HomeMy WebLinkAboutITEM I-Ak -a
Xf w Z. LOOM
To: Judi Roland, Chair, Planning Commission
Planning Commissioners
Memorandum
From: Kevin Snyder, AICP, Planning and Development Director
CC: Elizabeth Chamberlain, AICP, Planning Manager
Jeff Dixon, Principal Planner
Date: October 13, 2011
Re: 2011 Annual Comprehensive Plan Amendments — REVISIONS to
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 Comprehensive Plan. The City processes both, city —
initiated amendments and private— initiated amendments. Private - initiated
Comprehensive Plan amendment applications (text or map) were 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 two 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 and briefly discussed by the
Planning Commission at their July 6, 2011 meeting.
The Planning Commission at its September 7, 2011 meeting discussed Work Session
Group 2 items. The proposed amendments contained in P/T 8 for Chapters 3, 8 and 14
of the Comprehensive Plan are part of the second group of Comprehensive Plan
amendments. The Commission discussed proposed amendments to these chapters at
its September 20, 2011 special meeting.
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AUBUM * MORE THAN YOU IMAGINED
DISCUSSION
P/T 8 Amendments to Chapters 3, 8 and 14 of the Comprehensive Plan
At the Commission's September 20, 2011 meeting, the Commission and staff discussed
proposed amendments to Chapters 3, 8 and 14 of the Comprehensive Plan that are
attached. Subsequent to this meeting and based on the Commission's feedback on the
proposed amendments, staff has modified these amendments. Specifically, staff has
changed the focus from using regulatory controls to limit existing and future warehouse
and distribution uses to a focus on developing incentives to encourage more
manufacturing and industrial uses in industrial zoning districts of the City. Further, staff
has changed proposed amendments to pursue the possible rezoning of industrially
zoned properties currently dominated by warehouse and distribution uses adjacent to
existing commercial areas to commercially zoned properties. Instead, staff is proposing
amendments that would establish a policy foundation for greater commercial retail uses
in industrially zoned areas of the City.
At the September 20th meeting, the Commission requested a map showing the location
of current warehouse and distribution land uses in the City. This map is currently being
produced and will be distributed to the Commission prior to or at the October 4, 2011
Commission meeting.
Please note that these amendments are specified on the following pages of the attached
Comprehensive Plan chapters and are highlighted in yellow. In addition, new text is
highlighted in bold:
• 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
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AUBUM *MORE THAN YOU IMAGINED
(See pate 3 -3 for clarification o f "market factor"; see pates 3- 7 th ro uah
. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
3 -8 for chances related population and census; see pane 3 -14 for
clarification of sheet l gaht standards in RC zone; and see pales 3 -25
throw h 3 31 or chars es related to economic development strate ies
areas. )
See a es 3 -34 to 3 -36 and 3 -4o tv 3 -42 0� �v used amendments
pe�tainin to'the p io tization of man'ufactu�in 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 orderly growth including the creation of
jobs, the provision of recreational opportunities, strong and stable
neighborhoods and an efficient transportation system can be pursued.
Auburn Today
To better understand and evaluate the context for the City's future growth,
it is helpful to evaluate the City's existing land use and zoning.
Figure 3.1 provides an overview of the zoned acreage within the City of
Auburn and the percentage that acreage represents of the City's overall
land area. Land zoned for residential purposes, especially single family
residential, is clearly predominant and represents about 49 percent (RC,
R1, R5, R7 and RIO zones) of the City's zoned acreage. Of commercial
and industrial zoned land, the M1 (Light Industrial) zone is most
predominant, consisting of 9 percent of the zoned acreage in the city.
Land zoned P 1 (Public Use District) is another significant land use zone
consisting of 8.5 percent of the city's zoned acreage.
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Figure 3.1
City of Auburn
Acreage of Land by Zoning District
Land Use
PERCENTAGE
ZONE ACREAGE
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%
P 1 (Public Use District)
105
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
199533
100%
Source: City of Auburn. Geographic Information Services (GIS)
The above data includes area in the West Hill and Lea Hill annexations.
The small remaining areas outside of the city limits
but within the city's
Potential Annexation Area (PAA) are not included.
BUILDABLE LANDS - LAND SUPPLY AND DEVELOPMENT
CAPACITY
In 1997 the Washington State legislature adopted a Buildable Lands
amendment to the Growth Management Act (GMA) (RCW 36.70A.215).
The amendment requires certain Washington State counties and their cities
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to determine the amount of land suitable for urban development and to
evaluate their capacity for growth based on past development history.
Both Pierce and King Counties are subject to the State Buildable Lands
requirement. In addition, both counties use the Buildable Lands effort to
assist in the allocation of population/housing unit /employment targets to
individual jurisdictions within the respective counties as required by the
GMA. The first buildable lands reports were based upon data through
2002; the second reports, published in 2007, are current through 2005.
The Buildable Lands analysis involves the identification of vacant and
redevelopable land suitable for development over the planning horizon,
through 2022. Land suitability takes into consideration estimates of how
critical areas, land that might be needed for public purposes (e.g. parks,
storm drainage), and land needed for future streets will effect development
of these vacant and redevelopable parcels. It also means adjusting the
amount of vacant and redevelopable land using a market factor or discount
factor to exclude land that, based on h istorical trend 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 Pierce Counties are subject to the
State's Buildable Lands legislation. An approximation of Auburn's
development capacity was made through an analysis of all vacant and
underutilized land within the City. Vacant land is defined as any parcel
with no structures. Underutilized or redevelopable land is defined as a
parcel with potential for infill or redevelopment.
The following summarizes the results and conclusions of these analyses by
county (King and Pierce). While the objective behind each counties'
Buildable Lands effort was similar, the approaches were slightly different.
Detailed information regarding the Buildable Lands analysis may be found
in the individual Buildable Lands reports prepared by the respective
County.
2007 King County Buildable Lands Analysis
Figure 3.2 identifies the gross and adjusted net vacant and redevelopable
land by residential land use type from the Buildable Lands analysis for
King County. Adjusted net acres represent the amount of gross acres
available for development after assumptions about critical areas, future
right of way needs; future land for public uses and the market factor have
been considered. (Note: this analysis was based upon the City limits as of
December 31, 2005 and therefore does not include the recent annexations
of Lea and West Hills. The 2007 King County Buildable Lands Report did
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not provide specific analysis for the large Lea Hill and West Hill PAAs
that in 2005, were still unincorporated).
Figure 3.2
Gross and Adjusted Net Acres of Vacant
and Redevelopable Land by Residential Zoning Type (King County)
(1) "Adjusted Net Acres" represents land available for development after
critical areas, anticipated right -of -way and public purposes needs and a market factor
have been taken into account.
(2) "Other" represents mixed -use opportunities in certain zones.
After deducting for constraints, future right -of -way and public purpose
needs, and after applying a market factor, the Buildable Lands analysis
shows that Auburn has approximately 1,3 77.5 adjusted net acres of vacant
and redevelopable residentially zoned land during the planning period
through 2022. As seen in Figure 3.2, the majority of available land for
development is zoned for single - family residential purposes.
Based on the residential land supply analysis and historical densities, an
estimate of housing unit capacity was developed. Figure 3.3 identifies the
estimated capacity (in housing units) in King County by the predominant
zoning type. This estimate shows a capacity of approximately 6,525
housing units in the King County portion of the City exists to the year
2022.
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Gross Acres
Adjusted
Net Acres (1)
Single Family
1,323.5
888.2
Vacant
Single Family
603.7
349
Redevelopable
Multi- Family/
37
32.5
Mixed Use
Vacant
Multi- Family/
145.8
107.9
Mixed Use
Redevelopable
TOTAL
29110
19377.6
(1) "Adjusted Net Acres" represents land available for development after
critical areas, anticipated right -of -way and public purposes needs and a market factor
have been taken into account.
(2) "Other" represents mixed -use opportunities in certain zones.
After deducting for constraints, future right -of -way and public purpose
needs, and after applying a market factor, the Buildable Lands analysis
shows that Auburn has approximately 1,3 77.5 adjusted net acres of vacant
and redevelopable residentially zoned land during the planning period
through 2022. As seen in Figure 3.2, the majority of available land for
development is zoned for single - family residential purposes.
Based on the residential land supply analysis and historical densities, an
estimate of housing unit capacity was developed. Figure 3.3 identifies the
estimated capacity (in housing units) in King County by the predominant
zoning type. This estimate shows a capacity of approximately 6,525
housing units in the King County portion of the City exists to the year
2022.
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Figure 3.3
Housing Unit Capacity By Residential Zoning Type (King County)
(1) Capacity figures include units in the pipeline.
Employment Capacity (King County)
As part of the King County Buildable Lands analysis, employment
capacity was also estimated. This methodology involved a similar
approach as the residential capacity analysis. The supply of both vacant
and redevelopable commercial and industrial land was determined. As
with residential capacity, net land supply for commercial and industrial
purposes took into consideration critical areas, anticipated future right -of
ways, land for public purposes and applied a market factor to land that
may not be available for development during the planning period.
Estimates of how much commercial and industrial square footage could be
developed on property were calculated. Employment capacity was
developed applying a floor area per employee ratio.
Figure 3.4 identifies the gross and adjusted net vacant and redevelopable
land by commercial and industrial land use from the King County
Buildable Lands analysis. Again, adjusted net acres represents the amount
of gross acres available for development after assumptions about critical
areas constraints, future right of way needs, land for public uses and the
market factor have been considered.
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Capacity
Housing Units
Single Family
3,958
Multi- Family
202
Mixed Use
565
TOTAL
69525
(1) Capacity figures include units in the pipeline.
Employment Capacity (King County)
As part of the King County Buildable Lands analysis, employment
capacity was also estimated. This methodology involved a similar
approach as the residential capacity analysis. The supply of both vacant
and redevelopable commercial and industrial land was determined. As
with residential capacity, net land supply for commercial and industrial
purposes took into consideration critical areas, anticipated future right -of
ways, land for public purposes and applied a market factor to land that
may not be available for development during the planning period.
Estimates of how much commercial and industrial square footage could be
developed on property were calculated. Employment capacity was
developed applying a floor area per employee ratio.
Figure 3.4 identifies the gross and adjusted net vacant and redevelopable
land by commercial and industrial land use from the King County
Buildable Lands analysis. Again, adjusted net acres represents the amount
of gross acres available for development after assumptions about critical
areas constraints, future right of way needs, land for public uses and the
market factor have been considered.
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Figure 3.4
Gross and Adjusted Net Acres of Commercial and Industrial
Land Supply (King County)
1. "Adjusted Net Acres" represents land after critical areas, future anticipated
streets, land for public purposes and market factor have been considered.
Figure 3.4 indicates that approximately 1,060 gross acres of vacant and
redevelopable commercial, industrial and mixed use zoned land exists,
with most of this land being industrially zoned. Adjusted for constraints,
future infrastructure needs and a market factor, slightly more than 750 net
acres exists.
Figure 3.5 below summarizes employment capacity developed as part of
the Buildable Lands analysis by land use zone type. It shows that the City
of Auburn has employment capacity for over 17,750 jobs, with a majority
of those jobs being on industrially zoned land.
Figure 3.5
Employment Capacity by Zoning Type (King County)
Zone Type
Gross Acres
Adjusted
3,559
Industrial
Net Acres 1
Commercial
164
136.1
Vacant
TOTAL
179759
Commercial
81.8
66
Redevelopable
Industrial Vacant
499.3
327.3
Industrial
256.9
176.3
Redevelopable
Mixed Use
2
1.6
Vacant
Mixed Use
56.4
45.5
Redevelopable
TOTAL
1,060.2
753
1. "Adjusted Net Acres" represents land after critical areas, future anticipated
streets, land for public purposes and market factor have been considered.
Figure 3.4 indicates that approximately 1,060 gross acres of vacant and
redevelopable commercial, industrial and mixed use zoned land exists,
with most of this land being industrially zoned. Adjusted for constraints,
future infrastructure needs and a market factor, slightly more than 750 net
acres exists.
Figure 3.5 below summarizes employment capacity developed as part of
the Buildable Lands analysis by land use zone type. It shows that the City
of Auburn has employment capacity for over 17,750 jobs, with a majority
of those jobs being on industrially zoned land.
Figure 3.5
Employment Capacity by Zoning Type (King County)
Zone Type
Employment Capacity
Commercial
3,559
Industrial
12,053
Mixed Use
736
Other 1
1,410
TOTAL
179759
(1) "Other" includes estimates of employment associated with pipeline projects
identified at the time of the Buildable Lands analysis.
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Pierce County Buildable Lands Analysis
While the overall objective of the Pierce County Buildable Lands analysis
was similar to King County's, certain elements were done differently. The
majority of land within the city limits at the time of the buildable lands
analysis (Year 2005) was part of the Lakeland Hills South Planned Unit
Development (PUD). The majority of the additional residential vacant
land was part of approved preliminary plats. Therefore, estimates of
residential population housing units were based on planned densities
established as part of the PUD approval and a related annexation
agreement with the developer, and also took in account the other approved
projects. Estimates of employment were based on known employment
areas within the PUD.
Based on the Pierce County Buildable Lands analysis, it was determined
that the City of Auburn's population growth to the year 2022 would be
10,500 people. This translates into the need for approximately 1,789
housing units.
The Pierce County Buildable Lands analysis includes a 2022 employment
target of 403 and an employment capacity of 543. This estimate was
based on the likely employment generated by the commercial parcels
located within Lakeland Hills South PUD and other vacant commercial
lands along A St. SE.
(Specifics regarding the Pierce County Buildable Lands analysis may be found in
the "Pierce County Buildable Land Reports — A Monitoring and Evaluation
analysis of Urban Growth and Development Capacity for Pierce County and its
Cities and Towns ", September 1, 2007.)
Figure 3.6
City of Auburn 2006 - 20313 Housing Unit /Employment/Population
Allocations (King and Pierce counties)
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Housing Units
Employment
Population
King Count
3491620
9191350
N/A
Pierce County
1, 7V386
206
4A5N71950
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�r�« r+� rr�i An +i �.,, r These revised housing and employment target
numbers were updated to assist jurisdictions in their comprehensive plan
updates as well as coincide with the 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 cabacity and whether land use chances are warranted.
Also, how much land could be developed is not a predictor of whether it
will be developed. Ultimately the market will dictate how much land will
be developed. Attempting to predict the market was beyond the scope of
the Buildable Lands analysis.
Issues and Background
Auburn's Potential
Annexation Area Auburn's Comprehensive Plan contains policies which designate types and
intensities of land uses that will accomplish the City's long range goals.
Since the Plan depicts a long term perspective of the City's growth, it is
appropriate to also include on the Comprehensive Plan map those areas
which may not currently be within the City limits, but are planned to be in
the future. These areas are within the city's potential annexation area
(PAA). (Map I.1). However, due to recent annexations, the amount of land
remaining within the PAA is relatively small.
The city provides water and sewer service to many portions of the PAA.
In addition, growth in the PAA can have significant impacts on other City
services. Hence, it is important for City decision makers to consider the
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growth in these areas as well as within the city limits when making
decisions concerning capital projects such as water and sewer extensions
and road projects. (For a more thorough discussion of these issues; see
Chapter 13, "Development in the Unincorporated Areas and Annexation.")
GOAL 5. CITY EXPANSION AND ANNEXATION
To ensure the orderly development and annexation of the City's potential
annexation area in a manner that ensures adequate and cost - effective
provision of required urban services and facilities, reduces sprawl,
implements the goals, objectives and policies of the Auburn
Comprehensive Plan, and protects designated rural areas.
Objective 5.1 To designate Auburn's potential annexation area and to include those areas
on the City's Comprehensive Plan Map.
Policies:
LU -1 Auburn's Potential Annexation Area is shown on Map 3.1.
Map 3.1 also depicts Growth Impact Areas. These Growth
Impact Areas are generally adjacent cities or unincorporated
County lands in which development that occurs potentially
impacts the city of Auburn.
LU -2 The Auburn City Council may revise the boundaries of the
Potential Annexation Area in the future, in response to:
a. Amendments to the King County Urban Growth Area as
specified in the King County Countywide Policies;
b. Discussions between Auburn and adjacent jurisdictions
regarding Potential Annexation Area boundaries;
c. Discussions with Pierce County concerning the designation
of Potential Annexation Area boundaries; or
d. Changed circumstances relating to population and
employment growth and projections, urban service
feasibility, or similar factors.
Urban Form Planning deals with the basic geographic form of the city. Auburn's
existing form separates the city into two parts: a concentration of
employment base on the west with sufficient existing and potential jobs to
be of regional significance (region serving area), and residential and
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locally oriented business uses to the east (community serving area). This
existing policy of a "split" form has generally been effective in avoiding
gross land use conflicts between residential uses and more intensive (e.g.
industrial) land uses. This Plan's policies maintain this basic split policy.
However, Auburn's downtown area is also treated as a unique (both region
and community- serving) part of the city's form.
Another aspect of a city's form is its development intensity. Varying
intensities of development require different configurations of city services
and facilities and create different community impacts. The location of
different intensities can also assist in establishing the city's character and
identity, and can be instrumental in furthering other important goals
(protection of critical areas, protection against natural hazards, etc.).
Policy established by the 1969 Comprehensive Plan assumed that the city
would eventually be completely urban in character and the City's approach
to developing its service delivery system was driven by this assumption.
At that time no City policy or program addressed agricultural preservation.
While extensive areas with rural development require expensive
restructuring of the City service delivery system, strategic long -term
protection of some of these areas can assist in limiting urban sprawl,
maintaining diversity of living environments, and protecting important
environmental resources, in particular the City's water source at Coal
Creek Springs. This Plan designates a limited amount of Residential
Conservancy area for this purpose, which should not significantly affect
the overall cost of city services.
GOAL 6. URBAN FORM
To establish an orderly urban form which separates uses on the basis of
their functional relationship to the community, and which reinforces the
identity of the community.
Objective 6.1. To physically separate region serving employment centers and other
regionally oriented land uses from areas that are residential or local in
character while ensuring that regional facilities strengthen the community
as a whole and enhance downtown Auburn.
Policies:
LU -3 Areas on the valley floor which are suitable to support large
scale economic development projects should be reserved, for
the most part, for uses which support Auburn's role as a
regional employment and commercial center (to be known as
the Region Serving Area -- See Map 3.2).
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LU -4 Areas delineated on the Urban Form Map (Map 3.2) as the
Community Serving Area should be reserved for uses which
are local in character or serve local markets.
LU -5 Link together regionally significant land uses such as the
SuperMall, Green River Community College, Boeing, Emerald
Downs, and commercial uses on Auburn Way in a manner that
enhances the regional stature of Auburn while providing
services, employment and tax base for the community.
Linkages should be designed to enhance Downtown Auburn as
the community's focal point.
Objective 6.2. Maintain downtown as an area that uniquely serves both regional and
community needs.
Policies:
LU -6 The downtown urban center shall be the focal point of the
Auburn community. It should include a mix of uses including,
but not limited to, government and civic uses, retail, residential
and services that are appropriate to fill that role.
LU -6A Focus growth and development in the Auburn Downtown
urban center to support economic development, complement
transit oriented development, direct growth pressures away
from single family residential neighborhoods, and implement
regional growth management strategies.
Obj ective 6.3. To protect community identity while promoting diversity and conserving
rural amenities, by designating rural areas along the city's periphery and in
areas with significant environmental values.
Policies:
LU -7 The City shall support the County agricultural program in
securing the development rights to strategically located parcels,
especially along the northern city boundary and at the start of
the Upper Green River Valley.
LU -8 The City should limit accessible City utility systems into the
Upper Green Valley, and shall limit density, thus preserving
the character of the area and encouraging continued cultivation
on these properties.
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LU -9 The City shall protect Coal Creek Springs by: 1) limiting
density to less than one residential unit per four acres within
the area tributary to the Coal Creek Springs Watershed and by
2) designating a Special Planning Area for the Mt. Rainier
Vista site.
LU -10 The City shall support low density County zoning adjacent to
the city on the Enumclaw Plateau Agricultural District and will
not extend City sewer and water facilities into the area if it will
promote urban development.
LU -11 The City shall consider the impacts of new development
activities on resources (including agricultural resource lands,
cultural resources, forest resource lands, and mineral resource
areas (Map 9.4)), the environment and natural resources
(particularly critical areas, wildlife habitats and water quality)
as part of its environmental review process.
Objective 6.4 Maintain low- density "urban separators" areas which protect
environmentally sensitive areas and create open space corridors within and
between urban areas, consistent with the King County Countywide
Planning Policies.
Policy:
LU -12 The City shall maintain urban separators in the Lea Hill area as
designated by King County.
Residential
Development Within most communities, a range of housing densities is allowed to
provide a variety of housing opportunities. The wider the range, the
greater the opportunity for individuals to find housing relative to their
particular needs, affordability and preference.
While the City's policy provides for a relatively wide range of residential
densities, development over the past decade has been heavily concentrated
toward the middle and upper levels of the range (See discussion in Chapter
4, Housing Element) .
As land costs have escalated in the region, however, Auburn has remained
relatively affordable to the average family.
This Plan provides that the City should seek to restore the traditional
character of the community by encouraging preservation and development
of housing that is suitable to the retention and attraction of families within
the community. This would be best accomplished by focusing multi-
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family development in the urban center, protecting the residential
character of existing single family neighborhoods and promoting the
development of new neighborhoods of single family homes.
Consequently, residential land use policies will emphasize the creation and
preservation of single family neighborhoods, while still encouraging the
development of other housing types for those who need or want them.
GOAL 7. RESIDENTIAL DEVELOPMENT
To emphasize housing development at single family densities, in order to
reestablish a mix of housing types appropriate for a family oriented
community, while recognizing the need and desire for both lower density
and higher density housing appropriately located to meet the housing
needs of all members of the community.
Objective 7.1. To establish a system of residential densities that accommodates a range
of housing choices appropriate for the city.
Policies:
LU -13 The City should promote the provision, preservation and
maintenance of adequate housing for the city's residents by
encouraging a balanced mix of housing types and values
appropriate to the income levels and lifestyles of area residents.
Auburn has always been willing to accept its "fair share" of
low and moderate cost housing opportunities. However, this
has translated into a great disparity in Puget Sound
communities with cities such as Auburn receiving more of
these types of housing than other comparable communities.
This has had impacts in terms of the costs of meeting human
service needs as well as some poorly maintained multifamily
properties which have caused a variety of problems. Auburn
will work to insure that housing units are equitably distributed
across the region in terms of both physical location and cost.
LU -14 Residential densities in areas designated "residential
conservancy ", which represent areas that have environmental
constraints or which promote protection of City water sources,
should be no greater than 1 dwelling unit per 4 acres until such
time public facilities are available. 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
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standards specified in the zoning code, agricultural uses and
limited commercial uses in support of agricultural uses may be
allowed with appropriate environmental protection.
LU -15 The area designated "residential conservancy" allows for a
lifestyle similar to that of rural areas since the lower density
established protects the critical areas such as the City's Coal
Creek Springs watershed. A rural lifestyle generally includes
allowance of farm animals, streets not urban in character (e.g.
no sidewalks, street lights only at intersections), and limited
agricultural type uses. The "residential conservancy" also
allows appropriate -scale commercial 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 dwelling unit per acre. Clustering
of allowed density onto a portion of a site should be favorably
considered.
LU -17 Residential densities in areas designated for single family
residential use should be no greater than 7 units per net acre.
These areas should be served with good transit availability (1/4
mile or less to a route with at least half hour service).
Accessory dwelling units should be permitted to allow
increased densities. The bulk of the single family residential
community should be developed at a density of between 4 and
7 dwelling units per net acre. Increased density is achievable
through flexible development standards, if certain criteria are
met, as established in city code.
LU -18 Residential densities in areas designated for multiple family
development should not exceed 20 units per net acre. Multiple
family densities should generally decrease with proximity to
single family areas. Multiple family densities may exceed 20
units per acre provided they are within walking distance ofl /4
mile from regional transit facilities or are targeted to
populations not requiring outdoor recreation areas and having
low private automobile usage (e.g. nursing homes). These
targeted developments should be located in close proximity to
shopping, medical and public transportation services.
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Increased density is achievable through flexible development
standards, if certain criteria are met, as established in city code.
Objective 7.2. To designate land for the development of new single family homes.
Policies:
LU -19 In applying the land use designations of the Comprehensive
Plan, first consideration shall be given to designating an area
for single family residential use.
LU -20 Most of the undeveloped areas of the Community Serving Area
of the city (see Map 3.2) shall be reserved for single family
dwellings. The ability to buffer the area from incompatible
land uses and heavily traveled arterials or highways should be
considered in designating currently undeveloped areas for
future single family use. Such buffering can be accomplished
by taking advantage of topographic variations and other natural
features, requiring expanded setbacks along arterials, by
orienting lots and houses away from arterials, by designating
moderate density multiple family areas as transitional areas,
and by other means.
Obj ective 7.3. To promote the development of quality single family neighborhoods
which relate the design and types of residential areas to important natural
and manmade features.
Policies:
LU -21 Residential development should be related to topography,
circulation, and other amenities, as guided by policies of this
Plan.
LU -22 Residential development should be discouraged in poorly
drained areas.
LU -23 The development of new neighborhoods should be governed by
development standards which allow some flexibility.
Flexibility should be considered to encourage compact urban
development, to provide protection of critical areas and
resource lands (including, but not limited to, agricultural
resource lands, cultural resources, forest resource lands,
mineral resource areas (Map 9.4) hillsides or wetlands), and to
facilitate non - motorized transportation. Increased density is
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achievable through flexible development standards, if certain
criteria are met, as established in city code.
LU -24 The development of residential areas should recognize the
importance of community and public facilities in developing a
sense of neighborhood and community.
LU -25 Residential development of shoreline areas shall be in accord
with the City's Shoreline Management Program and should
provide for the retention of public access to these areas.
Special care should be taken in the design of residential areas
in shoreline areas to reduce the potential conflict between
residential use and public access.
LU -26 Emphasis shall be placed upon the manner in which the
recreational needs of the residents shall be met in the approval
of any residential development.
LU -27 Any change from the residential conservancy designation shall
be to a single family designation. Single family residential
areas should also be used to buffer rural areas from other urban
uses.
LU -28 Areas abutting major arterials should be carefully planned to
avoid potential conflict between the development of the arterial
and single family uses. Single family uses in such areas should
be platted in a manner which orients the units away from the
arterial. Where such orientation is not possible, a transition
area should be allowed for non - single family uses which
reduce total driveway connections to the arterial. In any case,
non - motorized access between residential areas and arterials
should be provided. In areas with existing single family
developments, substantial flexibility can be permitted for street
front buffering.
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.
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LU -30 Development design should use open spaces, including parks,
to separate incompatible uses.
LU -31 Development codes shall be modified to allow the City to
require that landscaped buffers, natural area preservation or
other measures are utilized to separate new residential
developments from incompatible uses and major streets. These
buffers should permit access between the residential area and
the major street by pedestrians and bicyclists.
Multiple Family
Housing The escalating gap between the costs of housing and the ability to pay
rental or mortgage prices has increased the demand for multi - family units.
Unfortunately, it is clear that the development of multiple family
dwellings in single family areas has created an adverse reaction. The level
of conflict between single family neighborhoods and multiple family
dwellings must be reduced. Since much of this reaction is related to the
design of these structures, design standards could substantially reduce this
problem for new construction.
Objective 7.5. To meet the need for multiple family dwellings while avoiding conflict
with single family residential areas.
Policies:
LU -32 In considering where future higher density development should
locate, priority shall be given to designated Special Planning
Areas (where such use can be balanced and planned with single
family areas), the Downtown and areas with high levels of
transit service.
LU -33 Unless required for other purposes, the need for new higher
density developments shall be based on local need for such
units and should not substantially exceed a fair regional share
of such housing.
LU -34 Multiple - family developments should be located functionally
convenient to the necessary supporting facilities including
utilities, arterials, parks, transit service, etc.
LU -3 5 Design codes and guidelines are developed for multifamily
housing to ensure high quality design and compatibility with
surrounding development. These standards should be reviewed
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periodically to remain consistent with planning trends and
market demands.
LU -3 6 Multiple family dwellings shall not be permitted as a matter of
right in single family residential districts, but should be
permitted only where necessary to remove potential blight, to
buffer single family uses from incompatible uses or activities,
or to allow effective use of vacant areas. Standards for such
siting should provide for design review to ensure compatibility
and provide that the density of development is consistent with
the density of the adjoining single family uses.
LU -3 7 Siting of moderate density units shall be encouraged as a buffer
between single family areas and more intense uses. Such
buffering is appropriate along arterials where existing platting
prevents effective lot layout for single family units. Also, such
buffering is appropriate between single family areas and
commercial and industrial uses. Where there are established
single family areas, the design and siting of moderate density
units shall be controlled to reduce potential conflicts and to en-
sure buffering of uses. Higher density units are not to be
considered such a buffer.
LU -3 8
Manufactured
Higher density developments or larger scale multiple family
developments should be limited to residential areas where they
can be developed as a unit with the necessary supporting
facilities. Such development shall provide adequate access by
developed arterials with minimal potential to generate traffic
through single family areas. Extensive buffering measures
shall be required where such areas adjoin single family
residential areas. Care should be exercised to avoid creating
barriers to pedestrian and bicycle movement. Where feasible,
new multiple family development should be planned in
conjunction with single family and moderate density
development.
Homes Manufactured homes provide affordable housing to many Auburn
residents. In many cases, they provide the opportunity of home ownership
to households which cannot afford to purchase more traditional types of
housing. However, poorly designed, high density manufactured home
parks can raise the same issues that multiple family developments pose.
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Careful design and placement of manufactured housing in parks especially
with appropriate landscaping, can greatly reduce problems associated with
such development.
This Plan's policies continue to recognize the benefits that manufactured
homes can have on housing affordability. Improved codes requiring high
standards for the design and siting of manufactured home parks and units
on individual lots should be implemented.
Objective 7.6 To continue to allow manufactured homes as an affordable form of home
ownership, provided that such developments are carried out in a manner
which supports rather than detracts from the quality of the community and
adjacent uses.
Policies:
LU -3 9 The siting of new manufactured home parks shall be subject to
the same policies applicable to high density residential
development. Manufactured home park densities should not
exceed 8 units per acre. New manufactured home parks shall
be bordered or contained by physical features, or planned and
designed as part of a larger development incorporating other
housing types in a manner which limits further manufactured
home park expansion into adjacent areas.
LU -40 Manufactured homes shall be permitted on single family lots
provided that they are sited and constructed in a manner which
would blend with adjacent homes. Manufactured homes must
be new units, meet minimum dimensional standards (double
wide) and be placed on permanent foundations, consistent with
State law.
Moderate and High
Income Housing The City wants to increase the amount of housing oriented toward those
with moderate and high incomes. A jurisdiction typically encourages a
type of development by providing incentives which lower the cost of
producing that development type, thereby increasing its potential
profitability. With the limited financial resources available to
municipalities it is difficult to justify financial incentives to increase the
profitability of the production of market rate housing. Further, since the
production of housing for moderate and higher income groups is profitable
without these incentives, it is not clear that incentives will have the desired
effect of increasing the number of houses produced.
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Potential solutions to this issue need to address the demand side of the
market rather than the supply. The market will provide these types of
housing if there is sufficient demand for it within the city. Auburn can
increase the demand for housing by those with moderate and higher
incomes by improving its image within the region and making itself
known as a desirable place to live. A comprehensive approach to
increasing the demand for moderate and high income housing is through
the implementation of this comprehensive plan. By building a community
with parks and open spaces, job opportunities, high environmental quality,
and abundant supportive services including commuter rail, Auburn will
create for itself a more desirable image within the region and therefore a
wider range of income groups will choose to live in Auburn.
Policy:
LU -41 Development regulations should ensure that Auburn obtains its
"fair share" of high end single family housing. This does not
represent a decrease in Auburn's commitment to maintaining
the majority of its housing stock as housing affordable to
middle income households.
Neighborhood
Quality Auburn's existing stable residential neighborhoods form an important
component of the community's character. Maintaining the vitality and
stability of these neighborhoods is a key goal of this Comprehensive Plan.
GOAL 8. NEIGHBORHOOD QUALITY
To maintain and protect all viable and stable residential neighborhoods.
Objective 8.1 To maintain and enhance all viable and stable residential neighborhoods.
Policies
LU -42 Regulatory decisions in all residential neighborhoods shall
result in maintenance or enhancement of the neighborhood's
residential character.
a. The location of uses other than those permitted outright
shall only be allowed as specified in this comprehensive
plan and in the zoning code.
b. Approval of any non - residential land use shall occur only
after a public hearing process.
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c. The City recognizes the important role that public facilities
(such as sidewalks, neighborhood parks and elementary
schools) and limited scale quasi - public uses (such as
smaller churches and daycare centers) play in maintaining
viable residential neighborhoods.
d. Single family detached residential neighborhoods should be
protected from intrusion by non - residential or large scale
multi - family uses.
LU -43 The City shall seek to abate existing incompatible uses in
residential neighborhoods. Mineral extraction operations
within mineral resource areas (Map 9.4) operating in
compliance with the conditions of their permit are not
incompatible uses.
LU -44 Home occupations in residential neighborhoods shall be
permitted only if they comply with performance standards that
ensure compatibility with adjacent residential uses.
LU -45 Limited agricultural uses and commercial uses (such as daycare
centers) may be permitted as a principal use, but only under
appropriate conditions, by means of conditional use or
administrative use permits when landscaping and design
features can be used to minimize impacts on surrounding uses
and the site is:
a. Along the border of residential neighborhoods; or
b. In specific areas where site specific conditions may limit
the use of the site for residential uses; or
c. Along arterials transecting residential neighborhoods.
LU -46 Development standards and regulations for residential areas
should avoid unnecessary barriers to the renovation and
improvement of homes in established neighborhoods built to
previous standards.
LU -47 The City should give special attention to improving the quality
of low income neighborhoods and seek to implement programs
which encourage rehabilitation of deteriorating structures and
facilities in such neighborhoods. (Guidance for this policy is
provided by the City's annual Block Grant Program Plan.)
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Objective 8.2 To provide for the orderly transition to other uses of older residential areas
that are no longer viable.
Policies:
LU -48 The management of areas in transition from existing residences
to a planned non - residential use, should balance the needs of
existing residents with the need to accommodate new uses.
LU -49 Greater flexibility should be provided for home occupations in
transitional areas.
LU -50 Whenever considering a conversion from single family to
another use, the applicant's burden shall be on demonstrating
the unsuitability of an area for continued single family use.
Commercial
Development Commercial land development provides needed services and jobs to
Auburn and regional residents and visitors. Further, it is a major
component of Auburn's tax base through the sales tax and property taxes it
generates.
There are several different types of commercial land, each providing
different types of services and jobs. The discussion and policies that
follow recognize the importance of each of these types of commercial
development and the important role that they play.
GOAL 9. COMMERCIAL DEVELOPMENT
To maintain and establish a variety of commercial environments which
provide the full range of commercial services to the community and region
in a manner which reduces conflicts between different types of
commercial services and other uses.
Neighborhood Commercial
Small commercial centers within or adjacent to residential neighborhoods
serve a useful function in providing convenient access to neighborhood
residents for their "everyday" or "convenience" shopping needs. These
centers can serve to reduce the number of automobile trips or at least
shorten them by providing services near one's residence. For
neighborhood centers to provide these benefits, attention must be paid to
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ensuring adequate access to these centers from the adjacent neighborhood.
However, these commercial areas can also adversely affect a
neighborhood by generating traffic and land use conflicts.
Due largely to the extensive commercialization of Auburn Way and the
north/south orientation of the developed portions of Auburn, few
residential neighborhoods within the city lie more than several blocks
from a commercial area. Significant outlying commercial centers have
also been developed, so that the currently developed residential
neighborhoods are adequately served. However, future large scale
residential developments will create a need for new small -scale
commercial centers. This Plan's policy toward neighborhood commercial
centers balances needs for shopping convenience with the protection of
residential neighborhoods, and seeks to limit the development of new
inappropriate commercial strips.
Objective 9.1. To provide for the convenience commercial needs of residential areas,
while protecting existing and future residential neighborhoods from the
disruptive effects of commercial intrusions.
Policies:
LU -51 Existing neighborhood oriented commercial centers should be
identified and designated. Commercial uses within these
centers should be limited to those having primary market areas
considerably smaller than the entire community.
LU -52 Designated neighborhood commercial centers should be
prevented from spreading along the arterials that serve them.
LU -53 A prime consideration in permitting the expansion of existing
neighborhood commercial areas shall be the ability to
adequately buffer any nearby residences from disruptive
impacts.
LU -54 In some instances of existing neighborhood commercial
centers, a transition zone of moderate density residential uses
should be designated between the center and single family
residential areas.
LU -55 New neighborhood commercial centers should be considered
under the "Special Planning Areas" concept. Such areas should
be carefully designed and integrated into the overall area
development plan so as to minimize traffic and land use
conflicts. Commercial uses should be limited to those having
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primary market areas approximately the size of the special
planning area.
LU -56 Consideration should be given to providing adequate access to
neighborhood commercial development by non - motorized
modes such as walking and biking. Barriers to these modes
such as walls and fences should be removed when possible and
shall be avoided in new development.
Mixed Use Centers
Commercial centers at times can through a proper mix of uses be
integrated with residential components. These mix use centers serve in
providing convenient services, alternative living environments, and
efficient use of both land and infrastructure.
Objective 9.2 To provide where appropriate mixed use of commercial and residential
development designed to assure compatibility of uses inside the
commercial center and adjacent residential neighborhoods
Policy:
LU- 57 Mixed -use developments with both commercial and residential
components are encouraged in Light Commercial centers.
These developments should include primarily retail stores and
offices designed to provide convenient shopping and other
services for nearby residents. Industrial and heavy commercial
uses should be excluded.
Design features of mixed -use developments should include the
integration of the retail and /or office uses and residential units
within the same building or on the same parcel. Ground level
spaces should be built and used predominately to accommodate
retail and office uses. Off - street parking should be located
behind or to the side of the buildings, or enclosed within
buildings. Accessible pedestrian connections and bicycle paths
must be designed to facilitate safe connections within the
development, along adjacent roads adjacent and to adjacent
residential developments.
Design guidelines for mixed -use development have been
developed. These guidelines should be reviewed and amended
periodically to be consistent with current planning trends and
market demands.
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Highway Commercial
While commercial uses along arterials (often called "strip commercial"
development) provide important services to community residents, the
proliferation of commercial uses along arterials raises several land use
planning issues. On the negative side, strip commercial development
creates traffic flow problems and conflict with adjacent land uses. Due to
their "linear" nature, commercial strips result in a maximum area of
contact between commercial uses and other land uses resulting in a high
potential for land use conflicts. Poor visual character due to excessive
signage and architectural styles designed to attract attention instead of
promoting a sense of community is an additional concern. Pedestrian
shopping is made difficult, resulting in greater generation of automobile
traffic, and large fields of asphalt parking lots are needed to accommodate
single purpose vehicle trips.
Despite the problems associated with commercial development along
arterials, many such locations are often quite unsuitable for other uses, due
to the impacts associated with heavy traffic volumes. Also, many
commercial uses thrive at such locations due to high visibility and
accessibility. The Plan seeks to manage existing arterial commercial areas
to take advantage of the accessibility they provide, while minimizing
traffic and land use conflicts and improving their visual appearance
through an enhanced design review process and development standards.
Obj ective 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 commercial development of existing
commercial arterials in a manner which minimizes traffic and land use
conflicts.
2. Conserving residential qualities along heavily traveled arterials which
are not yet commercialized, by restricting commercial development to
types which provide an appropriate buffer.
3. Protecting existing, viable residential 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
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• Auburn Way South Corridor
• Urban Center
Auburn Environmental Park and Green Zone
15th Street SW /C Street SW /West Valle Highway /Supermall
A Street SE Corridor
SE 312th Street /124th Avenue SE Corridor
• M Street SE between Auburn Way North and Auburn Way South.
Policies:
LU -60 The City shall encourage the grouping of individual
commercial enterprises along commercial arterials to promote
the sharing of parking areas, access drives and signs. Such
grouping can be encouraged through land division regulations,
sign regulations and development standards.
LU -61 Moderate density multiple family residential development shall
be used to buffer general (heavy) commercial arterial
development from single family development. Extensive
screening and landscaping shall be used to buffer general
commercial uses from multiple family uses. However, the
placement of walls and fences and site designs which prevent
easy access by bicyclists and pedestrians should be avoided.
LU -62 Arterials experiencing strong pressure for commercial
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carefully drawn to ensure preservation of a quality living
environment in adjacent neighborhoods. '- ' °v°'o„m°„*
o v „�,., v v o
LU -63 Residential arterials having good potential for long term
maintenance of a quality living environment should be
protected from the intrusion of commercial uses. In some
instances, these may be appropriate locations for churches and
other religious institutions, or moderate density multiple family
uses.
LU -64 Newly developed arterials shall incorporate design features,
and development of adjacent land shall be managed such that
creation of new commercial strips is avoided. Land division
regulations shall result in single family residences being
oriented away from the arterial, with access provided by a non -
arterial street.
LU -65 J _ ___
Along 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 design standards and guidelines for
development along arterials to improve their visual appearance.
The Regional SuperMall
The development of the "SuperMall of the Great Northwest on 155 acres
near the junction of SR167 and SR18 in the 1990's has led to a
"destination” mall attracting consumers from long distances.
During the Mall's development review, a number of issues were raised.
Included in these issues were the impacts of the SuperMall on Auburn
downtown and the possibility of commercial sprawl around the SuperMall
that would exacerbate impacts to the downtown and traffic around the
SuperMall.
Since that time, several factors have changed. Auburn's downtown, as a
designated urban center, has developed a more specific vision for the
community. Also, it is not expected that the SuperMall will develop to its
maximum square footage and retail commercial uses have become a more
important local government revenue source.
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The City should continue its commitment to the SuperMall's development
as a regional attraction, and take advantage of the SuperMall's presence to
complement strategies related to downtown preservation and development.
Objective 9.4. To capture the retail market of customers visiting the SuperMall and
strengthen Auburn's role as a major retail commercial center for the
region.
Policies:
LU -67 Support commercial development around the SuperMall that
complements its role as a regional shopping center as well as
In May 2001, the Auburn City Council adopted the Auburn Downtown
Plan. The Auburn Downtown Plan is the City's updated strategy to
continue its downtown revitalization efforts consistent with State, regional
and local growth management planning concepts and strategies. The
Auburn Downtown Plan, and this Plan, provides that Downtown Auburn
should remain the commercial, cultural and governmental focal point for
the community. Efforts to enhance this function for Downtown Auburn
are strongly supported.
The Auburn Downtown Plan is based on implementing policies and
strategies through partnerships and innovative techniques. The City, the
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downtown business community and members of the community at -large
will need to work closely together to maintain and upgrade the quality of
the downtown working, living and shopping environment.
Part of the impetus for developing new strategies to approach downtown
revitalization is the development of the Sound Transit Commuter Rail
Transit Station. The Auburn Downtown Plan seeks to build on the
excitement and energy resulting from public investment in the Transit
Station and in other public investments such as the Third Street Grade
Separation project.
The Auburn Downtown Plan envisions downtown as an urban center.
Designation as an urban center was achieved in 2004. Auburn's urban
center:
• Establishes a 220 acre planning area that is the focus for downtown
redevelopment.
• Provides incentives for downtown development and redevelopment
through policy direction that supports:
- Elimination of transportation impact fees;
- Elimination of stormwater improvements for
redevelopment of existing sites that do not result in an
increase in impervious surface;
-Lower level of service for transportation facilities; and,
- Reduction in the off - street parking requirements compared
to other areas in the city.
• Encourages non - motorized pedestrian and bicycle connections and
linkages to and within the urban center area.
• Encourages protection of historic assets and resources from
redevelopment activities.
• Identifies potential catalyst projects and sites to spur development
activity in the downtown and better focus redevelopment and
marketing efforts.
• Encourages more residential development downtown and also 24-
hour type uses and nighttime activity.
• Seeks to remove undesirable land uses and other blighting
influences in the downtown area.
• Promotes street improvements and enhancements to improve access
and the visual qualities of the streetscape.
In early 2007, the City established a new zoning district for the majority of
downtown, the Downtown Urban Center (DUC) district. Unlike other
zones, this district allows all types of land uses unless specifically
prohibited. In addition, it regulates the intensity of development by
allowed Floor Area Ratio (FAR) and provides incentives for higher
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intensity of use. The DUC zone also features relaxed parking standards
from those found in other zone districts and by reference, adopted Design
Standards to ensure a high quality of development in the downtown area.
GOAL 10 DOWNTOWN
To encourage development and redevelopment within Downtown Auburn
which reflects its unique character as the community's historic center, that
is consistent with the Auburn Downtown Plan's vision for Downtown
Auburn as an urban center within King County and the Puget Sound
region.
Obj ective 10.1 To preserve and enhance the role of downtown Auburn as the focal point
of the Auburn community for business, governmental and cultural
activities.
Policies:
LU -71 For the purpose of implementing the goal and policies for
downtown Auburn, "downtown" shall generally be considered
that area bounded on the south by Highway 18; on the east by
"F" Street; on the north by Park Avenue (extended); and on the
west by the Union Pacific tracks. ` (See Map 3.3)
LU -72 Auburn's urban center /regional growth center boundaries shall
be those established as the planning area for the Auburn
Downtown Plan adopted May 2001 (See Map 3.4).
LU -73 Implement the policies and strategies of the Auburn Downtown
Plan to support development of Auburn's urban center.
LU -74 Encourage the attainment of urban center growth forecasts
through implementation of higher intensity development to
achieve the efficient use of land.
LU -75 Downtown shall continue to be recognized as the business,
governmental and cultural focal point of the community. A
diversity of uses including multifamily residential should be
encouraged to maintain a vibrant, active and competitive center
for the City of Auburn.
LU76 The City should continue to support the development and
rehabilitation of multiple family housing in the Downtown, as
part of mixed use projects.
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LU -77 The City shall maintain an ongoing downtown planning and
action program involving the downtown business community
and other interested groups. This activity should be guided by
this Plan and the Auburn Downtown Plan.
LU -78 The City shall continue to give priority consideration to the
maintenance and improvement of public facilities and services
in the downtown area.
Downtown Land Uses
Objective 10.2 To recognize areas within the downtown that have identifiable characters
and uses.
LU -79
The area north of First Street North, west of Auburn Avenue,
south of Fifth Street North and east of the Burlington Northern
tracks should be designated and managed as a medical and
professional services area. New heavy commercial and
industrial uses should be prohibited and existing ones
amortized. Commercial uses supporting medical and
professional uses should receive priority.
LU -80
The area lying generally east of "D" Street S.E. and south of
Main Street (not including the Main Street frontage) shall be
designated for mixed residential and commercial uses.
LU- 81
The area lying generally between Auburn Way North (but not
properties abutting AWN) and Auburn High School should be
designated for multiple family residential uses.
LU -82
Automobile oriented uses within the Downtown Urban Center
shall be developed and located in accordance with the policy
direction of the Auburn Downtown Plan and implementing
DUC, Downtown Urban Center code requirements.
LU -82 A-3. The area lying generally south of East Main Street and east of
the Justice Center shall be maintained as a single family
residential area.
Downtown Urban Design
Objective 10.2: To ensure that all new development and redevelopment in the downtown
reflect the unique character of the area.
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LU -83 The City shall develop programs and ordinances to preserve
and protect downtown's historic character. Development codes
should be revised as needed to recognize the uniqueness of
downtown through appropriate performance standards and
design guidelines. A high level of visual amenity should be
pursued, and no heavy outdoor uses or outdoor storage should
be allowed.
LU -84 The downtown area shall be comprised of a mixture of uses
consistent with the area's role as the focal point of the
community. These uses shall be primarily "people- oriented" as
opposed to "automobile- oriented ", and shall include
commercial, medical, governmental, professional services,
cultural and residential uses.
LU- 8 5 Regulations for the retail core of downtown should encourage
retail uses, but should discourage uses which result in a high
proportion of single use vehicle trips (such as fast food
restaurants and drive - through windows) .
Downtown Transportation
Objective 10.3: To emphasize pedestrian traffic and transit usage in the downtown.
LU -86 Emphasis should be given to enhancing pedestrian linkages
between the Hospital area, the Main Street retail core, the
Performing Arts Center, the southwestern portion of
Downtown, and the parking area adjacent to Safeway. An
important element of this emphasis will be to reduce the
pedestrian barrier effect of Auburn Avenue and Auburn Way.
LU -87 The City should build upon past efforts to improve pedestrian
amenities, through public improvements, sign regulations and
development standards. The maintenance of public and private
improvements should be given priority commensurate with
downtown's role as the focal point of the community.
LU- 8 8 The City shall work with transit providers to increase the
availability and effectiveness of transit in downtown and
between downtown, other commercial and employment areas,
residential areas, and the region at large.
LU -89 As regional transportation programs such as commuter rail are
implemented, the City will strive to ensure that the downtown
is a beneficiary.
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Downtown Parking
Objective 10.4: To develop a parking program for the downtown which recognizes the
area's historic pedestrian character, while providing sufficient parking for
customers of all businesses, residents, and commuters.
LU -90 A strong Downtown shall be encouraged through improved
parking, circulation, and the grouping of business outlets and
governmental services. Parking standards should be developed
which recognize the unique nature of downtown parking
demand. The City should work with the business community
in public /private partnerships to develop a coordinated and
effective approach to providing adequate parking and
circulation.
LU -91 A strong Downtown shall be encouraged through improved
parking, circulation, and grouping of business outlets and
governmental services. The development of public parking
lots to serve the downtown should be guided by a Downtown
Parking Plan.
LU -92 The City views adequate parking in the downtown area as a
critical step in implementing the downtown policies and the
rehabilitation policies of this Plan. All business in the
downtown area will be hindered if adequate parking is not
available. However, parking needs coupled with rehabilitation
needs in the downtown area require special policies:
a. Some flexibility in the general parking requirements of the
City may be necessary to accommodate reuse of existing
buildings and to accommodate new development. Such
flexibility should be directed at seeking to pool parking
resources through the formation of a Downtown parking
LID when such parking cannot be provided by the business
or through shared parking agreements.
b. Since rigid parking requirements will interfere with
redevelopment of downtown, and the pattern of existing
development restricts the amount of parking available,
public development of parking in the downtown area is
appropriate.
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c. A comprehensive study of the parking needs of downtown
should be made to determine the most efficient method of
meeting the unique parking demands of the area.
d. Parking policy for the downtown needs to balance the
impact of parking on downtown's pedestrian character,
economic development and transit usage.
Downtown Redevelopment
Objective 10.5: To work with all interested groups on revitalizing the Downtown area.
LU -93 The City of Auburn should strive to maintain active working
relationships with the Auburn Downtown Association, the
Chamber of Commerce and other groups whose goal is the
revitalization of downtown. The City will seek to become a
partner with these and other groups, where feasible, in
public /private partnerships that further the goal of downtown
revitalization.
LU -94 The City shall continue to support legislation to improve fiscal
leverage in urban rehabilitation programs.
LU -95 The City shall continue to support the redevelopment efforts of
the private sector in the downtown area.
Industrial
Development Auburn's industrial land and the development that it supports accounts for
a significant percentage of the City's tax base. It also provides a large
number of jobs to both city and regional residents. Good industrial land is
a limited resource and should be fully utilized to maximize its potential
benefits. Industrial development typically utilizes extensive amounts of
land and is typically located near major transportation facilities. For these
reasons, industrial activities are often quite visible. For people traveling
on SR1 67 industrial development is the primary view they have of
Auburn.
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system. Previously, Washington 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 destination
of the shipment or delivery - the "destination" of the sale. Destination
based sales tax pp s
they sell to locations within Washington. 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 shifted 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 tax revenue' totaling approximately $2
million annually due to the large resence 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
l'oss'es, 'the ' continued availability of'these payments 'is not certain due to
current and future State budget issues.
The City's land use strategies are dependent upon the City being' able to
continue a strong public investment program in infrastructure and services.
The City's abilitv to continue' this public investment is contin' ent u on
maintaining solvent' public revenue streams, particularly sales tax. Sales
tax comprises the largest source of monies to the City's General Fund,
a roxmatel 3 0 ercentin 2010. The Cit antici ates 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
pro ram. The eventual'los's of the aforementioned sales tax revenue will
directly and adversely affect the City's ability to ade uately fund the
ca tal'infrastructure and services necessar to su 'ort'the realization of
the City's land use plans. This is' especially applicable to industrial areas
supporting warehouse and distribution centers that are origin based in
nature.
To ensure the City's long -term ability to invest in public infrastructure and
service's remains viable, the City must pursue implementation of policies
that incentive the transition of e current and future land uses in
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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 industrial
uses. Manufacturing and industrial uses are more appropriate and
beneficial through higher and better use of the land,' enhanced employment
densities, increased' property tax revenues and potential 'on -site sales' tax
revenue generation for receipt of materials and other goods and services.'
In addition the 'Cit' believes that '
•
that policies that prromote and ince'ntiize
rester retail uses in indu' trial districts should be im lemented to
increase the City's overall 'base of retail uses thereby increasing the
Citv's overall collection of sales tax revenue.'
To provide for, establish and maintain a balance of industrial uses that
respond to local and regional needs and enhance the city's image through
optimal siting and location, taking into consideration tax policy impacts of
streamlined sales tax and /or other similar legislation.
Type of Industrial Uses
There is a wide variety of possible industrial uses that could be sited in
Auburn. As with the mix of residential uses, the mix of industry also
affects the image of the city. The regional image of the city is that of an
industrial suburb with an emphasis on heavy industry. This image is quite
apparent as one travels along Highway 167 where there is an almost
unending view of high -bay warehouse buildings.
Different types of industrial areas should be separated since some types of
industrial activities conflict with other industrial activities (especially
those of a more desirable character). Such separation should be based
primarily on performance standards.
Location of Industrial Uses
Before the adoption of the 1986 Comprehensive Plan, there had been little
separation of various types of industrial uses. At the time, there was no
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well understood policy basis regarding the separation of different types of
industrial uses and some areas very suitable for high quality light
industrial uses were committed to heavier uses. High visibility corridors
developed with a heavier industrial character and established a heavy
industry image for the city. The Plan provides clear distinction between
different industrial uses. It also reserves areas for light industrial uses.
Objective 11.1. To create a physical image for the city conducive to attracting light
industry.
Policies:
LU -96 Highly visible areas which tend to establish the image of the
city should not be used by heavy industrial uses.
LU -97 The City shall promote high quality development of all light
industrial and warehouse areas.
LU -98 The City shall aggressively seek to abate all potentially
blighting influences in industrial areas, especially in areas
visible to regional traffic flaws and in areas designated for light
industrial uses.
Objective 11.2. To establish performance standards appropriate for developing industrial
areas.
Policies:
LU -99 Compatibility among land uses should be enhanced through
landscaping, building orientation and setbacks, traffic control
and other measures to reduce potential conflicts.
LU -100 All industrial development should incorporate aesthetically
pleasing building and site design. The City shall amend its
codes and performance standards which govern industrial
development to implement this policy.
a. Procedures shall be established to ensure aesthetically
pleasing building and site design in areas designated for
light industrial areas.
b. Appropriate landscaping and site development standards
shall regulate site development in heavy industrial areas.
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c. Unsightly views, such as heavy machinery, service
entrances, storage areas, rooftop equipment, loading docks,
and parking areas should be screened from view of adjacent
retail, commercial, light industrial and residential areas and
from public streets.
LU -101 Needed rights -of -way, on -site and off -site road improvements,
and utilities should be assured before development occurs.
LU -102 Individual development projects shall provide the following
minimal improvements in accordance with established City
standards:
a. Full standard streets and sidewalks in compliance with the
Americans with Disabilities Act.
b. Adequate off street parking for employees and patrons.
c. Landscaping.
d. Storm drainage.
e. Water.
f. Sanitary sewers.
g. Controlled and developed access to existing and proposed
streets.
Objective 11.4. To reserve areas appropriate for industrial development.
Policies:
LU -103 Any significant industrial activity shall be limited to the
designated Region Serving Area of the city (see Map 3.2). The
City recognizes that industrial development's place varying
demands on the community's quality of life and service
capabilities. In addition to demonstrating a developments'
consistency with Plan policies, applicable land use regulations,
and environmental policies, significant industrial development
shall be encouraged to provide a balance between service
demands and impacts placed on the city's quality of life vs. the
local benefits derived from such development. The extent to
which industrial development is promoted shall also take into
consideration tax policy and tax structure impacts upon the
City.
LU -104 Residential uses in industrial areas shall be allowed in
industrial areas that have been established to promote a
business park environment that complements environmental
features, and /or if development standards are developed to
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promote compatibility between residential and other non-
residential land uses.
LU -105 The grouping of uses which will mutually benefit each other or
provide needed services will be encouraged.
a. Compatible commercial uses may be permitted in
designated industrial areas.
b. Planned developments (such as "office parks ") which
provide a mixture of light industrial with supporting
commercial uses are encouraged.
c. Uses which support industrial and warehouse activities
should be located near those uses.
LU -106 Development of designated industrial sites shall be consistent
with applicable environmental standards and policies.
LU -107 Land made available for industrial development, and uses
allowed in industrial zones, shall take into consideration
impacts of tax policy and tax structure upon the City of
Auburn.
Objective 11.4. To reserve and protect areas which are highly suitable for light industrial
development.
Policies:
LU -108 Designation of light industrial areas shall have priority over
heavier industrial uses.
LU -109 Highly visible areas (land visible from SRI 67 or SRI 8) which
tend to establish the image of the city should not be used by
heavy industrial uses. Rather, efforts should be made to
develop zoning districts that complement industrial
development adjacent to environmental features such as the
Auburn Environmental Park.
Obj ective 11.5. To identify areas appropriate for heavy industrial uses.
Policies:
LU -110 Heavy industrial uses shall be separated from lighter industrial,
commercial and residential areas.
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LU -111 The most appropriate areas for heavy industrial uses are in the
central part of the Region Serving Area adjoining the rail lines.
LU -112 Heavy industrial uses are appropriate in the southern portion of
the Region Serving Area which is now developed in large scale
industrial facilities.
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Land Use
PWY--.
Redevelopment
and Infill A major goal of the Growth Management Act is to reduce urban sprawl.
One way to minimize sprawl is to fully develop areas already receiving
urban services prior to extending these services to additional areas. A
further benefit of redevelopment is that it may lead to the removal of
buildings and uses that detract from an area. Redevelopment can serve as
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a major catalyst in the stabilization and revitalization of areas throughout
the city.
GOAL 12. URBAN REDEVELOPMENT
To encourage redevelopment of underutilized areas to reduce sprawl and
take full advantage of the City's investment in existing infrastructure.
Objective: 12.1 To facilitate infill development.
Policies:
LU -1 17 Encourage well designed infill and redevelopment projects
to fully utilize previous investment in existing infrastructure in
the single family residential, moderate density residential, and
high density residential designated areas of the City.
LU -1 1$ Reduce the consumption of undeveloped land by
facilitating the redevelopment of underutilized land and infill
of vacant parcels whenever possible in the single family
residential, moderate density residential, and high density
residential designated areas of the City.
LU -1 '19' Explore innovative mechanisms to encourage the more
efficient use of land including density bonuses and sale of air
rights.
LU -1 420 Identify areas for commercial infill development and focus
street and utility systems improvements to facilitate their
development.
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Introduction
(See pales 8 -2 through 8 -3 and revised Figure 8.1 for changes related to ... . "I'l""I'll""I'll'll""I'll""I'll",'ll""I'll""I'll",'ll""'ll",'ll""I'll""I'll",'ll""I'll""I'll",'ll""I'll""I'll",'ll",'ll",'ll""I'll""I'll",'ll""I'll""I'll",'ll""I'll""I'll","I .. ... ...
population and census and pages 8 -5 through 8 -8 for changes related to
. ... ... ... ... ... ... .
economic development strategy areas.) ... ... ... ... ... ... ... ... ... ... ... ... ... ... ... . . ...
(See pales 8 -5 to 8 -6, 8- ?and 8 -9 to 8 -10' fog p aposed amendments
pe�tainin to'the p io tization of man'ufactu�in and 'industrial uses),'
CHAPTER 8
ECONOMIC DEVELOPMENT
Auburn's economic base drives and shapes the community and region.
Auburn residents and the surrounding region benefit from the jobs and
services Auburn's economic base offers. Through the payment of sales,
property and other taxes, the City of Auburn can fund and provide services
and public facilities which Auburn residents demand and /or require.
It is clearly in the City's best interest to maintain and expand our economic
base in unison with implementing all of the goals of this Comprehensive
Plan. This section of the plan will help to define the City's goals and
policies in this vital area.
Issues &
Background Historic Trends
Historically, a variety of factors have shaped Auburn's economy. At the
turn of the 20th century, the City offered services to su pp ort agriculture
and the railroads. Downtown offered a full range of services and retail
opportunities. In later years, automotive sales became a significant factor.
As urbanization of the region expanded to include Auburn, the vitality of
Downtown Auburn was impacted by new shopping malls located outside
the community and by changing retail trends. At the same time, Auburn's
importance as the home of large industrial and warehousing operations
increased. This same period saw the growth of retail along commercial
"strips" such as Auburn Way and 15th Street NW. Large retailers such as
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Fred Meyer and many major supermarket chains located in the
community.
The development of the SuperMall in the 1990's led to Auburn becoming
a major player in the regional retail market. Auburn shoppers no longer
needed to leave the City to visit retail malls for many of their purchases.
During that same decade, Emerald Downs and the Muckleshoot Casino
also contributed to commercial recreation facilities in Auburn and
associated employment growth.
Today, Auburn provides over 38,000 jobs for residents throughout the
region. Auburn has a strong industrial sector that includes Boeing, the
General Service Administration (GSA) and numerous warehouse and
distribution facilities. Auburn Regional Medical Center and the growing
medical office community also provide a significant number of jobs. The
retail and service sectors are expanding as small businesses are created. .
Educational uses such as the Auburn School District and Green River
Community College also add to the area's employment base.
While development has continued throughout the City, Downtown Auburn
remains the heart and soul of the community. With its historical character
and pedestrian oriented development pattern, Downtown Auburn reflects
many of the qualities being sought by other communities. Given its urban
center designation, Auburn Station, and the incentives the City has in
place, Downtown Auburn remains poised for continued revitalization.
EMPLOYMENT
GROWTH
EMPLOYMENT
A r o nn , Auburn provides over 3 8,000 jobs for residents throughout the
region. Auburn has a diverse industrial sector that includes Boeing, the
General Services Administration (GSA) and numerous warehouse and
distribution facilities. Auburn Regional Medical Center and the growing
medical office community also provide a significant number of jobs. The
retail and service sectors continue to expand as companies locate in
Auburn and as small businesses are created. Educational uses such as the
Auburn School District add to the employment base.
Between 1995 to 2000, the number of jobs located in Auburn increased
34% compared to an overall increase of 22% throughout the rest of King
County. Manufacturing jobs remain the largest category in Auburn,
despite the loss of nearly 2,000 manufacturing jobs since 1990. The
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remaining job categories all experienced job growth. Retail jobs increased
substantially along with jobs in warehousing, transportation, and
communication industries. Figure 8.1 compares the type of jobs located in
Auburn since 19950.
45,000
40,000
35,000
30,000
25,000
20,000
15,000
10,000
5,000
0
Figure 8.1
Jobs Located in Auburn 1995 -2010
4e
46
■ 1995 Jobs
■ 2000 Job s
■ 010 Job s
Retail Sales
Auburn's business community is keeping pace with both Auburn's
population growth and its increase in more affluent households. Between
1995 and 2003, retail sales in Auburn increased 59% or roughly 8% per
year. As shown in Figure 8.2, Auburn is the sixth largest retail center in
Pierce and King Counties outside of Tacoma, Seattle and Bellevue.
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Figure 8.2
City Retail Sales (Outside of Seattle /Tacoma /Bellevue)
Yr 2003
Yr 1995
Rank '95
Kent
1,507,693,474
2
Tukwila
1,572,309,882
1
Renton
1,11703,594
4
Redmond
1,345,470,014
3
Puyallup
788,047,838
8
Auburn
910,528,894
6
Kirkland
1,032,278,016
5
Woodinville
276,251,793
12
Federal Way
885,908,414
7
Issaquah
473,022,152
10
Source: State of Washington Department of Revenue
Yr 2003
Rank '03
205,340,826
1
1,798,012,039
2
1,763,639,632
3
1,640,192,690
4
1,474,074,155
5
1,450,240,653
6
1,356,322,041
7
1,356,322,041
8
1,179,841,030
9
1,008,655,951
10
Beginning in 1997, retail sales in Auburn began increasing at a rate faster
than the rest of King County. In the Year 2000, retail sales in King
County fell whereas sales in Auburn remained steady. At the end of 2002,
retail sales continue to remain steady and higher than the rest of King
County. Figure 8.3 illustrates this comparison between Auburn, King
County and Washington State.
Figure 8.
CoDarson of Retail Sales
60% --7---------------------------------------------- - - - - --
50% - -
40% - -
30% - -
20% - -
10% --
0%
1995 1996 1997 1998 1999 2000 2001 2002
Auburn King County Washington State
Source: Washington State Dept of Revenue
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STREAMLINED SALES TAX
The State of Washington recently adopted streamlined sales tax (SST)
legislation. Prior to SST, sales tax collection in Washington State was
based on the site of origin, rather than on the site of delivery. Under the
SST tax structure, sales tax is collected at the site of delivery rather than
from those areas from which they were shipped. This change in tax
structure will put Auburn at a disadvantage and negatively impact its tax
revenue.
Specifically, Auburn and similar cities have historically invested in
infrastructure to support businesses engaged in warehouse and distribution
activities that ship goods to other destinations. Another concern for
Auburn and similar cities that have invested in infrastructure include how
the debt that has already been extended for such infrastructure will be paid
and how the loss of a significant source of revenue will affect bond
ratings.
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to industrial areas supporting warehouse 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. The focus group's effort is reflected in
an Economic Development Strategies document that includes strategies
and actions needed to affect necessary change for specific strategy areas
within the city. Implementation of these strategies is intended to enable
the City to achieve the City's economic development potential.
Implementation of actions and strategies in the Economic Development
Strategies is appropriate and reflected in various elements of the Auburn
Comprehensive Plan.
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.
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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 -8 Auburn should continue to provide an economic base not only
for the Auburn area but also for the south King County and north
Pierce County region.
ED -9 Implementation of economic development programs shall be
consistent with the policies of this Plan.
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Economic Development
ED -10 The City should develop a formal economic development
strategy as an element of the Comprehensive Plan to specifically
identify the types of businesses most consistent with community
aspirations and lay out a program to attract those businesses.
a. The City should work cooperatively with other governmental
agencies in its economic development efforts, including the
Muckleshoot Tribe, King County, Pierce County, the Port
and the State.
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 special needs of economically
disadvantaged citizens and neighborhoods and people with
physical impairments and developmental disabilities should be
included in these programs.
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ED -13 Support continued development of the Sound Transit Commuter
Rail system, as an important means of expanding the City's and
the region's economic base.
ED -14 City infrastructure plans and programs should take into
consideration economic development plans and programs.
ED -1 9 To support continued sales tax revenue growth opportunities in
the C it
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Economic Development
ED-4-6201 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 -42 -12 Land suitable for large scale development in the Region
Serving Area of the City should be identified and designated for
economic development.
a. The integrity of large, contiguously owned properties suitable
for industrial use should be conserved by use of appropriate
industrial subdivision standards.
b. The City should identify and resolve any environmental
constraints affecting such land by means of the appropriate
environmental review procedures as early as feasible.
c. The need to support such land with the necessary
infrastructure should be considered in the development of the
City's public facility plans.
d. Innovative and flexible development regulations should be
utilized to enable the development of environmentally
constrained sites while protecting those characteristics.
Objective 9.5 Utilize the City's unique environmental opportunities and planned
infrastructure to build on and support economic development efforts.
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ED-4-8223 Integrate the Auburn Environmental Park (AEP) into the
City's economic development efforts by encouraging compatible
high tech businesses to locate in its vicinity. Amend regulations
to establish appropriate land uses for that area as well as develop
strategies and incentives to promote the area as a "Green Zone"
for economic development.
ED-4-92-34 Utilize the future extension of I Street NE as an economic
development opportunity. Development of I Street NE should
establish it as stand alone corridor and not a "back side" to
Auburn Way North. Conditional use permit applications for
commercial uses and nursing homes along this corridor and
whose impacts can be adequately mitigated should be supported.
ED-2045Use the M Street SE underpass and development of M Street SE
and R Street SE bypass connection as an opportunity to create
and encourage the clustering of complementary business and
services in that area.
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(See pavaes 1 4.14 throuvah 14.1.6 oo used amendments ertainn to
priarit�ation' a�''manufaeturn� 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 categories of land use. The Plan Map
should be consulted together with the written policies of this Plan when
decisions about land use and public facility development are considered.
This chapter also explains the reasoning and intention behind the Plan
Map's land use designations. This should be useful in developing and
applying implementing tools (such as zoning provisions); for interpreting
the Plan Map as it applies to specific regulatory decisions or development
proposals; and in adjusting or amending the Plan Map when changing
conditions or land use markets warrant.
Finally, this chapter sets forth some special policies intended to deal with
the unique problems or opportunities that exist in certain specific locations
within Auburn. These specific policies supplement the general goals,
objectives and policies of earlier chapters.
Land Use
Designations:
Plan Map
Residential Categories
Residential Conservancy
Purpose: To protect and preserve natural areas with significant
environmental constraints or values from urban levels of development and
to protect the City's water sources.
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Chapter 14
Description: This category should consist primarily of low density
residential uses (with densities not exceeding one unit per four acres) in
areas with environmental constraints and /or areas requiring special
protection such as the City's watershed, which is a significant water
resource. Examples include the Coal Creek Springs watershed area and
low -lying areas along the Green River that are isolated from urban
services. From a practical standpoint, this watershed area cannot be
readily served by public facilities due to its physical separation from
public facilities by an existing gravel mine operation that is expected to
continue operation years into the future. The designation will serve to
both protect environmental features and hold areas for higher density
development until such time public facilities become available.
The area designated "residential conservancy" allows for a lifestyle
similar to that of rural areas since the lower density established protects
the critical areas such as the City's Coal Creek Springs watershed. A rural
lifestyle generally includes allowance of farm animals, streets not urban in
character (e.g. no sidewalks, street lights), and limited agricultural type
uses.
Compatible Uses: Low density residential uses consistent with
protecting the City's water resources and environmental constraints are
appropriate. Low intensity cottage industry appropriate for rural areas
may be allowed, subject to review. Various public and quasi - public uses
which are consistent with a rural character may be permitted as
conditional uses. Resource extractive uses can only be allowed if the
basic environmental character of the area is preserved.
Those areas with critical areas shall be appropriate for low density
residential, with the intent to protect environmentally critical areas from
impacts associated with more intensive development. These
environmentally critical areas area valued as a community resource, both
for conservation purposes and public enjoyment; provided that the
environmentally critical areas area protected, low density single family
residential use may be appropriate.
Criteria for Designation: This designation should be applied to areas
with either significant environmental values worthy of protection or to
those areas which may pose environmental hazards if developed, such as
areas tributary to public water sources. It may also be appropriate, to a
limited extent, as a means of delimiting the edge of the City or to areas
that are impractical to develop to urban levels until a later time period due
to pre- existing development patterns and the absence of public facilities.
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Considerations Against Applying this Designation: Due to the costs of
providing City services to these areas, this designation should be applied
sparingly. It should be applied as a means of conserving significant
environmental resources, to achieve watershed protection and /or to areas
where development served by public facilities has been made impractical
due to pre- existing use patterns.
Appropriate Implementation: The RC (residential conservancy) district
will implement this designation.
Single Family
Purpose: To designate and protect areas for predominantly single family
dwellings.
Description: This category includes those areas reserved primarily for
single family dwellings. Implementing regulations should provide for an
appropriate range of lot sizes, clustered and mixed housing types as part of
a planned development.
Compatible Uses: Single family residences and uses that serve or
support residential development, such as schools, daycare centers,
churches and parks shall be considered appropriate and may be permitted
on a conditional basis. Other public buildings and semi- public uses may
be permitted if designed and laid out in a manner which enhances rather
than detracts from the residential character of the area. In siting such uses,
however, special care shall be given to ensuring adequate parking,
landscaping, and traffic circulation with a minimum of conflict with
residential uses. Uses which generate significant traffic (such as large
churches) should only locate on developed arterials in areas zoned for
institutional uses.
Intrusion of industrial uses into any of these single family areas shall be
prohibited. Only very limited commercial uses such as home occupations
or strictly limited appropriate conditional uses can be allowed.
Planned developments should be favorably considered in these
designations in order to allow optimal flexibility. In providing such
flexibility, the emphasis should be on small alley - loaded lot single family
development, limited low density multifamily housing and a mixture of
types, and design diversity should be sought. Except where conditional
use permits have been previously granted, alternate structure types should
not exceed more than 40 percent of the units, and alternative structures
should in most cases contain no more than four dwelling units each.
However, where substantial offsetting community benefits can be
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identified, such alternative structures may be allowed to contain more than
three units each.
Criteria for Designation: Areas suitable for this designation include
those areas designated in goals and policies of this Plan as single family
areas. Consistent with those policies, areas within the Community
Serving Area of the City suitable for this category should be reserved for
these uses. This designation should also be applied to areas adjacent to
lower density residential plan designations.
Considerations Against Applying this Designation: This designation
would not be generally appropriate (although exceptions may exist) in the
following areas:
1. Areas with high volumes of through traffic.
2. Areas developed in or more appropriate under the Plan
policies for another use.
3. Areas within the Region Serving Area of the City.
Appropriate Implementation: Three zones may be used to implement
this category:
1) R -1: Permits one dwelling unit per net acre. This zone is
primarily applied to areas designated as urban separators under the
King County Countywide Planning Policies where rezones from
existing densities (typically one unit per acre) are not allowed for a
20 year period and /or to areas with significant environmental
constraints. It may also be applied in limited instances to areas
where greater densities are limited by environmental constraints.
2) R -5: Permits 4 -5 dwelling units per net acre. This zone is
intended to create a living environment of optimum standards for
single family dwellings. Duplexes are conditionally permitted
subject to meeting infill residential design standards. It is intended
to be applied to the relatively undeveloped portions of the City,
areas where existing development patterns are consistent with the
density and upland areas where greater densities would strain the
transportation system.
3) R -7: Permits5 -7 dwelling units per net acre. This zone provides
for relatively small lot sizes. It may be applied to the older
neighborhoods of the City and reflects the typically smaller lot
sizes found there. Application of this zone should be considered
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for areas considered appropriate for a mix of housing types,
particularly in some of the Special Planning Areas as discussed
below.
Moderate Density
Purpose: To provide a transition between single family residential areas
and other more intensive designations, as well as other activities which
reduce the suitability of potential residential areas for single family uses
(such as high traffic volumes). In so doing, this designation will offer
opportunities for housing types which balance residential amenities with
the need to provide economical housing choice, in a manner consistent
with conserving the character of adjacent single family areas.
Description: Moderate density residential areas are planned to
accommodate moderate densities of varying residential dwelling types.
Appropriate densities in these areas shall range from 8 to 10 units net per
acre and potentially 16 units per net acre, where properties have frontage
on an arterial or residential collector. Dwelling types would generally
range from single family units to multiple - family dwellings, with larger
structures allowed (at the same overall density) where offsetting
community benefits can be identified. Structures designed to be occupied
by owner - managers shall be encouraged within this designation.
Compatible Uses: Public and quasi - public uses that have land use
impacts similar to moderate to high density residential uses are
appropriate within this category. Also, uses which require access to traffic
(such as schools and churches) are appropriate for these areas. Carefully
developed low intensity office, or residentially related commercial uses
(such as day care centers) can be compatible if developed properly. This
designation can include manufactured home parks.
Criteria for Designation: Areas particularly appropriate for such
designation are:
1. Areas between single family residential uses and all other uses.
2. Areas adjacent to, or close to arterials designated in the
transportation element.
3. Existing manufactured home parks.
4. Areas sandwiched between higher intensity uses, but not directly
served by an arterial.
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5. Urban infill areas not appropriate for single family uses but also
not capable of supporting higher density uses.
Considerations Against Applying this Designation: Areas to generally
be avoided by moderate density residential designations include:
1. Areas surrounded by lower density uses.
2. Areas more appropriate for commercial or higher density uses due
to traffic or extensively developed public facilities.
3. Areas within the Region Serving Area designated by this Plan
(except as otherwise provided by the Plan).
4. Any areas not planned to be served by water and sewer systems.
Appropriate Implementation: This designation can be implemented by
two zones:
1) R -10: Permits 10 dwelling units per net acre. The zoning allows
single family dwellings and duplexes as permitted uses. Multiple -
family dwellings, some residential supporting uses, and
professional offices as part of a mixed -use development may be
permitted as conditional uses.
2) R -16: Permits 16 dwelling units per net acre. The zoning allows
for a variety of housing types, include single family, duplexes, and
multiple - family dwellings and mixed -use development.
3) R -MHC: Manufactured/Mobile Home Community permits the
development of manufactured home parks on property that is at
least 5 acres in size. The base density is 10 dwelling units per net
acre.
High Density
Purpose: To provide an opportunity for the location of the most
economical forms of housing in areas appropriately situated for such uses
under the policies of this Plan.
Description: This category shall be applied to those areas which are
either now developed or are reserved for multiple family dwellings.
Densities may range from 16 to 20 units per acre. Dwelling types may
range from single family units to apartment complexes, and may include
manufactured home parks when located adjacent to major arterial streets.
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Adequate on -site open space areas should be provided for all multi - family
developments. Densities exceeding 20 units per acre and special
development standards may be authorized for senior housing projects,
within the Downtown area and within 1/4 mile of regional transit service.
Compatible Uses: Compatible uses are similar to those identified under
the other residential categories, except higher intensities of use may be
appropriate. Public uses and open spaces which tend to visually relieve
the high density character of these areas should be encouraged.
Criteria for Designation: In addition to areas already developed to this
density, this designation should be applied only to areas which have or
may be most efficiently served with high capacity and high quality public
services and facilities. Of particular concern is the provision of adequate
traffic circulation, and this category shall only be applied to areas with
developed arterial access. Other siting concerns may include access to
commercial services and open space amenities. This category may also be
applied to areas which are threatened with deterioration and multiple
family dwellings offer the potential for rehabilitation.
Considerations Against Applying this Designation: Areas not
appropriate for this zone include areas surrounded, without physical
separation, by lower intensity uses.
Appropriate Implementation: This designation can be implemented by
two zones:
1) R -16: Permits 16 units per net acre. The zoning allows for a
variety of housing types include single family, duplexes, and
multiple - family dwellings and mixed -use development.
2) R -20: Permits 20 units per net acre and multiple - family residential
and mixed -use development. Residential supporting uses and
some professional offices are permitted as conditional uses.
3) R -MHC: Manufactured /Mobile Home Community permits the
development of manufactured home parks on property that is at
least 5 acres in size. The base density is 10 dwelling units per net
acre..
In no case should these uses be authorized for construction until all
appropriate public facilities are available to full standard.
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Publicly Owned or
Public Access
Categories
Open Space
Purpose: To ensure adequate open space amenities for present and future
residents by reserving and protecting important open space resources and
to identify lands useful for public purposes (RCW 36.70A.150) as well as
open space corridors (RCW 36.70A.160) as required by the GMA.
Description: This category shall be applied to areas which are to be
managed in a largely open space character. It includes parks, watersheds,
shoreline areas, significant wildlife habitats, large storm drainage ponds,
utility corridors with public access and areas with significant development
restrictions, such as steep slope and flood hazard areas.
Compatible Uses: Appropriate uses include low intensity recreational
uses, low density residential uses and associated open areas, wildlife
habitat, stormwater detention, watershed and similar low intensity uses.
Criteria for Designation: This designation should be applied to any site
in which exists a significant developmental hazard or open space value
suitable for public protection without unduly encroaching on private
property rights.
Appropriate Implementation: Where land in this category is owned
publicly it shall be implemented by the P -1 Public Use District. Land in
this category which is privately owned will generally be zoned for low
density residential use. Where the open space is linear it may be
appropriately managed by means other than zoning, such as public
ownership or easements, particularly as development takes place on
adjacent land. The Shoreline Management Program shall regulate the
open spaces designated adjacent to the rivers. Subdivisions of property
involving steep slope or shoreline areas shall consider these development
limitations and avoid creating inappropriate or unbuildable lots.
Public and Quasi - Public
Purpose: To designate areas of significant size needed to provide public
and quasi - public services to the community.
Description: This category includes those areas which are reserved for
public or quasi - public uses of a developed character. It is intended to
include those of a significant extent, and not those smaller public uses
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which are consistent with and may be included in another designation.
Public uses of an industrial character, such as the General Services
Administration, are included in the industrial designation. Streets, utilities
and other public activities supporting other uses are not considered
separate uses and are not so mapped. This designation includes large
churches, private schools and similar uses of a quasi - public character.
Developed parks are also designated under this category.
Compatible Uses: Uses more appropriately designated under another
category should not be designated under this category, irrespective of
ownership. Industrial and commercial uses which are affiliated with and
managed by educational institutions for vocational educational purposes
may be classified as a public use and permitted on a conditional basis.
Criteria for Designation: Designation of these areas should be con-
sistent with the character of adjacent uses.
Appropriate Implementation: This designation will generally be
implemented by three zones:
1) P -1 (Public Use) District provides for the location and development of
public uses that serve the cultural, educational, recreational and public
service needs of the community.
2) I (Institutional Use) District provides for similar uses, but includes
schools and typically allows a much broader list of uses.
3) LF (Landing Field) District provides for the operation and
management of the Auburn Municipal Airport.
The designation can also be implemented as a conditional use under
various zones. Approval of these types of uses (and open space uses), not
individually designated on the Plan Map, under a conditional use permit or
rezone consistent with or related to adjacent zoning, shall not be
considered inconsistent with the designations under this Plan.
Commercial Categories
Light Commercial
Purpose: To create people oriented commercial areas to supply a wide
range of general commercial services to area residents.
Description: This category represents the prime commercial designation
for small to moderate scale commercial activities. These commercial
areas should be developed in a manner which is consistent with and
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attracts pedestrian oriented activities. The ambiance of such areas should
encourage leisure shopping and should provide amenities conducive to
attracting shoppers.
Compatible Uses: A wide range of consumer oriented goods and services
are compatible within this designation since the emphasis would be on
performance criteria which create an attractive shopping environment.
However, uses which rely on direct access by vehicles or involve heavy
truck traffic (other than for merchandise delivery) are not appropriate in
this category. Unsightly outdoor storage and similar activities should be
prohibited. Permitted uses would consist of retail trade, offices, personal
services, indoor eating establishments, financial institutions, governmental
offices, and similar uses. Multiple family dwellings should be encouraged
as part of mixed -use developments where they do not interfere with the
shopping character of the area, such as within the upper stories of
buildings. Since taverns can break up the continuity of people oriented
areas, taverns would be permitted generally only as a conditional use.
Drive in windows should only be allowed as ancillary to a permitted use,
and only when carefully sited under the conditional use permit process in
order to ensure that an area's pedestrian environment is not seriously
affected.
Criteria for Designation: This designation should include moderate
sized shopping centers, and centrally located shopping areas. This
designation should be preferred for commercial sites where visual and
pedestrian amenities are an important concern outside of the downtown.
Considerations Against Applying this Designation: Commercial areas
which can not be readily separated from high traffic volumes (such as
shallow lots along busy arterials) should not be included in this
designation. Areas not large enough for separation from any adjacent
heavier commercial or industrial area should not be designated as light
commercial.
Appropriate Implementation: This designation is implemented by the
C -1 Light Commercial District. This district provides for a wide range of
small and moderate scale commercial oriented towards the leisure shopper
and pedestrian oriented activities.
Downtown
Purpose: To create a vibrant people oriented downtown which serves as
the business, governmental and cultural focal point of the Community that
includes multifamily residential development.
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Description: This category is intended to be applied only in Downtown
Auburn. The area should be developed in a manner which is consistent
with and attracts pedestrian oriented activities. The ambiance of the
downtown should encourage leisure shopping, should provide services to
local residents, area employees and should provide amenities conducive to
attracting visitors and shoppers.
Compatible Uses: A broad mix of uses is appropriate and encouraged
within the Downtown. A wide range of consumer oriented goods and
services are compatible within this designation since the emphasis would
be on performance criteria which create an attractive pedestrian oriented
shopping environment. However, uses which rely on direct access by
vehicles or involve heavy truck traffic (other than for merchandise
delivery) are not appropriate in this category. Unsightly outdoor storage
and similar activities should be prohibited. Permitted uses would consist
of retail trade, offices, personal services, indoor eating establishments,
financial institutions, governmental offices, and similar uses. Multiple
family dwellings should be encouraged, particularly within the upper
stories of buildings which include retail and commercial uses. Since
taverns can break up the continuity of people oriented areas, they should
be prohibited. Drive in windows should not be permitted to maintain the
area's pedestrian environment. Parking standards within the downtown
should reflect the pedestrian orientation of the area, but also consider
parking's impact for economic development.
Criteria for Designation: This designation should apply only in
Downtown Auburn.
Considerations Against Applying this Designation: This designation
should not be used other than for the Downtown area.
Appropriate Implementation: This designation can be implemented by
the following zoning districts:
1) The primary core of downtown should be implemented by the
Downtown Urban Center zone, which allows for a broad range of
uses with no residential density limitations.
2) Other commercial areas within the downtown may be implemented
by the C -2 Central Business District.
Heavy Commercial
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Purpose: To provide automobile oriented commercial areas to meet both
the local and regional need for such services.
Description: This category is intended to accommodate uses which are
oriented to automobiles either as the mode or target of providing the
commercial service. The category would also accommodate a wide range
of heavier commercial uses involving extensive storage or heavy vehicular
movement.
Compatible Uses: A wide variety of commercial services oriented to
automobiles are appropriate within this category. This includes
automobile sales and service, drive in restaurant or other drive in
commercial business, convenience stores, etc. Since these uses are also
compatible with heavier commercial uses, lumber yards, small scale
warehousing, contractor yards and similar heavy commercial uses are
appropriate in this designation.
Criteria for Designation: This designation should only be applied to
areas which are highly accessible to automobiles along major arterials.
Generally this category would characterize commercial strips. This zone
is appropriate for the intersections of heavily traveled arterials, even if
adjacent sites are best suited for another commercial designation.
Considerations Against Applying this Designation: Areas which
conflict with single family residential areas or areas more suited for other
uses. Whenever possible this category should be separated from all uses
by extensive buffering.
Appropriate Implementation: This category is implemented by the C -3
Heavy Commercial District.
Neighborhood Commercial
Purpose: To provide accessible commercial services frequently needed in
residential areas without creating land use conflicts between those
commercial uses and the residential areas they serve.
Description: Residential areas require commercial services almost on a
daily basis. Such services, while necessary, can also conflict with the
quality of residential areas. Consequently, commercial areas need to be
reserved that are either carefully restricted (if located within residential
areas) or are accessible to, but buffered from, residential areas.
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Compatible Uses: In restricted areas (those within neighborhoods), uses
must be carefully controlled both in the kind of uses permitted and in
terms of design and other performance criteria. A much less restricted
type of neighborhood commercial use can be designated near intersections
of a major arterial and a residential arterial. A much wider range of
commercial activities are appropriate in such an area, including grocery
stores, convenience stores, service stations, hardware stores, small
restaurants and drinking establishments. However, activities (such as
outdoor storage) which can alter the character of these areas into heavier
commercial areas should only be permitted on a conditional basis in order
to control potential adverse impacts.
Criteria for Designation: In all cases, neighborhood commercial areas
should be at the intersections of major streets. In the case of restricted
types, such streets may be residential arterials, while in the case of the less
restricted type at least one of the streets should be a major arterial.
Adequate buffering should be planned in the process of designating any
new areas as neighborhood commercial.
Considerations Against Applying this Designation: This designation
should be avoided whenever it is not possible to adequately buffer the
commercial uses from adjacent residential uses.
Appropriate Implementation: This category is implemented by the C -N
Neighborhood Commercial District.
Office- Residential
Purpose: To reserve areas to accommodate professional offices for
expanding medical and business services, while providing a transition
between residential uses and more intensive uses and activities.
Description: This category is a restricted commercial designation
reserved only for certain types of activities. As a growing medical center,
areas need to be reserved to accommodate growth in this sector, which is
largely expressed in the form of professional offices. This category also
assures space to accommodate the rapid growth that is occurring in
business services and other service oriented activities. Such uses also
provide a means for an appropriate transition for areas originally
developed as a residential area but now not appropriate for that type of
use.
Compatible Uses: To be fully effective as a transition or a buffer, resi-
dential uses should be permitted on a conditional basis.
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Criteria for Designation: As a transition this designation can serve as an
appropriate buffer between heavily traveled arterials and established
single family areas. It would be particularly appropriate in areas where
large traffic volumes have affected an established residential area. It can
be applied where amenity values mitigate against heavy commercial uses
along major arterials. This designation should also be used to
accommodate the expansion of medical services in the area around
Auburn Regional Medical Center.
Considerations Against Applying this Designation: This zone is
intended for particular applications as described. It generally should not
be applied on a large scale basis.
Appropriate Implementation: This category is implemented by two
zones:
1) RO - Residential Office District which is intended to primarily
accommodate business and professional offices where they are
compatible with residential uses.
2) RO -H Residential Office - Hospital District is to be used
exclusively for the area around Auburn Regional Medical Center.
Industrial Categories
Light Industrial
Purpose: To reserve quality industrial lands for activities that implement
the City's economic development ,goals and policiesy.
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Comp. Plan
Map
developed to promote compatibility between residential and other non-
residential land uses.
mea to provide increased opportunities for sales tax revenue.
The Burlington Northern Santa Fe Railroad Auburn Yard located within
the Railroad Special Plan Area is considered a compatible use at its
current level of usage (as of August 14, 1996). It is not bound by the
policies concerning outside storage under the existing light industrial
designation as it was an existing use prior to the development of this
policy. Should BNSF decide to reactivate its applications to upgrade the
yard to an intermodal facility, the proposal will be subject to the essential
public facility siting process as defined in the Capital Facilities Element
(Chapter 5).
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em to ment densities increased ro ert tax revenues and potential on
site sales tax revenue generation for receipt of materials and other gpods
and services.
Criteria for Designation: This designation should be applied to a
majority of the Region Serving Area designated under this Plan. It is
particularly appropriate for industrial land within high visibility corridors.
This category should separate heavy industrial areas from other uses.
Considerations Against Applying this Designation: Within the
Community Serving Area, this designation should only be applied to sites
now developed as light industrial sites. Industrial sites along rail corridors
are generally more appropriate for heavier industrial uses, unless in high
visibility corridors.
Appropriate Implementation: This designation is implemented by the
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.
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Planned Areas
Comp. Plan
Map
Criteria for Designation: The most appropriate area for this designation
is in the central part of the Region Serving Area adjoining the rail lines.
This designation is also appropriate in the southern portion of the area
which is now developed in large scale industrial facilities (the Boeing and
the General Services Administration facilities).
Considerations Against Applying this Designation: This designation
can only be applied in the Community Serving Area to sites now
developed in this character along A Street S.E. These areas should not
abut commercial or residential areas; heavy industry should be buffered by
light industrial uses. It is not an appropriate designation for highly visible
areas.
Appropriate Implementation: This designation is implemented by the
M -2 zone.
Special Plan Areas (See Map 14.2)
Purpose: To allow large areas within the City, under a single or a
coordinated management, to be developed as a planned unit. This
designation can also be used to provide flexibility when there is
uncertainty regarding how an area may be most appropriately developed
in the future.
Description: This designation applies to specific areas identified as being
appropriate for mixed, urban level development on a planned basis. It is
intended that the future development of these areas will be guided by
individual "elements" or "sub -area plans" of the Comprehensive Plan, to
be developed and adopted at a later date. The Plan elements should be
consistent with the following.
Compatible Uses: Uses and intensities within Special Planning Areas
shall be determined for each area through individual planning processes.
Each individual planning process will result in the adoption of a
Comprehensive Plan element (sub -area plan) for that particular Special
Planning Area. Each Plan element shall be consistent with the general
goals, objectives and policies of the Comprehensive Plan. Development
of the individual Plan elements shall also be based upon the following
guidelines:
Academy Special Planning Area: The Auburn Adventist Academy Plan
was adopted by resolution No. 2254 in November 1991 and is considered
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to be an element of the Comprehensive Plan. The Plan applies to the area
within the property owned by the Academy and allows for a diversity of
uses on the site, primarily those related to the mission and objectives of
the Academy. As part of the adoption of the Plan, the area was zoned
under the I- Institutional Use District which permits uses such as schools,
daycare, churches, nursing homes, recreation and single family uses.
Auburn North Business Area Planning Area: The Auburn North Business
Area Plan was adopted by resolution No. 2283 in March 1992 and is
considered to be an element of the Comprehensive Plan. The Plan covers
an approximately 200 acre area located directly north of the Auburn
Central Business District. The Plan calls for development to be pedestrian
oriented with high density residential and light commercial components.
Downtown Special Planning Area: Downtown Auburn is a unique area in
the City which has received significant attention in the past and there will
be continued emphasis in the future. This Comprehensive Plan recognizes
Downtown as the business, governmental and cultural focal point of
Auburn with a renewed emphasis on providing housing in the Downtown.
Development of the Downtown should be consistent with the 2001
Auburn Downtown Plan.
Lakeland Hills Special Planning Area: The Lakeland Hills Plan was
adopted by resolution No. 1851 in April 1988 and is considered to be an
element of the Comprehensive Plan. The Plan covers the approximately
458 acres of the Lakeland Hills development which falls within the King
County portion of the city. The Plan calls for a mix of residential uses
including single and multi - family housing as well as supporting
recreational, commercial, public and quasi - public uses. The plan calls for
phasing of development in coordination with the provision of necessary
urban services.
Lakeland Hills South Special Planning Area: The Lakeland Hills South
Plan initially covered approximately 685 acres owned by The Lakeland
Company within Pierce County and contained within the City of Auburn
potential annexation area (urban growth area). The Plan is intended to be
consistent with the conditions of approval of the Lakeland Hills South
PDD (Pierce County Hearings Examiner Case No. Z15- 90/UP9 -70) as
amended.
The City of Auburn has accepted the Lakeland Hills South PUD as an
approved PUD. This acceptance is implemented in part through an
annexation and utilities agreement between the City and the developer of
Lakeland Hills South PUD. The Lakeland Hills South PUD is further
implemented by the City's zoning code, including ACC Chapter 18.76
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entitled "Planned Unit Development District—Lakeland Hills South
Special Plan Area ".
Residential development within the PUD is primarily single family and
moderate density dwellings with a wide range of lot sizes, including lots
smaller than those typically allowed by the City's zoning ordinance for
non- PUD's. The maximum allowable number of residential units
provided for originally was 3,408 based upon an overall gross density of 5
units per acre. High density multifamily units are limited to one area of
the PUD to approximately 669 units. Twenty acres are to be used for light
commercial development and significant area has been set aside as open
space. In 2007, the developer of Lakeland Hills South PUD was granted
an expansion to the Lakeland Hills South PUD to add an additional 4
acres of commercial land, raising the total area of light commercial land to
24 acres. The development includes a developed 15 -acre park, an
undeveloped 15 -acre park, two 5 -acre parks and a linear park along
Lakeland Hills Way. The locations of the parks are shown on the
comprehensive plan map. Changing the location of any or all of the parks
does not constitute a comprehensive plan amendment provided that the
total park acreage does not change and the location is agreed upon by the
City.
Within the Lakeland Hills South Special Plan area only, the permitted
density ranges for the comprehensive plan designations are as follows:
Single Family Residential: 1 -6 units per acre; Moderate Density
Residential: 2 -14 units per acre; and High Density Residential: 12 -19 units
per acre. The development has occurred in phases in coordination with
the provision of required urban services and in 2008, the development is
nearing completion.
In 2004, the developer of Lakeland Hills South PUD requested an
expansion to the Lakeland Hills South PUD involving several parcels
totaling approximately 77 acres — bringing the total PUD acreage to
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 3,65 8. Subsequently, in
2005, it was determined and agreed that the total number of units within
even the expanded boundaries of the PUD would be no greater than 3,408.
Lakeview Special Planning Area: The Lakeview Special Planning Area is
currently the site of two independent sand and gravel mining operations.
While mining activity continues in the eastern operation, indications in
1995 are that the western operation has ceased. Activity in the western
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portion is now limited to a concrete batch plant and future site
reclamation. Following reclamation, the area should be developed as a
primarily single family residential neighborhood of low to moderate urban
density. A planned development would be particularly appropriate for this
approximately 235 acre site. The permitted development density of the
site will depend heavily upon the ability of the transportation system near
the site to handle the new uses. Consideration shall be given to the
environmental, recreational and amenity value of White Lake, as well as
the historical and cultural significance to the Muckleshoot Tribe, in the
development of the Lakeview Plan element. Permit applications have
been accepted and are currently being processed by the City with respect
to the mining activity on the eastern portion of the area. The permit
process should continue, however, any permit for continued mining in this
portion of the area should be limited to 10 years to encourage completion
of the mining, and subsequent reclamation by the property owner in
preparation for development. The Lakeview Plan element should be
adopted prior to the City's acceptance or processing of any other permit
applications for the mining operation in the Lakeview Special Planning
Area. The environmental information and analysis included in the Final
Environmental Impact Statement for Lakeview (November 1980), shall be
considered in the development of the Lakeview Plan element. While
heavy commercial or industrial uses would not be appropriate as
permanent uses of this area, conversion of the area now zoned for heavy
industry to office commercial (or similar) uses would be appropriate.
Rail Yard Special Planning Area: This approximately 150 acre Special
Planning Area is located in the south - central portion of the City and
surrounded by SR -18 to the North, Ellingson Road to the South, C Street
SW to the west and A Street SE to the East. The Special Planning Area
should consider both sides of C Street and A Street. Consideration should
be given to:
1. The needs of Burlington Northern.
2. Providing pedestrian, bicycle and vehicular access across the site
to connect the southeast and southwest sides of the city.
3. Providing a more visually appealing "entry corridor" into the City
from the south along A and C Streets.
4. Allowing for a mix of uses including single and multifamily
development and commercial and industrial uses where
appropriate.
Mt. Rainier Vista Special Planning Area: This 145 acre Special Planning
Area is located south of Coal Creek Springs Watershed. Overall
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Comp. Plan
Map
development of the Mt. Rainier Vista element shall be consistent with the
following conditions:
1. Primary consideration in use and development of the property shall
be given to protection of Coal Creek Springs' water quality.
Development types, patterns and standards determined to pose a
substantial risk to the public water source shall not be allowed.
2. The maximum number of dwelling units allowed should be
approximately 145. Dwelling units shall be located within
portions of the property where development poses the least risk of
contamination for Coal Creek Springs. Lands upon which any
level of development would have a high risk for contaminating the
water supply shall not be developed, but would be retained as open
space. The development pattern shall provide for a logical
transition between areas designated for rural uses and those
designated for single family residential use.
3. All dwelling units shall be served by municipal water and sanitary
sewer service, and urban roads. If 53rd Street S.E. is the major
access to serve the Special Planning Area, the developer will be
responsible for developing the street to urban standards, from the
property owners' eastern property line that abuts 53rd Street, west
to the intersection of 53rd and Kersey Way.
4. Percolation type storm sewer disposal systems shall not be
permitted. All surface water drainage shall be conveyed to the
Stuck River via Bowman Creek or municipal stormwater facilities.
Treatment of stormwater shall occur prior to its discharge to any
surface water body, consistent with standard public works or other
requirements in general effect at the time of development.
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.
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This approximately 560 acre area shall ultimately have approximately
2675 dwelling units, including a moderate amount of multiple family
units. The Plan element should be adopted taking into consideration the
period during which mining is expected and the intent of the ultimate
development of the area. A permit application has been accepted and is
currently being processed by the City with respect to the mining activity
on a portion (approximately 285 acres) of the mineral extraction
operation. The permit process should continue, however, any permit for
mining in the mineral resource area should be granted for the life of the
resource, with reviews conducted periodically (ever five years) to
determine whether changes in the originally proposed mineral extraction
operation have arisen and give rise to the need for additional or revised
permit conditions to address the new impacts (if any) of any such changes.
Any permit applications for additional acreage within the mineral resource
area shall be processed by the City. Development of this area should not
occur until adequate public facilities are available to support the
development consistent with City concurrency policy.
The City recognizes the potential for expanding the Stuck River Road
Special Planning Area to include additional land east of Kersey Way and
north of the Covington - Chehalis power line easement, and will consider a
proposal by all affected property owners. If the area is expanded, the
number of non - multiple family, non - manufactured home park dwellings
units may be increased proportionate to the increase in acreage. Any such
proposal shall specifically apportion the types and quantities of
development to occur within each separate ownership.
Northeast Auburn Special Plan Area: This special plan area covers the
property east of Auburn Way North, west of the Green River, south of
277th (52nd Street) and north of approximately 37th Street NE. Several
property owners in this area are interested in developing a master plan
which will address, among other things, the following issues:
1. I Street alignment and design
2. Storm drainage and other utility issues
3. Land use types and density
4. Financing necessary infrastructure improvements
5. The Port of Seattle's wetland mitigation proposal
Criteria for Designation: Additional Special Planning Areas may only
be designated through amendments of the Comprehensive Plan.
Appropriate Implementation: Plan elements establishing City policy
regarding the development of the Special Planning Areas shall be adopted
by amendment of the Comprehensive Plan, or shall be adopted concurrent
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Plan Map
Policies
Comp. Plan
Map
with adoption of the Comprehensive Plan. Special Planning Area elements
shall be implemented in the same manner as other elements of the
Comprehensive Plan; that is, under the City's zoning and subdivision
ordinances, development standards and public facilities programs.
In some cases the general policies established by this Plan need further
articulation or clarification due to particular geographic concerns
associated with specific areas. In other cases, the application of the Plan's
general policies may be inappropriate for a specific area due to unique
circumstances, requiring that specific "exceptions" to these general
policies be established. This section identifies these specific areas and
establishes either supplemental policies or exceptions to the general
policy, as appropriate.
Urban Separators Urban separators are areas designated for low- density uses in the King
County Countywide Planning Policies. They are intended to be
"permanent low- density lands which protect adjacent resource lands,
Rural Areas, and environmentally sensitive areas and create open space
corridors within and between Urban Areas which provide environmental,
visual, recreational and wildlife benefits." There are two primary areas of
urban separators within the Lea Hill portion of the City of Auburn, which
the City is obligated to maintain (and not redesignate) until at least the
year 2022, pursuant to the Countywide Planning Policies and an
annexation agreement with King County. Urban separators are deemed to
be both a regional as well as local concern and no modifications to
development regulations governing their use may be made without King
County review and concurrence. Therefore, the areas designated as "urban
separator" on the Comprehensive Land Use map, will be zoned for
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.
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Policy III.A. No increase in density or other development which would
increase traffic demand in this area should be approved.
8th Street N.E.
Area: 8th Street N.E. between Auburn Way and M Street.
Problem: The Comprehensive Plan Map designates multiple family use
as the ultimate use in accord with the Comprehensive Plan policies. While
8th Street is designated as a major arterial, it is not currently constructed
to that standard and is not able to support current traffic demand
adequately. The Plan designation would greatly increase traffic volumes.
Water service is also not sufficient to support multiple family densities at
the present time.
Policy III.B. Implementation of the Plan designations should not occur
until 8th Street is constructed to the adequate arterial standard and water
service is upgraded. Up zones should not be granted from current zoning
until these systems are upgraded or guaranteed.
Auburn Way South, Auburn Black Diamond Road
Area: Auburn Way South in the vicinity of the Enumclaw Plateau; Area
between Auburn -Black Diamond Road and the Burlington Northern
Railroad.
Problem: This Plan does not fully represent the intensity of uses that
could ultimately be supported in these areas (in part due to the current
weakness of the City's infrastructure to support future growth). In spite of
this fact, the development intensity now planned will still need to be
coordinated with the necessary infrastructure to support that growth.
Particularly significant is the need to assess the ability of both Auburn
Way and Auburn -Black Diamond Road to support continued increases in
traffic volumes.
Policy III.C. The area between Auburn -Black Diamond Road and the
Burlington Northern Railroad tracks is designated as Rural by the Plan
Map. The primary reason for this Rural designation is the current lack of
urban facilities necessary to support urban development. Major
development proposals shall be carefully assessed under SEPA to ensure
that the development can be supported by the available facilities. Once
property owners are able to demonstrate to the City that they can provide
urban services (municipal water and sewer service, urban roads and storm
water management) necessary to support the intensity of development
proposed within the entire area, the Plan designation and zoning for this
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Transition Areas
Comp. Plan
Map
area should be changed to an urban residential or commercial
classification. The appropriate classification(s) shall be determined after a
review of the development proposal and the pertinent Comprehensive Plan
policies.
15th Street Commercial Area
Area: Area served by 15th Street N.E. and N.W. between D Street N.E.
and B Street N.W.
Problem: The Plan Map designates the area immediately served by 15th
Street as commercial. Most of the rest of the area retains the industrial
designation of the previous Plan. Actual development of this area will
depend on market trends, and commercial use is as appropriate as light
industrial. Expansion of the area designated as heavy industrial would
conflict with the westward expansion of the commercial area from Auburn
Way.
Policy III.D. Additional appropriate commercial zoning in this area would
not be in conflict with this Plan. Further heavy industrial zoning beyond
the area now designated would conflict with this Plan.
East Main Street
Area: East Main Street between Auburn Way and M Street.
Problem: A full range of commercial uses will seek to locate in this area.
Such uses could adversely affect adjacent residential amenities. Heavy
commercial strip zoning would be particularly detrimental, not only to
adjacent areas but also to the capacity of Main Street. Existing
commercial uses have nonetheless been accommodated.
Policy III.E. Land use decisions shall seek to minimize any adverse
impact on adjacent residential uses. Existing commercial uses should be
allowed to continue as permitted uses. New development should be
consistent with the office /residential use designation.
M Street Residential
Area: Area along "M" Street S.E., south of East Main and north of
Highway 18.
Problem: This is a high quality viable residential area. Pressure will
continue for conversion to commercial uses. Once some conversion
occurs, the area will no longer be viable as a residential area.
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Policy III.F. The City will resist conversion in this area from single
family.
Golden Triangle
Area: Bordered on the north by Highway 18, on the south and west by
Auburn Way South, and on the east by Dogwood Street.
Problem: Auburn Way South provides a thoroughfare for thousands of
commuters each day. The "pass through" traffic represents thousands of
potential customers for the businesses in this area. The challenge is to
create an area that encourages potential consumers to take the time to
patronize the businesses in this area, either through stopping during their
commute or returning during leisure time hours.
Policy III. G. Support opportunities for the development of commercial
clusters at 12th Street SE and Auburn Way South, Auburn Way South to M
Street SE south of 12 Street SE, and on the east side of 12th and M Street
SE. Capitalize on possible relocations of existing uses to develop
coordinated commercial cluster opportunities and on the development of
Les Gove Park to support adjacent commercial and high end residential
development.
A Street SE
Area: A Street SE corridor, extending from Highway 18 to the north to
the city limits to the south, the BNSF rail lines /rail yard to the west and D
Street SE (extended to the south) to the east.
Problem: A Street SE provides for a significant level of traffic that offers
the potential to attract customers to support existing and future business
along this corridor. Challenges include better definition of the transition
between residential neighborhoods and future commercial development to
provide predictability for both neighborhood residents and commercial
uses, as well as how to address historical uses such as mobile home parks
and industrial development along this corridor that occupy property that is
better suited for other uses.
Policy III. H.. Define appropriate transition boundaries between
commercial and residential development in a manner that protects
residential uses while providing for economic development opportunities
along the corridor.
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Problems Related
to Existing Uses
Comp. Plan
Map
Policy III. 1. To ensure protection the of adjacent residential
neighborhood and residential uses located east of B Street SE between Stn
and 17th Streets SE from commercial development on the west side of B
Street SE, , special development standards shall be adopted. The special
development standards could include requirements for increased building
and parking setbacks and /or landscape buffer treatment. The standards
may_also include the implementation of traffic calming measures as
appropriate to reduce traffic impacts on the adjacent residential
neighborhood located east of B Street SE between 8th and 17th Streets SE.
West Auburn
Area: South of West Main between the rail lines.
Problem: This is an older part of town developed in a pattern of
commercial uses along Main Street and residential uses south to Highway
18. This area is in the Region Serving Area as designated in this Plan.
The homes in this area are typically older singer family homes that have
been converted to multi - family housing. Some may have historic
significance. Preservation and restoration of the existing housing in this
area is a priority.
Policy III.J. This area should be planned for local serving multiple family
uses even though it is in the Region Serving Area.
Airport Area
Area: Industrially designated area east of the Airport.
Problem: This area is highly suited for air related activities. Other
industrial type uses are now located here.
Policy III.J. The City will encourage use in this area to take advantage of
its proximity to the Airport.
Lea Hill Area
Area: Area annexed on January 1, 2008.
Problem: The City has been concerned for years that the rapid growth
taking place within the Lea Hill PAA will overwhelm city streets.
Through annexation the City can better manage the amount and type of
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growth in this area and help ensure that appropriate infrastructure to
support development is provided concurrent with that development.
The Auburn City Council envisions retaining the predominantly single -
family character of the Lea Hill area rather than allow the trend of rapidly
developing multi - family projects to continue. The City's codes will help
ensure that the neighborhood character, traffic and environmentally
sensitive features are protected and /or managed.
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