S
TERRACE VIEW LN SE
F ST NE
OLYMPIC ST SE
35TH S T SE
1
1
2
T
H
P
L
S
E
5TH ST NE
50TH ST NE
12TH ST N E
18TH ST NE
35TH ST NE
SE 323RD ST
8TH ST SW
SE 302ND PL
105TH AVE SE
S 296TH P L
40TH ST NE
ORAVETZ PL SE
SE 300TH ST
6 0 T H S T SE
MILL PON D L O O P SE
59TH AVE S
1ST ST NE
KATHERINE AVE SE
46TH AVE S
133RD AVE SE
9TH ST NE
JASMINE AVE SE
63RD PL S
2ND ST NE
6 2 ND LOO
P
S
E
18TH ST SE
F
R
A
N
C
I
S
A
V
E
S
E
27TH ST SE
SE 286TH PL
6TH ST NE
3RD ST NE
R
ST
N
E
19TH PL SE
SE 305TH PL
S 307TH ST
130TH W AY SE
1
0
7
T
H
A
V
E
S
E
SE 288TH PL
JAMES AVE SE
SE 314TH PL
SE 3 13 T H S TV ST NE
S 299TH ST
AABY D R N
W
28TH CT SE
SE 302ND ST
52ND AVE SE
14TH ST NW
SE 318TH PL
S E 3 1 3 T H P L
E
L
A
I
N
E
A
V
E
S
E
5
8
T
H
P
L
S
26TH ST NW
O CT SE
37TH P L SE
28TH PL SE
S 329TH PL
1
1
3
T
H
P
L
S
E
125TH AVE SE
71ST ST SE
S 328TH ST
120TH AVE SE
57TH ST SE
1ST ST SE
C PL SE
NATH A N LOOP SE
SE 311TH ST
1
2
1
S
T
P
L
S
E
122ND AVE SE
1
1
4
T
H
W
A
Y
S
E
SE 322ND ST
S 320TH ST
54TH CT S
7TH ST NE
15TH ST NE
S ST SE
128TH AVE SE
65TH ST SE
106TH AVE SE
3RD CT SE
114TH PL SE
52ND ST SE
138TH AVE SE
SE 319TH ST
F
R
A
N
C
I
S
C
T
S
E
SE 309TH ST
DOUGLAS AVE SE
HOWARD RD SE
CEDAR DR SE
6
0
T
H
P
L
S
13TH ST NE
SE 320TH PL
100TH AVE SE
S E 3 2 2 N D P L
123RD AVE SE
3RD ST SE
54T
H P
L
S
107TH PL SE
8TH ST NW
PIKE ST SE
POPLAR ST SE
S E 3 17 T H S T
F CT SE
JORDAN AVE SE
S 294TH ST
HAZEL LN SE
L
I
N
D
S
A
Y
A
V
E
S
E
129TH AVE SE
137TH AVE SE
SE 319TH PL
E VA N C T S E
S E 2 9 1 S T S T
SE 312TH PL
87TH AVE S
SE 308TH CT
J C
T
SE
IRENE AVE SE
53R D AVE S
SE 283RD ST
SE 297TH P L
S 288TH PL
34TH ST SE
SE 324TH LN
115TH LN SE
B ST SW
6 8 T H S T S E
W PL NW
SE 312TH CT
49TH ST NE
SE 324TH ST
M PL NE
37TH CT SE
U PL NE
G ST SE
SE 301ST ST
52ND PL S
10TH ST N E
J
A
M
E
S
A
V
E
S
E
S E 3 2 6 T H P L
17TH ST NE
16TH ST NE
K ST NE
67TH ST SE
J ST NE
SE 299TH ST
26TH ST NE
SE 314TH PL
29TH ST NW
S 318TH ST
112TH PL SE
F
R
A
N
C
I
S
A
V
E
S
E
J ST SE
108TH AVE SE
L ST SE
2 9 T H S T N W
I
P
L
N
E
108TH AVE S E
O ST SE
S ST SE
S 328TH ST
W ST NW
L ST NE
N ST NE
109TH AVE SE
72ND ST SE
SE 288TH ST
SE 304TH ST
PIKE ST SE
K ST SE
15TH ST SE
118TH AVE SE
H ST SE
36 T H S T S E
28TH ST SE
PIKE ST SE
4 T H S T S W
22ND ST SE
E ST NE
D ST SE
FIR ST SE
25TH ST SE
R ST NW
N ST SE
7TH ST SE
5TH ST N E
FRANCIS CT SE
J ST SE
D ST SE
108TH AVE SE
L ST SE
16TH ST SE
50TH ST SE
T ST SE
B ST SE
5 0 T H S T S E
K ST NE
2 8 T H S T S E
5
7
T
H
P
L
S
SE 295TH ST
18TH ST NE
R ST NW
2ND ST NE
K ST SE
23RD ST S E
17TH ST NE
33RD ST SE
14TH ST SE
26TH ST SE
20TH ST SE
I ST SE
G ST SE
I PL NE
SE 297TH ST
3RD ST NE
D ST SE
5 3 R D S T S E
D ST SE
24TH ST SE
47TH ST SE
55TH AVE S
65TH ST SE
4 0 T H S T N E
54TH AVE S
SE 321ST PL
23RD ST SE
52ND AVE S
D
S
T
S
E
H ST NE
8TH ST SE
ACADEMY DR SE
12TH ST NE
PIKE ST NE
SE 318TH PL
H ST SE
K ST SE
108TH AVE SE
7TH ST NE
SE 290TH PL
52ND AVE S
S E 3 1 0 T H S T
U
S
T
S
E
2 4 T H S T SE
19TH PL SE
ELM ST SE
2ND ST E
D ST SE
B ST SE
C ST SE
A ST E1
7
8
T
H
A
V
E
E
181ST AVE E
167TH AVE E
167
167
18
18
BOWMANLAKE
GENEVALAKE
WHITELAKE
BINGAMANPOND
LAKETAPPS
MAP ID # : 1270PRINTED ON: 06/04/2008
1 INCH EQUALS 3,400 FEETINFORMATION SHOWN IS FOR GENERAL REFERENCE PURPOSES ONLY AND DOES NOTNECESSARILY REPRESENT EXACT GEOGRAPHIC OR CARTOGRAPHIC DATA AS MAPPED. THE CITY OF AUBURN MAKES NO WARRANTY AS TO ITS ACCURACY.
MAP 9.5FLOOD PLAIN & HAZARD AREAS
CITY LIMITS
FEMA ZONE
FLOOD HAZARD AREAS
PAA
AUBURNGOLFCOURSE
AUBURNGAMEFARM
OLSONFARMPARK
AUBURNNARROWSNATURALAREA
MOUNTAINVIEWCEMETERY
BRANNANPARK
SUNSETPARK
GAMEFARMWILDERNESSPARK
JACOBSENTREEFARM
GSAPARK
LEAHILLPARK
AUBURNENVIRONMENTALPARK
HATCHERYPARK
NEELYBRIDGEPARK
ROEGNERPARK
ISAACEVANSPARK
NORTHGREENRIVERPARK
SOUTHBEACHPARK
CEDARLANESPARK
LESGOVECOMMUNITYCAMPUS
FENSTERPROPERTY
AUBURNDALEPARK
FULMERPARK
MILLPONDPARK
AUBURNDALE2PARK
VETERANSMEMORIALPARK
CAMERONPARK
ROTARYPARK
LAKELANDHILLSPARK
RIVERPOINTPARK
SHAUGHNESSYPARK
JORNADAPARK
GAINESPARK
DYKSTRAPARK
SCOOTIEBROWNPARK
TERMINALPARK
LEAHILLTENNISCOURTS
BICENTENNIALPARK
BALLARDPARK
PIONEERCEMETERY
STREETMALL
CITYHALLPARK
INDIANTOMPARK
FORWARDTHRUSTPOOL
CENTENNIALVIEWPOINTPARK
FORESTVILLATOTLOT
SLAUGHTERMEMORIALPARK
ALPACELEMENTARY
BUENAVISTASCHOOL
AUBURNHIGHSCHOOL
HOLYFAMILYSCHOOL
HAZELWOODELEMENTARY
RAINIERMIDDLESCHOOL
CASCADEMIDDLESCHOOL
OLYMPICMIDDLESCHOOL
AUBURNADVENTISTACADEMY
WESTAUBURNHIGHSCHOOL
ILALKOELEMENTARYSCHOOL
LAKELANDHILLSELEMENTARY
PIONEERELEMENTARYSCHOOL
CHINOOKELEMENTARYSCHOOL
MOUNTBAKERMIDDLESCHOOL
STJAMESOFTHOMASSCHOOL
LEAHILLELEMENTARYSCHOOL
WASHINGTONELEMENTARYSCHOOL
GILDOREYELEMENTARYSCHOOL
AUBURNRIVERSIDEHIGHSCHOOL
DICKSCOBEEELEMENTARYSCHOOL
GREENRIVERCOMMUNITYCOLLEGE
AUBURNMOUNTAINVIEWHIGHSCHOOL
TERMINALPARKELEMENTARYSCHOOL
MEREDITHHILLELEMENTARYSCHOOL
EVERGREENHEIGHTSELEMENTARYSCHOOL
A ST SE
C ST SW
B ST NW
AUBURN WAY S
I ST NE
M ST SE
AUBURN WAY N
124TH AVE SE
R ST SE
WEST VALLEY HWY N
C ST NW
W MAIN ST E MAIN ST
29TH ST SE
LA
K
E TA
P
P
S P
K
W
Y S
E
112TH AVE SE
132ND AVE SE
SE 312TH ST
41ST ST SE
51ST AVE S
K
E
R
S
EY WAY SE
8TH ST NE
37TH ST NW
ORAVETZ RD SE
M ST NE
L
A
K
E
L
A
N
D
H
I
L
L
S
W
A
Y
S
E
D ST NW
4TH ST SE
15TH ST NW
A ST NE
S 277TH ST
WEST VALLEY HWY S
EMERALD DOWNS DR NW
37TH ST NE
LEA HILL R D S E
D ST NE
EAST VALLEY HWY SE
H
A
R
V
EY R
D N
E
RIVER W AL K D R SE
15TH ST NE
15TH ST SW
PEASLE Y C A NYON RD S
BOUNDARY BLVD SW
A ST NW
AUBURN AVE NE
T
E
RRACE DR NW
ELLINGSON RD SW
SE 281ST ST
SUMNER-TAPPS H
W
Y
E
O ST SW
S E 3 0 4 T H S T
17TH ST SE
10TH ST NE
3 R D S T SW
3RD ST NW
132 N D W AY SE
14TH ST NW
16TH ST NW
CROSS ST SE
9TH ST N
E
INDUSTRY DR SW
SE 320TH ST
A ST SE
124TH AVE SE
LA
K
E
L
A
N
D
H
I
L
LS
W
AY
S
E
R ST SE
53RD ST SE
M ST NW
56TH AVE S
SE 288TH ST
S T U C K R I V E R D R S E
25TH ST SE
55TH AVE S
D ST SE
110TH AVE SE
55TH ST SE
SE 299TH ST
N ST NE
W ST NW
O ST NE
51ST AVE S
S 287TH ST
SCENIC DR S
E
6TH ST SE
4TH ST SW
A ST NE
SE 316TH ST
CLAY ST NW
S 300 T H P L
ACADEMY DR SE
J ST NE
4TH ST NE
MONTEVISTA DR SE
WEST BLVD (BOEING)
144TH AVE SE
I ST SE
7TH ST SE
5TH ST SE
BRIDGET AVE SE
L ST SE
8TH ST SE
T ST SE
M ST NE
JOHN REDDINGTON RD NE
H ST SE
G ST SE
140TH AVE SE
FOSTER AVE SE
F ST SE
52ND AVE S
32ND ST NE
E ST SE
SE 316TH PL
SE 310TH ST
G PL SE
EAST BLVD (BOEING)
47TH ST SE
32ND PL NE
RIV ER DR SE
S 305TH ST
U
S
T
N
W
57TH PL S
6 7 T H S T S E
B ST SE
E MAIN ST
54TH AVE S
SE 290TH ST
SE 296TH WAY
I
S
T
N
W
SE 315TH PL
D ST NW
QUIN
C
Y
A
V
E
S
E
127TH PL SE
28TH ST NE
130TH AVE SE
J ST SE
R ST NW
31ST ST NE
69TH S T S E
SE 304TH ST
O
LI
V
E
A
V
E
S
E
26TH ST SE
R
I
V
E
R
V
I
E
W
D
R
N
E
B ST NE SE 323RD PL
S 3 0 0 T H ST
S E 3 1 8 T H WA Y
SE 301ST ST
29TH ST NW
SE 287TH ST
118TH AVE SE
36T H ST SE
10TH ST NE
50TH ST S E
V ST NW
49T H S T SE
21ST ST NE
30TH ST NE
ELM ST SE
31ST ST SE
2ND ST NW
S 297TH PL
30TH ST SE
S 318TH ST
SE 298TH PL
3 5 T H W A Y SE
K ST SE
23RD ST SE
24TH ST SE
6 4 TH ST SE
H ST NE
ELIZABETH AVE SE
HIGHLAN D D R S E
22ND ST SE
22ND ST NE
E ST NE
PIKE ST NW
4TH ST SE
PIKE ST NE
FOR E S T R I D G E D R S E
42ND ST NW
S 292ND ST
16TH ST NE
17TH ST NE
SE 282ND ST
58TH AVE S
SUPE R M A L L D R S W
1 7 T H S T S E
LUND RD SW
SE 295TH PL
O ST SE
G ST NE
D ST SW
111TH PL SE
108TH AVE SE
HI CRES T D R N W
V ST SE
1
0
2
N
D
A
V
E
S
E
8TH ST NE
SE 326TH PL
S K Y W A Y L N S E
20TH ST SE
5 9TH S T SE
SUPERMALL WAY SW
SE 286TH ST
F ST SW
V CT SE
1
0
4
T
H P
L S
E
E ST SW
32ND ST SE
2 4 T H ST N W
72 N D S T S E
3 7 T H W A Y SE
128TH PL SET ST NW
B PL NW
16TH ST SE
42ND ST NE
S 3 1 2 T H S T
SE 293RD ST
SE 294TH PL
Z ST SE
I
S
A
A
C
A
V
E
S
E
2ND ST SEG ST SW
SE 312TH
W
A
Y
ELM LN SE
SE 295TH ST
L ST NE
SE 285TH ST
9TH ST SE
19TH DR NE
SE 294TH ST
52ND PL S
PEARL AVE SE
62 N D S T S E
GINKGO ST SE
SE 307TH PL
28TH ST SE
T S
T NE
67TH LN SE
11TH ST NE
15TH ST SE
LAKE TAPPS DR SE
20TH ST NE
H
A
Z
E
L
A
V
E
S
E
61ST ST SE
109TH AVE SE
26TH ST NE
SE 299T H P L
S 303RD PL
14TH ST SE
SE 308TH PL
S U P E R MALL ACR D S W
104TH AVE SE
S 319TH ST
SE 290TH PL
SE 281ST ST
22ND ST NW
K ST NE
SE 43RD ST
FIR ST SE
S 3 1 4 T H S T
66TH ST SE
MAPLE DR SE
RANDALL AVE SE
HEATHER AVE SE
U ST SE
S 302ND PL
SE 289TH S T
19TH ST S E
SE 297TH ST
57TH D R SE
C S
T S
E
I PL N E
61S
T
AVE
S
S E 321ST PL
S 288TH ST
N DIVISION ST
R PL NE
WARD AVE SE
21ST ST SE
N
A
T
H
AN AVE S
E
SE 3 07 T H S T
33RD ST SE
S 324TH ST
55TH WAY SE
O
L
D
M
A
N
T
H
O
M
A
S
R
D
E
DOGWOOD LN SE
F ST NW
64TH AVE S
N ST SE
D ST NE
111TH AVE SE
DOGWOOD DR SE
114TH AVE SE
117TH PL SE
S 296TH ST
WESTERN AVE NW
SE 292ND ST
D PL SE
53RD PL S
TERRACE VIEW LN SE
F ST NE
OLYMPIC ST SE
35TH S T SE
1
1
2
T
H
P
L
S
E
5TH ST NE
50TH ST NE
12TH ST N E
18TH ST NE
35TH ST NE
SE 323RD ST
8TH ST SW
SE 302ND PL
105TH AVE SE
S 296TH P L
40TH ST NE
ORAVETZ PL SE
SE 300TH ST
6 0 T H S T SE
MILL PON D L O O P SE
59TH AVE S
1ST ST NE
KATHERINE AVE SE
46TH AVE S
133RD AVE SE
9TH ST NE
JASMINE AVE SE
63RD PL S
2ND ST NE
6 2 ND LOO
P
S
E
18TH ST SE
F
R
A
N
C
I
S
A
V
E
S
E
27TH ST SE
SE 286TH PL
6TH ST NE
3RD ST NE
R
ST
N
E
19TH PL SE
SE 305TH PL
S 307TH ST
130TH W AY SE
1
0
7
T
H
A
V
E
S
E
SE 288TH PL
JAMES AVE SE
SE 314TH PL
SE 3 13 T H S TV ST NE
S 299TH ST
AABY D R N
W
28TH CT SE
SE 302ND ST
52ND AVE SE
14TH ST NW
SE 318TH PL
S E 3 1 3 T H P L
E
L
A
I
N
E
A
V
E
S
E
5
8
T
H
P
L
S
26TH ST NW
O CT SE
37TH P L SE
28TH PL SE
S 329TH PL
1
1
3
T
H
P
L
S
E
125TH AVE SE
71ST ST SE
S 328TH ST
120TH AVE SE
57TH ST SE
1ST ST SE
C PL SE
NATH A N LOOP SE
SE 311TH ST
1
2
1
S
T
P
L
S
E
122ND AVE SE
1
1
4
T
H
W
A
Y
S
E
SE 322ND ST
S 320TH ST
54TH CT S
7TH ST NE
15TH ST NE
S ST SE
128TH AVE SE
65TH ST SE
106TH AVE SE
3RD CT SE
114TH PL SE
52ND ST SE
138TH AVE SE
SE 319TH ST
F
R
A
N
C
I
S
C
T
S
E
SE 309TH ST
DOUGLAS AVE SE
HOWARD RD SE
CEDAR DR SE
6
0
T
H
P
L
S
13TH ST NE
SE 320TH PL
100TH AVE SE
S E 3 2 2 N D P L
123RD AVE SE
3RD ST SE
54T
H P
L
S
107TH PL SE
8TH ST NW
PIKE ST SE
POPLAR ST SE
S E 3 17 T H S T
F CT SE
JORDAN AVE SE
S 294TH ST
HAZEL LN SE
L
I
N
D
S
A
Y
A
V
E
S
E
129TH AVE SE
137TH AVE SE
SE 319TH PL
E VA N C T S E
S E 2 9 1 S T S T
SE 312TH PL
87TH AVE S
SE 308TH CT
J C
T
SE
IRENE AVE SE
53R D AVE S
SE 283RD ST
SE 297TH P L
S 288TH PL
34TH ST SE
SE 324TH LN
115TH LN SE
B ST SW
6 8 T H S T S E
W PL NW
SE 312TH CT
49TH ST NE
SE 324TH ST
M PL NE
37TH CT SE
U PL NE
G ST SE
SE 301ST ST
52ND PL S
10TH ST N E
J
A
M
E
S
A
V
E
S
E
S E 3 2 6 T H P L
17TH ST NE
16TH ST NE
K ST NE
67TH ST SE
J ST NE
SE 299TH ST
26TH ST NE
SE 314TH PL
29TH ST NW
S 318TH ST
112TH PL SE
F
R
A
N
C
I
S
A
V
E
S
E
J ST SE
108TH AVE SE
L ST SE
2 9 T H S T N W
I
P
L
N
E
108TH AVE S E
O ST SE
S ST SE
S 328TH ST
W ST NW
L ST NE
N ST NE
109TH AVE SE
72ND ST SE
SE 288TH ST
SE 304TH ST
PIKE ST SE
K ST SE
15TH ST SE
118TH AVE SE
H ST SE
36 T H S T S E
28TH ST SE
PIKE ST SE
4 T H S T S W
22ND ST SE
E ST NE
D ST SE
FIR ST SE
25TH ST SE
R ST NW
N ST SE
7TH ST SE
5TH ST N E
FRANCIS CT SE
J ST SE
D ST SE
108TH AVE SE
L ST SE
16TH ST SE
50TH ST SE
T ST SE
B ST SE
5 0 T H S T S E
K ST NE
2 8 T H S T S E
5
7
T
H
P
L
S
SE 295TH ST
18TH ST NE
R ST NW
2ND ST NE
K ST SE
23RD ST S E
17TH ST NE
33RD ST SE
14TH ST SE
26TH ST SE
20TH ST SE
I ST SE
G ST SE
I PL NE
SE 297TH ST
3RD ST NE
D ST SE
5 3 R D S T S E
D ST SE
24TH ST SE
47TH ST SE
55TH AVE S
65TH ST SE
4 0 T H S T N E
54TH AVE S
SE 321ST PL
23RD ST SE
52ND AVE S
D
S
T
S
E
H ST NE
8TH ST SE
ACADEMY DR SE
12TH ST NE
PIKE ST NE
SE 318TH PL
H ST SE
K ST SE
108TH AVE SE
7TH ST NE
SE 290TH PL
52ND AVE S
S E 3 1 0 T H S T
U
S
T
S
E
2 4 T H S T SE
19TH PL SE
ELM ST SE
2ND ST E
D ST SE
B ST SE
C ST SE
A ST E1
7
8
T
H
A
V
E
E
181ST AVE E
167TH AVE E
167
167
18
18
BOWMANLAKE
GENEVALAKE
WHITELAKE
BINGAMANPOND
LAKETAPPS
MAP ID # : 1247PRINTED ON: 06/04/2008
1 INCH EQUALS 3,400 FEETINFORMATION SHOWN IS FOR GENERAL REFERENCE PURPOSES ONLY AND DOES NOTNECESSARILY REPRESENT EXACT GEOGRAPHIC OR CARTOGRAPHIC DATA AS MAPPED. THE CITY OF AUBURN MAKES NO WARRANTY AS TO ITS ACCURACY.
MAP 9.6EROSION AREAS
CITY LIMITS
EROSION AREAS
PAA
AUBURNGOLFCOURSE
AUBURNGAMEFARM
OLSONFARMPARK
AUBURNNARROWSNATURALAREA
MOUNTAINVIEWCEMETERY
BRANNANPARK
SUNSETPARK
GAMEFARMWILDERNESSPARK
JACOBSENTREEFARM
GSAPARK
LEAHILLPARK
AUBURNENVIRONMENTALPARK
HATCHERYPARK
NEELYBRIDGEPARK
ROEGNERPARK
ISAACEVANSPARK
NORTHGREENRIVERPARK
SOUTHBEACHPARK
CEDARLANESPARK
LESGOVECOMMUNITYCAMPUS
FENSTERPROPERTY
AUBURNDALEPARK
FULMERPARK
MILLPONDPARK
AUBURNDALE2PARK
VETERANSMEMORIALPARK
CAMERONPARK
ROTARYPARK
LAKELANDHILLSPARK
RIVERPOINTPARK
SHAUGHNESSYPARK
JORNADAPARK
GAINESPARK
DYKSTRAPARK
SCOOTIEBROWNPARK
TERMINALPARK
LEAHILLTENNISCOURTS
BICENTENNIALPARK
BALLARDPARK
PIONEERCEMETERY
STREETMALL
CITYHALLPARK
INDIANTOMPARK
FORWARDTHRUSTPOOL
CENTENNIALVIEWPOINTPARK
FORESTVILLATOTLOT
SLAUGHTERMEMORIALPARK
ALPACELEMENTARY
BUENAVISTASCHOOL
AUBURNHIGHSCHOOL
HOLYFAMILYSCHOOL
HAZELWOODELEMENTARY
RAINIERMIDDLESCHOOL
CASCADEMIDDLESCHOOL
OLYMPICMIDDLESCHOOL
AUBURNADVENTISTACADEMY
WESTAUBURNHIGHSCHOOL
ILALKOELEMENTARYSCHOOL
LAKELANDHILLSELEMENTARY
PIONEERELEMENTARYSCHOOL
CHINOOKELEMENTARYSCHOOL
MOUNTBAKERMIDDLESCHOOL
STJAMESOFTHOMASSCHOOL
LEAHILLELEMENTARYSCHOOL
WASHINGTONELEMENTARYSCHOOL
GILDOREYELEMENTARYSCHOOL
AUBURNRIVERSIDEHIGHSCHOOL
DICKSCOBEEELEMENTARYSCHOOL
GREENRIVERCOMMUNITYCOLLEGE
AUBURNMOUNTAINVIEWHIGHSCHOOL
TERMINALPARKELEMENTARYSCHOOL
MEREDITHHILLELEMENTARYSCHOOL
EVERGREENHEIGHTSELEMENTARYSCHOOL
A ST SE
C ST SW
B ST NW
AUBURN WAY S
I ST NE
M ST SE
AUBURN WAY N
124TH AVE SE
R ST SE
WEST VALLEY HWY N
C ST NW
W MAIN ST E MAIN ST
29TH ST SE
LA
K
E TA
P
P
S P
K
W
Y S
E
112TH AVE SE
132ND AVE SE
SE 312TH ST
41ST ST SE
51ST AVE S
K
E
R
S
EY WAY SE
8TH ST NE
37TH ST NW
ORAVETZ RD SE
M ST NE
L
A
K
E
L
A
N
D
H
I
L
L
S
W
A
Y
S
E
D ST NW
4TH ST SE
15TH ST NW
A ST NE
S 277TH ST
WEST VALLEY HWY S
EMERALD DOWNS DR NW
37TH ST NE
LEA HILL R D S E
D ST NE
EAST VALLEY HWY SE
H
A
R
V
EY R
D N
E
RIVER W AL K D R SE
15TH ST NE
15TH ST SW
PEASLE Y C A NYON RD S
BOUNDARY BLVD SW
A ST NW
AUBURN AVE NE
T
E
RRACE DR NW
ELLINGSON RD SW
SE 281ST ST
SUMNER-TAPPS H
W
Y
E
O ST SW
S E 3 0 4 T H S T
17TH ST SE
10TH ST NE
3 R D S T SW
3RD ST NW
132 N D W AY SE
14TH ST NW
16TH ST NW
CROSS ST SE
9TH ST N
E
INDUSTRY DR SW
SE 320TH ST
A ST SE
124TH AVE SE
LA
K
E
L
A
N
D
H
I
L
LS
W
AY
S
E
R ST SE
53RD ST SE
M ST NW
56TH AVE S
SE 288TH ST
S T U C K R I V E R D R S E
25TH ST SE
55TH AVE S
D ST SE
110TH AVE SE
55TH ST SE
SE 299TH ST
N ST NE
W ST NW
O ST NE
51ST AVE S
S 287TH ST
SCENIC DR S
E
6TH ST SE
4TH ST SW
A ST NE
SE 316TH ST
CLAY ST NW
S 300 T H P L
ACADEMY DR SE
J ST NE
4TH ST NE
MONTEVISTA DR SE
WEST BLVD (BOEING)
144TH AVE SE
I ST SE
7TH ST SE
5TH ST SE
BRIDGET AVE SE
L ST SE
8TH ST SE
T ST SE
M ST NE
JOHN REDDINGTON RD NE
H ST SE
G ST SE
140TH AVE SE
FOSTER AVE SE
F ST SE
52ND AVE S
32ND ST NE
E ST SE
SE 316TH PL
SE 310TH ST
G PL SE
EAST BLVD (BOEING)
47TH ST SE
32ND PL NE
RIV ER DR SE
S 305TH ST
U
S
T
N
W
57TH PL S
6 7 T H S T S E
B ST SE
E MAIN ST
54TH AVE S
SE 290TH ST
SE 296TH WAY
I
S
T
N
W
SE 315TH PL
D ST NW
QUIN
C
Y
A
V
E
S
E
127TH PL SE
28TH ST NE
130TH AVE SE
J ST SE
R ST NW
31ST ST NE
69TH S T S E
SE 304TH ST
O
LI
V
E
A
V
E
S
E
26TH ST SE
R
I
V
E
R
V
I
E
W
D
R
N
E
B ST NE SE 323RD PL
S 3 0 0 T H ST
S E 3 1 8 T H WA Y
SE 301ST ST
29TH ST NW
SE 287TH ST
118TH AVE SE
36T H ST SE
10TH ST NE
50TH ST S E
V ST NW
49T H S T SE
21ST ST NE
30TH ST NE
ELM ST SE
31ST ST SE
2ND ST NW
S 297TH PL
30TH ST SE
S 318TH ST
SE 298TH PL
3 5 T H W A Y SE
K ST SE
23RD ST SE
24TH ST SE
6 4 TH ST SE
H ST NE
ELIZABETH AVE SE
HIGHLAN D D R S E
22ND ST SE
22ND ST NE
E ST NE
PIKE ST NW
4TH ST SE
PIKE ST NE
FOR E S T R I D G E D R S E
42ND ST NW
S 292ND ST
16TH ST NE
17TH ST NE
SE 282ND ST
58TH AVE S
SUPE R M A L L D R S W
1 7 T H S T S E
LUND RD SW
SE 295TH PL
O ST SE
G ST NE
D ST SW
111TH PL SE
108TH AVE SE
HI CRES T D R N W
V ST SE
1
0
2
N
D
A
V
E
S
E
8TH ST NE
SE 326TH PL
S K Y W A Y L N S E
20TH ST SE
5 9TH S T SE
SUPERMALL WAY SW
SE 286TH ST
F ST SW
V CT SE
1
0
4
T
H P
L S
E
E ST SW
32ND ST SE
2 4 T H ST N W
72 N D S T S E
3 7 T H W A Y SE
128TH PL SET ST NW
B PL NW
16TH ST SE
42ND ST NE
S 3 1 2 T H S T
SE 293RD ST
SE 294TH PL
Z ST SE
I
S
A
A
C
A
V
E
S
E
2ND ST SEG ST SW
SE 312TH
W
A
Y
ELM LN SE
SE 295TH ST
L ST NE
SE 285TH ST
9TH ST SE
19TH DR NE
SE 294TH ST
52ND PL S
PEARL AVE SE
62 N D S T S E
GINKGO ST SE
SE 307TH PL
28TH ST SE
T S
T NE
67TH LN SE
11TH ST NE
15TH ST SE
LAKE TAPPS DR SE
20TH ST NE
H
A
Z
E
L
A
V
E
S
E
61ST ST SE
109TH AVE SE
26TH ST NE
SE 299T H P L
S 303RD PL
14TH ST SE
SE 308TH PL
S U P E R MALL ACR D S W
104TH AVE SE
S 319TH ST
SE 290TH PL
SE 281ST ST
22ND ST NW
K ST NE
SE 43RD ST
FIR ST SE
S 3 1 4 T H S T
66TH ST SE
MAPLE DR SE
RANDALL AVE SE
HEATHER AVE SE
U ST SE
S 302ND PL
SE 289TH S T
19TH ST S E
SE 297TH ST
57TH D R SE
C S
T S
E
I PL N E
61S
T
AVE
S
S E 321ST PL
S 288TH ST
N DIVISION ST
R PL NE
WARD AVE SE
21ST ST SE
N
A
T
H
AN AVE S
E
SE 3 07 T H S T
33RD ST SE
S 324TH ST
55TH WAY SE
O
L
D
M
A
N
T
H
O
M
A
S
R
D
E
DOGWOOD LN SE
F ST NW
64TH AVE S
N ST SE
D ST NE
111TH AVE SE
DOGWOOD DR SE
114TH AVE SE
117TH PL SE
S 296TH ST
WESTERN AVE NW
SE 292ND ST
D PL SE
53RD PL S
TERRACE VIEW LN SE
F ST NE
OLYMPIC ST SE
35TH S T SE
1
1
2
T
H
P
L
S
E
5TH ST NE
50TH ST NE
12TH ST N E
18TH ST NE
35TH ST NE
SE 323RD ST
8TH ST SW
SE 302ND PL
105TH AVE SE
S 296TH P L
40TH ST NE
ORAVETZ PL SE
SE 300TH ST
6 0 T H S T SE
MILL PON D L O O P SE
59TH AVE S
1ST ST NE
KATHERINE AVE SE
46TH AVE S
133RD AVE SE
9TH ST NE
JASMINE AVE SE
63RD PL S
2ND ST NE
6 2 ND LOO
P
S
E
18TH ST SE
F
R
A
N
C
I
S
A
V
E
S
E
27TH ST SE
SE 286TH PL
6TH ST NE
3RD ST NE
R
ST
N
E
19TH PL SE
SE 305TH PL
S 307TH ST
130TH W AY SE
1
0
7
T
H
A
V
E
S
E
SE 288TH PL
JAMES AVE SE
SE 314TH PL
SE 3 13 T H S TV ST NE
S 299TH ST
AABY D R N
W
28TH CT SE
SE 302ND ST
52ND AVE SE
14TH ST NW
SE 318TH PL
S E 3 1 3 T H P L
E
L
A
I
N
E
A
V
E
S
E
5
8
T
H
P
L
S
26TH ST NW
O CT SE
37TH P L SE
28TH PL SE
S 329TH PL
1
1
3
T
H
P
L
S
E
125TH AVE SE
71ST ST SE
S 328TH ST
120TH AVE SE
57TH ST SE
1ST ST SE
C PL SE
NATH A N LOOP SE
SE 311TH ST
1
2
1
S
T
P
L
S
E
122ND AVE SE
1
1
4
T
H
W
A
Y
S
E
SE 322ND ST
S 320TH ST
54TH CT S
7TH ST NE
15TH ST NE
S ST SE
128TH AVE SE
65TH ST SE
106TH AVE SE
3RD CT SE
114TH PL SE
52ND ST SE
138TH AVE SE
SE 319TH ST
F
R
A
N
C
I
S
C
T
S
E
SE 309TH ST
DOUGLAS AVE SE
HOWARD RD SE
CEDAR DR SE
6
0
T
H
P
L
S
13TH ST NE
SE 320TH PL
100TH AVE SE
S E 3 2 2 N D P L
123RD AVE SE
3RD ST SE
54T
H P
L
S
107TH PL SE
8TH ST NW
PIKE ST SE
POPLAR ST SE
S E 3 17 T H S T
F CT SE
JORDAN AVE SE
S 294TH ST
HAZEL LN SE
L
I
N
D
S
A
Y
A
V
E
S
E
129TH AVE SE
137TH AVE SE
SE 319TH PL
E VA N C T S E
S E 2 9 1 S T S T
SE 312TH PL
87TH AVE S
SE 308TH CT
J C
T
SE
IRENE AVE SE
53R D AVE S
SE 283RD ST
SE 297TH P L
S 288TH PL
34TH ST SE
SE 324TH LN
115TH LN SE
B ST SW
6 8 T H S T S E
W PL NW
SE 312TH CT
49TH ST NE
SE 324TH ST
M PL NE
37TH CT SE
U PL NE
G ST SE
SE 301ST ST
52ND PL S
10TH ST N E
J
A
M
E
S
A
V
E
S
E
S E 3 2 6 T H P L
17TH ST NE
16TH ST NE
K ST NE
67TH ST SE
J ST NE
SE 299TH ST
26TH ST NE
SE 314TH PL
29TH ST NW
S 318TH ST
112TH PL SE
F
R
A
N
C
I
S
A
V
E
S
E
J ST SE
108TH AVE SE
L ST SE
2 9 T H S T N W
I
P
L
N
E
108TH AVE S E
O ST SE
S ST SE
S 328TH ST
W ST NW
L ST NE
N ST NE
109TH AVE SE
72ND ST SE
SE 288TH ST
SE 304TH ST
PIKE ST SE
K ST SE
15TH ST SE
118TH AVE SE
H ST SE
36 T H S T S E
28TH ST SE
PIKE ST SE
4 T H S T S W
22ND ST SE
E ST NE
D ST SE
FIR ST SE
25TH ST SE
R ST NW
N ST SE
7TH ST SE
5TH ST N E
FRANCIS CT SE
J ST SE
D ST SE
108TH AVE SE
L ST SE
16TH ST SE
50TH ST SE
T ST SE
B ST SE
5 0 T H S T S E
K ST NE
2 8 T H S T S E
5
7
T
H
P
L
S
SE 295TH ST
18TH ST NE
R ST NW
2ND ST NE
K ST SE
23RD ST S E
17TH ST NE
33RD ST SE
14TH ST SE
26TH ST SE
20TH ST SE
I ST SE
G ST SE
I PL NE
SE 297TH ST
3RD ST NE
D ST SE
5 3 R D S T S E
D ST SE
24TH ST SE
47TH ST SE
55TH AVE S
65TH ST SE
4 0 T H S T N E
54TH AVE S
SE 321ST PL
23RD ST SE
52ND AVE S
D
S
T
S
E
H ST NE
8TH ST SE
ACADEMY DR SE
12TH ST NE
PIKE ST NE
SE 318TH PL
H ST SE
K ST SE
108TH AVE SE
7TH ST NE
SE 290TH PL
52ND AVE S
S E 3 1 0 T H S T
U
S
T
S
E
2 4 T H S T SE
19TH PL SE
ELM ST SE
2ND ST E
D ST SE
B ST SE
C ST SE
A ST E1
7
8
T
H
A
V
E
E
181ST AVE E
167TH AVE E
167
167
18
18
BOWMANLAKE
GENEVALAKE
WHITELAKE
BINGAMANPOND
LAKETAPPS
MAP ID # : 1248PRINTED ON: 06/04/2008
1 INCH EQUALS 3,400 FEETINFORMATION SHOWN IS FOR GENERAL REFERENCE PURPOSES ONLY AND DOES NOTNECESSARILY REPRESENT EXACT GEOGRAPHIC OR CARTOGRAPHIC DATA AS MAPPED. THE CITY OF AUBURN MAKES NO WARRANTY AS TO ITS ACCURACY.
MAP 9.7LANDSLIDE AREAS
CITY LIMITS
LANDSLIDE AREAS
PAA
AUBURNGOLFCOURSE
WASHINGTONNATIONALGOLFCOURSE
MARYOLSONFARM
SUMNERMEADOWSGOLFLINKS
AUBURNGAMEFARM
AUBURNENVIRONMENTALPARK
AUBURNNARROWSNATURALAREA
MOUNTAINVIEWCEMETERY
PACIFICPARK
BRANNANPARK
FIVEMILELAKEPARK
SUNSETPARK
GAMEFARMWILDERNESSPARK
CAMELOTPARK
PINETREEPARK
GSAPARK
SERVICECLUBCOMMUNTYPARK
LEAHILLPARK
ROEGNERPARK
HATCHERYPARK
NEELYBRIDGEPARK
NORTHGREENRIVERPARK
LAKEGENEVAPARK
ISAACEVANSPARK
SOUTHCOUNTYBALLFIELDS
FENSTERPROPERTY
MILLPONDPARK
SPRINGWOODPARK
CEDARLANESPARK
LESGOVECOMMUNITYCAMPUS
AUBURNDALEPARK
YMCASPORTFIELDS
FULMERPARK
ROTARYPARK
VETERANSMEMORIALPARK
TAPPSISLANDGOLFCOURSE
CAMERONPARK
DORTHYBOTHELLPARK
ALGONAPARK
LAKELANDHILLSPARK
MERIDIANGLENPARK
SHAUGHNESSYPARK
RIVERPOINTPARK
JORNADAPARK
DYKSTRAPARK
GAINESPARK
SCOOTIEBROWNPARK
GREENVIEWPARK
TERMINALPARK
SUNMEADOWSPARK
LEAHILLTENNISCOURTS
BICENTENNIALPARK
PIONEERCEMETERY
BALLARDPARK
INDIANTOMPARK
CENTENNIALVIEWPOINTPARK
FORESTVILLATOTLOT
SLAUGHTERMEMORIALPARK
18
18
167
167
AUBURNHIGHSCHOOL
CASCADEMIDDLESCHOOL
WESTAUBURNHIGHSCHOOL
MOUNTBAKERMIDDLESCHOOL
LEAHILLELEMENTARYSCHOOL
GREENRIVERCOMMUNITYCOLLEGE
AUBURNMOUNTAINVIEWHIGHSCHOOL
LAKELANDHILLSELEMENTARYSCHOOL
GENEVALAKE
BOWMANLAKE
WHITELAKE
STARLAKE
BINGAMANPOND
LAKETAPPS
A ST SE
C ST SW
B ST NW
I ST NE
AUBURN WAY S
M ST SE
AUBURN WAY N
124TH AVE SE
WEST VALLEY HWY N
132ND AVE SE
S 277TH ST
C ST NW
R ST SE
W MAIN ST E MAIN ST
29TH ST SE
112TH AVE SE
41ST ST SE
SE 312TH ST
51ST AVE S
8TH ST NE
37TH ST NW
ORAVETZ RD SE
M ST NE
L
A
K
E
L
A
N
D
H
I
L
L
S
W
A
Y
S
E
D ST NW
4TH ST SE
15TH ST NW
A ST NE
LA
K
E TA
P
P
S P
K
W
Y S
E
WEST VALLEY HWY S
LEA H I L L R D S E
EMERALD DOWNS DR NW
37TH ST NE
S 316TH S T
321ST ST S
D ST NE
P
E
A
S
L
E
Y
C
A
N
Y
O
N
R
D S
K
E
R
S
E
Y
W
A
Y S
E
EAST VALLEY HWY S
E
H
A
R
V
E
Y R
D N
E
RIVER W A LK D R SE
15TH ST NE
15TH ST SW
BOUNDARY BLVD SW
AUBURN-BLACK DIAMOND RD SE
A ST NW
T
E
RRACE DR NW
ELLINGSON RD SW
SE 281ST ST
SUMN ER-T APPS HW
Y
E
O ST SW
S E 3 0 4 T H S T
17TH ST SE
10TH S T NE
3 R D S T SW
3RD ST NW
132 N D W AY SE
14TH ST NW
CROSS ST SE
9TH ST N
E
16TH ST NW
INDUSTRY DR SW
SE 320TH ST
A ST SE
L
A
K
E
L
A
N
D
H
I
L
L
S
W
AY
S
E
R ST SE
PEASL E Y C A N YON RD S
124TH AVE SE
KERSEY WAY SE
AUBURN-BLACK DIAMOND RD SE
2ND ST E
STUCK RIVER DR SE
SE 304TH ST
C ST NE
53RD ST SE
M ST NW
56TH AVE S
SE 320TH ST
M ST NE
SE 288TH ST
37TH ST SE
4
6
T
H
P
L
S
SE 284TH ST
22ND ST NE
17TH ST SE
S 296TH ST
25TH ST SE
PERIMETER RD SW
R ST NE
55TH AVE S
ACADEMY DR SE
D ST SE
110TH AVE SE
104TH AVE SE
I ST NW
116TH AVE SE
51ST AVE S
M ST SE
55TH ST SE
118TH AVE SE
SE 299TH ST
GREEN RIVER RD SE
E
V
E
R
G
R
E
E
N
W
A
Y
S
E
N ST NE
W ST NW
E ST NE
O ST NE
6 9 T H S T S E
S 287TH ST
SCENIC DR S
E
H ST NW
44TH ST NW
62ND ST SE
6TH ST SE
14TH ST NE
A ST NE
SE 316TH ST
CLAY ST NW
S 300 T H P L
112TH AVE SE
4TH ST NE
MONTEVISTA DR SE
WE
ST BLVD (BOEING)
K ST SE
144TH AVE SE
4TH ST SW
I ST SE
7TH ST SE
D ST NE
S 331ST ST
BRIDGET AVE SE
L ST SE
DOGWOOD ST SE
8TH ST SE
S 288TH ST
PIKE ST NE
FRONTAGE RD
F ST SE
T ST SE
JOHN REDDINGTON RD NE
H ST SE
G ST SE
140TH AVE SE
B ST SE
FOSTER AVE SE
52ND AVE S
1
05T
H
PL S
E
32ND ST NE
E ST SE
SE 310TH ST
G PL SE
EAST
B
LVD (
BO
EING)
47TH ST SE
RIV ER DR SE
S 305TH ST
U
S
T
N
W
5
7
T
H
P
L
S
6 7 T H S T S E
E MAIN ST
SE 290TH ST
SE 296TH WAY
D ST NW
QUIN
C
Y
A
V
E
S
E
127TH PL SE
28TH ST NE
130TH AVE SE
85TH AVE S
30TH ST NE
R ST NW
MILL POND DR SE
O
LI
V
E
A
V
E
S
E
26TH ST SE
51S T S T N E
R I V E R V IEW DR NE
SE 323RD PL
S 300 T H S T
S E 3 1 8 T H WA Y
C S
T S
E
SE 301ST ST
29TH ST NW
SE 287TH ST
3 2 N D S T S E
36TH ST SE
HO
W
ARD RD SE
10TH ST NE
50TH ST S E
V ST NW
A S T E
21ST ST NE
SE 304TH WAY
31ST ST SE
S 297TH P
L
S 318TH ST
SE 298TH PL
3 5 T H W A Y SE
23RD ST SE
24TH ST SE
6 4 TH ST SE
H ST NE
E
L
I
Z
A
B
E
TH
A
V
E
S
E
HIGHLAN D D R S E
22ND ST SE
A ST SW
PIKE ST NW
G ST NE
64TH AVE S
42ND ST NW
S 292ND ST
FOR E S T RI D G E D R S E
1 6 T H S T N E
58TH AVE S
SUPE R M A L L D R S W
SE 282ND ST
4 9 T H S T N E
O ST SE
D ST SW
SE 295TH ST
111TH PL SE
108TH AVE SE
10TH ST SE
HI CRES T D R NW
1
0
2
N
D
A
V
E
S
E
8TH ST NE
20TH ST SE
V ST SE
5 9TH S T SE
SUPERMALL WAY SW
SE 286TH ST
F ST SW
V CT SE
1
0
4
T
H P
L
S
E
72 N D S T S E
128TH PL SE
16TH ST SE
6TH ST NW
42ND ST NE
I
S
A
A
C
A
V
E
S
E
2ND ST SE
SE 312TH
W
A
Y
L ST NE
PACIFIC AVE S
SE 285TH ST
19TH DR NE
SE 294TH ST
52ND PL S
12TH ST SE
GINKGO ST SE
SE 307TH PL
28TH ST SE
15TH ST SE
LAKE TAPPS DR SE
4 5 T H S T N E
H
A
Z
E
L
A
V
E
S
E
J ST NE
26TH ST NE
SE 308TH PL
S U P E R MALL ACR D S W
SE 290TH PL
22ND ST NW
A
S
T
N
W
K ST NE
S 3 1 4 T H S T
66TH ST SE
MAPLE DR SE
RANDALL AVE SE
HEATHER AVE SE
U ST SE
N
O
B
L
E
C
T
S
E
S 302ND PL
19TH ST SE
SE 297TH ST
57TH D R SE
I
P
L
N
E
61ST AVE S
129TH PL SE
WARD AVE SE
21ST ST SE
33RD ST SE
107TH PL SE
114TH AVE SE
117TH PL SE
WESTERN AVE NW
SE 292ND ST
SE 296TH ST
TERRACE VIEW LN SE
F ST
NE
1
1
2
T
H
P
L
S
E
35TH ST NE
110TH PL SE
SE 323RD ST
8TH ST SW
SE 286TH PL
105TH AVE SE
S 296TH P L
4 0 T H S T N E
ORAVETZ PL SE
SE 300TH ST
59TH AVE S
1ST S T N E
KATHERINE AVE SE
133RD AVE SE
BIRCH LN SE
63RD PL S
2ND ST NE
62 N D LOOP S
E
F
R
A
N
C
I
S
A
V
E
S
E
ASPEN LN SE
SE 305TH PL
S 307TH ST
1
0
7
T
H
A
V
E
S
E
SE 288TH PL
SE 314TH PL
S E 3 1 3 TH ST
AABY D R N
W
KENNEDY AVE SE
54TH ST SE
SE 302ND ST
S 297TH ST
14TH ST NW
S E 3 1 3 T H P L
E
L
A
I
N
E
A
V
E
S
E
49TH ST NW
5
8
T
H
P
L
S
26TH ST NW
SE 293RD ST
SE 30 4 T H P L
S 329TH PL
S 328TH ST
120TH AVE SE
7TH ST NE
168TH AVE E
124T
H P
L
SE
JAMES PL SE
SE 321ST PL
S 320TH ST
SE 315TH PL
1
7
8
T
H
A
V
E
E
23RD ST NE
27TH PL SE
PIKE ST SE
JORDAN AVE
SE
S 294TH ST
3 7 T H S T N W
23RD PL SE
SE 304T H CT
87TH AVE S
SE 283RD ST
25TH ST SE
47TH ST SE
4 T H S T S W
L ST NE
2 9 T H S T N W5
7
T
H
P
L
S
F ST SE
I ST SE
2 8 T H S T S E
118TH AVE SE
ACADE
MY DR
SE
2ND ST SE
SE 282ND ST
29TH ST NW
B ST SE
26TH ST NE
H ST NE
O ST SE
36 T H S T S E
D ST SE
112TH AVE SE
30TH ST NE
6TH ST SE
SE 282ND ST
H
O
W
A
R
D R
D S
E
23RD ST SE
5 3 R D S T S E
108TH AVE SE
D
S
T
S
E
MAP ID # : 3337PRINTED ON: 12/02/2009
1 INCH = 3,400 FEETINFORMATION SHOWN IS FOR GENERAL REFERENCE PURPOSES ONLY AND DOES NOTNECESSARILY REPRESENT EXACT GEOGRAPHIC OR CARTOGRAPHIC DATA AS MAPPED. THE CITY OF AUBURN MAKES NO WARRANTY AS TO ITS ACCURACY.
MAP 10.1HISTORIC RESOURCE INVENTORY Identified Locations
Auburn City Limits
PAA
1
4 32 5
8
7
6
ID Historic Site Name Status Parcel1Auburn Investment Co. Building/J.C. Penney Company Store Determined eligible by SHPO 18210590512Auburn Post Office Washington Heritage Register and National Register 04890000903Auburn Public Library Washington Heritage Register and National Register 17358001154Blomeen, Oscar House Washington Heritage Register and National Register 54051000055King Solomon Masonic Lodge No. 60 Hall Designated Local Landmark 73314004756Mary Olson Farm Washington Heritage Register, W ashington Heritage Barn Register, and National Register 05210590067Mary Olson Farm Washington Heritage Register, W ashington Heritage Barn Register, and National Register 32220590318Mary Olson Farm Washington Heritage Register, W ashington Heritage Barn Register, and National Register 3222059032
AUBURNGOLFCOURSE
AUBURNGAMEFARM
OLSONFARMPARK
AUBURNNARROWSNATURALAREA
MOUNTAINVIEWCEMETERY
BRANNANPARK
SUNSETPARK
GAMEFARMWILDERNESSPARK
JACOBSENTREEFARM
GSAPARK
LEAHILLPARK
AUBURNENVIRONMENTALPARK
HATCHERYPARK
NEELYBRIDGEPARK
ROEGNERPARK
ISAACEVANSPARK
NORTHGREENRIVERPARK
SOUTHBEACHPARK
CEDARLANESPARK
LESGOVECOMMUNITYCAMPUS
FENSTERPROPERTY
AUBURNDALEPARK
FULMERPARK
MILLPONDPARK
AUBURNDALE2PARK
VETERANSMEMORIALPARK
CAMERONPARK
ROTARYPARK
LAKELANDHILLSPARK
RIVERPOINTPARK
SHAUGHNESSYPARK
JORNADAPARK
GAINESPARK
DYKSTRAPARK
SCOOTIEBROWNPARK
TERMINALPARK
LEAHILLTENNISCOURTS
BICENTENNIALPARK
BALLARDPARK
PIONEERCEMETERY
STREETMALL
CITYHALLPARK
INDIANTOMPARK
FORWARDTHRUSTPOOL
CENTENNIALVIEWPOINTPARK
FORESTVILLATOTLOT
SLAUGHTERMEMORIALPARK
ALPACELEMENTARY
BUENAVISTASCHOOL
AUBURNHIGHSCHOOL
HOLYFAMILYSCHOOL
HAZELWOODELEMENTARY
RAINIERMIDDLESCHOOL
CASCADEMIDDLESCHOOL
OLYMPICMIDDLESCHOOL
AUBURNADVENTISTACADEMY
WESTAUBURNHIGHSCHOOL
ILALKOELEMENTARYSCHOOL
LAKELANDHILLSELEMENTARY
PIONEERELEMENTARYSCHOOL
CHINOOKELEMENTARYSCHOOL
MOUNTBAKERMIDDLESCHOOL
STJAMESOFTHOMASSCHOOL
LEAHILLELEMENTARYSCHOOL
WASHINGTONELEMENTARYSCHOOL
GILDOREYELEMENTARYSCHOOL
AUBURNRIVERSIDEHIGHSCHOOL
DICKSCOBEEELEMENTARYSCHOOL
GREENRIVERCOMMUNITYCOLLEGE
AUBURNMOUNTAINVIEWHIGHSCHOOL
TERMINALPARKELEMENTARYSCHOOL
MEREDITHHILLELEMENTARYSCHOOL
EVERGREENHEIGHTSELEMENTARYSCHOOL
A ST SE
C ST SW
B ST NW
AUBURN WAY S
I ST NE
M ST SE
AUBURN WAY N
124TH AVE SE
R ST SE
WEST VALLEY HWY N
C ST NW
W MAIN ST E MAIN ST
29TH ST SE
LA
K
E TA
P
P
S P
K
W
Y S
E
112TH AVE SE
132ND AVE SE
SE 312TH ST
41ST ST SE
51ST AVE S
K
E
R
S
EY WAY SE
8TH ST NE
37TH ST NW
ORAVETZ RD SE
M ST NE
L
A
K
E
L
A
N
D
H
I
L
L
S
W
A
Y
S
E
D ST NW
4TH ST SE
15TH ST NW
A ST NE
WEST VALLEY HWY S
S 277TH ST
EMERALD DOWNS DR NW
37TH ST NE
LEA HILL R D S E
D ST NE
EAST VALLEY HWY SE
H
A
R
V
EY R
D N
E
RIVER W AL K D R SE
15TH ST NE
15TH ST SW
PEASLE Y C A N YON RD S
BOUNDARY BLVD SW
A ST NW
AUBURN AVE NE
T
E
RRACE DR NW
SE 281ST ST
SUMNER-TAPPS H
W
Y
E
O ST SW
S E 3 0 4 T H S T
17TH ST SE
10TH ST NE
3 R D S T SW
3RD ST NW
132 N D W AY SE
14TH ST NW
16TH ST NW
CROSS ST SE
ELLINGSON RD SW
9TH ST N
E
INDUSTRY DR SW
SE 320TH ST
A ST SE
124TH AVE SE
LA
K
E
L
A
N
D
H
I
L
LS
W
AY
S
E
R ST SE
53RD ST SE
M ST NW
56TH AVE S
SE 288TH ST
S T U C K R I V E R D R S E
25TH ST SE
55TH AVE S
D ST SE
110TH AVE SE
55TH ST SE
SE 299TH ST
N ST NE
W ST NW
O ST NE
51ST AVE S
S 287TH ST
SCENIC DR S
E
6TH ST SE
4TH ST SW
A ST NE
SE 316TH ST
CLAY ST NW
S 300 T H P L
ACADEMY DR SE
J ST NE
4TH ST NE
MONTEVISTA DR SE
WEST BLVD (BOEING)
K ST SE
144TH AVE SE
I ST SE
7TH ST SE
5TH ST SE
BRIDGET AVE SE
L ST SE
8TH ST SE
T ST SE
M ST NE
JOHN REDDINGTON RD NE
H ST SE
G ST SE
140TH AVE SE
FOSTER AVE SE
F ST SE
52ND AVE S
32ND ST NE
E ST SE
SE 316TH PL
SE 310TH ST
G PL SE
EAST BLVD (BOEING)
47TH ST SE
RIVE R DR SE
32ND PL NE
S 305TH ST
U
S
T
N
W
57TH PL S
6 7 T H S T S E
B ST SE
E MAIN ST
54TH AVE S
SE 290TH ST
SE 296TH WAY
I
S
T
N
W
SE 315TH PL
D ST NW
QUIN
C
Y
A
V
E
S
E
127TH PL SE
28TH ST NE
130TH AVE SE
J ST SE
R ST NW
31ST ST NE
69TH S T S E
SE 304TH ST
O
LI
V
E
A
V
E
S
E
26TH ST SE
R
I
V
E
R
V
I
E
W
D
R
N
E
B ST NE SE 323RD PL
S 3 0 0 T H ST
S E 3 1 8 T H WA Y
SE 301ST ST
29TH ST NW
SE 287TH ST
118TH AVE SE
36T H ST SE
10TH ST NE
50TH ST S E
V ST NW
49T H S T SE
21ST ST NE
30TH ST NE
ELM ST SE
31ST ST SE
2ND ST NW
S 297TH PL
30TH ST SE
S 318TH ST
SE 298TH PL
3 5 T H W A Y SE
23RD ST SE
24TH ST SE
6 4 TH ST SE
H ST NE
ELIZABETH AVE SE
HIGHLAN D D R S E
22ND ST SE
22ND ST NE
E ST NE
PIKE ST NW
4TH ST SE
PIKE ST NE
FOR E S T R I D G E D R S E
42ND ST NW
S 292ND ST
16TH ST NE
17TH ST NE
SE 282ND ST
58TH AVE S
SUPE R M A L L D R S W
1 7 T H S T S E
LUND RD SW
G ST NE
SE 295TH PL
O ST SE
D ST SW
111TH PL SE
108TH AVE SE
HI CRES T D R N W
V ST SE
1
0
2
N
D
A
V
E
S
E
8TH ST NE
SE 326TH PL
S K Y W A Y L N S E
20TH ST SE
5 9TH S T SE
SUPERMALL WAY SW
SE 286TH ST
F ST SW
V CT SE
1
0
4
T
H P
L S
E
E ST SW
32ND ST SE
2 4 T H ST N W
72 N D S T S E
3 7 T H W A Y SE
128TH PL SET ST NW
B PL NW
16TH ST SE
42ND ST NE
SE 293RD ST
SE 294TH PL
Z ST SE
I
S
A
A
C
A
V
E
S
E
2ND ST SEG ST SW
S 3 1 2 T H S T
SE 312TH
W
A
Y
ELM LN SE
SE 295TH ST
L ST NE
9TH ST SE
19TH DR NE
SE 294TH ST
52ND PL S
SE 285TH ST
PEARL AVE SE
62 N D S T S E
GINKGO ST SE
SE 307TH PL
28TH ST SE
T S
T NE
67TH LN SE
11TH ST NE
15TH ST SE
LAKE TAPPS DR SE
20TH ST NE
H
A
Z
E
L
A
V
E
S
E
61ST ST SE
109TH AVE SE
26TH ST NE
SE 299T H P L
S 303RD PL
14TH ST SE
SE 308TH PL
S U P E R MALL ACR D S W
104TH AVE SE
S 319TH ST
SE 290TH PL
SE 281ST ST
22ND ST NW
K ST NE
SE 43RD ST
FIR ST SE
S 3 1 4 T H S T
66TH ST SE
MAPLE DR SE
RANDALL AVE SE
HEATHER AVE SE
U ST SE
S 302ND PL
SE 289TH S T
19TH ST S E
SE 297TH ST
57TH D R SE
C S
T S
E
I PL N E
61S
T
AVE
S
S E 321ST PL
S 288TH ST
N DIVISION ST
R PL NE
WARD AVE SE
21ST ST SE
N
A
T
H
AN AVE S
E
SE 3 07 T H S T
33RD ST SE
S 324TH ST
55TH WAY SE
O
L
D
M
A
N
T
H
O
M
A
S
R
D
E
DOGWOOD LN SE
F ST NW
64TH AVE S
N ST SE
D ST NE
111TH AVE SE
DOGWOOD DR SE
114TH AVE SE
117TH PL SE
S 296TH ST
WESTERN AVE NW
SE 292ND ST
D PL SE
53RD PL S
TERRACE VIEW LN SE
F ST NE
OLYMPIC ST SE
35TH S T SE
1
1
2
T
H
P
L
S
E
5TH ST NE
50TH ST NE
12TH ST N E
18TH ST NE
35TH ST NE
SE 323RD ST
8TH ST SW
SE 302ND PL
105TH AVE SE
S 296TH P L
40TH ST NE
ORAVETZ PL SE
SE 300TH ST
6 0 T H S T SE
MILL PON D L O O P SE
59TH AVE S
1ST ST NE
KATHERINE AVE SE
46TH AVE S
133RD AVE SE
9TH ST NE
JASMINE AVE SE
63RD PL S
2ND ST NE
6 2 ND LOO
P
S
E
18TH ST SE
F
R
A
N
C
I
S
A
V
E
S
E
27TH ST SE
SE 286TH PL
6TH ST NE
3RD ST NE
R
ST
N
E
19TH PL SE
SE 305TH PL
S 307TH ST
130TH W AY SE
1
0
7
T
H
A
V
E
S
E
SE 288TH PL
JAMES AVE SE
SE 314TH PL
SE 3 13 T H S TV ST NE
S 299TH ST
AABY D R N
W
KENNEDY AVE SE
28TH CT SE
SE 302ND ST
52ND AVE SE
14TH ST NW
SE 318TH PL
S E 3 1 3 T H P L
E
L
A
I
N
E
A
V
E
S
E
5
8
T
H
P
L
S
26TH ST NW
O CT SE
37TH P L SE
28TH PL SE
S 329TH PL
1
1
3
T
H
P
L
S
E
125TH AVE SE
71ST ST SE
S 328TH ST
120TH AVE SE
57TH ST SE
1ST ST SE
C PL SE
NATH A N LOOP SE
SE 311TH ST
1
2
1
S
T
P
L
S
E
122ND AVE SE
1
1
4
T
H
W
A
Y
S
E
SE 322ND ST
S 320TH ST
54TH CT S
7TH ST NE
15TH ST NE
S ST SE
128TH AVE SE
65TH ST SE
106TH AVE SE
3RD CT SE
114TH PL SE
52ND ST SE
138TH AVE SE
SE 319TH ST
F
R
A
N
C
I
S
C
T
S
E
SE 309TH ST
DOUGLAS AVE SE
HOWARD RD SE
CEDAR DR SE
6
0
T
H
P
L
S
13TH ST NE
SE 320TH PL
100TH AVE SE
S E 3 2 2 N D P L
123RD AVE SE
3RD ST SE
54T
H P
L
S
107TH PL SE
8TH ST NW
PIKE ST SE
POPLAR ST SE
S E 3 17 T H S T
F CT SE
JORDAN AVE SE
S 294TH ST
HAZEL LN SE
L
I
N
D
S
A
Y
A
V
E
S
E
129TH AVE SE
137TH AVE SE
SE 319TH PL
E VA N C T S E
S E 2 9 1 S T S T
SE 312TH PL
87TH AVE S
SE 308TH CT
J C
T
SE
IRENE AVE SE
53R D AVE S
SE 283RD ST
SE 297TH P L
S 288TH PL
34TH ST SE
SE 324TH LN
115TH LN SE
B ST SW
6 8 T H S T S E
W PL NW
SE 312TH CT
49TH ST NE
SE 324TH ST
M PL NE
37TH CT SE
U PL NE
SE 314TH PL
SE 290TH PL
5
7
T
H
P
L
S
S 328TH ST
SE 321ST PL
54TH AVE S
6TH ST SE
14TH ST SE
F
R
A
N
C
I
S
A
V
E
S
E
108TH AVE SE
J ST NE
29TH ST NW
D ST SE
O ST SE
12TH ST NE
67TH ST SE
S E 3 2 6 T H P L
J ST NE
SE 286TH ST
112TH PL SE
FRANCIS CT SE
7TH ST SE
I PL NE
10TH ST N E
36 T H S T S E
17TH ST NE
2 9 T H S T N W
52ND AVE S
72ND ST SE
5 3 R D S T S E
28TH ST SE
SE 299TH ST
PIKE ST SE
PIKE ST SE
T ST SE
E ST NE
3RD ST NE
109TH AVE SE
18TH ST NE
K ST SE
108TH AVE SE
4 0 T H S T N E
20TH ST SE
H ST SE
33RD ST SE
B ST SE
1S T ST NE
R ST NW
25TH ST SE
5T H S T N E
W ST NW
ELM ST SE
ACADEMY DR SE
U
S
T
S
E
SE 304TH ST
4 T H S T S W
65TH ST SE
24TH ST SE
G ST SE
S 318TH ST
17TH ST NE
16TH ST SE
L ST SE
N ST SE
2 8 T H S T S E
52ND AVE S
D
S
T
S
E
SE 301ST ST
16TH ST NE
K ST NE
D ST SE
47TH ST SE
2 4 T H S T SE
R ST NW
J ST SE
108TH AVE SE
2ND ST NE
H ST NE
SE 282ND ST
15TH ST SE
55TH AVE S
K ST SE
S ST SE
J ST SE
23RD ST S E
K ST NE
S E 3 1 0 T H S T
8TH ST SE
PIKE ST NE
L ST SE
G ST SE
D ST SE
SE 288TH ST
I ST SE
108TH AVE S E
N ST NE
SE 318TH PL
SE 295TH ST
22ND ST SE
118TH AVE SE
26TH ST SE
23RD ST SE
19TH PL SE
52ND PL S
7TH ST NE
SE 297TH ST
K ST NE
FIR ST SE
G ST SE
5 0 T H S T S E
J
A
M
E
S
A
V
E
S
E
50TH ST SE
2ND ST E
D ST SE
B ST SE
C ST SE
A ST E1
7
8
T
H
A
V
E
E
181ST AVE E
167TH AVE E
167
167
18
18
BOWMANLAKE
GENEVALAKE
WHITELAKE
BINGAMANPOND
LAKETAPPS
MAP ID # : 1249PRINTED ON: 08/13/2008
1 INCH EQUALS 3,400 FEETINFORMATION SHOWN IS FOR GENERAL REFERENCE PURPOSES ONLY AND DOES NOTNECESSARILY REPRESENT EXACT GEOGRAPHIC OR CARTOGRAPHIC DATA AS MAPPED. THE CITY OF AUBURN MAKES NO WARRANTY AS TO ITS ACCURACY.
MAP 11.1EXISTING PARKS & OPEN SPACE
CITY LIMITS
PAA
PARKS
18
18
LAKELANDHILLSSOUTH
STUCKRIVERROAD
ACADEMY
LAKELANDHILLS
LAKEVIEW
DOWNTOWN
MOUNTRAINIERVISTA
AUBURNNORTHBUSINESSDISTRICT
RAILYARD
NORTHEASTAUBURN
LAKELANDHILLSSOUTH
LAKELANDHILLSSOUTH
LAKELANDHILLSSOUTH
167
167
AUBURN MUNICIPAL AIRPORT
EMERALD
DOWNS
MUCKLESHOOTCASINO
A ST SEC ST
SW
M ST SE
B ST NW
AUBURN WAY S
I ST NE
AUBURN WAY N
124TH AVE SE
R ST SE
WEST VALLEY HWY N
132ND AVE SE
C ST NW
S 277TH ST
C ST NE
W MAIN ST
SE 304TH ST
E MAI N ST
29TH ST SE
41ST ST S E
21ST ST SE
KERS
EY WAY SE
51ST AVE S
SE 312TH ST
SE 320TH ST
37TH ST NW
8TH ST NE
SE 284TH ST
4
6
T
H
P
L
S
ORAVETZ RD SE
17TH ST SE
2ND ST SE
PERIMETER RD SW
37TH ST SE
S 296TH ST
R ST NE
M ST NE
4TH ST NE
LAKE
L
A
N
D
H
I
L
L
S
W
A
Y
S
E
D
S
T
NW
4T H ST SE
104TH AVE SE
15TH ST NW
A ST NE
22ND ST NE
LA
KE TAPPS PKWY SE
GREEN RIVER RD SE
E VERGREE N W A Y S E
WEST VALLEY HWY S
D ST NE
LEA HIL L R D S E
37TH ST NE
S 316TH ST
H ST NW
321ST ST S
44TH ST NW
P
E
A
S
L
E
Y
C
A
N
Y
O
N R
D S
E ST NE
112TH AVE SE14TH ST NE
HARVEY RD NE
S 3 31ST ST
116TH AVE SE
DOGWOOD ST SE
F ST SE
FRONTAGE RD
E
A
S
T
VA
LL
E
Y
H
W
Y
S
E
MILL POND DR SE
1
0
5
T
H
P
L
S
E
A ST SW
15TH ST SW
6 2 N D ST SE
85TH AVE S
BOUNDARY BLVD SW
30TH ST NE
ACADEMY DR SE
HO
W
AR
D
R
D SE
3 2 N D S T SE
118TH AVE SE
RIVERW ALK DR SE
HEMLOCK ST SE
AUBURN-BLACK DIAMOND RD SE
SE 304TH WA Y
A ST NW
AUBURN AVE NE
S 288TH ST
TERRACE DR NW
ELLINGSON RD SW
SE 281ST ST
M O UNTAI N VIE W DR S W
6 9 T H S T S E
6TH ST NW
SUMNER-TAPPS HWY E
O ST SW
12 T H S T S E
4 5T H S T NE
6T H ST SE
132 N D WAY SE
107TH PL SE
L ST NE
S 292 N D S T
CROSS ST SE
16TH ST NW
49TH ST NW
6
4
T
H
A
V
E
S
30TH ST NE
R ST SE
A ST
SE
PEASLE Y C A NYON RD S
116TH AVE SE
DOGWOOD ST SE
F ST SE
S E 3 0 4 T H ST
M ST NE
112TH AVE SE
112TH AVE SE
SE 320TH ST
F ST SE
AUBURN-BLACK DIAMOND RD SE
Auburn City Limits
Potential Annexation Areas
Water Features
Adopted Special Plan Areas
Proposed Spe cial Plan Areas
Residential Conservency
Single-Family Residential
Moderate Density Residential
High Density Residential
Office Residential
Neighborhood Commercial
Light Commercial
Heavy Commercial
Downtown
Light Industrial
Heavy Industrial
Public and Quasi-Public
Open Space
Urban Separators Overlay Information shown is for general reference purposes only and does not necessarily represent exact geographic or cartographic data as mapped. The City of Auburn makes no warranty as to its accuracy.
Map ID: 1142
Printed On: 01/06/10
City of Auburn Comprehensive Land Use
0 1,000 2,000 3,000 4,000 5,000
FEET
Updated On: 01/06/10
Ordinance No: 6280
STUCKRIVERROAD
LAKELANDHILLSSOUTH
ACADEMY
LAKELANDHILLS
LAKEVIEW
DOWNTOWN
RAILYARD
MOUNTRAINIERVISTA
NORTHEASTAUBURN
AUBURNNORTHBUSINESSDISTRICT
LAKELANDHILLSSOUTH
LAKELANDHILLSSOUTH
AUBURNGOLFCOURSE
AUBURNGAMEFARM
OLSONFARMPARK
AUBURNNARROWSNATURALAREA
MOUNTAINVIEWCEMETERY
BRANNANPARK
SUNSETPARK
GAMEFARMWILDERNESSPARK
JACOBSENTREEFARM
GSAPARK
LEAHILLPARK
AUBURNENVIRONMENTALPARK
HATCHERYPARK
NEELYBRIDGEPARK
ROEGNERPARK
ISAACEVANSPARK
NORTHGREENRIVERPARK
SOUTHBEACHPARK
CEDARLANESPARK
LESGOVECOMMUNITYCAMPUS
FENSTERPROPERTY
AUBURNDALEPARK
FULMERPARK
MILLPONDPARK
AUBURNDALE2PARK
VETERANSMEMORIALPARK
CAMERONPARK
ROTARYPARK
LAKELANDHILLSPARK
RIVERPOINTPARK
SHAUGHNESSYPARK
JORNADAPARK
GAINESPARK
DYKSTRAPARK
SCOOTIEBROWNPARK
TERMINALPARK
LEAHILLTENNISCOURTS
BICENTENNIALPARK
BALLARDPARK
PIONEERCEMETERY
INDIANTOMPARK
FORWARDTHRUSTPOOL
CENTENNIALVIEWPOINTPARK
FORESTVILLATOTLOT
SLAUGHTERMEMORIALPARK
ALPACELEMENTARY
AUBURNHIGHSCHOOL
HOLYFAMILYSCHOOL
HAZELWOODELEMENTARY
RAINIERMIDDLESCHOOL
CASCADEMIDDLESCHOOL
OLYMPICMIDDLESCHOOL
AUBURNADVENTISTACADEMY
WESTAUBURNHIGHSCHOOL
ILALKOELEMENTARYSCHOOL
LAKELANDHILLSELEMENTARY
PIONEERELEMENTARYSCHOOL
CHINOOKELEMENTARYSCHOOL
MOUNTBAKERMIDDLESCHOOL
STJAMESOFTHOMASSCHOOL
LEAHILLELEMENTARYSCHOOL
GILDOREYELEMENTARYSCHOOL
AUBURNRIVERSIDEHIGHSCHOOL
DICKSCOBEEELEMENTARYSCHOOL
GREENRIVERCOMMUNITYCOLLEGE
AUBURNMOUNTAINVIEWHIGHSCHOOL
TERMINALPARKELEMENTARYSCHOOL
MEREDITHHILLELEMENTARYSCHOOL
EVERGREENHEIGHTSELEMENTARYSCHOOL
A ST SE
C ST SW
B ST NW
AUBURN WAY S
I ST NE
M ST SE
AUBURN WAY N
124TH AVE SE
R ST SE
WEST VALLEY HWY N
C ST NW
W MAIN ST E MAIN ST
29TH ST SE
L A K E TAPPS PKW
Y S
E
112TH AVE SE
132ND AVE SE
SE 312TH ST
41ST ST SE
51ST AVE S
K
E
R
S
EY WAY SE
8TH ST NE
37TH ST NW
ORAVETZ RD SE
M ST NE
L
A
K
E
L
A
N
D
H
I
L
L
S
W
A
Y
S
E
D ST NW
4TH ST SE
15TH ST NW
A ST NE
WEST VALLEY HWY S
S 277TH ST
EMERALD DOWNS DR NW
37TH ST NE
LEA HILL R D S E
EAST VALLEY HWY SE
H
A
R
V
EY R
D N
E
RIVER W AL K D R SE
15TH ST NE
15TH ST SW
PEASLE Y C A N YON RD S
BOUNDARY BLVD SW
A ST NW
AUBURN AVE NE
T
E
RRACE DR NW
SE 281ST ST
SUMNER-TAPPS H
W
Y
E
O ST SW
S E 3 0 4 T H S T
17TH ST SE
3 R D S T SW
3RD ST NW
132 N D W AY SE16TH ST NW
CROSS ST SE
ELLINGSON RD SW
INDUSTRY DR SW
SE 320TH ST
A ST SE
124TH AVE SE
LA
K
E
L
A
N
D
H
I
L
LS
W
AY
S
E
R ST SE
53RD ST SE
M ST NW
56TH AVE S
SE 288TH ST
S T U C K R I V E R D R S E
25TH ST SE
55TH AVE S
D ST SE
110TH AVE SE
55TH ST SE
SE 299TH ST
N ST NE
W ST NW
O ST NE
51ST AVE S
S 287TH ST
SCENIC DR S
E
6TH ST SE
4TH ST SW
A ST NE
SE 316TH ST
CLAY ST NW
S 300 T H P L
ACADEMY DR SE
J ST NE
4TH ST NE
MONTEVISTA DR SE
WEST BLVD (BOEING)
K ST SE
144TH AVE SE
I ST SE
7TH ST SE
5TH ST SE
BRIDGET AVE SE
L ST SE
8TH ST SE
T ST SE
M ST NE
JOHN REDDINGTON RD NE
H ST SE
G ST SE
140TH AVE SE
FOSTER AVE SE
F ST SE
52ND AVE S
32ND ST NE
E ST SE
SE 316TH PL
SE 310TH ST
G PL SE
EAST BLVD (BOEING)
47TH ST SE
RIVE R DR SE
32ND PL NE
S 305TH ST
U
S
T
N
W
57TH PL S
67TH ST SE
B ST SE
E MAIN ST
54TH AVE S
SE 290TH ST
SE 296TH WAY
I
S
T
N
W
SE 315TH PL
D ST NW
QUINCY A
V
E
S
E
127TH PL SE
28TH ST NE
130TH AVE SE
J ST SE
R ST NW
31ST ST NE
69TH S T S E
SE 304TH ST
O
LI
V
E
A
V
E
S
E
26TH ST SE
R
I
V
E
R
V
I
E
W
D
R
N
E
B ST NE SE 323RD PL
S 3 0 0 T H ST
S E 3 1 8 T H WA Y
SE 301ST ST
29TH ST NW
SE 287TH ST
118TH AVE SE
36T H ST SE
10TH ST NE
50TH ST S E
V ST NW
21ST ST NE
30TH ST NE
ELM ST SE
31ST ST SE
2ND ST NW
S 297TH PL
30TH ST SE
S 318TH ST
SE 298TH PL
3 5 T H W A Y SE
23RD ST SE
24TH ST SE
6 4 TH ST SE
H ST NE
E
L
I
Z
A
B
E
T
H
A
V
E
S
E
22ND ST SE
22ND ST NE
E ST NE
PIKE ST NW
4TH ST SE
PIKE ST NE
FOR E S T R I D G E D R S E
42ND ST NW
S 292ND ST
16TH ST NE
17TH ST NE
SE 282ND ST
58TH AVE S
SUPE R M A L L D R S W
1 7 T H S T S E
LUND RD SW
SE 295TH PL
O ST SE
D ST SW
111TH PL SE
108TH AVE SE
HI CRES T D R N W
V ST SE
1
0
2
N
D
A
V
E
S
E
SE 326TH PL
S K Y W A Y L N S E
20TH ST SE
5 9TH S T SE
SUPERMALL WAY SW
SE 286TH ST
F ST SW
V CT SE
1
0
4
T
H P
L S
E
E ST SW
32ND ST SE
2 4 T H ST N W
72 N D S T S E
3 7 T H W A Y SE
128TH PL SET ST NW
B PL NW
16TH ST SE
42ND ST NE
SE 293RD ST
SE 294TH PL
Z ST SE
2ND ST SEG ST SW
S 3 1 2 T H S T
SE 312TH
W
A
Y
ELM LN SE
SE 295TH ST
L ST NE
9TH ST SE
19TH DR NE
SE 294TH ST
52ND PL S
SE 285TH ST
PEARL AVE SE
62 N D S T S E
GINKGO ST SE
SE 307TH PL
28TH ST SE
T S
T NE
11TH ST NE
15TH ST SE
LAKE TAPPS DR SE
20TH ST NE
H
A
Z
E
L
A
V
E
S
E
61ST ST SE
109TH AVE SE
26TH ST NE
SE 299T H P L
S 303RD PL
14TH ST SE
SE 308TH PL
S U P E R MALL ACR D S W
104TH AVE SE
S 319TH ST
SE 290TH PL
SE 281ST ST
22ND ST NW
K ST NE
SE 43RD ST
FIR ST SE
S 3 1 4 T H S T
66TH ST SE
MAPLE DR SE
RANDALL AVE SE
HEATHER AVE SE
U ST SE
S 302ND PL
SE 289TH S T
19TH ST S E
SE 297TH ST
57TH D R SE
C S
T S
E
I PL N E
61S
T
AVE
S
S E 321ST PL
S 288TH ST
N DIVISION ST
R PL NE
WARD AVE SE
21ST ST SE
N
A
T
H
AN AVE S
E
SE 3 07 T H S T
33RD ST SE
S 324TH ST
55TH WAY SE
O
L
D
M
A
N
T
H
O
M
A
S
R
D
E
DOGWOOD LN SE
F ST NW
64TH AVE S
N ST SE
D ST NE
111TH AVE SE
DOGWOOD DR SE
114TH AVE SE
117TH PL SE
S 296TH ST
WESTERN AVE NW
SE 292ND ST
D PL SE
53RD PL S
TERRACE VIEW LN SE
F ST NE
OLYMPIC ST SE
35TH S T SE
1
1
2
T
H
P
L
S
E
5TH ST NE
50TH ST NE
12TH ST N E
18TH ST NE
35TH ST NE
SE 323RD ST
8TH ST SW
SE 302ND PL
105TH AVE SE
S 296TH P L
40TH ST NE
ORAVETZ PL SE
SE 300TH ST
6 0 T H S T SE
MILL PON D L O O P SE
59TH AVE S
1ST ST NE
KATHERINE AVE SE
46TH AVE S
133RD AVE SE
9TH ST NE
JASMINE AVE SE
63RD PL S
2ND ST NE
6 2 ND LOO
P
S
E
18TH ST SE
27TH ST SE
SE 286TH PL
6TH ST NE
3RD ST NE
R
ST
N
E
19TH PL SE
SE 305TH PL
S 307TH ST
130TH W AY SE
1
0
7
T
H
A
V
E
S
E
SE 288TH PL
JAMES AVE SE
SE 314TH PL
SE 3 13 T H S TV ST NE
S 299TH ST
AABY D R N
W
KENNEDY AVE SE
28TH CT SE
SE 302ND ST
52ND AVE SE
14TH ST NW
SE 318TH PL
S E 3 1 3 T H P L
E
L
A
I
N
E
A
V
E
S
E
5
8
T
H
P
L
S
26TH ST NW
O CT SE
37TH P L SE
28TH PL SE
S 329TH PL
1
1
3
T
H
P
L
S
E
125TH AVE SE
71ST ST SE
S 328TH ST
120TH AVE SE
57TH ST SE
1ST ST SE
C PL SE
SE 311TH ST
1
2
1
S
T
P
L
S
E
122ND AVE SE
1
1
4
T
H
W
A
Y
S
E
SE 322ND ST
S 320TH ST
54TH CT S
7TH ST NE
15TH ST NE
S ST SE
128TH AVE SE
65TH ST SE
106TH AVE SE
3RD CT SE
114TH PL SE
138TH AVE SE
SE 319TH ST
F
R
A
N
C
I
S
C
T
S
E
SE 309TH ST
DOUGLAS AVE SE
HOWARD RD SE
CEDAR DR SE
6
0
T
H
P
L
S
13TH ST NE
SE 320TH PL
100TH AVE SE
S E 3 2 2 N D P L
123RD AVE SE
3RD ST SE
54T
H P
L
S
107TH PL SE
8TH ST NW
PIKE ST SE
POPLAR ST SE
S E 3 17 T H S T
F CT SE
JORDAN AVE SE
S 294TH ST
129TH AVE SE
137TH AVE SE
SE 319TH PL
E VA N C T S E
S E 2 9 1 S T S T
SE 312TH PL
87TH AVE S
SE 308TH CT
J C
T
SE
IRENE AVE SE
53R D AVE S
SE 283RD ST
SE 297TH P L
S 288TH PL
34TH ST SE
SE 324TH LN
115TH LN SE
B ST SW
W PL NW
SE 312TH CT
49TH ST NE
SE 324TH ST
M PL NE
37TH CT SE
U PL NE
J ST NE
28TH ST SE
20TH S T SE
17TH ST NE
K ST NE
ACADEMY DR SE
SE 299TH ST
108TH AVE SE
J ST NE
5
7
T
H
P
L
S
33RD ST SE
5T H S T N E
K ST SE
SE 321ST PL
W ST NW
O ST SE
20TH ST SE
47TH ST SE
N ST NE
16TH ST SE
SE 288TH ST
J ST SE
18TH ST NE
S E 3 2 6 T H P L
K ST NE
2 4 T H S T SE
PIKE ST SE
112TH PL SE
SE 301ST ST
2 9 T H S T N W
52ND AVE S
PIKE ST SE
4 0 T H S T N E
4 T H S T S W
E ST NE
D ST SE
54TH AVE S
72ND ST SE
25TH ST SE
29TH ST NW
H ST NE
U
S
T
S
E
12TH ST NE
109TH AVE SE
52ND AVE S
33RD ST SE
SE 297TH ST
D ST SE
108TH AVE S E
17TH ST NE
I ST SE
R ST NW
15TH ST SE
L ST SE
36 T H S T S E
19TH ST SE
S 318TH ST
SE 304TH ST
14TH ST SE
S ST SE
24TH ST SE
SE 282ND ST
SE 290TH PL
R ST NW
SE 286TH ST
16TH ST NE
N ST SE
K ST SE
D ST SE
108TH AVE SE
108TH AVE SE
SE 314TH PL
2 8 T H S T S E
7TH ST NE
T ST SE
J ST SE
55TH AVE S
S E 3 1 0 T H S T
8TH ST SE
S 328TH ST
B ST SE
1S T ST NE
23RD ST S E
G ST SE
D
S
T
S
E
22ND ST SE
7TH ST SE
H ST SE
G ST SE
6 2 N D S T S E
SE 295TH ST
E ST NE
ELM ST SE
118TH AVE SE
26TH ST SE
23RD ST SE
19TH PL SE
52ND PL S
I PL NE
K ST NE
FIR ST SE
SE 318TH PL10TH ST N E
50TH ST SE
PIKE ST NE
2ND ST E
D ST SE
B ST SE
C ST SE
A ST E1
7
8
T
H
A
V
E
E167TH AVE E
167
167
18
18
BOWMANLAKE
GENEVALAKE
WHITELAKE
BINGAMANPOND
LAKETAPPS
MAP ID # : 1250PRINTED ON: 06/04/2008
1 INCH EQUALS 3,400 FEETINFORMATION SHOWN IS FOR GENERAL REFERENCE PURPOSES ONLY AND DOES NOTNECESSARILY REPRESENT EXACT GEOGRAPHIC OR CARTOGRAPHIC DATA AS MAPPED. THE CITY OF AUBURN MAKES NO WARRANTY AS TO ITS ACCURACY.
MAP 14.2SPECIAL PLAN AREAS
ADOPTED PLAN AREAS
PROPOSED PLAN AREAS
CITY LIMITS
PAA