HomeMy WebLinkAboutITEM II-A Memorandum To: Judi Roland, C hair, Planning Commission Planning Commissioners From: Kevin Snyder, AICP, Planning and Development Director CC: Elizabeth Cham berlain, AICP, Planning Manager Jeff Dixon, Principal Planner Date: September 14, 2011 Re: 2011 Annual Comp rehensive Plan Amendments – Additional Work Session Group 2 Item – P/T 8 - Amendments to Chapters 3, 8 and 14 of the Comprehensive Plan Pertaining to Prioritization of Industrial and Manufacturing Land Uses BACKGROUND Annually the City amends its Co mprehensive Plan. The City processes both, city – initiated amendments and private–initiat ed amendments. Private-initiated Comprehensive Plan amendment app lications (text or map) we re accepted by the City of Auburn until Friday, June 10, 2011. In response to the public notification of the time period for applications, the City received tw o private – initiated comprehensive plan amendments; one combined text & map amendment and one map amendment. The docket was reviewed by the City Council’s Planning and Community Development Committee at their June 27, 2011 meeting and introduced a nd briefly discussed by the Planning Commission at their Ju ly 6, 2011 meeting. The Planning Commission at it s September 7, 2011 meeti ng discussed Work Session Group 2 items. The proposed am endments contained in P/T 8 fo r Chapters 3, 8 and 14 of the Comprehensive Plan ar e part of the second group of Comprehensive Plan amendments. Page 1 of 3
DISCUSSION P/T 8 Amendments to Chapters 3, 9 and 14 of the Comprehensive Plan At the Commission’s September 20, 2011meeting, staff woul d like to review and discuss the proposed amendments to Chapters 3, 8 and 14 of the Comprehens ive Plan that are attached. Please note that these amendments are specified on the following pages of the attached Comprehensive Plan chapt ers and are highlighted in yellow: • Chapter 3; Pages 3-34 to 3-36 and 3-40 to 3-42 • Chapter 8; Pages 8-5 to 8-6, 8-7 and 8-9 to 8-10 • Chapter 14; Pages 14-14 to 14-16 The Washington State Legisla ture passed Substitute S enate Bill 5089 on March 22, 2007 that became effective on July 1, 2008 that changed Washington’s sales tax collection system from an or igin-based system for loca l retail sales tax to a destination-based system. Previously, Washi ngton retailers collected local sales tax based on the jurisdiction from which a product was shipped or delivered - the "origin" of the sale. Presently, they must collect based on the desti nation of the shipment or delivery - the "destination" of the sale . Destination-based sa les tax only applies to businesses that ship or deliv er the goods they sell to locations within Washington. Under the destination based system, if a reta iler delivers or ships merchandise to a buyer in Washington State, the sales ta x is collected based on the rate at the location where the buyer receives or takes possession of the merchandise. The destination based system has shifted the di stribution of local sales tax around the state. As a result of this legislation, the City of Aubur n has experienced a net loss in sales tax revenue totaling approximately $2 million annually due to the large presence of warehousing and distribution uses in the City. While the City has been a recipient of sales tax mitigation payments from the State of Washington that has served to offset these losses, the conti nued availability of t hese payments is not certain due to current and fu ture State budget issues. The City’s land use strategi es are dependent upon the City bei ng able to continue a strong public investment program in infrastructure and servic es. The City’s ability to continue this public investment is c ontingent upon maintaining solvent public revenue streams, particularly sales tax. Sales tax comprises the largest source of monies to the City’s General Fund, approx imately 30 percent in 2010. The City anticipates that current and long-term fiscal chall enges facing the State of Washington will likely results in the dissolution of the current sales tax revenue mitigation program. The eventual loss of the aforementioned sa les tax revenue will directly and adversely affect the City’s ability to adequately fund the capital infrastructure and services necessary to support the realization of the City’s land use plans. This is especially applicable to industrial areas supporting warehouse and distribution centers that ar e origin based in nature. Page 2 of 3
Page 3 of 3 To ensure the City’s long-term ability to invest in public infrastructure and services remains viable, the City must pursue implementat ion of policies that reprioritize current and land uses in its industrial zones away fr om distribution and warehouse uses. Staff believes that manufacturing and industrial land uses should over time largely replace warehouse and distribution land uses currently existing in the City and that any future warehouse and distribution uses should be ancillary to and necessary for the conduct of manufacturing and industrial uses. Manufac turing and industrial uses are more appropriate and beneficial through higher and better use of the land, enhanced employment densities, increas ed property tax revenues and potential on-site sales tax revenue generation for receipt of materials and other goods an d services. In addition, the staff believes that there may be certain areas of the City largely populated by existing warehouse and distribution uses that because of their direct proximity to existing commercial zoning district and uses may be more appropriate for conversion to sales tax producing commercial retail uses. The proposed amendments to Chapters 3, 8 and 14 of the Comprehensive Plan address the need to prioritize manufac turing and industrial uses by prohibiting new warehouse and distribution uses in industrial districts and authorizing warehouse and distribution uses in these zones only ancillary and incident al to primary manufa cturing and industrial uses. Also, existing warehouse and distribution us es would be significantly limited in their ability to expand. To address potential impacts from these changes, a transition planning process is proposed. The amendments also propose a policy of developing regulatory and financial incentives to provide enc ouragement and opportunities fo r the development of new or expanded manufacturing and i ndustrial uses and jobs in the City. Further, a policy would be established that w ould facilitate the transition of existing warehouse and distribution uses located in close proximit y to existing commercially zoned areas that would facilitate the conversion of land and buildings to sales tax producing commercial retail uses.
Page 3-1 Amended 20 10 Draft 2011 (See page 3-3 for clarification of “mar ket factor”; see pages 3-7 through 3-8 for changes related populatio n and census; see page 3-14 for clarification of street light stan dards in RC zone; and see pages 3-25 through 3-31 for changes related to economic development strategies areas.) (See pages 3-34 to 3-36 and 3-40 to 3-42 for proposed amendments pertaining to the prioritization of manufacturing and industrial uses). CHAPTER 3 LAND USE Introduction Land use planning enables the City of Auburn to manage its anticipated growth and development while taking into consideration the specific community vision and desires. By designating how land can be used, those considerations necessary for orde rly growth including the creation of jobs, the provision of recreational opportunities, strong and stable neighborhoods and an efficient trans portation system can be pursued. Auburn Today To better understand and evaluate the c ontext for the City’s future growth, it is helpful to evaluate the C ity’s existing land use and zoning. Figure 3.1 provides an overview of the zoned acreage with in the City of Auburn and the percentage that acreag e represents of the City’s overall land area. Land zoned for residential purposes, especially single family residential, is clearly predominant and represents about 49 percent (RC, R1, R5, R7 and R10 zones) of the City ’s zoned acreage. Of commercial and industrial zoned land, the M1 (L ight Industrial) zone is most predominant, consisting of 9 percent of the zoned acreage in the city. Land zoned P1 (Public Use District) is another significant land use zone consisting of 8.5 percent of the city’s zoned acreage.
Land Use Page 3-2 Amended 20 10 Draft 2011 Figure 3.1 City of Auburn Acreage of Land by Z oning District ZONE ACREAGE PERCENTAGE OF CITY RC (Residential Conservancy) 1,481 7.58% R1 (Residential 1 du/acre) 1,405 7.19% R5 (Residential 5 du/acre) 4,281 21.92% R7 (Residential 7 du/acre) 2,076 10.63% R10 (Residential 10 du/acre) 244 1.25% R20 (Residential 20 du/acre)) 608 3.13% RMHC (Residential Manufactured/Mobile Home Units) 455 2.33% RO (Residential Office) 95 0.49% RO-H (Residential Office Hospital) 1.0 0.005% CN (Neighborhood Commercial) 12 0.06% C1 (Light Commercial) 302 1.55% C2 (Central Business District) 33 0.17% DUC (Downtown Urban Center) 135 0.69% C3 (Heavy Commercial) 1,432 7.33% BP (Business Park) 0 0.00% EP (Environmental Park) 276 1.41% M1 (Light Industrial) 1,762 9.02% M2 (Heavy Industrial) 1,099 5.63% LF (Landing Field) 112 0.57% P1 (Public Use District) 1,665 8.47% I (Institutional) 584 2.99% U (Unclassified) 432 2.21% PUD (Planned Unit Development) 984 5.04% TV (Terrace View) 59 0.30% TOTAL 19,533 100% Source: City of Auburn. Geographic Information Services (GIS) The above data includes area in the West Hill and Lea Hill annexations. The small remaining areas outside of the city limits but within the city’s Potential Annexation Area (PAA) are not included. BUILDABLE LANDS - LAND SUPPLY AND DEVELOPMENT CAPACITY In 1997 the Washington State legisl ature adopted a Buildable Lands amendment to the Growth Manage ment Act (GMA) (RCW 36.70A.215). The amendment requires certain Washi ngton State counties and their cities
Land Use Page 3-3 Amended 20 10 Draft 2011 to determine the amount of land suita ble for urban development and to evaluate their capacity for growth based on past development history. Both Pierce and King Counties are subj ect to the State Buildable Lands requirement. In addition, both counties use the Buildable Lands effort to assist in the allocation of populati on/housing unit/employment targets to individual jurisdictions within the respective coun ties as required by the GMA. The first buildable lands reports were based upon data through 2002; the second reports, published in 2007, are current through 2005. The Buildable Lands analysis involve s the identification of vacant and redevelopable land suitable for de velopment over the planning horizon, through 2022. Land suitability takes in to consideration estimates of how critical areas, land that might be ne eded for public purposes (e.g. parks, storm drainage), and land needed for future streets will effect development of these vacant and redevelopable par cels. It also means adjusting the amount of vacant and redevel opable land using a market factor or discount factor to exclude land that , based on historical trends is not reasonably expected to become available for sale or lease during the planning horizon. Land Supply and Housing Unit Capacity As indicated above, both King and Pi erce Counties are subject to the State’s Buildable Lands legislati on. An approxim ation of Auburn’s development capacity was made through an analysis of all vacant and underutilized land within the City. V acant land is defined as any parcel with no structures. Underutilized or redevelopable land is defined as a parcel with potential for infill or redevelopment. The following summarizes the results a nd conclusions of these analyses by county (King and Pierce). While the objective behind each counties’ Buildable Lands effort was similar, the approaches were slightly different. Detailed information regarding the Bu ildable Lands analysis may be found in the individual Buildable Lands reports prepared by the respective County. 2007 King County Buildable Lands Analysis Figure 3.2 identifies the gross and adju sted net vacant and redevelopable land by residential land use type from the Buildable Lands analysis for King County. Adjusted net acres re present the amount of gross acres available for development after assu mptions about critical areas, future right of way needs; future land for pub lic 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
Land Use Page 3-4 Amended 20 10 Draft 2011 not provide specific analysis for the large Lea Hill and West Hill PAAs that in 2005, were still unincorporated). Figure 3.2 Gross and Adjusted Net Acres of Vacant and Redevelopable Land by Residential Zoning Type (King County) Gross Acres Adjusted Net Acres (1) Single Family Vacant 1,323.5 888.2 Single Family Redevelopable 603.7 349 Multi-Family/ Mixed Use Vacant 37 32.5 Multi-Family/ Mixed Use Redevelopable 145.8 107.9 TOTAL 2,110 1,377.6 (1) “Adjusted Net Acres” represents la nd available for development after critical areas, anticipated ri ght-of-way and public purposes needs and a market factor have been taken into account. (2) “Other” represents mixed-use op portunities in certain zones. After deducting for constraints, fu ture 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 zo ned land during the planning period through 2022. As seen in Figure 3.2, the majority of available land for development is zoned for single-family residential purposes. Based on the residential land supply anal ysis and historical densities, an estimate of housing unit capacity was deve loped. Figure 3.3 identifies the estimated capacity (in housing units ) in King County by the predominant zoning type. This estimate show s a capacity of approximately 6,525 housing units in the King County portion of the City exists to the year 2022.
Land Use Page 3-5 Amended 20 10 Draft 2011 Figure 3.3 Housing Unit Capacity By Reside ntial Zoning Type (King County) Capacity (Housing Units)Single Family 3,958 Multi-Family 2,002 Mixed Use 565 TOTAL 6,525 (1) Capacity figures include units in the pipeline. Employment Capacity (King County) As part of the King County Build able Lands analysis, employment capacity was also estimated. Th is methodology involved a similar approach as the residential capacity analysis. The supply of both vacant and redevelopable commercial and indus trial land was determined. As with residential capacity , net land supply for commercial and industrial purposes took into consideration criti cal areas, anticipated future right-of ways, land for public purposes and app lied a market factor to land that may not be available for devel opment 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 adju sted net vacant and redevelopable land by commercial and industrial land use from the King County Buildable Lands analysis. Again, adju sted net acres represents the amount of gross acres available for developm ent after assumptions about critical areas constraints, future right of way needs, land for public uses and the market factor have been considered.
Land Use Page 3-6 Amended 20 10 Draft 2011 Figure 3.4 Gross and Adjusted Net Acres of Commercial and Industrial Land Supply (King County) Gross Acres Adjusted Net Acres (1) Commercial Vacant 164 136.1 Commercial Redevelopable 81.8 66 Industrial Vacant 499.3 327.3 Industrial Redevelopable 256.9 176.3 Mixed Use Vacant 2 1.6 Mixed Use Redevelopable 56.4 45.5 TOTAL 1,060.2 753 1. “Adjusted Net Acres” represents land after critical areas, future anticipated streets, land for public purposes and market factor have been considered. Figure 3.4 indicates that approximately 1,060 gross acres of vacant and redevelopable commercial, industria l and mixed use zoned land exists, with most of this land being industria lly zoned. Adjusted for constraints, future infrastructure needs and a mark et factor, slightly more than 750 net acres exists. Figure 3.5 below summarizes employment capacity developed as part of the Buildable Lands analysis by land use zone type. It shows that the City of Auburn has employment capacity for over 17,750 jobs, with a majority of those jobs being on in dustrially zoned land. Figure 3.5 Employment Capacity by Zo ning Type (King County) Zone Type Employment Capacity Commercial 3,559 Industrial 12,053 Mixed Use 736 Other (1) 1,410 TOTAL 17,759 (1) “Other” includes estimates of employm ent associated with pipeline projects identified at the time of the Buildable Lands analysis.
Land Use Page 3-7 Amended 20 10 Draft 2011 Pierce County Buildable Lands Analysis While the overall objective of the Pi erce County Buildable L ands analysis was similar to King County’s, certain elements were done differently. The majority of land within the city limit s at the time of the buildable lands analysis (Year 2005) was part of th e 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 al so took in account the other approved projects. Estimates of employme nt were based on known employment areas within the PUD. Based on the Pierce County Buildable Lands analysis, it was determined that the City of Aubur n’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 gene rated by the commercial parcels located within Lakeland Hills Sout h PUD and other vacant commercial lands along A St. SE. (Specifics regarding the Pierce County Buildable Lands analysis may be found in the “Pierce County Buildable Land Reports – A Monitoring and Evaluation analysis of Urban Growth and Development Capacity for Pierce County and its Cities and Towns”, September 1, 2007.) Evaluation of Capacity Against Projected Growth -Targets King County and Pierce County both have allocated housing unit and employment targets to local jurisdictions. These targets were recently updated with the revised population fo recasts released by the Office of Financial Management for each county. The City of Auburn’s allocation targets are presented below in Figure 3.6 8 . Figure 3.6 City of Auburn 20 06-2031 22 Housing Unit/Employment/Population Allocations (King and Pierce counties) Housing Units Employment Population King County 5,534 9,620 6,079 19,350 N/A Pierce County 1,789 386 403 206 10,500 7,950
Land Use Page 3-8 Amended 20 10 Draft 2011 All of the targets assigned to A uburn in King County are within the development capacity identified in th e Buildable Lands analysis. Based on the Buildable Lands analysis the City had a surplus residential capacity of about 784 units over its target and a surplus capacity of over 11,680 employees over its target. In Pierce County , there is approximately a 1 66 residential unit deficit and a 411 employment surplus. Overall, there is sufficient residential cap acity within the city limits to meet the 2022 growth projections. These revised housing and employment target numbers were updated to assist jurisd ictions in their comprehensive plan updates as well as coincide with th e updates to the Countywide Planning Policies. An updated buildable lands report will not be completed until 2012 and at that time the City will be able to determine its housing and employment capacity and whether land use changes are warranted. Buildable Lands Analysis Limitations It is important to note limitations to the Buildable Lands analysis. The Buildable Lands analysis is based on identifying actual densities for a five-year period and then applying these densities to available land. Whether or not the densities achieved fo r the discrete five-year period will be a true reflection of future dens ities is one consideration. As land becomes increasingly scarce and land va lues rise, there will be a tendency for land to be more intensely used over time with higher densities. Also, how much land could be develope d is not a predictor of whether it will be developed. Ultimately the ma rket will dictate how much land will be developed. Attempting to predict the market was beyond the scope of the Buildable Lands analysis. Issues and Background Auburn's Potential Annexation Area Auburn's Comprehensive Plan contains policies which designate types and intensities of land uses that will accomplish the City's long range goals. Since the Plan depicts a long term pers pective of the City's growth, it is appropriate to also include on the Comprehensive Plan map those areas which may not currently be within the C ity limits, but are planned to be in the future. These areas are within the city's potential annexation area (PAA). (Map I.1). However, due to recent annexations, the amount of land remaining within the PAA is relatively small. The city provides water and sewer service to many portions of the PAA. In addition, growth in the PAA can ha ve significant impacts on other City services. Hence, it is important for City decision makers to consider the
Land Use Page 3-9 Amended 20 10 Draft 2011 growth in these areas as well as w ithin 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 Uninco rporated Areas and Annexation.") GOAL 5. CITY EXPANSION AND ANNEXATION To ensure the orderly development a nd annexation of the City's potential annexation area in a manner that ensures adequate and cost-effective provision of required urban services and facilities, reduces sprawl, implements the goals, objectives and policies of the Auburn Comprehensive Plan, and protec ts designated rural areas. Objective 5.1 To designate Auburn's potential annexation area and to include those areas on the City's Comprehensive Plan Map. 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 adja cent cities or unincorporated County lands in which developm ent 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 C ounty Countywide Policies; b. Discussions between Auburn and adjacent jurisdictions regarding Potential Annexation Area boundaries; c. Discussions with Pierce C ounty concerning the designation of Potential Annexati on Area boundaries; or d. Changed circumstances relating to population and employment growth and pr ojections, urban service feasibility, or similar factors. Urban Form Planning deals with the basic geogra phic form of the city. Auburn's existing form separates the city in to two parts: a concentration of employment base on the west with sufficient existing and potential jobs to be of regional significance (regio n serving area), and residential and
Land Use Page 3-10 Amended 20 10 Draft 2011 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 reside ntial uses and more intensive (e.g. industrial) land uses. This Plan's polic ies maintain this basic split policy. However, Auburn's downtown area is al so 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 differe nt configurations of city services and facilities and create different co mmunity impacts. The location of different intensities can also assist in establishing the city's character and identity, and can be instrumental in furthering other important goals (protection of critical ar eas, protection against natural hazards, etc.). Policy established by the 1969 Comprehens ive Plan assumed that the city would eventually be completely urban in character and the City's approach to developing its service delivery syst em was driven by this assumption. At that time no City policy or program addressed agricultu ral 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 designa tes 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 wh ich 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 empl oyment centers and other regionally oriented land uses from ar eas 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 proj ects should be reserved, for the most part, for uses whic h support Auburn's role as a regional employment and commer cial center (to be known as the Region Serving Area -- See Map 3.2).
Land Use Page 3-11 Amended 20 10 Draft 2011 LU-4 Areas delineated on the Ur ban Form Map (Map 3.2) as the Community Serving Area should be reserved for uses which are local in character or serve local markets. LU-5 Link together regionally significant land uses such as the SuperMall, Green River Comm unity College, Boeing, Emerald Downs, and commercial uses on Auburn Way in a manner that enhances the regional statur e of Auburn while providing services, employment and ta x 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 ar ea that uniquely serves both regional and community needs. Policies: LU-6 The downtown urban center shall be the focal point of the Auburn community. It should incl ude 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 ar eas along the city's periphery and in areas with significant environmental values. Policies: LU-7 The City shall support th e County agricultu ral program in securing the development rights to strategically located parcels, especially along the northern city boundary and at the start of the Upper Green River Valley. LU-8 The City should limit accessible City utility systems into the Upper Green Valley, and shall limit density, thus preserving the character of the area and en couraging continued cultivation on these properties.
Land Use Page 3-12 Amended 20 10 Draft 2011 LU-9 The City shall protect Coal Creek Springs by: 1) limiting density to less than one resident ial unit per four acres within the area tributary to the Coal Creek Springs Watershed and by 2) designating a Special Pla nning 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 fac ilities into the area if it will promote urban development. LU-11 The City shall consider the impacts of new development activities on resources (including agricultural resource lands, cultural resources, forest resour ce lands, and mineral resource areas (Map 9.4)), the environment and natural resources (particularly critical areas, wildlife habitats and water quality) as part of its environmental review process. Objective 6.4 Maintain low-density “u rban separators” areas which protect environmentally sensitive areas and cr eate open space corridors within and between urban areas, consistent with the King County Countywide Planning Policies. Policy: LU-12 The City shall maintain urban separators in the Lea Hill area as designated by King County. Residential Development Within most communities, a range of housing densities is allowed to provide a variety of housing opportuni ties. The wider the range, the greater the opportunity for individuals to find housing relative to their particular needs, affordab ility 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 th e region, however, Auburn has remained relatively affordable to the average family. This Plan provides that the City s hould seek to restore the traditional character of the community by encour aging preservation and development of housing that is suitable to the rete ntion and attraction of families within the community. This would be best accomplished by focusing multi-
Land Use Page 3-13 Amended 20 10 Draft 2011 family development in the urban center, protecting the residential character of existing single family neighborhoods and promoting the development of new neighborhoods of single family homes. Consequently, residential land use po licies will emphasize the creation and preservation of single family neig hborhoods, while still encouraging the development of other housing types for those who need or want them. GOAL 7. RESIDENTIAL DEVELOPMENT To emphasize housing development at singl e 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. Objective 7.1. To establish a system of residential densities that accommodates a range of housing choices appropriate for the city. Policies: LU-13 The City should promote the provision, preservation and maintenance of adequate housing for the city's residents by encouraging a balanced mix of housing types and values appropriate to the income levels and lifestyles of area residents. Auburn has always been willing to accept its "fair share" of low and moderate cost housing opportunities. However, this has translated into a great disparity in Puget Sound communities with cities such as Auburn receiving more of these types of housing than other comparable communities. This has had impacts in terms of the costs of meeting human service needs as well as some poorly maintained multifamily properties which have caused a variety of problems. Auburn will work to insure that housing units are equitably distributed across the region in terms of both physical location and cost. LU-14 Residential densities in areas designated "residential conservancy", which represent ar eas that have environmental constraints or which promote prot ection of City water sources, should be no greater than 1 dwel ling unit per 4 acres until such time public facilities are availabl e. Where it is found through a land use approval process to be supportive of the purpose of the “residential conservancy” designation, where it does not substantially adversely impact the surrounding residential community and demonstrates compliance to development
Land Use Page 3-14 Amended 20 10 Draft 2011 standards specified in the zoni ng code, agricultural uses and limited commercial uses in support of agricultural uses may be allowed with appropriate environmental protection. LU-15 The area designated “residen tial 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 rura l lifestyle gene rally includes allowance of farm animals, streets not urban in character (e.g. no sidewalks, street lights only at intersections ), and limited agricultural type uses. The “residential conservancy” also allows appropriate-scale commer cial activity in support of agricultural uses where it is found through a land use approval process to be supportive of the purpose of the “residential conservancy” designation, where it does not substantially adversely impact the surrounding residential community and demonstrates compliance to development standards specified in the zoning code. LU-16 Residential densities within designated “urban separators” should be no greater than 1 dw elling unit per acr e. Clustering of allowed density onto a portion of a site should be favorably considered. LU-17 Residential densities in ar eas 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 s hould be permitted to allow increased densities. The bulk of the single family residential community should be developed at a density of between 4 and 7 dwelling units per net acre. Increased density is achievable through flexible development standa rds, 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 generall y decrease with proximity to single family areas. Multiple family densities may exceed 20 units per acre provided they are within walking distance of1/4 mile from regional transit fa cilities 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.
Land Use Page 3-15 Amended 20 10 Draft 2011 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 de velopment of new single family homes. Policies: LU-19 In applying the land use designations of the Comprehensive Plan, first consideration shall be given to designating an area for single family residential use. LU-20 Most of the undeveloped areas of the Community Serving Area of the city (see Map 3.2) shall be reserved for single family dwellings. The ability to buffer the area from incompatible land uses and heavily traveled arterials or highways should be considered in designating cu rrently undeveloped areas for future single family use. Such buffering can be accomplished by taking advantage of topographic variations and other natural features, requiring expanded se tbacks along arterials, by orienting lots and houses away from arterials, by designating moderate density multiple family areas as transitional areas, and by other means. Objective 7.3. To promote the developmen t of quality single family neighborhoods which relate the design and types of re sidential areas to important natural and manmade features. Policies: LU-21 Residential development s hould 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 ne ighborhoods should be governed by development standards which allow some flexibility. Flexibility should be considered to encourage compact urban development, to provide protection of critical areas and resource lands (including, but not limited to, agricultural resource lands, cultural resour ces, forest resource lands, mineral resource areas (Map 9.4) hillsides or wetlands), and to facilitate non-motorized transpor tation. Increased density is
Land Use Page 3-16 Amended 20 10 Draft 2011 achievable through flexible develo pment standards, if certain criteria are met, as estab lished in city code. LU-24 The development of residen tial areas should recognize the importance of community and public facilities in developing a sense of neighborhood and community. LU-25 Residential development of s horeline areas shall be in accord with the City's Shoreline Management Program and should provide for the retention of public access to these areas. Special care should be taken in the design of residential areas in shoreline areas to reduce the potential conflict between residential use and public access. LU-26 Emphasis shall be placed upon the manner in which the recreational needs of the resident s shall be met in the approval of any residential development. LU-27 Any change from the reside ntial conservancy designation shall be to a single family designati on. Single family residential areas should also be used to bu ffer rural areas from other urban uses. LU-28 Areas abutting major arterial s should be carefully planned to avoid potential conflict between the development of the arterial and single family uses. Single family uses in such areas should be platted in a manner which or ients the units away from the arterial. Where such orientati on 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 resi dential areas and arterials should be provided. In area s 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 separate incompatible land uses and densities.
Land Use Page 3-17 Amended 20 10 Draft 2011 LU-30 Development design should use open spaces, including parks, to separate incompatible uses. LU-31 Development codes shall be modified to allow the City to require that landscaped buffers, natural area preservation or other measures are utilized to separate new residential developments from incompatible uses and major streets. These buffers should permit access between the residential area and the major street by pedestrians and bicyclists. Multiple Family Housing The escalating gap between the costs of housing and the ability to pay rental or mortgage prices has increased the demand for multi-family units. Unfortunately, it is clear that the development of multiple family dwellings in single family areas has cr eated an adverse reaction. The level of conflict between single family neighborhoods and multiple family dwellings must be reduced. Since much of this reaction is related to the design of these structures , design standards could substantially reduce this problem for new construction. Objective 7.5. To meet the need for multiple family dwellings while avoiding conflict with single family residential areas. Policies: LU-32 In considering where future higher density development should locate, priority shall be given to designated Special Planning Areas (where such use can be ba lanced and planned with single family areas), the Downtown a nd areas with high levels of transit service. LU-33 Unless required for other purposes, the need for new higher density developments shall be based on local need for such units and should not substantially exceed a fair regional share of such housing. LU-34 Multiple-family developments should be located functionally convenient to the necessary s upporting facilities including utilities, arterials, park s, transit service, etc. LU-35 Design codes and guidelines are developed for multifamily housing to ensure high quality design and compatibility with surrounding development. These standards should be reviewed
Land Use Page 3-18 Amended 20 10 Draft 2011 periodically to remain consis tent with planning trends and market demands. LU-36 Multiple family dwellings shall not be permitted as a matter of right in single family residen tial districts, but should be permitted only where necessary to remove potential blight, to buffer single family uses from incompatible uses or activities, or to allow effective use of vacant areas. Standards for such siting should provide for design re view to ensure compatibility and provide that the density of development is consistent with the density of the adjoin ing single family uses. LU-37 Siting of moderate density un its shall be encouraged as a buffer between single family areas and more intense uses. Such buffering is appropriate along arte rials 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 redu ce potential conflicts and to en-sure buffering of uses. Higher density units are not to be considered such a buffer. LU-38 Higher density developments or larger scale multiple family developments should be limited to residential areas where they can be developed as a unit with the necessary supporting facilities. Such development sh all provide adequate access by developed arterials with minimal potential to generate traffic through single family areas. Extensive buffering measures shall be required where such areas adjoin single family residential areas. Care should be exercised to avoid creating barriers to pedestrian and bicycle movement. Where feasible, new multiple family development should be planned in conjunction with single fam ily and moderate density development. Manufactured Homes Manufactured homes provide affordable housing to many Auburn residents. In many cases, they provi de the opportunity of home ownership to households which cannot afford to purchase more traditional types of housing. However, poorly designe d, high density manufactured home parks can raise the same issues that multiple family developments pose.
Land Use Page 3-19 Amended 20 10 Draft 2011 Careful design and placement of manuf actured housing in parks especially with appropriate landscaping, can grea tly reduce problems associated with such development. This Plan's policies continue to rec ognize the benefits that manufactured homes can have on housing affordabilit y. Improved codes requiring high standards for the design and siting of manufactured home parks and units on individual lots s hould be implemented. Objective 7.6 To continue to allow manufactur ed homes as an affordable form of home ownership, provided that such devel opments are carried out in a manner which supports rather than detracts from the quality of the community and adjacent uses. Policies: LU-39 The siting of new manufactured home parks shall be subject to the same policies applicable to high density residential development. Manufactured home park densities should not exceed 8 units per acre. New manufactured home parks shall be bordered or contained by physic al features, or planned and designed as part of a larger development incorporating other housing types in a manner which limits further manufactured home park expansion into adjacent areas. LU-40 Manufactured homes shall be permitted on single family lots provided that they are sited a nd constructed in a manner which would blend with adjacent homes . Manufactured homes must be new units, meet minimum di mensional standards (double wide) and be placed on permanent foundations, consistent with State law. Moderate and High Income Housing The City wants to increase the amo unt of housing oriented toward those with moderate and high incomes. A jurisdiction typically encourages a type of development by providing in centives which lower the cost of producing that development type, thereby increasing its potential profitability. With the limited financial resources available to municipalities it is difficu lt to justify financial incentives to increase the profitability of th e 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 nu mber of houses produced.
Land Use Page 3-20 Amended 20 10 Draft 2011 Potential solutions to this issue need to address the demand side of the market rather than the supply. The market will provide these types of housing if there is sufficient demand for it within the city. Auburn can increase the demand for housing by those with moderate and higher incomes by improving its image with in the region and making itself known as a desirable place to live. A comprehensive approach to increasing the demand for moderate and high income housing is through the implementation of this comprehens ive plan. By building a community with parks and open spaces, job oppor tunities, high environmental quality, and abundant supportive services in cluding commuter rail, Auburn will create for itself a more desirable im age 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 Aubu rn obtains its "fair share" of high end single family housing. This does not represent a decrease in Aubur n's commitment to maintaining the majority of its housing stock as housing affordable to middle income households. Neighborhood Quality Auburn's existing stable residentia l neighborhoods form an important component of the community's characte r. 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 re sidential neighborhoods. Policies LU-42 Regulatory decisions in al l residential ne ighborhoods shall result in maintenance or e nhancement of the neighborhood’s residential character. a. The location of uses other than those perm itted outright shall only be allowed as specified in this comprehensive plan and in the zoning code. b. Approval of any non-residentia l land use shall occur only after a public hearing process.
Land Use Page 3-21 Amended 20 10 Draft 2011 c. The City recognizes the important role th at public facilities (such as sidewalks, neighbor hood parks and elementary schools) and limited scale qua si-public uses (such as smaller churches and daycare centers) play in maintaining viable residential neighborhoods. d. Single family detached resi dential neighborhoods should be protected from intrusion by non -residential or large scale multi-family uses. LU-43 The City shall seek to abat e existing incompatible uses in residential neighborhoods. Mi neral extraction operations within mineral resource ar eas (Map 9.4) operating in compliance with the conditions of their permit are not incompatible uses. LU-44 Home occupations in resi dential neighborhoods shall be permitted only if they comply with performance standards that ensure compatibility with adjacent residential uses. LU-45 Limited agricultural uses and commercial uses (such as daycare centers) may be permitted as a principal use, but only under appropriate conditions, by m eans of conditional use or administrative use permits when landscaping and design features can be us ed to minimize impacts on surrounding uses and the site is: a. Along the border of re sidential neighborhoods; or b. In specific areas where site specific conditions may limit the use of the site for residential uses; or c. Along arterials transecti ng residential neighborhoods. LU-46 Development standards and re gulations for residential areas should avoid unnecessary barriers to the renovation and improvement of homes in established neighborhoods built to previous standards. LU-47 The City should give special attention to improving the quality of low income neighborhoods and seek to implement programs which encourage rehabilitation of deteriorating structures and facilities in such neighborhoods. (Guidance for this policy is provided by the City's annual Block Grant Program Plan.)
Land Use Page 3-22 Amended 20 10 Draft 2011 Objective 8.2 To provide for the orderly transi tion to other uses of older residential areas that are no longer viable. Policies: LU-48 The management of areas in transition from existing residences to a planned non-residential use, should balance the needs of existing residents with the n eed 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 fo r continued single family use. Commercial Development Commercial land development provides needed services and jobs to Auburn and regional residents and vi sitors. Further, it is a major component of Auburn's tax base through the sales tax and property taxes it generates. There are several different types of commercial land, each providing different types of services and jobs . The discussion and policies that follow recognize the importance of each of these types of commercial development and the important role that they play. GOAL 9. COMMERCIAL DEVELOPMENT To maintain and establish a variety of commercial environments which provide the full range of commercial se rvices to the community and region in a manner which reduces conflicts between different types of commercial services and other uses. Neighborhood Commercial Small commercial centers within or adjacent to residential neighborhoods serve a useful function in providi ng 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
Land Use Page 3-23 Amended 20 10 Draft 2011 ensuring adequate access to these cente rs from the adjacent neighborhood. However, these commercial areas can also adversely affect a neighborhood by generating traffi c and land use conflicts. Due largely to the extensive comme rcialization of Auburn Way and the north/south orientation of the de veloped portions of Auburn, few residential neighborhoods within the ci ty lie more than several blocks from a commercial area. Significa nt outlying commercial centers have also been developed, so that th e currently developed residential neighborhoods are adequately served. However, future large scale residential developments will cr eate a need for new small-scale commercial centers. This Plan's policy toward neighborhood commercial centers balances needs for shopping convenience with th e protection of residential neighborhoods, and seeks to limit the development of new inappropriate commercial strips. Objective 9.1. To provide for the convenien ce commercial needs of residential areas, while protecting existing and future residential neighborhoods from the disruptive effects of commercial intrusions. Policies: LU-51 Existing neighborhood oriented commercial centers should be identified and designated. Commercial uses within these centers should be limited to those having primary market areas considerably smaller than the entire community. LU-52 Designated neighborhood co mmercial centers should be prevented from spreading along th e arterials that serve them. LU-53 A prime consideration in permitting the expansion of existing neighborhood commercial areas shall be the ability to adequately buffer any nearby residences from disruptive impacts. LU-54 In some instances of existing neighborhood commercial centers, a transition zone of mode rate 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 inte grated into the overall area development plan so as to minimize traffic and land use conflicts. Commercial uses shou ld be limited to those having
Land Use Page 3-24 Amended 20 10 Draft 2011 primary market areas approximate ly the size of the special planning area. LU-56 Consideration should be given to providing adequate access to neighborhood commercial development by non-motorized modes such as walking and biki ng. Barriers to these modes such as walls and fences shoul d be removed when possible and shall be avoided in new development. Mixed Use Centers Commercial centers at times can through a proper mix of uses be integrated with residen tial components. These mi x use centers serve in providing convenient services, alternative living environments, and efficient use of both land and infrastructure. Objective 9.2 To provide where appropriate mixed use of commercial and residential development designed to assure compatibility of uses inside the commercial center and adjacent residential neighborhoods Policy: LU- 57 Mixed-use developments with both commercial and residential components are encouraged in Light Commercial centers. These developments should include primarily retail stores and offices designed to provide c onvenient shopping and other services for nearby residents. Industrial and heavy commercial uses should be excluded. Design features of mixed-use de velopments should include the integration of the retail and/or office uses and residential units within the same building or on the same parcel. Ground level spaces should be built and used predominately to accommodate retail and office uses. Off-str eet 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 s hould be reviewed and amended periodically to be consistent with current planning trends and market demands.
Land Use Page 3-25 Amended 20 10 Draft 2011 Highway Commercial While commercial uses along arterial s (often called "strip commercial" development) provide important serv ices to community residents, the proliferation of commercial uses al ong arterials raises several land use planning issues. On the negative si de, strip commercial development creates traffic flow problems and conflic t with adjacent land uses. Due to their "linear" nature, commercial st rips result in a maximum area of contact between commercial uses and ot her land uses resu lting in a high potential for land use conflicts. Poor visual character due to excessive signage and architectural styles desi gned to attract atte ntion instead of promoting a sense of community is an additional concern. Pedestrian shopping is made difficult, resulting in greater ge neration of automobile traffic, and large fields of asphalt parking lots are needed to accommodate single purpose vehicle trips. Despite the problems associated with commercial development along arterials, many such locations are ofte n quite unsuitable for other uses, due to the impacts associated with h eavy traffic volumes. Also, many commercial uses thrive at such lo cations due to high visibility and accessibility. The Plan seeks to manage existing arterial commercial areas to take advantage of the accessibi lity they provide, while minimizing traffic and land use conflicts and improving their visual appearance through an enhanced design review pr ocess and development standards. Objective 9.3. To encourage the appropriate use of areas adjacent to heavily traveled arterials while minimizing land use and traffic conflicts by: •1. Managing the continued commerci al development of existing commercial arterials in a manner wh ich minimizes traffic and land use conflicts. •2. Conserving residential qualities alon g heavily traveled arterials which are not yet commercialized, by rest ricting commercial development to types which provide an appropriate buffer. 3. Protecting existing, viable reside ntial areas along lesser-traveled arterials, from commercial development. 4. Concentrate population and employment growth within the seven key economic development strategy areas within the City identified as follows: • Auburn Way North Corridor
Land Use Page 3-26 Amended 20 10 Draft 2011 • Auburn Way South Corridor • Urban Center • Auburn Environmental Park and Green Zone • 15 th Street SW/C Street SW/West Valley Highway/Supermall • A Street SE Corridor • SE 312 th Street/124 th Avenue SE Corridor • M Street SE between Auburn Wa y North and Auburn Way South. Policies: LU-58 The City shall identify has identified those existing commercial arterials that are appropriate for continued general (heavy) commercial development and employment grow th as well as a concentration of population growt h. These areas are identified as the seven economic developmen t strategy areas as identified under Objective 9.3. Sub-area plans for these strategy areas should be developed. , and those arterials that are appropriate for continued or future limited (i.e. profes s ional office type) commercial development . LU-59 The City shall review its stan dards relating to the number, size and location of driveways to ensu re consistency with goals and policies relating to arterial commercial development. LU-60 The City shall encour age the grouping of individual commercial enterprises along comme rcial arterials to promote the sharing of parking areas, access drives and signs. Such grouping can be encouraged thr ough land division regulations, sign regulations and development standards. LU-61 Moderate density multiple family residential development shall be used to buffer general (h eavy) commercial arterial development from single family development. Extensive screening and landscaping shall be used to buffer general commercial uses from multiple family uses. However, the placement of walls and fences and site designs which prevent easy access by bicyclists and pe destrians should be avoided. LU-62 Arterials experiencing st rong pressure for commercial development, but not yet committed to general (heavy) commercial uses, shall be designated for mixed light use commercial and moderate high density multi-family uses. Development regulations should encourage the development of professional office and similar uses and small scale multiple family housing, with development and design standards
Land Use Page 3-27 Amended 20 10 Draft 2011 carefully drawn to ensure preservation of a quality living environment in adjacent neighborhoods. Development regulations could also allow other light commercial and higher density multi -family housing, subject to an extensive public review, and possibly a design review pro cess. LU-63 Residential arterials havi ng 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 appropria te locations for churches and other religious institutions, or moderate density multiple family uses. LU-64 Newly developed arterials sh all incorporate design features, and development of adjacent land shall be managed such that creation of new commercial stri ps is avoided. Land division regulations shall result in si ngle family residences being oriented away from the arterial, with access provided by a non-arterial street. LU-65 Commercial strip development a A long the Auburn Way South Corridor, employment and population growth should be limited to north of the R Street SE overpass. LU-66 The City should develop de sign standards and guidelines for development along arterials to im prove 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 consum ers from long distances. During the Mall's development review, a number of issues were raised. Included in these issues were th e impacts of the SuperMall on Auburn downtown and the possibility of co mmercial sprawl around the SuperMall that would exacerbate impacts to the downtown and traffic around the SuperMall. Since that time, several factors have changed. Auburn’s downtown, as a designated urban center, has devel oped a more specific vision for the community. Also, it is not expected that the SuperMall will develop to its maximum square footage and retail co mmercial uses have become a more important local government revenue source.
Land Use Page 3-28 Amended 20 10 Draft 2011 The City should continue its commitm ent to the SuperMall’s development as a regional attraction, and take adva ntage of the SuperMall’s presence to complement strategies related to dow ntown preservation and development. Objective 9.4. To capture the retail market of customers visiting the SuperMall and strengthen Auburn's role as a majo r retail commercial center for the region. Policies: LU-67 Support commercial development around the SuperMall that complements its role as a regional shopping center as well as future redevelopment that c ould include high density housing . LU-68 The City will oppose the de velopment 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 shall continue to recognize and support the development of downtown Aubur n as a focal point of the Auburn community. Downtown Auburn Downtowns have historically served as the business, cultural and governmental focal points of their communities. In many communities (like Auburn) this role has been challenged by new shopping patterns focused on regional malls and commerci al 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 elemen t of the City's identity. In May 2001, the Auburn City C ouncil adopted the Auburn Downtown Plan. The Auburn Downtown Plan is the City’s updated strategy to continue its downtown revitalization effo rts consistent with State, regional and local growth management planning concepts and strategies. The Auburn Downtown Plan, and this Pla n, provides that Downtown Auburn should remain the commercial, cultural and governmental focal point for the community. Efforts to enhance this function for Downtown Auburn are strongly supported. The Auburn Downtown Plan is ba sed on implementing policies and strategies through partnerships and i nnovative techniques. The City, the
Land Use Page 3-29 Amended 20 10 Draft 2011 downtown business community and memb ers of the community at-large will need to work closely together to maintain and upgrad e the quality of the downtown working, living and shopping environment. Part of the impetus for developing ne w strategies to approach downtown revitalization is the development of the Sound Transit Commuter Rail Transit Station. The Auburn Downtown Plan seeks to build on the excitement and energy resulting from public investment in the Transit Station and in other public investme nts such as the Third Street Grade Separation project. The Auburn Downtown Plan envisions downtown as an urban center. Designation as an urban center wa s 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 site s that do not result in an increase in impervious surface; -Lower level of service for tr ansportation faci lities; and, -Reduction in the off-street parking requirements compared to other areas in the city. • Encourages non-motorized pedestri an and bicycle connections and linkages to and within the urban center area. • Encourages protection of histor ic assets and resources from redevelopment activities. • Identifies potential catalyst projec ts and sites to spur development activity in the downtown and be tter focus redevelopment and marketing efforts. • Encourages more residential de velopment downtown and also 24-hour type uses and nighttime activity. • Seeks to remove undesirable la nd uses and other blighting influences in the downtown area. • Promotes street improvements and enhancements to improve access and the visual qualities of the streetscape. In early 2007, the City esta blished a new zoning distri ct for the majority of downtown, the Downtown Urban Cent er (DUC) district. Unlike other zones, this district allows all ty pes 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
Land Use Page 3-30 Amended 20 10 Draft 2011 intensity of use. The DUC zone also features relaxed parking standards from those found in other zone distri cts and by reference, adopted Design Standards to ensure a high quality of development in the downtown area. GOAL 10 DOWNTOWN To encourage development and redeve lopment within Downtown Auburn which reflects its unique character as the community's historic center, that is consistent with the Auburn Down town Plan’s vision for Downtown Auburn as an urban center with in King County and the Puget Sound region. Objective 10.1 To preserve and enhance the role of downtown Auburn as the focal point of the Auburn community for business, governmental and cultural activities. Policies: LU-71 For the purpose of implem enting the goal and policies for downtown Auburn, "downtown" sha ll generally be considered that area bounded on the south by Highway 18; on the east by "F" Street; on the north by Park Avenue (extended); and on the west by the Union Pacific tracks. (See Map 3.3) LU-72 Auburn’s urban center/regiona l 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 stra tegies of the Auburn Downtown Plan to support development of Auburn’s urban center. LU-74 Encourage the attainment of urban center growth forecasts through implementation of higher intensity development to achieve the efficient use of land. LU-75 Downtown shall continue to be recognized as the business, governmental and cultural focal point of the community. A diversity of uses including multifamily residential should be encouraged to maintain a vibrant, active and competitive center for the City of Auburn. LU76 The City should continue to support the development and rehabilitation of multiple family housing in the Downtown, as part of mixed use projects.
Land Use Page 3-31 Amended 20 10 Draft 2011 LU-77 The City shall maintain an ongoing downtown planning and action program involving the downtown business community and other interested groups. This activity should be guided by this Plan and the Auburn Downtown Plan. LU-78 The City shall continue to gi ve priority consideration to the maintenance and improvement of pu blic facilities and services in the downtown area. Downtown Land Uses Objective 10.2 To recognize areas within the downtown that have id entifiable characters and uses. LU-79 The area north of First Street North, west of Auburn Avenue, south of Fifth Street North and east of the Burlington Northern tracks should be designated and managed as a medical and professional services area. New heavy commercial and industrial uses should be pr ohibited and existing ones amortized. Commercial us es 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 front age) shall be designated for mixed residential and commercial uses. LU-81 The area lying generally be tween 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 w ithin 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. LU-8 2.A3 The area lying generally south of East Main Stre et and east of the Justice Center shall be maintained as a single family residential area. Downtown Urban Design Objective 10.2: To ensure th at all new development and re development in the downtown reflect the unique character of the area.
Land Use Page 3-32 Amended 20 10 Draft 2011 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 co mprised of a mixture of uses consistent with the area's role as the focal point of the community. These uses shall be primarily "people-oriented" as opposed to "automobile-oriented", and shall include commercial, medical, government al, 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 us e vehicle trips (suc h as fast food restaurants and drive-through windows). Downtown Transportation Objective 10.3: To emphasize pedestrian tr affic and transit usage in the downtown. LU-86 Emphasis should be given to enhancing pedestrian linkages between the Hospital area, the Main Street retail core, the Performing Arts Center, th e 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 pa st efforts to improve pedestrian amenities, through public improvements, sign regulations and development standards. The ma intenance of public and private improvements should be given priority commensurate with downtown's role as the focal point of the community. LU-88 The City shall work with transit providers to increase the availability and effectiveness of transit in downtown and between downtown, other commercial and employment areas, residential areas, and th e region at large. LU-89 As regional transportation pr ograms such as commuter rail are implemented, the City will strive to ensure that the downtown is a beneficiary.
Land Use Page 3-33 Amended 20 10 Draft 2011 Downtown Parking Objective 10.4: To develop a parking progr am for the downtown which recognizes the area's historic pedestrian character, while providing sufficient parking for customers of all businesses, residents, and commuters. LU-90 A strong Downtown shall be encouraged through improved parking, circulation, and the gr ouping of busine ss outlets and governmental services. Parking standards should be developed which recognize the unique na ture of downtown parking demand. The City should work with the business community in public/private partnerships to develop a coordinated and effective approach to providing adequate parking and circulation. LU-91 A strong Downtown shall be encouraged through improved parking, circulation, and groupi ng of business outlets and governmental services. The de velopment of public parking lots to serve the downtown should be guided by a Downtown Parking Plan. LU-92 The City views adequate pa rking in the downtown area as a critical step in implementing the downtown policies and the rehabilitation policies of this Plan. All business in the downtown area will be hindered if adequate parking is not available. However, parking ne eds coupled with rehabilitation needs in the downtown area require special policies: a. Some flexibility in the general parking requirements of the City may be necessary to accommodate reuse of existing buildings and to accommodate new development. Such flexibility should be directed at seeking to pool parking resources through the formation of a Downtown parking LID when such parking cannot be provided by the business or through shared parking agreements. b. Since rigid parking requirements will interfere with redevelopment of downtown, an d the pattern of existing development restricts the amount of parking available, public development of parki ng in the downtown area is appropriate.
Land Use Page 3-34 Amended 20 10 Draft 2011 c. A comprehensive study of th e parking needs of downtown should be made to determine the most efficient method of meeting the unique parking demands of the area. d. Parking policy for the downtown needs to balance the impact of parking on downtow n's pedestrian character, economic development and transit usage. Downtown Redevelopment Objective 10.5: To work with all interested groups on revi talizing the Downtown area. LU-93 The City of Auburn should st rive to maintain active working relationships with the Auburn Downtown Association, the Chamber of Commerce and othe r groups whose goal is the revitalization of downtown. The City will seek to become a partner with these and othe r groups, where feasible, in public/private partnerships that further the goal of downtown revitalization. LU-94 The City shall continue to support legislation to improve fiscal leverage in urban rehabilitation programs. LU-95 The City shall continue to support the redevelopment efforts of the private sector in the downtown area. Industrial Development Auburn's industrial land and the devel opment that it supports accounts for a significant percentage of the City's tax base. It also provides a large number of jobs to both city and regional residents. Good industrial land is a limited resource and should be fully utilized to maximize its potential benefits. Industrial development typically utilizes extensive amounts of land and is typically located near majo r transportation facilities. For these reasons, industrial activities are often quite visible. For people traveling on SR167, industrial development is th e primary view they have of Auburn. Streamlined Sales Ta x legislation change s the tax structure within the state and has specific consequenc es for industrial, warehouse and distribution cit ies such as Auburn. In response to the State’s consideration of such legislation, the Auburn City Council approved Resolution No. 3782 in November 2004 . The Washington State Legislature passed Substitute Senate Bill 5089 on March 22, 2007 that became effective on July 1, 2008 that changed Washington’s sales tax collection system from an origin-based system for local retail sales tax to a destination-based
Land Use Page 3-35 Amended 20 10 Draft 2011 system. Previously, Washington retaile rs collected local sales tax based on the jurisdiction from which a pro duct was shipped or delivered - the "origin" of the sale. Presently, they must collect based on the destination of the shipment or delivery - the "d estination" of the sale. Destination-based sales tax applies only to businesses that ship or deliver the goods they sell to locations within Wash ington. Under the destination based system, if a retailer delivers or ships merchandise to a buyer in Washington State, the sales tax is collected based on the rate at the location where the buyer receives or takes possession of the merchandise. The destination based system has shifte d the distribution of local sales tax around the state. As a result of this legislation, the City of Auburn has experienced a net loss in sales ta x revenue totaling approximately $2 million annually due to the large pres ence of warehousing and distribution uses in the City. While the City has b een a recipient of sales tax mitigation payments from the State of Washington that has served to offset these losses, the continued availability of these payments is not certain due to current and future State budget issues. The City’s land use strategies are de pendent upon the City being able to continue a strong public investment progr am in infrastructure and services. The City’s ability to continue this public investment is contingent upon maintaining solvent public revenue str eams, particularly sales tax. Sales tax comprises the largest source of monies to the City’s General Fund, approximately 30 percent in 2010. The C ity anticipates that current and long-term fiscal challenges facing the State of Washington will likely results in the dissolution of the current sales tax revenue mitigation program. The eventual loss of the aforementioned sales tax revenue will directly and adversely affect the C ity’s ability to adequately fund the capital infrastructure and services n ecessary to support th e realization of the City’s land use plans. This is esp ecially applicable to industrial areas supporting warehouse and distribution cen ters that are or igin based in nature. In November 2004, the City Council approved Resolution No. 3782 that outlines an approach and actions the City will take related to land use planning, zoning and other matters in the event a streamlined sales tax proposal or other similar proposals th at change the tax structure are adopted. Included in this re solution 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. To ensure the City’s long-term ability to invest in public infrastructure and services remains viable, the City must pursue implementation of policies that reprioritize current and land uses in its industrial zones away from
Land Use Page 3-36 Amended 20 10 Draft 2011 distribution and warehouse uses. The C ity believes that manufacturing and industrial land uses should over time largely replace warehouse and distribution land uses currently existi ng in the City and that any future warehouse and distribution uses should be anciliary to and necessary for the conduct of manufacturing and i ndustrial uses. Ma nufacturing and industrial uses are more appropriate and beneficial through higher and better use of the land, enhanced empl oyment densities, increased property tax revenues and potential on-site sale s tax revenue generation for receipt of materials and other goods and servic es. In addition, the City believes that there may be certain areas of the City largely populated by existing warehouse and distribution uses that b ecause of their direct proximity to existing commercial zoning district and uses may be more appropriate for conversion to sales tax produc ing commercial retail uses. GOAL 11. INDUSTRIAL DEVELOPMENT To provide for, establish and maintain a balance of industrial uses that respond to local and regional needs a nd enhance the city's image through optimal siting and location, taking into consideration tax policy impacts of streamlined sales tax and/or other similar legislation. Type of Industrial Uses There is a wide variety of possible i ndustrial uses that could be sited in Auburn. As with the mix of residen tial uses, the mix of industry also affects the image of the city. The regi onal 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 Highw ay 167 where there is an almost unending view of high-bay warehouse buildings. Different types of industr ial areas should be separa ted since some types of industrial activities conflict with other industr ial activities (especially those of a more desirabl e character). Such sepa ration should be based primarily on performance standards. Location of Industrial Uses Before the adoption of the 1986 Comprehe nsive Plan, there had been little separation of various types of industria l uses. At the time, there was no well understood policy basis regarding th e separation of different types of industrial uses and some areas very suitable for high quality light industrial uses were committed to heav ier uses. High visibility corridors developed with a heavier industrial character and established a heavy
Land Use Page 3-37 Amended 20 10 Draft 2011 industry image for the city. The Plan provides clear distinction between different industrial uses. It also re serves areas for li ght industrial uses. Objective 11.1. To create a physical image fo r the city conducive to attracting light industry. Policies: LU-96 Highly visible areas which te nd to establish the image of the city should not be used by heavy industrial uses. LU-97 The City shall promote high quality development of all light industrial and warehouse areas. LU-98 The City shall aggressively seek to abate all potentially blighting influences in industr ial areas, especially in areas visible to regional traffic flows and in areas designated for light industrial uses. Objective 11.2. To establish performance sta ndards appropriate for developing industrial areas. Policies: LU-99 Compatibility among land uses should be enhanced through landscaping, building or ientation and setbacks, traffic control and other measures to re duce potential conflicts. LU-100 All industrial development should incorporate aesthetically pleasing building and site desi gn. The City shall amend its codes and performance standa rds which govern industrial development to implement this policy. a. Procedures shall be establ ished 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 developmen t in heavy industrial areas. c. Unsightly views, such as heavy machinery, service entrances, storage areas, roof top equipment, loading docks, and parking areas should be scr eened from view of adjacent retail, commercial, light industr ial and residential areas and from public streets.
Land Use Page 3-38 Amended 20 10 Draft 2011 LU-101 Needed rights-of-way, on-site and off-site road improvements, and utilities should be assured before development occurs. LU-102 Individual development projects shall provid e the following minimal improvements in accord ance with established City standards: a. Full standard streets and si dewalks in compliance with the Americans with Disabilities Act. b. Adequate off street parking for employees and patrons. c. Landscaping. d. Storm drainage. e. Water. f. Sanitary sewers. g. Controlled and developed access to existing and proposed streets. Objective 11.4. To reserve areas appropr iate for industrial development. Policies: LU-103 Any significant industrial ac tivity shall be limited to the designated Region Serving Area of the city (see Map 3.2). The City recognizes that industrial development's place varying demands on the community's quality of life and service capabilities. In addition to demonstrating a developments’ consistency with Plan policies, applicable land use regulations, and environmental policies, significant industrial development shall be encouraged to provide a balance between service demands and impacts placed on the city's quality of life vs. the local benefits derived from such development. The extent to which industrial development is pr omoted shall also take into consideration tax policy and tax structure impacts upon the City. LU-104 Residential uses in industrial areas shall be allowed in industrial areas that have be en established to promote a business park environment that complements environmental features, and/or if developmen t standards are developed to promote compatibility between residential and other non-residential land uses. LU-105 The grouping of uses which wi ll mutually benefit each other or provide needed services will be encouraged.
Land Use Page 3-39 Amended 20 10 Draft 2011 a. Compatible commercial uses may be permitted in designated industrial areas. b. Planned developments (suc h as "office parks") which provide a mixture of light industrial with supporting commercial uses are encouraged. c. Uses which support industr ial and warehouse activities should be located near those uses. LU-106 Development of designated indu strial sites shall be consistent with applicable environmental standards and policies. LU-107 Land made available for i ndustrial development, and uses allowed in industrial zones, sh all take into consideration impacts of tax policy and tax structure upon the City of Auburn. Objective 11.4. To reserve and protect areas wh ich are highly suitable for light industrial development. Policies: LU-108 Designation of light industria l areas shall have priority over heavier industrial uses. LU-109 Highly visible ar eas (land visible from SR167 or SR18) which tend to establish the image of th e city should not be used by heavy industrial uses. Rather , efforts should be made to develop zoning districts that complement industrial development adjacent to envir onmental features such as the Auburn Environmental Park. Objective 11.5. To identify areas appr opriate for heavy industrial uses. Policies: LU-110 Heavy industrial uses shall be separated from lighter industrial, commercial and residential areas. LU-111 The most appropriate areas for heavy industrial uses are in the central part of the Region Serving Area adjoining the rail lines.
Land Use Page 3-40 Amended 20 10 Draft 2011 LU-112 Heavy industrial uses are appr opriate in the southern portion of the Region Serving Area which is now developed in large scale industrial facilities. LU-113 Heavy industrial uses shall be strictly prohibited from the Community Serving Area of Aubur n (see Map 3.2). The only exception to this general policy shall be the continued heavy industrial use of the area east of "A" Street S.E., as shown by the Comprehensive Plan Map. Objective 11.6. To realize the successful transition of existing warehouse and distribution uses to manufacturing and industrial uses. Policies: LU-114 Existing warehouse and distribut ion uses are not preferred long term land uses in industrial zoni ng districts in the City. Such uses should be transitioned to more beneficial manufacturing and industrial uses. LU-115 To insure the orderly transition of properties currently occupied and used for warehouse and distribution land uses without negatively impacting land values and sale and marketing opportunities the City will not immediately create non-conforming land use designations for the affected properties and will develop and implement a transition plan, This transition plan shall have a maximum 5 year implementation period before existing warehouse an d distribution uses will be designated legal non-conforming uses. LU-116 To assist in the transition from warehouse and distribution uses to manufacturing and industrial uses the City will develop incentives that will support a nd encourage this transition. LU-116 Zoning controls for indus trial zoning districts will be implemented that prohibit new warehouse and distribution land uses in industrial district s and authorize warehouse and distribution functions to support the primary site operations for manufacturing and industrial uses on a limited incidental basis only. LU-117 Zoning controls for industrial districts will be established that and significantly limit the expansion of existing warehouse and distribution land uses to a greater extent than currently
Land Use Page 3-41 Amended 20 10 Draft 2011 provided for under existing provisions for the expansion of non-conforming land uses and buildings. Objective 11.8. To promote and assist in th e creation of new or expanded manufacturing and industrial uses and jobs. Policies: LU-118 Regulatory and financial incentives will be identified and implemented where appropriate to provide increased opportunities and encouragement for the establishment of new or expanded manufacturing and indu strial uses a nd jobs in the City. Objective 11.9. To change zoning designati ons of properties currently utilized for warehouse and distribution uses to sales tax revenue producing land uses. Policies: LU-119 Changes in comprehensive plan and zoning designations should be implemented for specific certain industrially zoned areas of the City that are largely populated by existing warehouse and distribution uses and are located in proximity to existing commercially zoned areas of the City to allow for the conversion of land and buildi ngs to sales tax producing commercial retail uses. Redevelopment and Infill A major goal of the Growth Management Act is to reduce urban sprawl. One way to minimize sprawl is to fu lly develop areas already receiving urban services prior to extending th ese 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 st abilization and revitali zation 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 i nvestment in existing infrastructure. Objective: 12.1 To facilit ate infill development.
Land Use Page 3-42 Amended 20 10 Draft 2011 Policies: LU-1 1 4 20 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 desi gnated areas of the City. LU-1 1 5 21 Reduce the consumption of undeveloped land by facilitating the redevelopment of underutili zed land and infill of vacant parcels whenever possible in th e single family residential, moderate density residential, and high density residential designated areas of the City. LU-1 1 6 22 Explore innovative mechanisms to encourage the more efficient use of land including density bonuses and sale of air rights. LU-1 1 7 23 Identify areas for commercial infill development and focus street and utility systems impr ovements to facilitate their development.
Page 8-1 Amended 2008 Draft 2011 (See pages 8-2 through 8-3 and revised Figure 8.1 for changes related to population and census and pages 8-5 thro ugh 8-8 for changes related to economic development strategy areas.) (See pages 8-5 to 8-6, 8-7 and 8-9 to 8-10 for proposed amendments pertaining to the prioritization of manufacturing and industrial uses). CHAPTER 8 ECONOMIC DEVELOPMENT Introduction Auburn's economic base drives and sh apes the community and region. Auburn residents and the surrounding region benefit from the jobs and services Auburn's economic base offers. Through the payment of sales, property and other taxes, the City of Auburn can fund and provide services and public facilities which Auburn residents demand and/or require. It is clearly in the City's best inte rest to maintain and expand our economic base in unison with implementing all of the goals of this Comprehensive Plan. This section of the plan will help to define the City's goals and policies in this vital area. Issues & Background Historic Trends Historically, a variety of factors ha ve shaped Auburn's economy. At the turn of the 20 th century, the City offered services to support agriculture and the railroads. Downtown offered a full range of services and retail opportunities. In later y ears, automotive sales became a significant factor. As urbanization of the region expanded to include Auburn, the vitality of Downtown Auburn was impacted by new shopping malls located outside the community and by changing retail trends. At the same time, Auburn's importance as the home of large i ndustrial and warehousing operations increased. This same period saw the growth of retail along commercial "strips" such as Auburn Way and 15th Street NW. Large retailers such as
Economic Development Page 8-2 Amended 200 9 Draft 2011 Fred Meyer and many major supermarket chains located in the community. The development of the SuperMall in the 1990’s led to Auburn becoming a major player in the regional reta il market. Auburn shoppers no longer needed to leave the City to visit retail malls for many of their purchases. During that same decade, Emerald Downs and the Muckleshoot Casino also contributed to commercial r ecreation facilities in Auburn and associated employment growth. Today, Auburn provides over 38,000 j obs for residents throughout the region. Auburn has a str ong industrial sector th at includes Boeing, the General Service Administration (G SA) and numerous warehouse and distribution facilities. Auburn Regional Medical Center and the growing medical office community also provide a significant number of jobs. The retail and service sectors are expanding as small businesses are created. . Educational uses such as the Aubur n School District and Green River Community College also add to the area’s employment base. While development has continued th roughout the City, Downtown Auburn remains the heart and soul of the community. With its historical character and pedestrian oriented development pattern, Downtown Auburn reflects many of the qualities being sought by other communities. Given its urban center designation, Auburn Station, and the incentives the City has in place, Downtown Auburn remains poise d for continued revitalization. EMPLOYMENT GROWTH EMPLOYMENT As of 2004, Auburn provides over 38,000 jobs for residents throughout the region. Auburn has a diverse industrial sector that includes Boeing, the General Services Administration (GSA) and numerous warehouse and distribution facilities. Auburn Regional Medical Center and the growing medical office community also provide a significant number of jobs. The retail and service sectors continue to expand as companies locate in Auburn and as small businesses are create d. Educational uses such as the Auburn School District add to the employment base . Between 1995 to 2000, the number of jobs located in Auburn increased 34% compared to an overall increase of 22% throughout the rest of King County. Manufacturing jobs remain the largest category in Auburn, despite the loss of nearly 2,000 manufacturing jobs since 1990. The
Economic Development Page 8-3 Amended 200 9 Draft 2011 remaining job categories all experienced job growth. Retail jobs increased substantially along with jobs in warehousing, transportation, and communication industries. Fi gure 8.1 compares the ty pe of jobs located in Auburn since 199 5 0 . Figure 8.1 Jobs Located in Auburn 1995-2010 Source: Puget Sound Regional Council ; covered employment data . It is expected that Auburn’s employment base will continue to grow into the future. To the year 20 31 22 , the King County Countywide Planning Policies have assigned Auburn's job base to increase by 6,079 19,350 jobs. It should be noted that this number is not a maximum, but the City’s most recent assigned share of future projected growth in the County. Retail Sales Auburn's business community is keeping pace with both Auburn's population growth and its increase in more affluent households. Between 1995 and 2003, retail sales in Auburn increased 59% or roughly 8% per year. As shown in Figure 8.2, Auburn is the sixth la rgest retail center in Pierce and King Counties outside of Tacoma, Seattle and Bellevue.
Economic Development Page 8-4 Amended 200 9 Draft 2011 Figure 8.2 City Retail Sales (Ou tside of Seattle/Tacoma/Bellevue) Yr 1995Rank '95Yr 2003Rank '03 Kent1,507,693,47422,005,340,826 1 Tukwila1,572,309,88211,798,012,039 2 Renton1,117,803,59441,763,639,632 3 Redmond1,345,470,01431,640,192,690 4 Puyallup788,047,83881,474,074,1555 Auburn910,528,89461,450,240,653 6 Kirkland1,032,278,01651,356,322,041 7 Woodinville276,251,793121,356,322,041 8 Federal Way885,908,41471,179,841,030 9 Issaquah473,022,152101,008,655,951 10 Source: State of Washington Department of Revenue Beginning in 1997, retail sales in Auburn began increasing at a rate faster than the rest of King County. In th e Year 2000, retail sales in King County fell whereas sales in Auburn remained steady. At the end of 2002, retail sales continue to remain stea dy and higher than the rest of King County. Figure 8.3 illustrates this comparison between Auburn, King County and Washington State. Figure 8.3 Compariso n of Retail Sales 0%10%20%30%40%50%60%19951996199719981999200020012002 Auburn King County Washington State Source: Washington State Dept of Revenue
Economic Development Page 8-5 Amended 200 9 Draft 2011 STREAMLINED SALES TAX The State of Washington recently a dopted streamlined sales tax (SST) legislation. Prior to SST, sales ta x collection in Washington State was based on the site of origin, rather th an on the site of delivery. Under the SST tax structure, sales tax is collected at the site of delivery rather than from those areas from which they were shipped. This change in tax structure will put Auburn at a disadvan tage and negatively impact its tax revenue. Specifically, Auburn and similar cities have historically invested in infrastructure to support businesses engaged in warehouse and distribution activities that ship goods to othe r destinations. Another concern for Auburn and similar cities that have i nvested in infrastructure include how the debt that has already been extended for such infrastructure will be paid and how the loss of a significant source of revenue will affect bond ratings. Based on the potential passage of SST, the Auburn City Council approved Resolution No. 3782 in November 2004. Resolution No. 3782 outlines an approach and actions the City will take related to land use planning, zoning and other matters in the event a streamlined sales tax proposal or other similar proposals that change the tax structure are adopted. Because of the State of Washingt on’s implementation of sales tax mitigation payments to cities such as Auburn, the impact resulting from streamlined sales tax has been somewhat lessened. However, the continued availability of these payments is not certain due in part to the State’s current and anticipated fiscal challenges. In addition, the amount of payments does not equal th e total loss in revenue to the City. The City’s economic development strategies are dependent upon the City being able to continue a strong public investme nt program in infrastructure and services. The City’s ability to continue this public investment is contingent upon maintaining solvent publ ic revenue streams, pa rticularly sales tax. Sales tax comprises the largest source of monies to the City’s General Fund, approximately 30 percent in 2010. The City anticipates that current and long-term fiscal challenges facing the State of Washington will likely results in the dissolution of the current sales tax revenue mitigation program. The eventual loss of the aforementioned sales tax revenue will directly and adversely affect the C ity’s ability to adequately fund the capital infrastructure and services n ecessary to support th e realization of the City’s economic development strate gies. This is especially applicable
Economic Development Page 8-6 Amended 200 9 Draft 2011 to industrial areas supporting warehous e and distribution centers that are origin based in nature. 2005 ECONOMIC DEVELOPMENT STRATEGIES In 2005 the City of Auburn brought together a focus group of diverse business and community interests that identified several economic development areas within the City. Th e focus group’s effort is reflected in an Economic Development Strategies document that includes strategies and actions needed to af fect necessary change fo r specific strategy areas within the city. Implementation of these strategies is intended to enable the City to achieve the City’s economic development potential. Implementation of actions and strategies in the Economic Development Strategies is appropriate and reflected in various elements of the Auburn Comprehensive Plan. Since the development of the Ec onomic Development Strategies document, additional economic development strategy areas have been identified to include the SE 312 th Street/124 th Avenue SE corridor within the recently annexed portion of Lea H ill and M Street SE between Auburn Way North and Auburn Way South. Goals and Policies ECONOMIC DEVELOPMEN T GOALS AND POLICIES GOAL 17. ECONOMIC DEVELOPMENT To ensure the long-term economic health of the City and the region through a diversified economic base that supports a wide range of employment opportunities for Auburn's residents and those of the region and through the promotion of qua lity industrial and commercial development which matches the aspirations of the community. Objective 9.1. Promote a divers ified economic base capable of withstanding changes in interest rates, inflation, tax structure and market conditions. ED-1 City promotion of new industry shall be directed at attracting business that diversifies the City’s tax base, offers secure, quality employment opportunities, is sensitive to community values and promotes the development of attractive facilities. ED-2 Emerald Downs , the Muckleshoot Casino, and the SuperMall of the Great Northwest offer opportunities for economic diversification that should be optimized by the City.
Economic Development Page 8-7 Amended 200 9 Draft 2011 ED-3 The importance of Downtown Auburn as a unique retail environment and subregional center of commerce should be considered in the City's economic plan. ED-4 The adoption of Streamline Sales Tax (SST) shall constitute an emergency for the purposes of amending the Comprehensive Plan outside of the normal amen dment cycle in order to, among other items, implement the in tent of Auburn City Council Resolution No. 3782, if needed. As a result of the implementation of mitigation payments by the State of Washington, the City has not determined an emergency exists, however, the City reserves the right to make this determination and implement all necessary policies and measures should these mitigation payments cease or other policies, actions or events occur that the City believes constitute an emergency. Objective 9.2. Produce commercial and industria l siting policies which are based on the assessment of local needs and the ava ilability of transportation and other infrastructure required to serve it. ED-5 Development of industrial areas should be based on performance standards appropriate for the site and with appropriate flexibility within those standards to accommodate changing market conditions. ED-6 Revitalize depreciated and/or obsolete commerci al and industrial sites through innovative regulations that re design the site in accordance with modern design standards and industrial/commercial uses. ED-7 Uses which serve regional needs and purposes (such as major industrial plants) must be sepa rated from community serving uses in order to minimize traffic and other conflicts. Objective 9.3. Develop effec tive land use polices and econom ic development strategies that provide long-term and stable empl oyment, increase per capita income and reduce the tax burden of Auburn residents. ED-8 Auburn should continue to pr ovide an economic base not only for the Auburn area but also for the south King County and north Pierce County region. ED-9 Implementation of economic development programs shall be consistent with the policies of this Plan.
Economic Development Page 8-8 Amended 200 9 Draft 2011 ED-10 The City should develop a formal economic development strategy as an element of the Comprehensive Plan to specifically identify the types of businesses most consistent with community aspirations and lay out a program to attract those businesses. a. The City should work coopera tively with other governmental agencies in its economic development efforts, including the Muckleshoot Tribe, King County, Pierce County, the Port and the State. b. The City should implement its economic development strategy through a partnership with the private sector. c. Identified in the 2005 Economic Development Strategies documents are six strategy areas along with two additional strategy areas. These economic development strategy areas are targeted for population and employment growth to meet the City’s 20-year (2031) grow th target. Sub-area plans should be developed for these strategy areas. The economic development strategy areas are as follows: • Auburn Way North Corridor • Auburn Way South Corridor • Urban Center • Auburn Environmental Park and Green Zone • 15 th Street SW/C Street SW/West Valley Highway/Supermall • A Street SE Corridor • SE 312 th Street/124 th Avenue SE Corridor • M Street SE between Auburn Way North and Auburn South ED-11 Ensure that economic development strategies are reviewed regularly in order to be flexible and respond to changes in the market. ED-12 The City should work with the private sector, school districts and Green River Community College to develop programs to provide training. Consideration of sp ecial needs of economically disadvantaged citizens and ne ighborhoods and people with physical impairments and developm ental disabilities should be included in these programs.
Economic Development Page 8-9 Amended 200 9 Draft 2011 ED-13 Support continued development of the Sound Transit Commuter Rail system, as an important means of expanding the City's and the region's economic base. ED-14 City infrastructure plan s and programs should take into consideration economic development plans and programs. ED-15 Implement the recommendati ons of the City’s 2005 Economic Development Strategies brochure including the addition of the SE 312th Street/124 th Avenue SE corridor and M Street SE between Auburn Way North and A uburn Way South. The City’s 20-year housing and employment grow th shall be concentrated to these economic development strategy areas.. ED-16 Warehouse and distribution la nd uses are not a preferred long-term economic development and land use priority for industrial zoned areas in the City due to the loss of sales tax revenue associated with the State’s impl ementation of streamlined sales tax legislation in 2008, no substantiv e contribution to an increase in per capita income for Auburn re sidents, no reduc tion in the tax burden of Auburn residents, low employment densities, lower property values and land use inefficiencies. ED-17 Manufacturing and industrial land uses should be the City’s preferred economic development and land use priority for industrial zoned areas of the City curre ntly dominated by warehouse and distribution land us es. The City should revise current comprehensive policies an d regulations to provide for and require the conversion of ex isting warehouse and distribution land uses to manufacturi ng and industrial land uses. ED-17 To reduce economic impacts resu lting from the redevelopment of properties from warehousing and distribution uses to manufacturing and industrial uses the City should develop and implement a limited term trans ition plan that contains among other things both incentives for conversion and disincentives for not converting. ED-18 To support continued sales ta x revenue growth opportunities in the City, those areas current ly dominated by existing and warehouse land uses that abut ex isting commercial retail areas and could take advantage of this proximity to realize substantive value by changing to commerci al retail uses should be considered for changes in comprehensive plan and zoning
Economic Development Page 8-10 Amended 200 9 Draft 2011 designations that would facilit ate the conversion of these properties to commercial retail land uses. ED-19 Regulatory and financial incen tives will be identified and implemented where appropriate to provide increased opportunities and encouragement for the establishment of new or expanded manufacturing and industria l uses and jobs in the City. Objective 9.4 Maintain an adequate s upply of land to support future economic development and assure the availa bility of economic opportunities for future generations. ED-1 6 20 Economic development programs should be viewed as a way to shape the character of the City's future economy rather than merely respond to market trends as they occur. ED-1 7 21 Land suitable for large scale development in the Region Serving Area of the City should be identified and designated for economic development. a. The integrity of large, con tiguously owned pr operties suitable for industrial use should be c onserved by use of appropriate industrial subdivi sion standards. b. The City should identify and resolve any environmental constraints affecting such land by means of the appropriate environmental review procedur es as early as feasible. c. The need to support such land with the necessary infrastructure should be consider ed in the development of the City's public facility plans. d. Innovative and flexible devel opment regulations should be utilized to enable the development of environmentally constrained sites while prot ecting those characteristics. Objective 9.5 Utilize the City’s unique environmental opportunities and planned infrastructure to build on and support economic development efforts. ED-18 22 Integrate the Auburn Environmenta l Park (AEP) in to the City’s economic development efforts by encouraging compatible high tech businesses to locate in its vicinity. Amend regulations to establish appropriate land uses for that area as well as develop
Economic Development Page 8-11 Amended 200 9 Draft 2011 strategies and incentives to prom ote the area as a “Green Zone” for economic development. ED-19 23 Utilize the future extension of I Street NE as an economic development opportunity. Development of I Street NE should establish it as stand alone corr idor and not a “back side” to Auburn Way North. Conditional use permit applications for commercial uses and nursing ho mes along this corridor and whose impacts can be adequately mitigated should be supported. ED-2 0 4 Use the M Street SE underpass a nd development of M Street SE and R Street SE bypass connection as an opportunity to create and encourage the clustering of complementary business and services in that area.
Page 14-1 Amended 2008 (See pages 14.14 through 14.16 for proposed amendments pertaining to prioritization of manufacturing and industrial uses ) CHAPTER 14 COMPREHENSIVE PLAN MAP Introduction The previous chapters presented the goals, objectives and policies intended to guide Auburn's future physical development. The Comprehensive Plan Map presented in this chapter (Map 14.1) applies those policies to the various areas of the City, by indicating the appropriate locations for various cate gories of land use. The Plan Map should be consulted together with the written policies of this Plan when decisions about land use and public facility development are considered. This chapter also explains the reasoning and intention behind the Plan Map's land use designations. This s hould be useful in developing and applying implementing tools (such as zoning provisions); for interpreting the Plan Map as it applies to specifi c regulatory decisions or development proposals; and in adjusting or am ending the Plan Map when changing conditions or land use markets warrant. Finally, this chapter sets forth some special policies intended to deal with the unique problems or opportunities that exist in certain specific locations within Auburn. These specific policies supplement the general goals, objectives and policies of earlier chapters. Land Use Designations: Plan Map Residential Categories Residential Conservancy Purpose: To protect and preserve natural areas with significant environmental constraints or values fr om urban levels of development and to protect the City’s water sources.
Chapter 14 Page 14-2 Amended 2009 Description: This category should consist primarily of low density residential uses (with densities not exceeding one unit per four acres) in areas with environmental constrai nts and/or areas requiring special protection such as the City’s wate rshed, which is a significant water resource. Examples include the Coal Creek Springs watershed area and low-lying areas along the Green Rive r that are isolated from urban services. From a practical standpoi nt, 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 fu ture. The designation will serve to both protect environmental features and hold areas for higher density development until such time public facilities become available. The area designated “residential conservancy” allows for a lifestyle similar to that of rural areas since the lower density established protects the critical areas such as the City’s Coal Creek Springs watershed. A rural lifestyle generally includes allowance of farm animals, streets not urban in character (e.g. no sidewalks, street lights), and limited agricultural type uses. Compatible Uses: Low density residential uses consistent with protecting the City’s water resources and environmental constraints are appropriate. Low intensity cottage industry appropriate for rural areas may be allowed, subject to review. Various public and quasi-public uses which are consistent with a rural character may be permitted as conditional uses. Resource extractive uses can only be allowed if the basic environmental character of the area is preserved. Those areas with critical areas shall be appropriate for low density residential, with the intent to protect environmentally critical areas from impacts associated with more intensive development. These environmentally critical areas area va lued as a community resource, both for conservation purposes and public enjoyment; provided that the environmentally critical areas area pr otected, low density single family residential use may be appropriate. Criteria for Designation: This designation should be applied to areas with either significant environmental values worthy of protection or to those areas which may pose environmental hazards if developed, such as areas tributary to public water sources. It may also be appropriate, to a limited extent, as a means of delimiting the edge of the City or to areas that are impractical to develop to urban levels until a later time period due to pre-existing development patterns and the absence of public facilities.
Comp. Plan Map Page 14-3 Amended 2009 Considerations Against Applying this Designation: Due to the costs of providing City services to these areas , this designation should be applied sparingly. It should be applied as a means of conserving significant environmental resources, to achieve wa tershed protection and/or to areas where development served by public facilities has been made impractical due to pre-existing use patterns. Appropriate Implementation : The RC (residential conservancy) district will implement this designation. Single Family Purpose: To designate and protect areas for predominantly single family dwellings. Description: This category includes those areas reserved primarily for single family dwellings. Implementi ng regulations should provide for an appropriate range of lot sizes, clustere d and mixed housing types as part of a planned development. Compatible Uses: Single family residences and uses that serve or support residential development, such as schools, daycare centers, churches and parks shall be considered appropriate and may be permitted on a conditional basis. Other public buildings and semi-public uses may be permitted if designed and laid out in a manner which enhances rather than detracts from the residential charact er of the area. In siting such uses, however, special care shall be give n to ensuring adequate parking, landscaping, and traffic circulation with a minimum of conflict with residential uses. Uses which genera te significant traffic (such as large churches) should only locate on devel oped arterials in areas zoned for institutional uses. Intrusion of industrial uses into any of these single family areas shall be prohibited. Only very limited commercial uses such as home occupations or strictly limited appropriate conditional uses can be allowed. Planned developments should be favorably considered in these designations in order to allow optim al flexibility. In providing such flexibility, the emphasis should be on small alley-loaded lot single family development, limited low density multifamily housing and a mixture of types, and design diversity should be sought. Except where conditional use permits have been previously granted, alternate structure types should not exceed more than 40 percent of th e units, and alternative structures should in most cases contain no more than four dwelling units each. However, where substantial offsetting community benefits can be
Chapter 14 Page 14-4 Amended 2009 identified, such alternative structures may be allowed to contain more than three units each. Criteria for Designation: Areas suitable for this designation include those areas designated in goals and polic ies of this Plan as single family areas. Consistent with those policies, areas within the Community Serving Area of the City suitable for this category should be reserved for these uses. This designation should al so be applied to areas adjacent to lower density residential plan designations. Considerations Against Applying this Designation: This designation would not be generally appropriate (although exceptions may exist) in the following areas: 1. Areas with high volumes of through traffic. 2. Areas developed in or more appropriate under the Plan policies for another use. 3. Areas within the Region Serving Area of the City. Appropriate Implementation: Three zones may be used to implement this category: 1) R-1: Permits one dwelling unit per net acre. This zone is primarily applied to areas designated as urban separators under the King County Countywide Planning Policies where rezones from existing densities (typically one unit per acre) are not allowed for a 20 year period and/or to areas with significant environmental constraints. It may also be applied in limited instances to areas where greater densities are limited by environmental constraints. 2) R-5: Permits 4-5 dwelling units per net acre. This zone is intended to create a living environment of optimum standards for single family dwellings. Duplexes are conditionally permitted subject to meeting infill residential design standards. It is intended to be applied to the relatively undeveloped portions of the City, areas where existing development patterns are consistent with the density and upland areas where gr eater densities would strain the transportation system. 3) R-7: Permits5-7 dwelling units per net acre. This zone provides for relatively small lot sizes. It may be applied to the older neighborhoods of the City and reflects the typically smaller lot sizes found there. Application of this zone should be considered
Comp. Plan Map Page 14-5 Amended 2009 for areas considered appropriate for a mix of housing types, particularly in some of the Special Planning Areas as discussed below. Moderate Density Purpose: To provide a transition between single family residential areas and other more intensive designations, as well as other activities which reduce the suitability of potential reside ntial areas for single family uses (such as high traffic volumes). In so doing, this designation will offer opportunities for housing types which balance residential amenities with the need to provide economical housi ng choice, in a manner consistent with conserving the character of adjacent single family areas. Description: Moderate density residential areas are planned to accommodate moderate densities of varying residential dwelling types. Appropriate densities in these areas shall range from 8 to 10 units net per acre and potentially 16 units per net acr e, where properties have frontage on an arterial or residential coll ector. Dwelling types would generally range from single family units to mu ltiple-family dwellings, with larger structures allowed (at the same overall density) where offsetting community benefits can be identified. Structures designed to be occupied by owner-managers shall be encouraged within this designation. Compatible Uses: Public and quasi-public uses that have land use impacts similar to moderate to high density residential uses are appropriate within this category. Als o, uses which require access to traffic (such as schools and churches) are appr opriate for these areas. Carefully developed low intensity office, or residentially related commercial uses (such as day care centers) can be compatible if developed properly. This designation can include manufactured home parks. Criteria for Designation: Areas particularly appropriate for such designation are: 1. Areas between single family residential uses and all other uses. 2. Areas adjacent to, or close to arterials designated in the transportation element. 3. Existing manufactured home parks. 4. Areas sandwiched between higher intensity uses, but not directly served by an arterial.
Chapter 14 Page 14-6 Amended 2009 5. Urban infill areas not appropriate for single family uses but also not capable of supporting higher density uses. Considerations Against Applying this Designation: Areas to generally be avoided by moderate density residential designations include: 1. Areas surrounded by lower density uses. 2. Areas more appropriate for commercial or higher density uses due to traffic or extensively developed public facilities. 3. Areas within the Region Serving Area designated by this Plan (except as otherwise provided by the Plan). 4. Any areas not planned to be served by water and sewer systems. Appropriate Implementation: This designation can be implemented by two zones: 1) R-10: Permits 10 dwelling units per net acre. The zoning allows single family dwellings and duplexes as permitted uses. Multiple-family dwellings, some residential supporting uses, and professional offices as part of a mixed-use development may be permitted as conditional uses. 2) R-16: Permits 16 dwelling units per net acre. The zoning allows for a variety of housing types, in clude single family, duplexes, and multiple-family dwellings and mixed-use development. 3) R-MHC: Manufactured/Mobile Home Community permits the development of manufactured home parks on property that is at least 5 acres in size. The base density is 10 dwelling units per net acre. High Density Purpose: To provide an opportunity for the location of the most economical forms of housing in areas a ppropriately situated for such uses under the policies of this Plan. Description: This category shall be applied to those areas which are either now developed or are reserved for multiple family dwellings. Densities may range from 16 to 20 un its per acre. Dwelling types may range from single family units to ap artment complexes, and may include manufactured home parks when located ad jacent to major arterial streets.
Comp. Plan Map Page 14-7 Amended 2009 Adequate on-site open space areas should be provided for all multi-family developments. Densities exceeding 20 units per acre and special development standards may be author ized for senior housing projects, within the Downtown area and within 1/4 mile of regional transit service. Compatible Uses: Compatible uses are similar to those identified under the other residential categories, except higher intensities of use may be appropriate. Public uses and open sp aces which tend to visually relieve the high density character of these areas should be encouraged. Criteria for Designation: In addition to areas already developed to this density, this designation should be a pplied only to areas which have or may be most efficiently served with high capacity and high quality public services and facilities. Of particular concern is the provision of adequate traffic circulation, and this category shall only be applied to areas with developed arterial access. Other siting concerns may include access to commercial services and open space amenities. This category may also be applied to areas which are threatened with deterioration and multiple family dwellings offer the potential for rehabilitation. Considerations Against Applying this Designation: Areas not appropriate for this zone include areas surrounded, without physical separation, by lower intensity uses. Appropriate Implementation: This designation can be implemented by two zones: 1) R-16: Permits 16 units per net acre. The zoning allows for a variety of housing types include single family, duplexes, and multiple-family dwellings and mixed-use development. 2) R-20: Permits 20 units per net acre and multiple-family residential and mixed-use development. Residential supporting uses and some professional offices are permitted as conditional uses. 3) R-MHC: Manufactured/Mobile Home Community permits the development of manufactured home parks on property that is at least 5 acres in size. The base density is 10 dwelling units per net acre.. In no case should these uses be authorized for construction until all appropriate public facilities are available to full standard. Publicly or Quasi-
Chapter 14 Page 14-8 Amended 2009 Publicly Owned or Public Access Categories Open Space Purpose: To ensure adequate open space amenities for present and future residents by reserving and protecti ng important open space resources and to identify lands useful for public purposes (RCW 36.70A.150) as well as open space corridors (RCW 36.70A.160) as required by the GMA. Description: This category shall be applied to areas which are to be managed in a largely open space charact er. It includes parks, watersheds, shoreline areas, significant wildlife ha bitats, large storm drainage ponds, utility corridors with public access and areas with significant development restrictions, such as steep slope and flood hazard areas. Compatible Uses: Appropriate uses include low intensity recreational uses, low density residential uses and associated open areas, wildlife habitat, stormwater detention, watershed and similar low intensity uses. Criteria for Designation: This designation should be applied to any site in which exists a significant deve lopmental hazard or open space value suitable for public protection wit hout unduly encroaching on private property rights. Appropriate Implementation: Where land in this category is owned publicly it shall be implemented by the P-1 Public Use District. Land in this category which is privately owned will generally be zoned for low density residential use. Where the open space is linear it may be appropriately managed by means other than zoning, such as public ownership or easements, particularly as development takes place on adjacent land. The Shoreline Management Program shall regulate the open spaces designated adjacent to the rivers. Subdivisions of property involving steep slope or shoreline areas shall consider these development limitations and avoid creating inappropriate or unbuildable lots. Public and Quasi-Public Purpose: To designate areas of significant size needed to provide public and quasi-public services to the community. Description: This category includes those areas which are reserved for public or quasi-public uses of a deve loped character. It is intended to include those of a significant extent , and not those smaller public uses
Comp. Plan Map Page 14-9 Amended 2009 which are consistent with and may be included in another designation. Public uses of an industrial charact er, such as the General Services Administration, are included in the i ndustrial designation. Streets, utilities and other public activities supporting other uses are not considered separate uses and are not so mapped. This designation includes large churches, private schools and similar uses of a quasi-public character. Developed parks are also designated under this category. Compatible Uses: Uses more appropriately designated under another category should not be designated unde r this category, irrespective of ownership. Industrial and commercial uses which are affiliated with and managed by educational institutions for vocational educational purposes may be classified as a public use and permitted on a conditional basis. Criteria for Designation: Designation of these areas should be con-sistent with the character of adjacent uses. Appropriate Implementation: This designation will generally be implemented by three zones: 1) P-1 (Public Use) District provide s for the location and development of public uses that serve the cultural, educational, recreational and public service needs of the community. 2) I (Institutional Use) District provides for similar uses, but includes schools and typically allows a much broader list of uses. 3) LF (Landing Field) District provides for the operation and management of the Auburn Municipal Airport. The designation can also be implemented as a conditional use under various zones. Approval of these types of uses (and open space uses), not individually designated on the Plan Map, under a conditional use permit or rezone consistent with or related to adjacent zoning, shall not be considered inconsistent with the designations under this Plan. Commercial Categories Light Commercial Purpose: To create people oriented co mmercial areas to supply a wide range of general commercial services to area residents. Description: This category represents the prime commercial designation for small to moderate scale commercial activities. These commercial areas should be developed in a manne r which is consistent with and
Chapter 14 Page 14-10 Amended 2009 attracts pedestrian oriented activities. The ambiance of such areas should encourage leisure shopping and should provide amenities conducive to attracting shoppers. Compatible Uses: A wide range of consumer oriented goods and services are compatible within this designation since the emphasis would be on performance criteria which create an attractive shopping environment. However, uses which rely on direct access by vehicles or involve heavy truck traffic (other than for merchandi se delivery) are not appropriate in this category. Unsightly outdoor stor age and similar activities should be prohibited. Permitted uses would consist of retail trade, offices, personal services, indoor eating establishments, financial institutions, governmental offices, and similar uses. Multiple family dwellings should be encouraged as part of mixed-use developments where they do not interfere with the shopping character of the area, such as within the upper stories of buildings. Since taverns can break up the continuity of people oriented areas, taverns would be permitted generally only as a conditional use. Drive in windows should only be allowed as ancillary to a permitted use, and only when carefully sited under the conditional use permit process in order to ensure that an area's pedestrian environment is not seriously affected. Criteria for Designation: This designation should include moderate sized shopping centers, and centrally located shopping areas. This designation should be preferred for commercial sites where visual and pedestrian amenities are an important concern outside of the downtown. Considerations Against Applying this Designation: Commercial areas which can not be readily separated from high traffic volumes (such as shallow lots along busy arterials) should not be included in this designation. Areas not large enough for separation from any adjacent heavier commercial or industrial area should not be designated as light commercial. Appropriate Implementation: This designation is implemented by the C-1 Light Commercial District. This di strict provides for a wide range of small and moderate scale commercial oriented towards the leisure shopper and pedestrian oriented activities. Downtown Purpose: To create a vibrant people oriented downtown which serves as the business, governmental and cultural focal point of the Community that includes multifamily residential development.
Comp. Plan Map Page 14-11 Amended 2009 Description: This category is intended to be applied only in Downtown Auburn. The area should be developed in a manner which is consistent with and attracts pedestrian oriented activities. The ambiance of the downtown should encourage leisure s hopping, should provide services to local residents, area employees and should provide amenities conducive to attracting visitors and shoppers. Compatible Uses: A broad mix of uses is appropriate and encouraged within the Downtown. A wide range of consumer oriented goods and services are compatible within this designation since the emphasis would be on performance criteria which create an attractive pedestrian oriented shopping environment. However, us es which rely on direct access by vehicles or involve heavy truck tr affic (other than for merchandise delivery) are not appropriate in this category. Unsightly outdoor storage and similar activities should be prohibited. Permitted uses would consist of retail trade, offices, personal services, indoor eating establishments, financial institutions, governmental offices, and similar uses. Multiple family dwellings should be encouraged, particularly within the upper stories of buildings which include retail and commercial uses. Since taverns can break up the continuity of people oriented areas, they should be prohibited. Drive in windows should not be permitted to maintain the area's pedestrian environment. Parking standards within the downtown should reflect the pedestrian orienta tion of the area, but also consider parking's impact for economic development. Criteria for Designation: This designation should apply only in Downtown Auburn. Considerations Against Applying this Designation: This designation should not be used other than for the Downtown area. Appropriate Implementation: This designation can be implemented by the following zoning districts: 1) The primary core of downtown should be implemented by the Downtown Urban Center zone, which allows for a broad range of uses with no residential density limitations. 2) Other commercial areas within the downtown may be implemented by the C-2 Central Business District. Heavy Commercial
Chapter 14 Page 14-12 Amended 2009 Purpose: To provide automobile oriented commercial areas to meet both the local and regional need for such services. Description: This category is intended to accommodate uses which are oriented to automobiles either as the mode or target of providing the commercial service. The category w ould also accommodate a wide range of heavier commercial uses involving extensive storage or heavy vehicular movement. Compatible Uses: A wide variety of commerc ial services oriented to automobiles are appropriate within this category. This includes automobile sales and service, drive in restaurant or other drive in commercial business, convenience stores, etc. Since these uses are also compatible with heavier commercial uses, lumber yards, small scale warehousing, contractor yards and similar heavy commercial uses are appropriate in this designation. Criteria for Designation: This designation should only be applied to areas which are highly accessible to au tomobiles along major arterials. Generally this category would character ize commercial strips. This zone is appropriate for the intersections of heavily traveled arterials, even if adjacent sites are best suited for another commercial designation. Considerations Against Applying this Designation: Areas which conflict with single family residential areas or areas more suited for other uses. Whenever possible this categor y should be separated from all uses by extensive buffering. Appropriate Implementation: This category is implemented by the C-3 Heavy Commercial District. Neighborhood Commercial Purpose: To provide accessible commercial services frequently needed in residential areas without creating land use conflicts between those commercial uses and the residential areas they serve. Description: Residential areas require commercial services almost on a daily basis. Such services, while necessary, can also conflict with the quality of residential areas. Consequently, commercial areas need to be reserved that are either carefully rest ricted (if located within residential areas) or are accessible to, but buffered from, residential areas.
Comp. Plan Map Page 14-13 Amended 2009 Compatible Uses: In restricted areas (those within neighborhoods), uses must be carefully controlled both in the kind of uses permitted and in terms of design and other performance criteria. A much less restricted type of neighborhood commercial use can be designated near intersections of a major arterial and a residential arterial. A much wider range of commercial activities are appropriate in such an area, including grocery stores, convenience stores, service stations, hardware stores, small restaurants and drinking establishments. However, activities (such as outdoor storage) which can alter the ch aracter of these areas into heavier commercial areas should only be permitted on a conditional basis in order to control potential adverse impacts. Criteria for Designation: In all cases, neighborhood commercial areas should be at the intersections of major streets. In the case of restricted types, such streets may be residential ar terials, while in the case of the less restricted type at least one of the streets should be a major arterial. Adequate buffering should be planned in the process of designating any new areas as neighborhood commercial. Considerations Against Applying this Designation: This designation should be avoided whenever it is not possible to adequately buffer the commercial uses from adjacent residential uses. Appropriate Implementation: This category is implemented by the C-N Neighborhood Commercial District. Office-Residential Purpose: To reserve areas to accommodate professional offices for expanding medical and business serv ices, while providing a transition between residential uses and more intensive uses and activities. Description: This category is a restricted commercial designation reserved only for certain types of activities. As a growing medical center, areas need to be reserved to accommodate growth in this sector, which is largely expressed in the form of prof essional offices. This category also assures space to accommodate the rapid growth that is occurring in business services and other service or iented activities. Such uses also provide a means for an appropriate transition for areas originally developed as a residential area but now not appropriate for that type of use. Compatible Uses: To be fully effective as a transition or a buffer, resi-dential uses should be permitted on a conditional basis.
Chapter 14 Page 14-14 Amended 2009 Criteria for Designation: As a transition this designation can serve as an appropriate buffer between heavily traveled arterials and established single family areas. It would be par ticularly appropriate in areas where large traffic volumes have affected an established residential area. It can be applied where amenity values mitigate against heavy commercial uses along major arterials. This desi gnation should also be used to accommodate the expansion of medical services in the area around Auburn Regional Medical Center. Considerations Against Applying this Designation: This zone is intended for particular applications as described. It generally should not be applied on a large scale basis. Appropriate Implementation: This category is implemented by two zones: 1) RO - Residential Office District which is intended to primarily accommodate business and professional offices where they are compatible with residential uses. 2) RO-H Residential Office-Hosp ital District is to be used exclusively for the area around Auburn Regional Medical Center. Industrial Categories Light Industrial Purpose: To reserve quality industrial lands for activities that implement the City's economic development goals and polic ies y . Description: This category is intended to accommodate a wide range of industrial and commercial uses. This designation is intended to provide a location attractive for manufacturing, processing and assembling land use activities that benefit from quality surroundings. It is distinguished from heavier industrial uses by means of performance criteria. All significant activities shall take place inside buildings, and the processing or storage of hazardous materials shall be strictly controlled and permitted only as an incidental part of another use. The siting and design of industrial buildings shall be of an "industrial or business park" character. Certain residential uses may be permitted, especially in industrial areas that have been established to promote a business park environment that complements environmental features, and/or if development standards are developed to promote compatibility between residential and other non-residential land uses.
Comp. Plan Map Page 14-15 Amended 2009 Compatible Uses: A wide range of industrial and heavy commercial uses may be permitted, subject to performance standards. These uses include warehousing an d indoor manufacturing, processing and assembling of materials from previously prepar ed or raw materials and anciliary and necessary warehousing and distribu tion of finished goods associated with manufacturing and industrial uses . Certain residential uses may be permitted if development standards are established to promote compatibility between residential and other non-residential land uses. Outside storage shall be permitted only subject to performance criteria addressing its quantity and location to ensure it is compatible with adjacent uses and so that such storage would not detract from the potential use of the area for light industry. In all cases such storage shall be extensively screened. In the Environm ental Park District that implements the “Light Industrial” plan map designation; outdoor storage will be strictly limited to promote compatib ility with adjacent environmental land uses. Uses involving substantial storage or processing of hazardous materials as well as substantial emissions should not be permitted in these areas. A wide range of commercial activities may be allowed provided that such uses support rather than detract from the industrial character of the area. The Burlington Northern Santa Fe Ra ilroad Auburn Yard located within the Railroad Special Plan Area is c onsidered a compatible use at its current level of usage (as of August 14, 1996). It is not bound by the policies concerning outside storage under the existing light industrial designation as it was an existing use prior to the development of this policy. Should BNSF decide to reactiv ate its applications to upgrade the yard to an intermodal facility, the propos al will be subject to the essential public facility siting process as defi ned in the Capital Facilities Element (Chapter 5). To ensure the City’s long-term ability to invest in public infrastructure and services remains viable, the City mu st pursue implementation of policies that reprioritize current and land uses in its industrial zones away from distribution and warehouse uses. The City believes that manufacturing and industrial land uses should over time largely replace warehouse and distribution land uses currently existing in the City and that any future warehouse and distribution uses should be anciliary to and necessary for the conduct of manufacturing and i ndustrial uses. Manufacturing and industrial uses are more appropriate and beneficial through higher and better use of the land, enhanced empl oyment densities, increased property tax revenues and potential on-site sales tax revenue generation for receipt of materials and other goods and services.
Chapter 14 Page 14-16 Amended 2009 Criteria for Designation: This designation should be applied to a majority of the Region Serving Area designated under this Plan. It is particularly appropriate for industrial land within high visibility corridors. This category should separate heavy industrial areas from other uses. Considerations Against Applying this Designation: Within the Community Serving Area, this designation should only be applied to sites now developed as light industrial sites. Industrial sites along rail corridors are generally more appropriate for h eavier industrial uses, unless in high visibility corridors. Appropriate Implementation: This designation is implemented by the Light Industrial (M-1 ), Environmental Park (EP) or Business Park (BP) zone. Heavy Industrial Purpose: To provide a place for needed heavy industrial uses in areas appropriately sited for such uses. Description: This designation allows the full range of industrial uses as well as certain commercial uses. Certain residential uses may be permitted if development standards are developed to promote compatibility between residential and other non-residential land uses. Compatible Uses: While this zone should be reserved primarily for the heavier forms of industrial activities, a wide range of industrial and commercial activities may be permitted, along with residential uses with appropriate compatibility protections. Criteria for Designation: The most appropriate area for this designation is in the central part of the Region Serving Area adjoining the rail lines. This designation is also appropriate in the southern portion of the area which is now developed in large scal e industrial facilities (the Boeing and the General Services Administration facilities). Considerations Against Applying this Designation: This designation can only be applied in the Community Serving Area to sites now developed in this character along A St reet S.E. These areas should not abut commercial or residential areas ; heavy industry should be buffered by light industrial uses. It is not an appropriate designation for highly visible areas.
Comp. Plan Map Page 14-17 Amended 2009 Appropriate Implementation: This designation is implemented by the M-2 zone. Planned Areas Special Plan Areas (See Map 14.2) Purpose: To allow large areas within the City, under a single or a coordinated management, to be deve loped as a planned unit. This designation can also be used to provide flexibility when there is uncertainty regarding how an area ma y be most appropriately developed in the future. Description: This designation applies to specific areas identified as being appropriate for mixed, urban level deve lopment on a planned basis. It is intended that the future developmen t of these areas will be guided by individual "elements" or “sub-area plan s” of the Comprehensive Plan, to be developed and adopted at a later date. The Plan elements should be consistent with the following. Compatible Uses: Uses and intensities within Special Planning Areas shall be determined for each area th rough individual planning processes. Each individual planning process will result in the adoption of a Comprehensive Plan element (sub-area plan) for that particular Special Planning Area. Each Plan element sh all be consistent with the general goals, objectives and policies of the Comprehensive Plan. Development of the individual Plan elements sh all also be based upon the following guidelines: Academy Special Planning Area: The Auburn Adventist Academy Plan was adopted by resolution No. 2254 in November 1991 and is considered to be an element of the Comprehensiv e Plan. The Plan applies to the area within the property owned by the Acad emy and allows for a diversity of uses on the site, primarily those related to the mission and objectives of the Academy. As part of the adopti on of the Plan, the area was zoned under the I-Institutional Use District which permits uses such as schools, daycare, churches, nursing homes, recreation and single family uses. Auburn North Business Area Planning Area: The Auburn North Business Area Plan was adopted by resolu tion No. 2283 in March 1992 and is considered to be an element of the Comprehensive Plan. The Plan covers an approximately 200 acre area located directly north of the Auburn Central Business District. The Plan ca lls for development to be pedestrian oriented with high density residential and light commercial components.
Chapter 14 Page 14-18 Amended 2009 Downtown Special Planning Area: Downtown Auburn is a unique area in the City which has received significant attention in the past and there will be continued emphasis in the future. This Comprehensive Plan recognizes Downtown as the business, governmental and cultural focal point of Auburn with a renewed emphasis on providing housing in the Downtown. Development of the Downtown should be consistent with the 2001 Auburn Downtown Plan. Lakeland Hills Special Planning Area: The Lakeland Hills Plan was adopted by resolution No. 1851 in April 1988 and is considered to be an element of the Comprehensive Plan. The Plan covers the approximately 458 acres of the Lakeland Hills devel opment which falls within the King County portion of the city. The Plan calls for a mix of residential uses including single and multi-family housing as well as supporting recreational, commercial, public and quasi-public uses. The plan calls for phasing of development in coordinati on with the provision of necessary urban services. Lakeland Hills South Special Planning Area: The Lakeland Hills South Plan initially covered approximately 685 acres owned by The Lakeland Company within Pierce County and cont ained within the City of Auburn potential annexation area (urban growth area). The Plan is intended to be consistent with the conditions of approval of the Lakeland Hills South PDD (Pierce County Hearings Examiner Case No. Z15-90/UP9-70) as amended. The City of Auburn has accepted the Lakeland Hills South PUD as an approved PUD. This acceptance is implemented in part through an annexation and utilities agreement between the City and the developer of Lakeland Hills South PUD. The Lakeland Hills South PUD is further implemented by the City’s zoni ng code, including ACC Chapter 18.76 entitled “Planned Unit Development District–Lakeland Hills South Special Plan Area”. Residential development within the PUD is primarily single family and moderate density dwellings with a wi de range of lot sizes, including lots smaller than those typically allowed by the City’s zoning ordinance for non-PUD’s. The maximum allowabl e number of residential units provided for originally was 3,408 base d upon an overall gross density of 5 units per acre. High density multifam ily units are limited to one area of the PUD to approximately 669 units. Twen ty acres are to be used for light commercial development and significant area has been set aside as open space. In 2007, the developer of La keland Hills South PUD was granted an expansion to the Lakeland Hills South PUD to add an additional 4
Comp. Plan Map Page 14-19 Amended 2009 acres of commercial land, raising the total area of light commercial land to 24 acres. The development includes a developed 15-acre park, an undeveloped 15-acre park, two 5-acre parks and a linear park along Lakeland Hills Way. The locations of the parks are shown on the comprehensive plan map. Changing the location of any or all of the parks does not constitute a comprehensive plan amendment provided that the total park acreage does not change and the location is agreed upon by the City. Within the Lakeland Hills South Special Plan area only, the permitted density ranges for the comprehensive plan designations are as follows: Single Family Residential: 1-6 units per acre; Moderate Density Residential: 2-14 units per acre; and High Density Residential: 12-19 units per acre. The development has occu rred in phases in coordination with the provision of required urban servi ces and in 2008, the development is nearing completion. In 2004, the developer of Lakeland Hills South PUD requested an expansion to the Lakeland Hills South PUD involving several parcels totaling approximately 77 acres – bringing the total PUD acreage to approximately 762 acres. The proposal designated these additional parcels as “Moderate Density Residential” (from “Single Family Residential”) with the objective of increasing the total number of units allowed in the PUD from 3,408 to approximately 3,658. Subsequently, in 2005, it was determined and agreed that the total number of units within even the expanded boundaries of the PUD would be no greater than 3,408. Lakeview Special Planning Area: The Lakeview Special Planning Area is currently the site of two independent sand and gravel mining operations. While mining activity continues in the eastern operation, indications in 1995 are that the western operation ha s ceased. Activity in the western portion is now limited to a concrete batch plant and future site reclamation. Following reclamation, the area should be developed as a primarily single family residential neighborhood of low to moderate urban density. A planned development would be particularly appropriate for this approximately 235 acre site. The permitted development density of the site will depend heavily upon the ability of the transportation system near the site to handle the new uses. Consideration shall be given to the environmental, recreational and amenity value of White Lake, as well as the historical and cultural significance to the Muckleshoot Tribe, in the development of the Lakeview Plan el ement. Permit applications have been accepted and are currently being processed by the City with respect to the mining activity on the eastern portion of the area. The permit process should continue, however, any permit for continued mining in this
Chapter 14 Page 14-20 Amended 2009 portion of the area should be limited to 10 years to encourage completion of the mining, and subsequent reclamation by the property owner in preparation for development. The Lakeview Plan element should be adopted prior to the City’s acceptance or processing of any other permit applications for the mining operation in the Lakeview Special Planning Area. The environmental information and analysis included in the Final Environmental Impact Statement for Lakeview (November 1980), shall be considered in the development of the Lakeview Plan element. While heavy commercial or industrial uses would not be appropriate as permanent uses of this area, convers ion of the area now zoned for heavy industry to office commercial (or similar) uses would be appropriate. Rail Yard Special Planning Area: This approximately 150 acre Special Planning Area is located in the sout h-central portion of the City and surrounded by SR-18 to the North, Elli ngson Road to the South, C Street SW to the west and A Street SE to the East. The Special Planning Area should consider both sides of C Street and A Street. Consideration should be given to: 1. The needs of Burlington Northern. 2. Providing pedestrian, bicycle and vehicular access across the site to connect the southeast and southwest sides of the city. 3. Providing a more visually appeali ng "entry corridor" into the City from the south along A and C Streets. 4. Allowing for a mix of uses including single and multifamily development and commercial and industrial uses where appropriate. Mt. Rainier Vista Special Planning Area: This 145 acre Special Planning Area is located south of Coal Cr eek Springs Watershed. Overall development of the Mt. Rainier Vista el ement shall be consistent with the following conditions: 1. Primary consideration in use and development of the property shall be given to protection of Coal Creek Springs' water quality. Development types, patterns and standards determined to pose a substantial risk to the public water source shall not be allowed. 2. The maximum number of dwelling units allowed should be approximately 145. Dwelling units shall be located within portions of the property where deve lopment poses the least risk of contamination for Coal Creek Springs. Lands upon which any level of development would have a high risk for contaminating the
Comp. Plan Map Page 14-21 Amended 2009 water supply shall not be develope d, but would be retained as open space. The development pattern shall provide for a logical transition between areas designated for rural uses and those designated for single family residential use. 3. All dwelling units shall be served by municipal water and sanitary sewer service, and urban roads. If 53rd Street S.E. is the major access to serve the Special Planning Area, the developer will be responsible for developing the street to urban standards, from the property owners’ eastern property lin e that abuts 53rd Street, west to the intersection of 53rd and Kersey Way. 4. Percolation type storm sewer disposal systems shall not be permitted. All surface water drainage shall be conveyed to the Stuck River via Bowman Creek or municipal stormwater facilities. Treatment of stormwater shall occur prior to its discharge to any surface water body, consistent with standard public works or other requirements in general effect at the time of development. 5. The site shall be zoned temporarily, at one unit per four acres, until the Special Planning Area element is completed and the long-term urban zoning determined. Stuck River Road Special Planning Area: A portion of the Stuck River Road Special Planning Area is currently the site of a large sand and gravel mining operation. This area and other adjacent land comprising a total of approximately 661 acres has been designated as a long term resource area (mineral resource area), so development of the Special Area Plan for this area should be a low priority as mining is expected to continue on this site for as long as 30 years. The Stuck River Road Special Planning Area is intended to ultimately be developed as a residential area, to include supporting recreational and possibly limited commercial facilities as well. This approximately 560 acre area shall ultimately have approximately 2675 dwelling units, including a moderate amount of multiple family units. The Plan element should be a dopted taking into consideration the period during which mining is expected and the intent of the ultimate development of the area. A permit a pplication has been accepted and is currently being processed by the City with respect to the mining activity on a portion (approximately 285 acres) of the mineral extraction operation. The permit process should continue, however, any permit for mining in the mineral resource area s hould be granted for the life of the resource, with reviews conducted periodically (ever five years) to determine whether changes in the originally proposed mineral extraction operation have arisen and give rise to the need for additional or revised permit conditions to address the new impacts (if any) of any such changes.
Chapter 14 Page 14-22 Amended 2009 Any permit applications for additional acreage within the mineral resource area shall be processed by the City. Development of this area should not occur until adequate public facilitie s are available to support the development consistent with City concurrency policy. The City recognizes the potential fo r expanding the Stuck River Road Special Planning Area to include add itional land east of Kersey Way and north of the Covington-Chehalis power line easement, and will consider a proposal by all affected property owne rs. If the area is expanded, the number of non-multiple family, non-manufactured home park dwellings units may be increased proportionate to the increase in acreage. Any such proposal shall specifically apportion the types and quantities of development to occur within each separate ownership. Northeast Auburn Special Plan Area : This special plan area covers the property east of Auburn Way North, west of the Green River, south of 277th (52nd Street) and north of approxi mately 37th Street NE. Several property owners in this area are interested in developing a master plan which will address, among other things, the following issues: 1. I Street alignment and design 2. Storm drainage and other utility issues 3. Land use types and density 4. Financing necessary infrastructure improvements 5. The Port of Seattle’s wetland mitigation proposal Criteria for Designation: Additional Special Planning Areas may only be designated through amendments of the Comprehensive Plan. Appropriate Implementation: Plan elements establishing City policy regarding the development of the Speci al Planning Areas shall be adopted by amendment of the Comprehensive Plan, or shall be adopted concurrent with adoption of the Comprehensive Plan. Special Planning Area elements shall be implemented in the same manner as other elements of the Comprehensive Plan; that is, under the City's zoning and subdivision ordinances, development standards and public facilities programs. Plan Map Policies In some cases the general policies established by this Plan need further articulation or clarification due to particular geographic concerns associated with specific areas. In othe r cases, the application of the Plan's general policies may be inappropriate for a specific area due to unique circumstances, requiring that specific "exceptions" to these general
Comp. Plan Map Page 14-23 Amended 2009 policies be established. This section identifies these specific areas and establishes either supplemental policies or exceptions to the general policy, as appropriate. Urban Separators Urban separators are areas designated for low-density uses in the King County Countywide Planning Policies. They are intended to be “permanent low-density lands which protect adjacent resource lands, Rural Areas, and environmentally sensitive areas and create open space corridors within and between Urban Ar eas which provide environmental, visual, recreational and wildlife benef its.” There are two primary areas of urban separators within the Lea Hill portion of the City of Auburn, which the City is obligated to maintain (and not redesignate) until at least the year 2022, pursuant to the Countyw ide Planning Policies and an annexation agreement with King County. Urban separators are deemed to be both a regional as well as local concern and no modifications to development regulations governing th eir use may be made without King County review and concurrence. Theref ore, the areas designated as “urban separator” on the Comprehensive Land Use map, will be zoned for densities not to exceed one dwelling unit per acre, with lot clustering being required if a subdivision of land is proposed. Infrastructure Related Policies Pike Street Area : North of 8th N.E., east of Harvey Road, and south of 22nd N.E. Problem : This area is inadequately served by residential arterials. Further intensification of use in this area would compound this problem. Policy III.A. No increase in density or other development which would increase traffic demand in this area should be approved. 8th Street N.E. Area : 8th Street N.E. between Auburn Way and M Street. Problem : The Comprehensive Plan Map designates multiple family use as the ultimate use in accord with the Comprehensive Plan policies. While 8th Street is designated as a major arterial, it is not currently constructed to that standard and is not able to support current traffic demand adequately. The Plan designation woul d greatly increase traffic volumes. Water service is also not sufficient to support multiple family densities at the present time.
Chapter 14 Page 14-24 Amended 2009 Policy III.B. Implementation of the Plan designations should not occur until 8th Street is constructed to the adequate arterial standard and water service is upgraded. Up zones should not be granted from current zoning until these systems are upgraded or guaranteed. Auburn Way South, Auburn Black Diamond Road Area : Auburn Way South in the vicinity of the Enumclaw Plateau; Area between Auburn-Black Diamond Road and the Burlington Northern Railroad. Problem : This Plan does not fully repres ent the intensity of uses that could ultimately be supported in these areas (in part due to the current weakness of the City's infrastructure to support future growth). In spite of this fact, the development intensity now planned will still need to be coordinated with the necessary infrastructure to support that growth. Particularly significant is the need to assess the ability of both Auburn Way and Auburn-Black Diamond Road to support continued increases in traffic volumes. Policy III.C. The area between Auburn-Black Diamond Road and the Burlington Northern Railroad tracks is designated as Rural by the Plan Map. The primary reason for this Rura l designation is the current lack of urban facilities necessary to support urban development. Major development proposals shall be carefu lly assessed under SEPA to ensure that the development can be supporte d by the available facilities. Once property owners are able to demonstrat e to the City that they can provide urban services (municipal water and se wer service, urban roads and storm water management) necessary to support the intensity of development proposed within the entire area, the Plan designation and zoning for this area should be changed to an urban residential or commercial classification. The appropriate classifi cation(s) shall be determined after a review of the development proposal a nd the pertinent Comprehensive Plan policies. Transition Areas 15th Street Commercial Area Area : Area served by 15th Street N.E. and N.W. between D Street N.E. and B Street N.W. Problem : The Plan Map designates the area immediately served by 15th Street as commercial. Most of the rest of the area retains the industrial
Comp. Plan Map Page 14-25 Amended 2009 designation of the previous Plan. Ac tual development of this area will depend on market trends, and commercial use is as appropriate as light industrial. Expansion of the area designated as heavy industrial would conflict with the westward expansi on of the commercial area from Auburn Way. Policy III.D. Additional appropriate commercial zoning in this area would not be in conflict with this Plan. Further heavy industrial zoning beyond the area now designated would conflict with this Plan. East Main Street Area : East Main Street between Auburn Way and M Street. Problem : A full range of commercial uses will seek to locate in this area. Such uses could adversely affect ad jacent residential amenities. Heavy commercial strip zoning would be particularly detrimental, not only to adjacent areas but also to the capacity of Main Street. Existing commercial uses have nonetheless been accommodated. Policy III.E. Land use decisions sha ll seek to minimize any adverse impact on adjacent residential uses. Existing commercial uses should be allowed to continue as permitted uses. New development should be consistent with the office/residential use designation. M Street Residential Area : Area along "M" Street S.E., south of East Main and north of Highway 18. Problem : This is a high quality viable residential area. Pressure will continue for conversion to commercial uses. Once some conversion occurs, the area will no longer be viable as a residential area. Policy III.F. The City will resist conversion in this area from single family. Golden Triangle Area: Bordered on the north by Highway 18, on the south and west by Auburn Way South, and on the east by Dogwood Street. Problem : Auburn Way South provides a thoroughfare for thousands of commuters each day. The “pass through” traffic represents thousands of potential customers for the businesses in this area. The challenge is to create an area that encourages potential consumers to take the time to patronize the businesses in this area, either through stopping during their commute or returning during leisure time hours.
Chapter 14 Page 14-26 Amended 2009 Policy III. G. Support opportunities for the development of commercial clusters at 12 th Street SE and Auburn Way South, Auburn Way South to M Street SE south of 12 Street SE, and on the east side of 12 th and M Street SE. Capitalize on possible relocations of existing uses to develop coordinated commercial cluster opportunities and on the development of Les Gove Park to support adjacent commercial and high end residential development. A Street SE Area: A Street SE corridor, extending fr om Highway 18 to the north to the city limits to the south, the BNSF rail lines/rail yard to the west and D Street SE (extended to the south) to the east. Problem: A Street SE provides for a signifi cant level of traffic that offers the potential to attract customers to support existing and future business along this corridor. Challenges include better definition of the transition between residential neighborhoods and future commercial development to provide predictability for both neighborhood residents and commercial uses, as well as how to address historical uses such as mobile home parks and industrial development along this co rridor that occupy property that is better suited for other uses. Policy III. H.. Define appropriate transition boundaries between commercial and residential development in a manner that protects residential uses while providing fo r economic development opportunities along the corridor. Policy III. I. To ensure prot ection the of adjacent residential neighborhood and residential uses located east of B Street SE between 8 th and 17 th Streets SE from commercial deve lopment on the west side of B Street SE, , special development sta ndards shall be adopted. The special development standards could include requirements for increased building and parking setbacks and/or landscape buffer treatment. The standards may also include the implementation of traffic calming measures as appropriate to reduce traffic impacts on the adjacent residential neighborhood located east of B Street SE between 8 th and 17 th Streets SE. Problems Related to Existing Uses
Comp. Plan Map Page 14-27 Amended 2009 West Auburn Area : South of West Main between the rail lines. Problem : This is an older part of town developed in a pattern of commercial uses along Main Street and residential uses south to Highway 18. This area is in the Region Servi ng Area as designated in this Plan. The homes in this area are typically older singer family homes that have been converted to multi-family housing. Some may have historic significance. Preservation and restora tion of the existing housing in this area is a priority. Policy III.J. This area should be planned for local serving multiple family uses even though it is in the Region Serving Area. Airport Area Area : Industrially designated area east of the Airport. Problem : This area is highly suited for air related activities. Other industrial type uses are now located here. Policy III.J . The City will encourage use in this area to take advantage of its proximity to the Airport. Lea Hill Area Area : Area annexed on January 1, 2008. Problem: The City has been concerned fo r years that the rapid growth taking place within the Lea Hill P AA will overwhelm city streets. Through annexation the City can bette r manage the amount and type of growth in this area and help ensure that appropriate infrastructure to support development is provided concurrent with that development. The Auburn City Council envisions retaining the predominantly single-family character of the Lea Hill area ra ther than allow the trend of rapidly developing multi-family projects to c ontinue. The City's codes will help ensure that the neighborhood charact er, traffic and environmentally sensitive features are protected and/or managed.