HomeMy WebLinkAboutITEM V-A CPA11-0001CITY OF * T`
AUBURN
WASHINGTON
AGENDA BILL APPROVAL FORM
Agenda Subject CPA11 -0001, Terrace View Properties, LLC -
Date: October 25, 2011
Comprehensive Plan Map Amendment
Building
Department: Planning and
Attachments: CPM #3 - See
Budget Impact: N/A
Development
separate section within
Finance
Comprehensive Plan binder
Fire
Administrative Recommendation: Planning Commission to conduct public hearing and
recommend to City Council approval of the Terrace View LLC Comprehensive Plan Map
Amendment.
Background Summary:
APPLICANT /OWNER: Jon Cheetham
Terrace View Properties, LLC
P.O. Box 8500
Covington WA 98042
REQUEST: CPA11 -0001:
CPM #3 Map amendment to change the land use designation from Light
commercial to Heavy Commercial for two parcels.
LOCATION: The two parcels are located at 5680 A Street SE, parcel numbers 3121059056
and 3121059010 within Section 31, Township 21 North Range 5 East, W.M.
EXISTING ZONING: C1, Light Commercial
COMPREHENSIVE PLAN
DESIGNATION: Light Commercial
SEPA STATUS: A Determination of Non - Significance was issued under city file SEP11 -0009 on
September 9, 2011. The comment period ended September 23, 2011 and the
appeal period ended October 7, 2010.
wed by Council 8
Arts Commission
Airport
Hearing Examiner
Human Services
Park Board
Planning Comm.
Action:
Committee Approval
Council Approval:
Referred to
Tabled
Committees:
COUNCIL COMMITTE
Finance
Municipal Services
Planning & D
Public Works
Other
H YeseNo
Yes No
viewed by Departments
& Divisions:
Building
M &O
Cemetery
Mayor
Finance
Parks
Fire
Z
Planning
Legal
Police
Public Works
Human Resources
Call for Public Hearing
Until
Until % /
Councilmember: Staff: Dixon
Meeting Date: November 9, 2011 Item Number:
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Agenda Subject: CPA11 -0001 Terrace View LLC Comprehensive Plan Date: October 25, 2011
MaD Amendment
A. Findings
The City of Auburn adopted amendments to its Comprehensive Plan in 1995 in response to
the Washington State Growth Management Act (GMA) requirements, as amended. The
Auburn Comprehensive Plan has been amended annually each year since.
2. Comprehensive plan amendments can be initiated by the City of Auburn (city- initiated) and
by private citizens (privately- initiated). The City received one privately initiated
comprehensive Plan map amendment and one combined comprehensive plan map and
policy /text amendment by the submittal deadline of June 10, 2011.
3. This staff report and recommendation addresses comprehensive plan map amendment
CPM #1, the Terrace View LLC. request. The other private initiated Comprehensive Plan
amendment application is addressed separately.
4. Comprehensive plan amendments are initially reviewed during a public hearing process
before the City of Auburn Planning Commission, who then provides a recommendation to
the City Council for final action. City Council consideration and action on the amendments
will occur prior to the end of this year.
5. RCW 36.70A.130 (The Washington State Growth Management Act (GMA)) provides for
amendments to locally adopted GMA comprehensive plans. Except in limited circumstances
provided for in State law, comprehensive plan amendments shall be considered by the city
or county legislative body no more frequently than once per year. The annual limitation and
exceptions are also restated in city code at ACC 14.22.060.
6. The City of Auburn established a June 10, 2011 deadline for the submittal of privately -
initiated comprehensive plan applications (map or policy /text amendments). Notice to the
public of the filing deadline was provided on the City's website, the Seattle Times, and sent
to a compiled notification list. The City received one privately initiated comprehensive plan
map amendment and one combined privately- initiated map and policy /text amendment by
the deadline.
7. A Determination of Non - Significance was issued for the Terrace View, LLC Comprehensive
Plan Map Amendment under city file SEP11 -0009 on September 9, 2011. The comment
period ended September 23, 2011 and the appeal period ended October 7, 2010. As of the
writing of this report no comments were received or appeals filed.
8. Auburn City Code Chapter 14.22 outlines the process for submittal of private initiated
amendments and the processing of comprehensive plan amendments as follows:
Section 14.22.100
A. The planning commission shall hold at least one public hearing on all proposed
amendments to the comprehensive plan. Notice of such public hearing shall be given
pursuant to Chapter 1.27 ACC and, at a minimum, include the following:
1. For site - specific plan map amendments:
a. Notice shall be published once in the official newspaper of the city not less
than 10 calendar days prior to the date of public hearing;
b. Notice shall be mailed by first class mail to all property owners of record
within a radius of 300 feet of the proposed map amendment request, not less
than 10 calendar days prior to the public hearing;
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Agenda Subject: CPA11 -0001 Terrace View LLC Comprehensive Plan Date: October 25, 2011
MaD Amendment
2. For area -wide plan map amendments:
a. Notice shall be published once in the official newspaper of the city not less
than 10 calendar days prior to the date of public hearing;
b. Notice shall be mailed by first class mail to all property owners of record
within the area subject to the proposed amendment;
c. Notice shall be posted in at least two conspicuous locations in the area
subject to the proposed amendment not less than 10 calendar days prior to
the date of the public hearing.
B. Notwithstanding the above, the director may expand the minimum noticing provisions
noted above as deemed necessary.
C. Planning Commission Recommendation. The planning commission shall conduct a
public hearing on all potential comprehensive plan amendments and shall make and
forward a recommendation on each to the city council. The planning commission shall
adopt written findings and make a recommendation consistent with those findings to the
city council.
D. The city council, if it elects to amend the comprehensive plan, shall adopt written
findings and adopt said amendments by ordinance.
E. State Review. All comprehensive plan amendments considered by the planning
commission shall be forwarded for state agency review consistent with RCW
36.70A.106.
F. Any appeal of an amendment to the comprehensive plan shall be made in accordance
with Chapter 36.70A RCW. (Ord. 6172 § 1, 2008.)
9. Pursuant to RCW 36.70A.106, the proposed comprehensive plan amendments outlined in
this agenda bill were sent to the Washington State Office of Commerce, formerly the
Department of Community, Trade and Economic Development (CTED) and other state
agencies as required for the 60 -day state review on September 9, 2011. The Washington
State Office of Commerce acknowledged receipt on September 14, 2011. No other
comments have been received from Commerce or other state agencies as of the writing of
this report.
10. Due to the nature of the city- initiated map amendments and the city- initiated policy /text
amendments and the receipt of only one privately initiated policy /text change, the optional
process for a public open house was not conducted.
11. The public hearing notice was published on October 28, 2011 in the Seattle Times at least
10 -days prior to the Planning Commission public hearing scheduled for November 9, 2011.
12. Public notice was also provided to property owners within 300 feet of the subject site and
the property was posted with a land use notice board that included the public hearing notice.
13. The following report identifies comprehensive plan map amendment, CPM #3, Terrace View
Properties, LLC scheduled for the Planning Commission's November 9, 2011 public hearing
with a staff recommendation.
CPM #3 — Staff Analysis
The applicant submitted a comprehensive plan map amendment application on June 9,
2011 by the submittal deadline of June 10, 2011. The comprehensive plan map amendment
application seeks to change the mapped land use designation for two parcels shown on
Map No 14.1, titled Comprehensive Plan.
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Agenda Subject: CPA11 -0001 Terrace View LLC Comprehensive Plan Date: October 25, 2011
MaD Amendment
2. The application was submitted by Jon Cheetham, Managing Member of Terrace View
Properties, LLC on behalf of the limited liability corporation, applicant.
3. In addition to the Comprehensive Plan map Amendment, the applicant submitted an
environmental checklist application.
4. The application seeks to change the comprehensive plan land use designation for two
parcels located on the east side of A Street SE (a.k.a. East Valley Highway) from "Light
Commercial" to "Heavy Commercial ". The parcels are identified as tax parcels: 3121059056
and 31221059010 and together contain approximately 2.22 acres. The properties are
identified as being located at the address of 5680 A Street SE.
5. The two parcels have been previously cleared and developed. The majority of the area is
graveled and the southern parcel contains a mobile home /office.
6. The adjacent street, A Street SE is designated a principal arterial street in the city's
comprehensive Transportation plan.
7. The property is located within the King County portion of the City of Auburn. It was annexed
to City in 1962 by Ordinance No. 1492 and was originally zoned UNCL, unclassified which
assumes an R1, Single Family Residential standard (referring to the former code
designation system). The properties were subsequently changed to R2, Single Family
Residential (referring to the former code designation system) in 1987 and then subsequently
changed to C1, Light Commercial.
8. The current Comprehensive Plan designation, zoning designation and land uses of the site
and surrounding properties are as follows:
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Comprehensive Plan
Zoning
Land Use
Site
Light Commercial
C1, Light Commercial
Vacant with mobile
home /office
North
Light Commercial
C1, Light Commercial
Single family residential
South
Light Commercial
C1, Light Commercial
Construction
Contractor's yard in
Pierce Co. portion of
Auburn
East
Moderate Density
R -7 (Residential 7
Undeveloped forested
Residential
du /acre)
hillside
West
City limit boundary
West of A Street SE &
A Street SE and
and in
Burlington North
Burlington Northern
Pacific City limits,
Railroad line designated
railroad line within city
designated "Open Space"
"Open space" in the city
-
of Pacific.
limits and vacant beyond
city limits
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Agenda Subject: CPA11 -0001 Terrace View LLC Comprehensive Plan Date: October 25, 2011
MaD Amendment
2011 Proposed Comprehensive P1anAmenchnent Map: CPA11 -0001, TV LLC
PROPOSED
w
c
x
a
Existing Land Lse Designation Moderate Density Residential �? Atibutn City- Limits ®�
1 /�/ 1 �oposed Ladd IIsz Designation Light Conunercial a � Parcels
���AAA 111 Single - Family Residential Heavy Commzrcixl YYY.
m
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Agenda Subject: CPA11 -0001 Terrace View LLC Comprehensive Plan Date: October 25, 2011
Map Amendment
9. The purpose of the comprehensive Plan is to provide a policy basis for the future zoning
changes to ensure that the Comprehensive plan and Zoning Ordinance are consistent as
required by the following city code section:
"ACC 14.22.050 Conformance and consistency.
The zoning, land division and other development codes contained or referenced within
Auburn City Code shall be consistent with and implement the intent of the
comprehensive plan. Capital budget decisions shall be made in conformity with the
comprehensive plan. "
10. The City code provides certain criteria for decisions for comprehensive plan amendments as
follows:
"ACC 14.22.110 Decision criteria for plan amendments.
A. The comprehensive plan was developed and adopted after significant
study and public participation. The principles, goals, objectives and policies
contained therein shall be granted substantial weight when considering a
proposed amendment. Therefore, the burden of proof for justifying a proposed
amendment rests with the applicant, who must demonstrate that the request
complies with and /or relates to the following decision criteria:
1. The proposed change will further and be consistent with the goals and
objectives of the plan and the plan will remain internally consistent;
2. Whether the capacity to provide adequate services is diminished or
increased;
3. Assumptions upon which the comprehensive plan is based are found to
be invalid;
4. A determination of change or lack of change in conditions or
circumstances has occurred since the adoption of the latest amendment to the
specific section of the comprehensive plan that dictates the need for a proposed
amendment;
5. If applicable, a determination that a question of consistency exists
between the comprehensive plan and Chapter 36.70A RCW, the countywide
planning policies for either King and /or Pierce County, as appropriate, and Vision
2040: Growth and Transportation Strategy for the Puget Sound Region."
11. The first criterion is that the change must further and be consistent with the goals
and objectives of the plan and the plan will remain internally consistent. The
Comprehensive Plan contains a number of areas of policy guidance that relate to this
application. Chapter 14, Comprehensive Plan Map, starting at page 14 -10 provides the
following purpose and description of the `Light Commercial' Comprehensive Plan
designation:
"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 attracts pedestrian oriented activities. The
ambiance of such areas should encourage leisure shopping and should provide
amenities conducive to attracting shoppers."
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Agenda Subject: CPA11 -0001 Terrace View LLC Comprehensive Plan Date: October 25, 2011
MaD Amendment
"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." (Emphasis added)
"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
cannot 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. (emphasis added)"
"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."
12. For comparison, Chapter 14, Comprehensive Plan Map, starting at page 14 -12 provides the
following purpose and description of the `Heavy Commercial' Comprehensive Plan
designation:
"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."
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Agenda Subject: CPA11 -0001 Terrace View LLC Comprehensive Plan Date: October 25, 2011
MaD Amendment
"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." (emphasis added)
"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."
13. Also, later in Chapter 3, Land Use, the document describes the purpose of the commercial
land use designations of the plan. The comprehensive plan provides the following guidance
on commercial uses located along transportation corridors:
"Highway Commercial
"While commercial uses along arterials (often called "strip commercial" development)
provide important services to community residents, the proliferation of commercial uses
along arterials raises several land use planning issues. On the negative side, strip
commercial development creates traffic flow problems and conflict with adjacent land
uses. Due to their "linear" nature, commercial strips result in a maximum area of contact
between commercial uses and other land uses resulting in a high potential for land use
conflicts. Poor visual character due to excessive signage and architectural styles
designed to attract attention instead of promoting a sense of community is an additional
concern. Pedestrian shopping is made difficult, resulting in greater generation of
automobile traffic, and large fields of asphalt parking lots are needed to accommodate
single purpose vehicle trips."
"Despite the problems associated with commercial development along arterials, many
such locations are often quite unsuitable for other uses, due to the impacts associated
with heavy traffic volumes. Also, many commercial uses thrive at such locations due to
high visibility and accessibility. The Plan seeks to manage existing arterial commercial
areas to take advantage of the accessibility they provide, while minimizing traffic and
land use conflicts and improving their visual appearance through an enhanced design
review process and development standards."
"Objective 9.3. To encourage the appropriate use of areas adjacent to heavily traveled
arterials while minimizing land use and traffic conflicts by:
• "Managing the continued commercial development of existing commercial arterials in
a manner which minimizes traffic and land use conflicts."
"Conserving residential qualities along heavily traveled arterials which are not yet
commercialized, by restricting commercial development to types which provide an
appropriate buffer."
• "Protecting existing, viable residential areas along lesser - traveled arterials, from
commercial development."
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Agenda Subject: CPA11 -0001 Terrace View LLC Comprehensive Plan Date: October 25, 2011
MaD Amendment
The following excerpted policies relate to this discussion of commercial uses located
along transportation corridors.
"Policies:
"LU -58 The City shall identify those existing commercial arterials that are
appropriate for continued general (heavy) commercial development,
and those arterials that are appropriate for continued or future limited
(i.e. professional office type) commercial development." (emphasis
added)
"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 -62 Arterials experiencing strong pressure for commercial development,
but not yet committed to general (heavy) commercial uses, shall be
designated for mixed light commercial and moderate density multi-
family uses. Development regulations should encourage the
development of professional office and similar uses and small scale
multiple family housing, with development and design standards
carefully drawn to ensure preservation of a quality living environment in
adjacent neighborhoods. Development regulations could also allow
other light commercial and higher density multi - family housing, subject
to an extensive public review, and possibly a design review process."
(emphasis added)
LU -66 The City should develop design standards and guidelines for development
along arterials to improve their visual appearance."
Thus, while commercial `strip' development along corridors is generally discouraged as
sprawl and can result in negative visual and functional impacts, it is recognized by the
Comprehensive Plan that the location of commercial services along corridors provides some
community benefits and several policies are directed at implementing code changes and
authorizing development only in a manner that seeks to minimize the negative effects.
14. In addition Chapter 14, Comprehensive Plan Map, recognizes that policy statements do not
fit all circumstances. The Plan recognizes that in some cases the general policies
established by this Plan need further articulation or clarification due to particular concerns
associated with specific geographic 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. The section
entitled "Transitions" identifies these specific areas and establishes either supplemental
policies or exceptions to the general policy. This transition section specifically recognizes
and addresses the entirety of the A Street SE corridor within the city as follows:
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Agenda Subject: CPA11 -0001 Terrace View LLC Comprehensive Plan
MaD Amendment
"A Street SE
Area: A Street SE corridor, extending from
the south, the BNSF rail lines /rail yard to 1
south) to the east.
Date: October 25, 2011
Highway 18 to the north; to the city limits to
ie west and D Street SE (extended to the
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. (emphasis added)
Policy III. H. Define appropriate transition boundaries between commercial and
residential development in a manner that protects residential uses while providing for
economic development opportunities along the corridor.
Policy III. I. To ensure protection the of adjacent residential neighborhood and
residential uses located east of B Street SE between 8th and 17th Streets SE from
commercial development on the west side of B Street SE, , special development
standards shall be adopted. The special development standards could include
requirements for increased building and parking setbacks and /or landscape buffer
treatment. The standards may also include the implementation of traffic calming
measures as appropriate to reduce traffic impacts on the adjacent residential
neighborhood located east of B Street SE between 8th and 17th Streets SE."
Again, within this section, the Comprehensive Plan recognizes that commercial `strip'
development along transportation corridors is generally discouraged as sprawl and if
uncontrolled can result in negative visual and functional impacts. This language is balanced
with recognition that commercial development along corridors provides convenient needed
services. Additionally, this section prescribes that transitions should be provided between
commercial uses and residential uses by city regulations and by the manner in which
development is authorized.
Considering the sum of all of the different sections of the Comprehensive Plan together, the
more specific descriptions of each of the land use designations supports the requested
change. The proposed comprehensive plan amendment seeks to change the designation to
allow more intensive land uses and those which are attractive to vehicle service and the
traveling public. Since the property is located along a heavily traveled principal arterial
street, the proposed change more closely matches the description of the purpose of the
"Heavy Commercial" designation; it is located along a major arterial and is highly accessible
to automobiles. The current "Light Commercial designation is less appropriate for the
properties since the development is readily accessible to vehicles and there is not sufficient
width to separate the development from the heavily traveled corridor.
However, the proposed amendment is not an expansion of an existing Heavy Commercial
designated area and would interject a different designation between two areas currently
designated as "Light Commercial ". It may be appropriate to re- evaluate this corridor. The
City should consider docketing for a possible a future change to the land use designations
along the east side of this corridor. This effort would provide an opportunity study and
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Agenda Subject: CPA11 -0001 Terrace View LLC Comprehensive Plan Date: October 25, 2011
MaD Amendment
potentially change a more significant portion of the corridor when impacts can be assessed
and managed.
15. The second decision criterion is that the comprehensive plan amendment must not
diminish or increase the ability to provide adequate services. The proposed change by
itself, if approved will not affect the ability to provide adequate services. However, the
change the Comprehensive Plan map, if approved could lead to cumulative applications by
other properties in the vicinity for changes to the land use designation and intensification of
development. While public services, such as police and fire could like accommodate the
change in land use designation, full public infrastructure is not currently in place. The Valley
Regional Fire Authority did not have any comments in response to the application. While
there is adequate water (16 inch water main) in A Street SE, the road continues to be two
lanes; it has not been widened in the area of the subject properties as done in other
segments farther to the north and south and has roadside ditches to provide storm drainage.
Also, a sewer would have to be extended to serve the site. However, to require that
infrastructure as a precursor is not always viable as the City often relies upon development
to provide the public infrastructure improvements needed to support the development as the
development occurs. Under the current conditions, as with many properties in the city, the
infrastructure improvements would be the responsibility of future development. At the time
of development, adequate services would be provided for the development to be authorized
so it is not anticipated that approval of the request negatively affects provision of services.
16. The third decision criterion is that the assumptions on which the comprehensive plan
is based are found to be invalid. While not completely invalid, the comprehensive plan
seeks to discourage commercial `strip' development along corridors since it can result in
negative visual and functional impacts, balanced with this the Plan recognizes by the
comprehensive plan that the location of commercial services along corridors provides
community benefits. Also, the more specific language of the plan as found in the purpose
statements of the land use designations for "Light Commercial" and "Heavy Commercial"
support the application based on the site's proximity to a heavily traveled arterial.
17. The fourth decision criterion is that there has been a change or lack of change in
conditions or circumstances has occurred since the adoption of the latest
amendment to the comprehensive plan that dictates the need for a proposed
amendment. Again, the comprehensive plan seeks to discourage commercial `strip'
development along corridors since it can result in negative visual and functional impacts,
balanced with this, the Plan recognizes that the location of commercial services along
corridors provides community benefits. Also, the more specific language of the plan as
found in the purpose statements of the land use designations for "Light Commercial" and
"Heavy Commercial" support the requested change based on the site's proximity to a
heavily traveled arterial street.
18. The fifth decision criterion is that the change must be determined to be consistent
with the Growth Management Act (RCW 36.70A), the Countywide Planning Policies of
the relevant county and "Vision 2040: Growth and Transportation Strategy for the
Puget Sound Region ". The change if approved would continue to be consistent with the
Growth Management Act (RCW 36.70A), the Countywide Planning Policies of King County
and "Vision 2040: Growth and Transportation Strategy for the Puget Sound Region ". The
proposal is consistent because it continues to allow commercial uses; only of a more
intensive nature and more specifically oriented to the traveling public.
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Agenda Subject: CPA11 -0001 Terrace View LLC Comprehensive Plan Date: October 25, 2011
MaD Amendment
Staff Recommendation
Planning Commission recommend to City Council approval of the Terrace View Properties LLC
Comprehensive Plan Map Amendment.
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I
AIDBURN f
WASHINGTON
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Planning, Building, and Conrnrunity Depas-tnient
MASTER LAND USE APPLICATION —PLANNING APPLICATIONS p
Project Name �/ra� / ~ ' U! Date
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Mailing Address:
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Owner (if more than one attach another sheet)
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Mailing Address:
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Telephone and Fax:
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Description of Proposed Action:
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Type of Application Required Check all that Appli
Administrative Appeal
Administrative Use Permit*
Annexation*
Boundary Line Adjustment
Comprehensive Plan Amendment (Text or Map)*
Conditional Use Permit*
Critical Areas Variance*
Development Agreement*
Environmental Review (SEPA)*
Final Plat
Preliminary Plat*
PUD Site Plan Approval
Reasonable Use Exc
&pko&
Rezone (site specific)* Area Wide
Short Plat
Special Exception*
Special Home Occupation Permit*
Substantial Shoreline Development*
Surface Mining Permit*
Temporary Use Permit
Variance*
*Please note that public notification is
required. A separate cost is charged
for the signs. City prepares signs but
applicant responsible for sign posting.
Page 1 of 2 1U� V11
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Lees: Erem ;d Valm.
IAXABI.E VALUE ._.._. -_
Levy Rate .. -.- - _ .....
General Tax .................
'Olher Clia,ges -'-. ----- _-
TOTAL CURRENT 811 -LING
Omaled Taxea.. -
TOTAL CURB €NT BILLM(i
INCLUDING OMITS ,
VOTER APPROVED
2.25 KING CD
98, 0C
98-1 0[
12 .689E
1,243.[
1,255. i
576.1
9.0
DELINQUENCY INFORMATION
YEAR INTEREST PRINCMAI
ENALT'
DELINQUENT TOTAL
2010 KING COUNTY, WA, REAL ESTATE TAX
RM 600 - 500 FOURTH AVE SEATTLE WA 98104 -2387
~r' -- - - - - -- - -.
-i r,IItI, i
...........
297.81
682.57
172.19
244.33
28.94
158.00
61.76
40:40
14.09
*OTHER CHARGES
FIRE FEE
KING CD
F�:et II ='r r"wt 0, pamd of s;oslm�;aad
ct .�p:14 3G c.- FULL AMOUNT
BECOMES DELINQUENT ro•i accrv::_
. ,.:;ra anri pr:,elcV a: p•e<e:,6•:d by
In. �. II ;.:et :,.i,� t an o,�• ;apnl 3U
!S _, i•ac:.n;�� �- I:;a1.IU,1 rsrd
FULL AMOUNT MAY BE
PAID APRIL 30th
L and Vall,t ............ ....
?nnp,ovo',I is
Less. EXeropt Vmd .. . -.-
TAXABLEVAIUL
0,,vy Ralc --------- ..,... .
General Tax_._ _._.....
•Oiler Chmges
TOTAL CURRENT BILLING
Ommed Taxas ........... .
TOTAL CURRENT BILLING
iNC;LUDING OA71IS.... .
VOTER APPROVED
164.01
NOX WEED
9.99
DELINQUENCY INK
Yi-AR
'NTi531ST
1:'LNALTY
DELINQUENT TOTAL
1,255•(
98 -1 OC
36,01
134,OC_
12.689[
1,876.1=
788-L
2•-
TION
PRINC'PM
1,876.E
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TERRACE VIEW PROPERTIES, LLC
PO BOX 8500, COVINGTON, WA 98042
(253) 631-8290
NARRATIVE - COMPREHENSIVE LAND USE CHANGE
I would like to request a comprehensive land use change to my property located at 5680 A ST.
S.E. which is located in South Auburn close to the County line.
The existing land use is C -1. Based on current conditions and compatibility with surrounding
properties, I would like to request a change of land use to C -3. This change would allow me to
clean up, improve, and utilize the property. I have been trying for years, unsuccessfully, to
create interest in developing the property based on the current land use. Unfortunately, the
surrounding area has not been compatible with this land use.
Services have recently been upgraded and installed along A St. to meet any improvement
requirements as well as be consistent with growth strategies.
No significant impacts would be created with this change. Most likely, the traffic count would
be less.
This property is adjacent to an existing construction company and historical concrete plant. The
terrain to the East is many acres of steep undevelopable hillside. West of the property is
railroad and farm fields. Designated wetlands are adjacent to the construction company.
Based on current conditions 1 believe the change from C1 to C3 would be more compatible with
the existing terrain as well as existing properties. Most importantly, this change would allow
me to use and improve the property rather than have it sit vacant and unsecure.
Thank you for any consideration you can offer regarding this change request.
Terrace View P erties LLC
ion Che tham
Managing Member
CITY OF �
AUBURN -
Peter B. Lewis, Mayor
+ WASHINGTON 25 Wet Main Street Auburn WA 98001-4998 WWW. burn a. ov 253 -931 -3000
City of Auburn Planning Commission
Notice of Public Hearing
The Planning Commission of the City of Auburn, Washington, will conduct a public hearing oil
Wednesday, November 9, 2011 a X7;00 P.M. in the Council Chambers of the Auburn City Hall located
at 25 West Main Street on the following:
Amendments consist of those proposed to the Comprehensive Plan Map (CPM) alid those affecting plan
Policies and Text (P /T) as follows:
Case Number CP S-0001:
C 1 CPM 4
Map amendment to Map No 14.1 to change the subject property's land use designation from Light
onimercial to Heavy Commercial for two parcels located at 5680 A Street SE.
Location of 1 ry sal: Two parcels located at 5650 A. Street SE, Parcel Nos. 3121059056 and
3121059010 within the southwest quarter of Section 31, Tsownship 21 N, Range 5 East, W.M,
Applicant: Jorl cheethatl , Managing Member
Terrace View T Properties, LLC
P, O. Box 8500 Covington, WA 980432
Case Number CP 1 -0002:
CPII
Map A mendment to Special Platy Areas, Map 14.2, for the addition of even parcels to the Stuck
Riven Road p ecial Plan Area that are owned by the property owner of other parcels within Stuck
River load Special Plan Area and are adjacent to the current boundaries
PIT Hi I
Revision to description and purpose of the Stuck rep• Road and Mount Rainer Vista Special Flan
Areas, Chapter 14, Lard Use Map
Location of proposal: The seven p arcels are located within Section 32, Township 21 North, range
East, W.M. and are identift d as 3221059001, 3221059002, 3221059003, 3221059004, 3221059008,
3221059024, and 3221059026.
Applicant: Jaini Balint
Se ale Properties LLC
P, O. Box 88028, Tukwila, WA 98038
Any interested person is invited to attend to express comments or opinions. Written comments may be
submitted up until and at the public hearing to Jeff Dixon, Principal Planner, Planning and Development,
I epailment, Mailing address: 25 West Main Street, Auburn, WA 98001 - -4988. Physical address: 1 East
Main Street, Auburn WA 98001. If your have further coni rents or questions, please call Jeff Dixon at
(253) 804 -5033.
For citizens with speech, sight or hearing disabilities wishing to review doeunicnts pertaining to this
hearing, should contact the City of Auburn within 1 0 calendar days prior to the ineeting, as to the type o- -
service or equipment needed. Each request will be considered individually according to the type of
request, the availability of resources, and the fir atiei l ability of the City to provide the requested s r -vices
on equipment.
Page 1
AUBURN * MORE THAN YOU IMAGINED