HomeMy WebLinkAboutITEM V CPA10-0001
ci-nr.oF~; wASrtiNC-roN AGENDA BILL APPROVAL FORM Agenda Subject Date: September 24, 2010 % CPA10-0001, Mosby Brothers Farms Inc. Comprehensive Plan
Polie /Text Amendment
Department: Planning and Attachments: P/T #8 - See Budget Impact: N/A
Development separate section within
Com rehensive Plan binder
, Administrative Recommendation: Planning Commission recommends to City Council approval of the
Mosby Brothers Farms Inc. Comprehensive Plan PolicylText Amendment, as modified by staff. Background Summary:
The City of Aubum adopted amendments to its Comprehensive Plan in 1995 in response to the
Washington State Growth Management Act (GMA) requirements, as amended. The Aubum
Comprehensive Plan has been amended annually each year since then.
Comprehensive plan amendments can be initiated by the City of Aubum (city-initiated) and by private
cfizens (privately-initiated). The City received one privately initiated policy/text amendments by the
submittal deadline of June 10, 2010 which is the Mosby Brothers Farms Inc. Comprehensive Plan
Amendment. The City did not receive any applications for privately-initiated map amendments.
This staff report and recommendation addresses P/T #8, the Mosby Brothers Farms Inc. Comprehensive
Plan Amendment request.
Comprehensive plan amendments are initially reviewed during a public hearing process before the City of
Aubum Planning "Commission, who then provides a recommendation to the City Council for final action.
' City Council consideration and action on the amendments will occur prior to the end of this year.
Reviewed by Council & Committees: Reviewed by Departrnents & Divisions:
❑ Arts Commission COUNCIL COMMITTEES: ❑ Building ❑ M&0
❑ Airport ❑ Finance ❑ Cemetery ❑ Mayor
❑ Hearing Examiner 0 Muniapal Services ❑ Finance ❑ Parlcs
❑ Human Services 0 Planning & D ❑ Fire 0 Planning
❑ Park Board ❑ Public Works p Legal ❑ Police
❑ Planning Comm. ❑ Other 0 Public Works ❑ Human Resouroes
Action•
Committee Approval: Yes ❑No
Council Approval: ❑❑Yes ❑No Call for Public Hearing
Referred to Until
Tabled Until % I
Councilmember. Staff: Dixon
Meetin Date: October 5, 2010 Item Number:
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AU$jJM-'k MORE THAN YOU IMAGINED
Agenda Subject: CPA10-0001 Mosby Brothers Farm Inc. Date: September 24, 2010
Comprehensive Plan Amendment
A. Findings 1. RCW 36.70A.130 (The Washington State Growth Management Act (GMA)) provides for
amendments to locally adopted GMA comprehensive plans. Except in limited circumstances
provided for in State law, comprehensive plan amendments shall be considered by the city
or county legislative body no more frequently than once per year. The annual limifation and
exceptions are also restated in city code at ACC 14.22.060.
2. The City of Aubum established a June 11, 2010 deadline for the submittal of privately-
infiated comprehensive plan applications (map or policy/text amendments). Notice to the
public of the filing deadline was provided on the City's website, the Seattle Times, the
Auburn Reporter, and sent to a compiled notification list. The City received one privately
initiated comprehensive plan policy/text amendment by the deadline.
3. A Determination of Non-Significance was issued for the Mosby Brothers Farms Inc.
Comprehensive Plan Amendment under city file SEP10-0013 on September 20, 2010. The
comment period ends October 4, 2010 and the appeal period ends October 18, 2010. As of
the writing of this report no comments were received or appeals filed.
4. Auburn City Code Chapter 14.22 outlines the process for submittal of private initiated
amendments and the processing of comprehensive plan amendments as follows:
Section 14.22.100
A. The planning commission shall hold at least one public hearing on all proposed
amendments to the comprehensive plan. Nofice of such public hearing shall be given
pursuant to Chapter 1.27 ACC and, at a minimum, include the following:
1. For site-specific plan map amendments:
a. Notice shall be published once in the official newsPaper of the city not less
than 10 calendar days prior to the date of public hearing;
b. Notice shall be mailed by first class mail to all property owners of record
within a radius of 300 feet of the proposed map amendment request, not less
than 10 calendar days prior to the public hearing; 2. For area-wide plan map amendments:
a. Notice shall be published once in the ofFcial newspaper of the city not less
than 10 calendar days prior to the date of public hearing;
b. Notice shall be mailed by first class mail to all property owners of record within the area subject to the proposed amendment;
c. Notice shall be posted in at least two conspicuous locations in the area_ subject to the proposed amendment not less than 10 calendar days prior to
the date of the public hearing.
B. Nofinrithstanding the above, the director may expand the minimum noticing provisions
noted above as deemed necessary.
C. Planning Commission Recommendation. The planning commission shalf conduct a
public hearing on all potential comprehensive plan amendments and shall make and
forward a recommendation on each to the city council. The planning commission shall
adopt wr'itten findings and make a recommendation consistent with those findings to the
city council.
D. The city council, if it elects to amend the comprehensive plan, shall adopt written
findings and adopt said amendments by ordinance.
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Agenda Subject: CPA10-0001 Mosby Brothers Farm Inc. Date: September 24, 2010
Comprehensive Pian Amendment
E. State Review. All comprehensive plan amendments considered by the planning
commission shall be forwarded for state agency review consistent with RCW
36.70A.106.
F. Any appeal of an amendment to the comprehensive plan shall be made in accordance
with Chapter 36.70A RCW. (Ord. 6172 § 1, 2008.)
5. There are 1,481 acres of RC, Residential Conservancy zoned land within the City which is
approximately 7.58% of the City's total acreage. The .RC, Residential Consenrancy zone
implements the Residential Conservancy Comprehensive Plan designation.
6. Pursuant to RCW 36.70A.106, the proposed comprehensive plan amendments outlined in
' this agenda bill were sent to the Washington State Department of Commerce and other
state agencies as required for the 60-day state review. No comments were received from
Commerce or other state agencies as of the writing of this report.
7. Due to the minor nature of the city-initiated map amendments and the city-initiated
policy/text amendmenfs and the receipt of only one privately initiated policy/text change, the
optional process for a public open house was not conducted.
8. The public hearing notice was published on September 22, 2010 in the Seattle Times at
least 10-days prior to the Planning Commission public hearing scheduled for October 5,
2010.
9. Public notice was also provided fo property owners within 300 feet of the subject site and
the property was posted with, a land use notice board that include both the SEPA
determination and public hearing notice.
10. The following report identifies P/T #8, Mosby Brother Farms Inc., scheduled for the Planning
Commission's October 5, 2010 public hearing with a staff recommendation.
P/T #8 - Staff Analvsis
1. The applicant's agent submitted a comprehensive plan map amendment application on June
6, 2010 by the submittal deadline of June 10, 2010. The comprehensive plan policy/text
amendment request seeks to add a policy to Chapter 2, General Planning Approach, and to
modify three existing policies within Chapter 3, Land Use, of the City's Comprehensive Plan.
2. The application was submitted by Lee A. Michaelis; Senior Associate/Planning Director of -
R.W. Thorpe & Associates, Inc., agent, on behalf of Burr Mosby of Mosby Brothers Farms
Inc., applicant.
3. In addition to the Comprehensive Plan Amendment, the applicant submitted an
environmental checklist application and an application for a zoning code text amendment.
The proposal described in the applieations consists of the three following 3 phases:
Phase /
The proposal requests the following modifications to Comprehensive Plan policies:
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Agenda Subject: CPA10-0001 Mosby Brothers Farm Inc. Date: September 24, 2010
Comprehensive Plan Amendment
. Add new policy (Policy GP-31) to acknowledge contribution by
businesses that provide educational and historical value to existing
Community Character; Goal 4.
o Policy LU-14, Modify policy to acknowledge appropriateness of
agricultural uses and limited retail uses that support agricultural uses.
• Policy LU-15, Modify policy to acknowledge limited commercial activity is
appropriate when in support of agricultural uses and when not adversely
impaeting residential uses.
• Policy LU-45, Modify poliey to recognize agricultural uses are appropriate
as a principal uses through land use approval processes in #his general
policy related to neighborhood quality.
The proposal also requests text changes to Title 18 (Zoning) of the Aubum City Code
(ACC). Specifically the proposal requests changes to ACC 18:07 (Residential Zones)
that would allow the following uses without the need for a single family residence in the
RC, Residential Conservancy Zoning District:
• Roadside agricultural stand exceeding 300 square feet, up to a maximum
5,000 square feet for products grown on and off site.
• Commercial greenhouses with no square footage restrictions but in
compliance with existing height restrictions.
. Agricultural crops and open field growing (pumpkin patch, comfields, and
education gardens, vineyards).
• Gazebo/frellis for outdoor events such as weddings, reunions and large
group parties.
• Winery-related building not too exceed 5,000 square feet
. Retail juice bar
Phase 2
Subrnit building permits and necessary clearing & grading permits for the construction of
the farm stand, greenhouses, vineyard gazebo, and plantings for the open crop fields.
Also included with this phase would be the installation of necessary utilifies and parking
needed to support the proposed uses.
Phase 3
The third phase would include the necessary permits for the construction of the juice'bar
and winery and the installation of utilities and parking needed to support the uses.
4. Phase I consists of finro distinct actions; policy/text amendments to the comprehensive plan
and text changes to the use and development regulations of the RC, Residential
Conservancy zoning district. The purpose of the comprehensive Plan policy/text
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UBURN *MORE THAN YOU I1vlAG1NED ,
Agenda Subject: CPA10-0001 Mosby Brothers Farm Inc. Date: September 24, 2010
Comprehensive Plan Amendment
amendment is to provide a policy basis for the future zoning regulation changes to ensure
that the Comprehensive plan and Zoning Ordinance are consistent as required by city code:
"ACC 14.22.050 Conformance and consistency.
The zoning, land division and other development codes contained or referenced within
Auburn City Code shall be consistent with and implement the intent of the
comprehensive plan. Capital budget decisions shall be made in conformity with the
comprehensive plan.°
5. The proposal under consideration by the Planning Commission is the Comprehensive Plan
policy/text amendments. A future public hearing on the zoning code text amendments will
be held by the Planning Commission as provided in accordance with the procedures of ACC
18.68.030.
6. Phase 1 of the proposal, since it affects the Comprehensive Plan policies is of general
applicability throughout the City. The subsequent Phases 2 and 3, will be addressed by
future applications submitted to the city and will apply to vacant site the applicant leases
located west of the interchange ofiAuburn-Black Diamond Road SE and State Route 18, on
the south side of the Aubum-Black Diamond Road SE. The property is identified as tax
parcel number 2121059160. Currently, the approximately 20.7-acre property occurs on
both sides of State Route (SR) 18 and there is a pending short plat application to divide the
property into parcels on each side of the highway. The site is currently being farmed. This
parcel has a comprehensive Plan designation of °ResidentiaF Conservancy° and a zoning
category of RC, Residential Conservancy.
7. . Chapter 14, Comprehensive Plan Map, starting at page 14-1 provides the following purpose
and description of the `Residential Conservancy' Comprehensive Plan designation:
"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.
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 Riverthat 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
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UBURN* moRE THAN 1'UU IlvIAGINED
Agenda Subject: CPA10-0001 Mosby Brothers Farm Inc. Date: September 24, 2010
Comprehensive Pian Amendment
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 ofithe area is preserved.
Those areas with critical areas shall be appropriate for low density residential, with the
intent fo 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 densify 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 fo 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.
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 conseniing significant environmental resources, to achieve
watershed protection and/or to areas where development served by public faeilities has
been made impractical due to pre-existing use patterns."
8. The City code provides certain criteria for decisions for comprehensive plan
amendments.
"ACC 14.22.710 Decision criteria for plan amendments.
A. The comprehensive plan was developed and adopted after significant
study and public participation. The principles, goals, objectives and- policies
contained therein shall be granted substantial weight when considering a
proposed amendment. Therefore, the burden of proof for justifying a proposed
amendment rests with the applicant, who must demonstrate that the request
complies with and/or relates to the following decision criteria:
1. The proposed change will further and be consistent with the goals and
objectives of the plan and the plan will remain internally consisfent;
2. Whether the capacity to provide adequate services is diminished or
increased;
3. Assumptions upon which the comprehensive plan is based are found to
be invalid; -
4. A determination of change or lack of change in condifions or
circumstances has occurred since the adoption of the latest amendment to the
specific section of the comprehensive plan that dictates the need for a proposed
amendment;
5. If applicable, a determination that a question of consistency exists
between the comprehensive plan and Chapter 36.70A RCW, the countywide
planning policies for either King and/or Pierce County, as appropriate, and Vision
' 2040: Growth and Transportation Strategy for the Puget Sound Region.°
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AUBURN * MORE THAN Y4U IM:AGINED
Agenda Subject: CPA10-0001 Mosby Brothers Farm Inc. Date: September 24, 2010
Comprehensive Plan Amendment
9. The four policy changes proposed by the applicant and as modified by staff will further the
purpose of the Comprehensive Plan and objectives of the Comprehensive Plan. Chapter 2,
General Approach to Planning, states that the city seeks to be proactive and predictive in its
approach to land use regulation. The request is consistent with this predictive approach
since it recognizes and responds to the growing national and local interest of consumers to
buy local produce and to know where the their food came from and how it was grown.
Evidence of this emerging trend is evidenced by increasing number and number of local
marketing their produce at farmers markets and the increase in the number of farmers
markets. According to the King County 2009 Farms Report, King County is home to seven
of the top ten farmers markets in Washington State. With the proposed four policy changes
proposed by the applicant and as modified by staff the comprehensive Plan will remain
internally consistent.
10. The second decision criterion is that the comprehensive plan amendment must not diminish
or increase the ability fo provide adequate services. The proposal to change the
Comprehensive Plan policies to provide policy support to allow agricultural uses as a
principal use; and not as a second use to single family residences in the RC, Residential
Conservancy zone is not anticipated to adverse affect the provision of services. It is--
anticipated in both the future zoning code changes and in the review of the site-specific
development proposals will adequately address the provision of services. The proposal is
also requested in order to provide a venue for the sale of agricultural products in closer
proximity to a concentration of residents.
11. The third decision criterion is that the assumptions on which the comprehensive plan is
based are found to be invalid. While not completely invalid, the assumptions do not reflect
changed circumstances that have occurred since the plan was comprehensively updated in
1995 to comply with the Growth ManagementAct. Public interest and perception in support
of local agriculture have evolved since the time of the last overall comprehensive plan
update and there is a need to recognize the appropriateness of agricultural uses and
associated limifed commercial activities as independent uses within limited areas of the City
(areas with the comprehensive plan and zoning designation of Residential Conservancy).
12. The fourth decision criterion is that there has been a change or lack of change in conditions
or circumstances has occurred since the adoption of the latest amendment to the
comprehensive plan that dictates the need for a proposed amendment. Again, the
comprehensive plan has been not yet been changed to acknowledge the increasing demand
by consumers to buy local produce and to know where their food came from and how it was
grown. The change in circumstances is this emerging trend that warrants revision of the
comprehensive plan policies.
13. The fifth decision criterion is that the change must be determined to be consistent with the
Growth Management Act (RCW 36.70A), the Coantywide Planning Policies of the relevant
county and "Vision 2040: Growth and Transportation Strategy for the Puget Sound Region°.
The four policy changes proposed by the applicanf and as modified by staff will continue to
be consistent with the Growth Management Act (RCW 36.70A), the Countywide Planning
Policies of King County and "Vision 2040: Growth and Transportation Strategy for the Puget
Sound Region". The proposal is consistent because it does not change the general nature
of allowed land uses. The new commercial uses are proposed to be managed through
application of land use controls such as administrafive and/or conditional use permits.
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U$[J~J' ~ ArtORE THAN'YOU I1v1AG1NED
Agenda Subject: CPA10-0001 Mosby Brothers farm Inc. Date: September 24, 2010
Comprehensive Pian Amendment
14. Staff has modified the text amendments to keep the same intent and spirit as proposed by
the applicant but to ensure appropriate policy sfatement forrnat. The changes have
generally been made to ensure consistent terminology; ease of understanding and clarity.,
Staff Recommendation
Planning Commission recommends #o City Council approval of the Mosby Brothers Farms Inc.
Comprehensive Plan Policy/Text Amendment, as modified by staff.
Page 8 of 8 AUBVRN * MOFRE' THA.N `YQU IMAGINED
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 dev,elopment 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. prnactive - seek to influence future events to achieve community
objectives.
T'he 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 aspira.tions are reflected in the City's planning
Page2-1
Amended 2008
General
Approach
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 implementa.tion 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 a11 of its
land use and facility and service decisions.
GP-S 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. Page 2-2
Amended 2008
General
Approach
Objective 1.2 To esta.blish a procedure to assess the growth impacts of ma.jor
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 sha11 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.
Page 2-3
Amended 2008
General
APProach
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 Pier¢e County Countywide Plannirig
Policies and in the Multi-county Policies.
Predictability
and Flezibility: Predictability in land use regulation fosters eonfidence in land and
improvement investrnents (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 azeas 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 aze 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:
Fage 2-4
Amended 2008
General
Approach
GP-13 Ordinances regulating developing commercial or industrial
azeas 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 azeas 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 parficularly
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 mana.gement
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 sha11 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 deteriora.ted
property.
GP-19 Any flexibility should be easy to administer and should provide
the community with an adequate level of predictability.
Page 2-5
Amended 2008
;
General
Approach
GP-20 Within single fanuly 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), otlier important aspects of community development
are significantly influenced or even controlled by other governmental
entities (regional, sta.te, 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
Page 2-6
Amended 2008
`
General
Approach
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 aze 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
azeas with a maximum size of 960 acres and oriented around a higli
capacity transit sta.tion.
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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General
-
Approach
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 T'he City should maintain an active role in regional planning
agencies and organiza.tions.
GP-25 The City should support interjurisdictional programs to address
problems or issues that affect the City and larger geographic
azeas.
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. T7iis
chazacter should not only be reflected in the comprehensive plan but the
plan can also aid in the development or reinforcement of desira.ble
characteristics. A distinct character for a community also aids in
establishing the community's identity both to itself anci 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.
Page 2-8
Amended 2008
General
Approach
GOAL 4. COMNiUNITY 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 Aubum'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
considerafion 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,
reco, i.ing 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 shaze 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 azeas 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. I
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Amended 2008
General
__Approach_
GP-31 The City should appropriately support local businesses that
enhance:the image of the Ci y through their contribution__to
economic vitalitv. educational, and historic value of the
communitv.
.
Page 2-10
Amended 2008
CI3APTEla 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 considera.tions 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 M 1(Light Industrial) zone is most
predominant, consisting of 9 percent of the zoned acreage in the eity.
Land zoned P 1(Public Use District) is another significant land use zone
consisting of 8.5 percent of the city's zoned acreage.
Page 3-1 '
Amended 2008
Land Use
Figure 3.1
City of Auburn
Acreage of Land by Zoning District ,
PERCENTAGE
ZONE ACREAGE OF CITY
RC (Residential Conservancy) 1,481 7.58%
Rl (Residential 1 du/acre) 1,405 7.19%
RS (Residential5 du/acre) 4,281 21.92%
R7 (Residential7 du/acre) 2,076 10.63%
R10 (Residential 10 du/acre) 244 1.25%
R20 (Residentia120 du/acre)) 608 3.13%
RMHC (Residential Manufactured/Mobile
Home Units) 455 233%
RO (Residential Office) 95 0.49%
RO-H (Residential Office Hospital) 1.0 0.005%
CN (Neighborhood Commercial) 12 0.06%
C 1(Light Commercial) 302 1.55%
C2 (Central Business District) 33 0.170/o
DUC (Downtown Urban Center) 135 0.690/o
C3 (Heavy Commercial) 1,432 7.33%
BP (Business Park) 0 0.00%
EP (Environmental Park) 276 1.41 %
M1 (I,ight 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 (LJnclassified) 432 2.21%
PUD (Planned Unit Development) 984 5.04%
T'V (Terrace View) 59 0.30%
TOTAL 19,533 100%
Sourcec 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
Page 3-2
Amended 2009
Land Use
to deternune 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 aze 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 builda.ble lands reports were based upon data through
2002; the second reports, published in 2007, are current through 2005.
The Builda.ble 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 azeas, iand 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 redeyelopable 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 a.re subject to the
State's Builda.ble Lands legislation. An approximation of Auburn's
development capacity was made through an analysis of a11 vacant and
underutilized land within the City. Vacant land is defined as any paxcel
with no structures. Underutilized or redevelopable land is defined as a
pazcel 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 similaz, the approaches were slightly different.
Detailed information regarding the Buildable Lands analysis may be found
in the individual Buildable Lands reports prepazed by the respective
County.
2007 King County Buildable Lands Analysis
Figure 3.2 identifies the gross and adjusted net vacant and redevelopable
land by residentialland 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
Page3-3
Amended 2009
Land Use
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 1,323.5 888.2
Vacant
Single Family 603.7 349
Redevelo able
Mu1ti-Family/ 37 32.5
Mixed Use
Vacant
Multi-Family/ 145.8 107.9
Mixed Use
Redevelo able
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
througti 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 predoininant
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.
Page 3-4
Amended 2009
Land Use
Figure 3.3
Housing Unit Capacity By Residential Zoning Type (King County)
Capacity
oas' Units
Sin le Famil 3,958
Multi-Fanul 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 maxket faetor 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 acljusted 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
azeas constraints, future right of way needs, land for public uses and the
ma.rket factor have been considered.
Page 3-5
Amended 2009
Land Use
Figure 3.4 '
Gross and Adjusted Net Acres of Commercial and Industrial
Land Supply (King County)
Gross Acres Adjusted
Net Acres 1
Commercial 164 136.1
Vacant
Commercial 81.8 66
Redevelo able
Industrial Vacant 499.3 327.3
Industrial 256.9 176.3
Redevelo able
Mixed Use 2 1.6
Vacant
Mixed Use 56.4 45.5
Redevelo able
TOTAL 1,060.2 753
1. "Adjusted Net Acres" represents land after critiaal 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 Builda.ble 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 T e Em lo ent Ca aci
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 similaz to King County's, certain elements were done differently. The
Page 3-6
Amended 2009
Land Use
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 regazding. 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 Caoacitv AgainstProiected 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 ZJnit/Employment/Population
Allocations (King and Pierce counties)
Housing Uuits Employment Population
Kin Coun 5,534 6,079 N/A
Pierce Coun 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 Builda.ble 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
Page 3-7
Amended 2009
Land Use
sufficient residential capacity within the city limits to meet the 2022
growth projections.
Buildable Lands Analvsis 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-yeaz period will
be a true reflection of future densities is one consideration. As land
becomes increasingly scazce 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 mazket 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
Annezation 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 azeas
which may not currently be within the City limits, but are planned to be in
the future. These azeas aze within the city's potential annexation azea
(PAA). (Map I.1). However, due to recent a.nnexations, the amount of land
remaining within the PAA is relatively small.
The city proyides 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 eost-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 azeas.
Page3-8
Amended 2009
Land Use
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 wluch 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 Annexadon Area boundaries; or
d. Changed circumstances relating to population and
employment growth and projections, urban service
feasibility, or similar factors.
iJrban 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, Aubum'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 eritical areas, protection against natural hazards, etc.).
Page 3-9
Amended 2009
r
Land Use
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 azeas 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 Aubum'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 mazkets.
LU-5 Link together regionally significant land uses sueh 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.
Page 3-10
Amended 2009
Land Use
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
azeas 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 northem 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 preseiving
the character of the azea and encouraging continued cultivation
on- these properties.
LU-9 The City shall protect Coa1 Creek Springs by: 1) limiting
density to less than one residential unit per four acres within
the area tributary to the Coa1 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 sha11 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
Page 3-11
Amended 2009
Land Use
(particularly critical azeas, 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 Gountywide
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
parficular 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
eharacter 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.
GOAI, 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.
Page 3-12
Amended 2009
Land Use
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 compazable communities.
This has had impacts in terms of the costs of ineeting 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 azeas 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. On sites where
no single familv residence exists, agricultural uses and limited
commercial uses in support of agricultural uses mav be allowed
with appropriate environmental protection.
LU-15 The area designated "residential conservancy" allows for a
lifestyle similaz 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.
The "residential conservancy" also allows small-scale
commercial activity in support of aszricultural uses on sites
where no single family residence exists. if it is found through
land use annroval process, to not adversely impact the
surroundin residential' communitv.
LU-16 Residential densities within designa.ted "urban separators"
should be no greater than 1 dwelling unit per acre. Clustering
of allowed density onto a portion of a site should be favora.bly
considered.
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Amended 2009
Laoa use
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 pernutted 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
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 witt'iin walking distance ofl/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 sha11 be given to designating an area
for single family residential use.
LU-20 Most of the undeveloped axeas 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 accorimplished
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 azeas as transitional areas, .
, and by other means.
Page 3-14
Amended 2009
Land Use
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.
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 a11ow 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, agriculhual
resource lands, cultural resources, forest resource lands,
mineral resource azeas (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 azeas.
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
azeas 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
Page 3-15
Amended 2009
Land Use
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.
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 sepazate 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 sepazate 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:
Page 3-16
Amended 2009
Land Use
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 shaze
of such housing.
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 aze 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 pernutted as a matter of
right 'in single family residential districts, but should be
permitted only where necessary to remove potential bliglit, 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 aze 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 adequa.te access by
developed arterials with minimal potential to generate traffic
Page 3-17
Amended 2009
Land Use
through single family areas. Extensive buffering measures
sha11 be required where such azeas adjoin single family
residential areas. Care should be exercised to avoid creating
bairiers to pedestrian and bicycle movement. Where feasible;
new multiple family development should be planned in
conjunction with single family and moderate density
development.
,
Manufactured
Homes Manufactured homes provide affordable housing to many Auburn
residents. In many cases, they provide the opportunity of home ownership
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 pazks and units
on individual lots should be implemented.
Objective 7.6 To continue to a11ow 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.
Policiesc
LU-39 The siting of new manufactured home parks shall be subject to
the same policies applicable to high density residential
development. Manufactured home pazk densities should not
exceed 8 units per acre. New manufactured home parks sha11
be bordered or conta.ined by physical features,: or pla.nned and
designed as part of a larger development incorporating other
housing types in a manner which limits further manufactured
home pazk expansion into adjacent areas.
~
LU-40 Manufactured homes shall be pernutted 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
Page 3-18
Amended 2009
Land Use
, 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
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 mazket 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 implementa.tion 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, Aubum 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 Aubum 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 a.n 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.
Page 3-19
Amended 2009
Land Use
Policies ~
,
LU42 Regulatory decisions in a11 residential neighborhoods shall
result in maintenance or enhancement of the neighborhood's
residential character.
, a. The location of uses other than those pernutted outright
shall only be allowed as specified in this comprehensive
plan and in the zoning code.
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 da.ycare, 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.
LU43 The City sliall 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 pernut are not
incompatible uses.
LU-44 Home occupations in residential neighborhoods shall be
permitted only if they comply with performance standazds that
ensure compatibility with adjacent residential uses.
LU-45 Limited agricultural uses and commercial uses (such as daycaze
centers) may be permitted as a principal use, but only under
appropriate conditions, by means of conditional use or
administrative 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
Page 3-20
Amended 2009
Land Use
c. Along arterials transecting residential neighborhoods.
LU-46 Development standards and regulations for residential areas
should avoid unnecessary bamers 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 program.s
which encourage rehabilitation of deteriorating structures and
facilities in such neighborhoods. (Guidance for this policy is
provided by the City's annual Block Grant Program Plan.)
Objective 8.2 To provide for the orderly transition to other uses of older residential areas
that are no longer viable.
Policies: .
LU-48 The management of azeas 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
Page 3-21
Amended 2009
Land Use
' 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 residenfial 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
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 aze adequately served. However, future large scale
residential developments will create a need for new sma11-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 developinent 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 effeets 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
Page 3-22
Amended 2009
Land Use '
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
primary market areas approximately the size of the special
planning azea.
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 mode"s
such as walls and fences should be removed when possible and
shall be avoided in new development.
- LU-56.A Consideration s6ould be ¢iven. to commercial develooment that
supports agricultural uses in the Residenfial Conservancv zone.
, 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 aze encouraged in Light Commercial centers.
Tliese developments should include primarily retail stores and
offices designed to proyide convenient shopping and other
services for neazby :residents. Industrial and heavy commercial
uses should be excluded.
Page 3-23
Amended 2009
Land Use
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 o-ffice 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.
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 concem. Pedestrian
shopping is made difficult, resulting in greater generation of automobile
traffic, and lazge fields of asphalt parking lots aze 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 standazds.
Objective 9.3. To encourage the appropriate use of azeas adjacent to heavily traveled
arterials while minimizing land use and traffic conflicts by:
Page 3-24
Amended 2009
Land Use
• 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 sha11 identify those existing commercial arterials ttiat
are appropriate for continued general (heavy) commercial
development, and those arterials that are appropriate for
continued or future limited (i.e. professional office type)
commercial development.
LU-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 pazking 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 sha11
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 wa11s 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 similaz 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
Page 3-25
Amended 2009
Land Use
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.
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 azound 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 yision 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.
Page 3-26
Amended 2009
Land Use
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.
LU-70 The City sha11 continue to recognize and support the
development of downtown Auburn as a focal point of the
Aubum 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 pattems
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 powntown Aubum
are strongly supported.
The Aubum 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 downtowri 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
- - Page 3-27
Amended 2009
Land Use
Transit Station. The Auburn Downtown Plan seeks to build on the
excitement and energy resulting from public investment in tfie 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;
-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.
e Identifies potential catalyst projects- and sites to spur development
activity in the downtown and better focus redevelopment and
marketing efForts.
e 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 azea.
.
Promotes street improvements and enhancements to improve access
and the visual qualities of the streetscape.
In eazly 2007, the City established a new zoning district for the rriajority 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
Page 3-28
Amended'2009
I
Land Use
To encourage development and redevelopment within Downtown Auburn
' which reflects its unique character as the community's historic center, that
is consistent with the Aubum Downtown Plan's vision for powntown
Auburn as an urban center withixi 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, govemmental and cultural
activities.
Policies:
LU-71 For the purpose of implementing the goal and policies for
downtown Auburn, "downtown" shall generally be considered
that azea bounded on the south by Highway 18; on the east by
"F" Street; on the north by Pazk 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 Aubum's urban center.
LU-74 Encourage the attainment of urban center growth forecasts
through implementa.tion of higher intensity development to
achieve the efficient use of land.
LU-75 Downtown sha11 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 eenter
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
acdon program involving the downtown business community
and other interested groups.. This activity should be guided by
this Plan and the Auburn Downtown Plan.
Page 3-29.
Amended 2009
Laoa V~se
LU-78 The City shall contmue to give pnonty 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 Northem
tracks should be designated and managed as a medical and
professional services area. New heavy commercial and
industrial uses should be prohibited and existing ones
amortized. Commercial uses supporting medical and
professional uses should receive priority.
LU-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 azea 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 azea's role as the focal point of the
Page 3-30
Amended 2009
Land Use
community. These uses sha11 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 103: 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 Genter, the southwestern portion of
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 commun'ity.
LU-88 T'he 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 pazking for
customers of a11 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
whieh. recognize the unique nature of downtown parking
Page 3-31
Amended 2009
Land Use
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 azea as a
critical step in implementing the downtown policies and the
rehabilitation policies of this Plan. All business in the
downtown azea will be hindered if adequa.te parking is not
available. However, parking needs coupled with rehabilitation
needs in the downtown azea require special policies:
a. Some flexibility in the general parking requirements of the
City may be necessary to accommodate reuse of existing
buildings and to accommoda.te 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 deternune the most efficient method of
meeting the unique parking demands of the area.
d. Pazking policy for the downtown needs to balance the
impact of parking on downtown's pedestrian character,
economic development and transit u5age.
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
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Land Use
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 an d the development that it supports accounts for
a significant percenta.ge of the City's tax base. It also provides a large
number of jobs to both city and regional residents. Good industrial land is
a limited resource and should be fully utilized to maximize its potential
benefits. Industrial development typically utilizes extensive amounts of
land and is typically located near major transportation facilities. For these
reasons, industrial activities are often quite visible. For people traveling
on SR167, industrial development is the primary view they have of
Auburn. ,
Streamlined Sa1es 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 similaz proposals that charige 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 Llses
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Land Use
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.
n
Location of Industrial Uses '
Before the adoption of the 1986 Comprehensive Plan, there had been little
separation of various types of industrial uses. At the time, there was no
well understood policy basis regarding the separation of different types of
industrial uses and some areas very suita.ble 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 azeas 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 azeas 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 wazehouse azeas.
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 standazds appropriate for developing industrial
areas.
Policies:
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Land Use
LU-99 Compatibility among land uses should be enhanced through
landscaping, building orientation and setbacks, traffic controT
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 sha11 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 azeas, rooftop equipment, loading docks,
and pazking areas should be screened from view of adjacent
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 sha11 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 pazking 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
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Land Use
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 ta.x structure impacts upon the
City.
LU-104 Residential uses in industrial areas sha11 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.
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 pazks") which
provide a mixture of light industrial with supporting
commercial uses aze 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 reserye 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.
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Land Use
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 sepazated from lighter industrial,
commercial and residential areas.
LU-111 The most appropriate azeas for heavy industrial uses are in the
central part of the Region Serving Area adjoining the rail lines.
LU-112 Heavy industrial uses are appropriate in the southern portion of
the Region Serving Area which is now developed in lazge scale
industrial facilities.
- LU-113 Heavy industrial uses sha11 be strictly prohibited from the
Community Serving Area of Aubum (see Map 3.2). The only
exeeption 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 Crrowth 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:
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- Land Use
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 ofttie City.
LU-115 Reduce the consumption ofundeveloped 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
designateci 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.
I
.
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