HomeMy WebLinkAboutCHAPTER_3 amended 2011
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CHAPTER 3
LAND USE
Introduction Land use planning enables the City of Auburn to manage its anticipated
growth and development while taking into consideration the specific
community vision and desires. By designating how land can be used,
those considerations necessary for orderly growth including the creation of
jobs, the provision of recreational opportunities, strong and stable
neighborhoods and an efficient transportation system can be pursued.
Auburn Today
To better understand and evaluate the context for the City’s future growth,
it is helpful to evaluate the City’s existing land use and zoning.
Figure 3.1 provides an overview of the zoned acreage within the City of
Auburn and the percentage that acreage represents of the City’s overall
land area. Land zoned for residential purposes, especially single family
residential, is clearly predominant and represents about 49 percent (RC,
R1, R5, R7 and R10 zones) of the City’s zoned acreage. Of commercial
and industrial zoned land, the M1 (Light Industrial) zone is most
predominant, consisting of 9 percent of the zoned acreage in the city.
Land zoned P1 (Public Use District) is another significant land use zone
consisting of 8.5 percent of the city’s zoned acreage.
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Figure 3.1
City of Auburn
Acreage of Land by Zoning District
ZONE ACREAGE
PERCENTAGE
OF CITY
RC (Residential Conservancy) 1,481 7.58%
R1 (Residential 1 du/acre) 1,405 7.19%
R5 (Residential 5 du/acre) 4,281 21.92%
R7 (Residential 7 du/acre) 2,076 10.63%
R10 (Residential 10 du/acre) 244 1.25%
R20 (Residential 20 du/acre)) 608 3.13%
RMHC (Residential Manufactured/Mobile
Home Units) 455 2.33%
RO (Residential Office) 95 0.49%
RO-H (Residential Office Hospital) 1.0 0.005%
CN (Neighborhood Commercial) 12 0.06%
C1 (Light Commercial) 302 1.55%
C2 (Central Business District) 33 0.17%
DUC (Downtown Urban Center) 135 0.69%
C3 (Heavy Commercial) 1,432 7.33%
BP (Business Park) 0 0.00%
EP (Environmental Park) 276 1.41%
M1 (Light Industrial) 1,762 9.02%
M2 (Heavy Industrial) 1,099 5.63%
LF (Landing Field) 112 0.57%
P1 (Public Use District) 1,665 8.47%
I (Institutional) 584 2.99%
U (Unclassified) 432 2.21%
PUD (Planned Unit Development) 984 5.04%
TV (Terrace View) 59 0.30%
TOTAL 19,533 100%
Source: City of Auburn. Geographic Information Services (GIS)
The above data includes area in the West Hill and Lea Hill annexations.
The small remaining areas outside of the city limits but within the city’s
Potential Annexation Area (PAA) are not included.
BUILDABLE LANDS - LAND SUPPLY AND DEVELOPMENT
CAPACITY
In 1997 the Washington State legislature adopted a Buildable Lands
amendment to the Growth Management Act (GMA) (RCW 36.70A.215).
The amendment requires certain Washington State counties and their cities
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to determine the amount of land suitable for urban development and to
evaluate their capacity for growth based on past development history.
Both Pierce and King Counties are subject to the State Buildable Lands
requirement. In addition, both counties use the Buildable Lands effort to
assist in the allocation of population/housing unit/employment targets to
individual jurisdictions within the respective counties as required by the
GMA. The first buildable lands reports were based upon data through
2002; the second reports, published in 2007, are current through 2005.
The Buildable Lands analysis involves the identification of vacant and
redevelopable land suitable for development over the planning horizon,
through 2022. Land suitability takes into consideration estimates of how
critical areas, land that might be needed for public purposes (e.g. parks,
storm drainage), and land needed for future streets will effect development
of these vacant and redevelopable parcels. It also means adjusting the
amount of vacant and redevelopable land using a market factor or discount
factor to exclude land that, based on historical trends is not reasonably
expected to become available for sale or lease during the planning horizon.
Land Supply and Housing Unit Capacity
As indicated above, both King and Pierce Counties are subject to the
State’s Buildable Lands legislation. An approximation of Auburn’s
development capacity was made through an analysis of all vacant and
underutilized land within the City. Vacant land is defined as any parcel
with no structures. Underutilized or redevelopable land is defined as a
parcel with potential for infill or redevelopment.
The following summarizes the results and conclusions of these analyses by
county (King and Pierce). While the objective behind each counties’
Buildable Lands effort was similar, the approaches were slightly different.
Detailed information regarding the Buildable Lands analysis may be found
in the individual Buildable Lands reports prepared by the respective
County.
2007 King County Buildable Lands Analysis
Figure 3.2 identifies the gross and adjusted net vacant and redevelopable
land by residential land use type from the Buildable Lands analysis for
King County. Adjusted net acres represent the amount of gross acres
available for development after assumptions about critical areas, future
right of way needs; future land for public uses and the market factor have
been considered. (Note: this analysis was based upon the City limits as of
December 31, 2005 and therefore does not include the recent annexations
of Lea and West Hills. The 2007 King County Buildable Lands Report did
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not provide specific analysis for the large Lea Hill and West Hill PAAs
that in 2005, were still unincorporated).
Figure 3.2
Gross and Adjusted Net Acres of Vacant
and Redevelopable Land by Residential Zoning Type (King County)
Gross Acres Adjusted
Net Acres (1)
Single Family
Vacant
1,323.5 888.2
Single Family
Redevelopable
603.7 349
Multi-Family/
Mixed Use
Vacant
37 32.5
Multi-Family/
Mixed Use
Redevelopable
145.8 107.9
TOTAL 2,110 1,377.6
(1) “Adjusted Net Acres” represents land available for development after
critical areas, anticipated right-of-way and public purposes needs and a market factor
have been taken into account.
(2) “Other” represents mixed-use opportunities in certain zones.
After deducting for constraints, future right-of-way and public purpose
needs, and after applying a market factor, the Buildable Lands analysis
shows that Auburn has approximately 1,377.5 adjusted net acres of vacant
and redevelopable residentially zoned land during the planning period
through 2022. As seen in Figure 3.2, the majority of available land for
development is zoned for single-family residential purposes.
Based on the residential land supply analysis and historical densities, an
estimate of housing unit capacity was developed. Figure 3.3 identifies the
estimated capacity (in housing units) in King County by the predominant
zoning type. This estimate shows a capacity of approximately 6,525
housing units in the King County portion of the City exists to the year
2022.
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Figure 3.3
Housing Unit Capacity By Residential Zoning Type (King County)
Capacity
(Housing Units)
Single Family 3,958
Multi-Family 2,002
Mixed Use 565
TOTAL 6,525
(1) Capacity figures include units in the pipeline.
Employment Capacity (King County)
As part of the King County Buildable Lands analysis, employment
capacity was also estimated. This methodology involved a similar
approach as the residential capacity analysis. The supply of both vacant
and redevelopable commercial and industrial land was determined. As
with residential capacity, net land supply for commercial and industrial
purposes took into consideration critical areas, anticipated future right-of
ways, land for public purposes and applied a market factor to land that
may not be available for development during the planning period.
Estimates of how much commercial and industrial square footage could be
developed on property were calculated. Employment capacity was
developed applying a floor area per employee ratio.
Figure 3.4 identifies the gross and adjusted net vacant and redevelopable
land by commercial and industrial land use from the King County
Buildable Lands analysis. Again, adjusted net acres represents the amount
of gross acres available for development after assumptions about critical
areas constraints, future right of way needs, land for public uses and the
market factor have been considered.
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Figure 3.4
Gross and Adjusted Net Acres of Commercial and Industrial
Land Supply (King County)
Gross Acres Adjusted
Net Acres (1)
Commercial
Vacant
164 136.1
Commercial
Redevelopable
81.8 66
Industrial Vacant 499.3 327.3
Industrial
Redevelopable
256.9 176.3
Mixed Use
Vacant
2 1.6
Mixed Use
Redevelopable
56.4 45.5
TOTAL 1,060.2 753
1. “Adjusted Net Acres” represents land after critical areas, future anticipated
streets, land for public purposes and market factor have been considered.
Figure 3.4 indicates that approximately 1,060 gross acres of vacant and
redevelopable commercial, industrial and mixed use zoned land exists,
with most of this land being industrially zoned. Adjusted for constraints,
future infrastructure needs and a market factor, slightly more than 750 net
acres exists.
Figure 3.5 below summarizes employment capacity developed as part of
the Buildable Lands analysis by land use zone type. It shows that the City
of Auburn has employment capacity for over 17,750 jobs, with a majority
of those jobs being on industrially zoned land.
Figure 3.5
Employment Capacity by Zoning Type (King County)
Zone Type Employment Capacity
Commercial 3,559
Industrial 12,053
Mixed Use 736
Other (1) 1,410
TOTAL 17,759
(1) “Other” includes estimates of employment associated with pipeline projects
identified at the time of the Buildable Lands analysis.
Pierce County Buildable Lands Analysis
While the overall objective of the Pierce County Buildable Lands analysis
was similar to King County’s, certain elements were done differently. The
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majority of land within the city limits at the time of the buildable lands
analysis (Year 2005) was part of the Lakeland Hills South Planned Unit
Development (PUD). The majority of the additional residential vacant
land was part of approved preliminary plats. Therefore, estimates of
residential population housing units were based on planned densities
established as part of the PUD approval and a related annexation
agreement with the developer, and also took in account the other approved
projects. Estimates of employment were based on known employment
areas within the PUD.
Based on the Pierce County Buildable Lands analysis, it was determined
that the City of Auburn’s population growth to the year 2022 would be
10,500 people. This translates into the need for approximately 1,789
housing units.
The Pierce County Buildable Lands analysis includes a 2022 employment
target of 403 and an employment capacity of 543. This estimate was
based on the likely employment generated b y the commercial parcels
located within Lakeland Hills South PUD and other vacant commercial
lands along A St. SE.
(Specifics regarding the Pierce County Buildable Lands analysis may be found in
the “Pierce County Buildable Land Reports – A Monitoring and Evaluation
analysis of Urban Growth and Development Capacity for Pierce County and its
Cities and Towns”, September 1, 2007.)
Evaluation of Capacity Against Projected Growth -Targets
King County and Pierce County both have allocated housing unit and
employment targets to local jurisdictions. These targets were recently
updated with the revised population forecasts released by the Office of
Financial Management for each county. The City of Auburn’s allocation
targets are presented below in Figure 3.6.
Figure 3.6
City of Auburn 2006-2031 Housing Unit/Employment/Population
Allocations (King and Pierce counties)
Housing Units Employment Population
King County 9,620 19,350 N/A
Pierce County 386 206 7,950
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
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City will be able to determine its housing and employment capacity and
whether land use changes are warranted.
Buildable Lands Analysis Limitations
It is important to note limitations to the Buildable Lands analysis. The
Buildable Lands analysis is based on identifying actual densities for a
five-year period and then applying these densities to available land.
Whether or not the densities achieved for the discrete five-year period will
be a true reflection of future densities is one consideration. As land
becomes increasingly scarce and land values rise, there will be a tendency
for land to be more intensely used over time with higher densities.
Also, how much land could be developed is not a predictor of whether it
will be developed. Ultimately the market will dictate how much land will
be developed. Attempting to predict the market was beyond the scope of
the Buildable Lands analysis.
Issues and Background
Auburn's Potential
Annexation Area Auburn's Comprehensive Plan contains policies which designate types and
intensities of land uses that will accomplish the City's long range goals.
Since the Plan depicts a long term perspective of the City's growth, it is
appropriate to also include on the Comprehensive Plan map those areas
which may not currently be within the City limits, but are planned to be in
the future. These areas are within the city's potential annexation area
(PAA). (Map I.1). However, due to recent annexations, the amount of land
remaining within the PAA is relatively small.
The city provides water and sewer service to many portions of the PAA.
In addition, growth in the PAA can have significant impacts on other City
services. Hence, it is important for City decision makers to consider the
growth in these areas as well as within the city limits when making
decisions concerning capital projects such as water and sewer extensions
and road projects. (For a more thorough discussion of these issues; see
Chapter 13, "Development in the Unincorporated Areas and Annexation.")
GOAL 5. CITY EXPANSION AND ANNEXATION
To ensure the orderly development and annexation of the City's potential
annexation area in a manner that ensures adequate and cost-effective
provision of required urban services and facilities, reduces sprawl,
implements the goals, objectives and policies of the Auburn
Comprehensive Plan, and protects designated rural areas.
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Objective 5.1 To designate Auburn's potential annexation area and to include those areas
on the City's Comprehensive Plan Map.
Policies:
LU-1 Auburn's Potential Annexation Area is shown on Map 3.1.
Map 3.1 also depicts Growth Impact Areas. These Growth
Impact Areas are generally adjacent cities or unincorporated
County lands in which development that occurs potentially
impacts the city of Auburn.
LU-2 The Auburn City Council may revise the boundaries of the
Potential Annexation Area in the future, in response to:
a. Amendments to the King County Urban Growth Area as
specified in the King County Countywide Policies;
b. Discussions between Auburn and adjacent jurisdictions
regarding Potential Annexation Area boundaries;
c. Discussions with Pierce County concerning the designation
of Potential Annexation Area boundaries; or
d. Changed circumstances relating to population and
employment growth and projections, urban service
feasibility, or similar factors.
Urban Form Planning deals with the basic geographic form of the city. Auburn's
existing form separates the city into two parts: a concentration of
employment base on the west with sufficient existing and potential jobs to
be of regional significance (region serving area), and residential and
locally oriented business uses to the east (community serving area). This
existing policy of a "split" form has generally been effective in avoiding
gross land use conflicts between residential uses and more intensive (e.g.
industrial) land uses. This Plan's policies maintain this basic split policy.
However, Auburn's downtown area is also treated as a unique (both region
and community-serving) part of the city's form.
Another aspect of a city's form is its development intensity. Varying
intensities of development require different configurations of city services
and facilities and create different community impacts. The location of
different intensities can also assist in establishing the city's character and
identity, and can be instrumental in furthering other important goals
(protection of critical areas, protection against natural hazards, etc.).
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Policy established by the 1969 Comprehensive Plan assumed that the city
would eventually be completely urban in character and the City's approach
to developing its service delivery system was driven by this assumption.
At that time no City policy or program addressed agricultural preservation.
While extensive areas with rural development require expensive
restructuring of the City service delivery system, strategic long-term
protection of some of these areas can assist in limiting urban sprawl,
maintaining diversity of living environments, and protecting important
environmental resources, in particular the City’s water source at Coal
Creek Springs. This Plan designates a limited amount of Residential
Conservancy area for this purpose, which should not significantly affect
the overall cost of city services.
GOAL 6. URBAN FORM
To establish an orderly urban form which separates uses on the basis of
their functional relationship to the community, and which reinforces the
identity of the community.
Objective 6.1. To physically separate region serving employment centers and other
regionally oriented land uses from areas that are residential or local in
character while ensuring that regional facilities strengthen the community
as a whole and enhance downtown Auburn.
Policies:
LU-3 Areas on the valley floor which are suitable to support large
scale economic development projects should be reserved, for
the most part, for uses which support Auburn's role as a
regional employment and commercial center (to be known as
the Region Serving Area -- See Map 3.2).
LU-4 Areas delineated on the Urban Form Map (Map 3.2) as the
Community Serving Area should be reserved for uses which
are local in character or serve local markets.
LU-5 Link together regionally significant land uses such as the
SuperMall, Green River Community College, Boeing, Emerald
Downs, and commercial uses on Auburn Way in a manner that
enhances the regional stature of Auburn while providing
services, employment and tax base for the community.
Linkages should be designed to enhance Downtown Auburn as
the community's focal point.
Objective 6.2. Maintain downtown as an area that uniquely serves both regional and
community needs.
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Policies:
LU-6 The downtown urban center shall be the focal point of the
Auburn community. It should include a mix of uses including,
but not limited to, government and civic uses, retail, residential
and services that are appropriate to fill that role.
LU-6A Focus growth and development in the Auburn Downtown
urban center to support economic development, complement
transit oriented development, direct growth pressures away
from single family residential neighborhoods, and implement
regional growth management strategies.
Objective 6.3. To protect community identity while promoting diversity and conserving
rural amenities, by designating rural areas along the city's periphery and in
areas with significant environmental values.
Policies:
LU-7 The City shall support the County agricultural program in
securing the development rights to strategically located parcels,
especially along the northern city boundary and at the start of
the Upper Green River Valley.
LU-8 The City should limit accessible City utility systems into the
Upper Green Valley, and shall limit density, thus preserving
the character of the area and encouraging continued cultivation
on these properties.
LU-9 The City shall protect Coal Creek Springs by: 1) limiting
density to less than one residential unit per four acres within
the area tributary to the Coal Creek Springs Watershed and by
2) designating a Special Planning Area for the Mt. Rainier
Vista site.
LU-10 The City shall support low density County zoning adjacent to
the city on the Enumclaw Plateau Agricultural District and will
not extend City sewer and water facilities into the area if it will
promote urban development.
LU-11 The City shall consider the impacts of new development
activities on resources (including agricultural resource lands,
cultural resources, forest resource lands, and mineral resource
areas (Map 9.4)), the environment and natural resources
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(particularly critical areas, wildlife habitats and water quality)
as part of its environmental review process.
Objective 6.4 Maintain low-density “urban separators” areas which protect
environmentally sensitive areas and create open space corridors within and
between urban areas, consistent with the King County Countywide
Planning Policies.
Policy:
LU-12 The City shall maintain urban separators in the Lea Hill area as
designated by King County.
Residential
Development Within most communities, a range of housing densities is allowed to
provide a variety of housing opportunities. The wider the range, the
greater the opportunity for individuals to find housing relative to their
particular needs, affordability and preference.
While the City's policy provides for a relatively wide range of residential
densities, development over the past decade has been heavily concentrated
toward the middle and upper levels of the range (See discussion in Chapter
4, Housing Element).
As land costs have escalated in the region, however, Auburn has remained
relatively affordable to the average family.
This Plan provides that the City should seek to restore the traditional
character of the community by encouraging preservation and development
of housing that is suitable to the retention and attraction of families within
the community. This would be best accomplished by focusing multi-
family development in the urban center, protecting the residential
character of existing single family neighborhoods and promoting the
development of new neighborhoods of single family homes.
Consequently, residential land use policies will emphasize the creation and
preservation of single family neighborhoods, while still encouraging the
development of other housing types for those who need or want them.
GOAL 7. RESIDENTIAL DEVELOPMENT
To emphasize housing development at single family densities, in order to
reestablish a mix of housing types appropriate for a family oriented
community, while recognizing the need and desire for both lower density
and higher density housing appropriately located to meet the housing
needs of all members of the community.
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Objective 7.1. To establish a system of residential densities that accommodates a range
of housing choices appropriate for the city.
Policies:
LU-13 The City should promote the provision, preservation and
maintenance of adequate housing for the city's residents by
encouraging a balanced mix of housing types and values
appropriate to the income levels and lifestyles of area residents.
Auburn has always been willing to accept its "fair share" of
low and moderate cost housing opportunities. However, this
has translated into a great disparity in Puget Sound
communities with cities such as Auburn receiving more of
these types of housing than other comparable communities.
This has had impacts in terms of the costs of meeting human
service needs as well as some poorly maintained multifamily
properties which have caused a variety of problems. Auburn
will work to insure that housing units are equitably distributed
across the region in terms of both physical location and cost.
LU-14 Residential densities in areas designated "residential
conservancy", which represent areas that have environmental
constraints 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
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
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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 of1/4
mile from regional transit facilities or are targeted to
populations not requiring outdoor recreation areas and having
low private automobile usage (e.g. nursing homes). These
targeted developments should be located in close proximity to
shopping, medical and public transportation services.
Increased density is achievable through flexible development
standards, if certain criteria are met, as established in city code.
Objective 7.2. To designate land for the development of new single family homes.
Policies:
LU-19 In applying the land use designations of the Comprehensive
Plan, first consideration shall be given to designating an area
for single family residential use.
LU-20 Most of the undeveloped areas of the Community Serving Area
of the city (see Map 3.2) shall be reserved for single family
dwellings. The ability to buffer the area from incompatible
land uses and heavily traveled arterials or highways should be
considered in designating currently undeveloped areas for
future single family use. Such buffering can be accomplished
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by taking advantage of topographic variations and other natural
features, requiring expanded setbacks along arterials, by
orienting lots and houses away from arterials, by designating
moderate density multiple family areas as transitional areas,
and by other means.
Objective 7.3. To promote the development of quality single family neighborhoods
which relate the design and types of residential areas to important natural
and manmade features.
Policies:
LU-21 Residential development should be related to topography,
circulation, and other amenities, as guided by policies of this
Plan.
LU-22 Residential development should be discouraged in poorly
drained areas.
LU-23 The development of new neighborhoods should be governed by
development standards which allow some flexibility.
Flexibility should be considered to encourage compact urban
development, to provide protection of critical areas and
resource lands (including, but not limited to, agricultural
resource lands, cultural resources, forest resource lands,
mineral resource areas (Map 9.4) hillsides or wetlands), and to
facilitate non-motorized transportation. Increased density is
achievable through flexible development standards, if certain
criteria are met, as established in city code.
LU-24 The development of residential areas should recognize the
importance of community and public facilities in developing a
sense of neighborhood and community.
LU-25 Residential development of shoreline areas shall be in accord
with the City's Shoreline Management Program and should
provide for the retention of public access to these areas.
Special care should be taken in the design of residential areas
in shoreline areas to reduce the potential conflict between
residential use and public access.
LU-26 Emphasis shall be placed upon the manner in which the
recreational needs of the residents shall be met in the approval
of any residential development.
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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.
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.
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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-35 Design codes and guidelines are developed for multifamily
housing to ensure high quality design and compatibility with
surrounding development. These standards should be reviewed
periodically to remain consistent with planning trends and
market demands.
LU-36 Multiple family dwellings shall not be permitted as a matter of
right in single family residential districts, but should be
permitted only where necessary to remove potential blight, to
buffer single family uses from incompatible uses or activities,
or to allow effective use of vacant areas. Standards for such
siting should provide for design review to ensure compatibility
and provide that the density of development is consistent with
the density of the adjoining single family uses.
LU-37 Siting of moderate density units shall be encouraged as a buffer
between single family areas and more intense uses. Such
buffering is appropriate along arterials where existing platting
prevents effective lot layout for single family units. Also, such
buffering is appropriate between single family areas and
commercial and industrial uses. Where there are established
single family areas, the design and siting of moderate density
units shall be controlled to reduce potential conflicts and to en-
sure buffering of uses. Higher density units are not to be
considered such a buffer.
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LU-38 Higher density developments or larger scale multiple family
developments should be limited to residential areas where they
can be developed as a unit with the necessary supporting
facilities. Such development shall provide adequate access by
developed arterials with minimal potential to generate traffic
through single family areas. Extensive buffering measures
shall be required where such areas adjoin single family
residential areas. Care should be exercised to avoid creating
barriers to pedestrian and bicycle movement. Where feasible,
new multiple family development should be planned in
conjunction with single family and moderate density
development.
Manufactured
Homes Manufactured homes provide affordable housing to many Auburn
residents. In many cases, they provide the opportunity of home ownership
to households which cannot afford to purchase more traditional types of
housing. However, poorly designed, high density manufactured home
parks can raise the same issues that multiple family developments pose.
Careful design and placement of manufactured housing in parks especially
with appropriate landscaping, can greatly reduce problems associated with
such development.
This Plan's policies continue to recognize the benefits that manufactured
homes can have on housing affordability. Improved codes requiring high
standards for the design and siting of manufactured home parks and units
on individual lots should be implemented.
Objective 7.6 To continue to allow manufactured homes as an affordable form of home
ownership, provided that such developments are carried out in a manner
which supports rather than detracts from the quality of the community and
adjacent uses.
Policies:
LU-39 The siting of new manufactured home parks shall be subject to
the same policies applicable to high density residential
development. Manufactured home park densities should not
exceed 8 units per acre. New manufactured home parks shall
be bordered or contained by physical features, or planned and
designed as part of a larger development incorporating other
housing types in a manner which limits further manufactured
home park expansion into adjacent areas.
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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.
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.
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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.
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:
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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.)
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
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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
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.
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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
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.
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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.
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:
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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 eight key
economic development strategy areas within the City identified as
follows:
Auburn Way North Corridor
Auburn Way South Corridor
Urban Center
Auburn Environmental Park and Green Zone
15th Street SW/C Street SW/West Valley 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-58 The City has identified those existing commercial arterials that
are appropriate for continued commercial development and
employment growth as well as a concentration of population
growth. These areas are identified as the eight economic
development strategy areas as identified under Objective 9.3.
Sub-area plans for these strategy areas should be developed.
LU-59 The City shall review its standards relating to the number, size
and location of driveways to ensure consistency with goals and
policies relating to arterial commercial development.
LU-60 The City shall encourage the grouping of individual
commercial enterprises along commercial arterials to promote
the sharing of parking areas, access drives and signs. Such
grouping can be encouraged through land division regulations,
sign regulations and development standards.
LU-61 Moderate density multiple family residential development shall
be used to buffer general (heavy) commercial arterial
development from single family development. Extensive
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screening and landscaping shall be used to buffer general
commercial uses from multiple family uses. However, the
placement of walls and fences and site designs which prevent
easy access by bicyclists and pedestrians should be avoided.
LU-62 Arterials experiencing strong pressure for commercial
development, but not yet committed to commercial uses, shall
be designated for mixed use commercial and high density
multi-family uses. Development regulations should encourage
the development of professional office and similar uses and
multiple family housing, with development and design
standards carefully drawn to ensure preservation of a quality
living environment in adjacent neighborhoods.
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 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.
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Since that time, several factors have changed. Auburn’s downtown, as a
designated urban center, has developed a more specific vision for the
community. Also, it is not expected that the SuperMall will develop to its
maximum square footage and retail commercial uses have become a more
important local government revenue source.
The City should continue its commitment to the SuperMall’s development
as a regional attraction, and take advantage of the SuperMall’s presence to
complement strategies related to downtown preservation and development.
Objective 9.4. To capture the retail market of customers visiting the SuperMall and
strengthen Auburn's role as a major retail commercial center for the
region.
Policies:
LU-67 Support commercial development around the SuperMall that
complements its role as a regional shopping center as well as
future redevelopment that could include high density housing.
LU-68 The City will oppose the development of a regional shopping
center in the unincorporated areas in the vicinity of the city.
LU-69 The City will seek ways to draw customers from the SuperMall
into the downtown and other areas within the city.
LU-70 The City shall continue to recognize and support the
development of downtown Auburn as a focal point of the
Auburn community.
Downtown
Auburn Downtowns have historically served as the business, cultural and
governmental focal points of their communities. In many communities
(like Auburn) this role has been challenged by new shopping patterns
focused on regional malls and commercial areas outside of the downtown.
Maintaining a healthy and vital downtown Auburn continues to be
important as it is recognized by residents as a focal point of the com-
munity and an important element of the City's identity.
In May 2001, the Auburn City Council adopted the Auburn Downtown
Plan. The Auburn Downtown Plan is the City’s updated strategy to
continue its downtown revitalization efforts consistent with State, regional
and local growth management planning concepts and strategies. The
Auburn Downtown Plan, and this Plan, provides that Downtown Auburn
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Amended 2011
should remain the commercial, cultural and governmental focal point for
the community. Efforts to enhance this function for Downtown Auburn
are strongly supported.
The Auburn Downtown Plan is based on implementing policies and
strategies through partnerships and innovative techniques. The City, the
downtown business community and members of the community at-large
will need to work closely together to maintain and upgrade the quality of
the downtown working, living and shopping environment.
Part of the impetus for developing new strategies to approach downtown
revitalization is the development of the Sound Transit Commuter Rail
Transit Station. The Auburn Downtown Plan seeks to build on the
excitement and energy resulting from public investment in the Transit
Station and in other public investments such as the Third Street Grade
Separation project.
The Auburn Downtown Plan envisions downtown as an urban center.
Designation as an urban center was achieved in 2004. Auburn’s urban
center:
Establishes a 220 acre planning area that is the focus for downtown
redevelopment.
Provides incentives for downtown development and redevelopment
through policy direction that supports:
-Elimination of transportation impact fees;
-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.
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In early 2007, the City established a new zoning district for the majority of
downtown, the Downtown Urban Center (DUC) district. Unlike other
zones, this district allows all types of land uses unless specifically
prohibited. In addition, it regulates the intensity of development by
allowed Floor Area Ratio (FAR) and provides incentives for higher
intensity of use. The DUC zone also features relaxed parking standards
from those found in other zone districts and by reference, adopted Design
Standards to ensure a high quality of development in the downtown area.
GOAL 10 DOWNTOWN
To encourage development and redevelopment within Downtown Auburn
which reflects its unique character as the community's historic center, that
is consistent with the Auburn Downtown Plan’s vision for Downtown
Auburn as an urban center within King County and the Puget Sound
region.
Objective 10.1 To preserve and enhance the role of downtown Auburn as the focal point
of the Auburn community for business, governmental and cultural
activities.
Policies:
LU-71 For the purpose of implementing the goal and policies for
downtown Auburn, "downtown" shall generally be considered
that area bounded on the south by Highway 18; on the east by
"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 multifamil y residential should be
encouraged to maintain a vibrant, active and competitive center
for the City of Auburn.
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LU76 The City should continue to support the development and
rehabilitation of multiple family housing in the Downtown, as
part of mixed use projects.
LU-77 The City shall maintain an ongoing downtown planning and
action program involving the downtown business community
and other interested groups. This activity should be guided by
this Plan and the Auburn Downtown Plan.
LU-78 The City shall continue to give priority consideration to the
maintenance and improvement of public facilities and services
in the downtown area.
Downtown Land Uses
Objective 10.2 To recognize areas within the downtown that have identifiable characters
and uses.
LU-79 The area north of First Street North, west of Auburn Avenue,
south of Fifth Street North and east of the Burlington Northern
tracks should be designated and managed as a medical and
professional services area. New heavy commercial and
industrial uses should be prohibited and existing ones
amortized. Commercial uses supporting medical and
professional uses should receive priority.
LU-80 To increase consistency with the Urban Center boundary, the
area lying generally east of "D" Street S.E. to “F” Street S.E.
and south of Main Street (not including the Main Street
frontage) to SR 18 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 The area lying generally south of East Main Street (not
including the Main Street frontage) and east of “F” Street S.E.
shall be maintained as a single family residential area.
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Downtown Urban Design
Objective 10.2: To ensure that all new development and redevelopment in the downtown
reflect the unique character of the area.
LU-83 The City shall develop programs and ordinances to preserve
and protect downtown's historic character. Development codes
should be revised as needed to recognize the uniqueness of
downtown through appropriate performance standards and
design guidelines. A high level of visual amenity should be
pursued, and no heavy outdoor uses or outdoor storage should
be allowed.
LU-84 The downtown area shall be comprised of a mixture of uses
consistent with the area's role as the focal point of the
community. These uses shall be primarily "people-oriented" as
opposed to "automobile-oriented", and shall include
commercial, medical, governmental, professional services,
cultural and residential uses.
LU-85 Regulations for the retail core of downtown should encourage
retail uses, but should discourage uses which result in a high
proportion of single use vehicle trips (such as fast food
restaurants and drive-through windows).
Downtown Transportation
Objective 10.3: To emphasize pedestrian traffic and transit usage in the downtown.
LU-86 Emphasis should be given to enhancing pedestrian linkages
between the Hospital area, the Main Street retail core, the
Performing Arts Center, the southwestern portion of
Downtown, and the parking area adjacent to Safeway. An
important element of this emphasis will be to reduce the
pedestrian barrier effect of Auburn Avenue and Auburn Way.
LU-87 The City should build upon past efforts to improve pedestrian
amenities, through public improvements, sign regulations and
development standards. The maintenance of public and private
improvements should be given priority commensurate with
downtown's role as the focal point of the community.
LU-88 The City shall work with transit providers to increase the
availability and effectiveness of transit in downtown and
between downtown, other commercial and employment areas,
residential areas, and the region at large.
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LU-89 As regional transportation programs such as commuter rail are
implemented, the City will strive to ensure that the downtown
is a beneficiary.
Downtown Parking
Objective 10.4: To develop a parking program for the downtown which recognizes the
area's historic pedestrian character, while providing sufficient parking for
customers of all businesses, residents, and commuters.
LU-90 A strong Downtown shall be encouraged through improved
parking, circulation, and the grouping of business outlets and
governmental services. Parking standards should be developed
which recognize the unique nature of downtown parking
demand. The City should work with the business community
in public/private partnerships to develop a coordinated and
effective approach to providing adequate parking and
circulation.
LU-91 A strong Downtown shall be encouraged through improved
parking, circulation, and grouping of business outlets and
governmental services. The development of public parking
lots to serve the downtown should be guided by a Downtown
Parking Plan.
LU-92 The City views adequate parking in the downtown area as a
critical step in implementing the downtown policies and the
rehabilitation policies of this Plan. All business in the
downtown area will be hindered if adequate parking is not
available. However, parking needs coupled with rehabilitation
needs in the downtown area require special policies:
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 SR167, industrial development is the primary view they have of
Auburn.
The Washington State Legislature passed Substitute Senate Bill 5089 on
March 22, 2007 that became effective on July 1, 2008 that changed
Washington’s sales tax collection system from an origin-based system for
local retail sales tax to a destination-based 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 applies
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only to businesses that ship or deliver the goods 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
presence of warehousing and distribution uses in the City. While the City
has been a recipient of sales tax mitigation payments from the State of
Washington that has served to offset these losses, the 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 ability to continue this public investment is contingent upon
maintaining solvent public revenue streams, particularly sales tax. Sales
tax comprises the largest source of monies to the City’s General Fund,
approximately 30 percent in 2010. The City anticipates that current and
long-term fiscal challenges facing the State of Washington will likely
results in the dissolution of the current sales tax revenue mitigation
program. The eventual loss of the aforementioned sales tax revenue will
directly and adversely affect the City’s ability to adequately fund the
capital infrastructure and services necessary to support the realization of
the City’s land use plans. This is especially applicable to industrial areas
supporting warehouse and distribution centers that are origin based in
nature.
In November 2004, the City Council approved Resolution No. 3782 that
outlines an approach and actions the City will take related to land use
planning, zoning and other matters in the event a streamlined sales tax
proposal or other similar proposals that change the tax structure are
adopted. Included in this resolution is direction to consider amendments to
the comprehensive plan and zoning codes to reevaluate the existing
industrial land use designations and patterns in the City.
To ensure the City’s long-term ability to invest in public infrastructure and
services remains viable, the City must pursue implementation of policies
that incentive the transition of current and future land uses in its industrial
zones away from distribution and warehouse uses. The City believes that
manufacturing and industrial land uses should over time largely replace
warehouse and distribution land uses currently existing in the City and that
any future warehouse and distribution uses should be ancillary 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,
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increased property tax revenues and potential on-site sales tax revenue
generation for receipt of materials and other goods and services. In
addition, the City believes that policies that promote and incentivize
greater retail uses in industrial districts should be implemented to increase
the City’s overall base of retail uses thereby increasing the City’s overall
collection of sales tax revenue.
GOAL 11. INDUSTRIAL DEVELOPMENT
To provide for, establish and maintain a balance of industrial uses that
respond to local and regional needs and enhance the city's image through
optimal siting and location, taking into consideration tax policy impacts of
streamlined sales tax and/or other similar legislation.
Type of Industrial Uses
There is a wide variety of possible industrial uses that could be sited in
Auburn. As with the mix of residential uses, the mix of industry also
affects the image of the city. The regional image of the city is that of an
industrial suburb with an emphasis on heavy industry. This image is quite
apparent as one travels along Highway 167 where there is an almost
unending view of high-bay warehouse buildings.
Different types of industrial areas should be separated since some types of
industrial activities conflict with other industrial activities (especially
those of a more desirable character). Such separation should be based
primarily on performance standards.
Location of Industrial Uses
Before the adoption of the 1986 Comprehensive Plan, there had been little
separation of various types of industrial uses. At the time, there was no
well understood policy basis regarding the separation of different types of
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:
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LU-96 Highly visible areas which tend to establish the image of the
city should not be used by heavy industrial uses.
LU-97 The City shall promote high quality development of all light
industrial and warehouse areas.
LU-98 The City shall aggressively seek to abate all potentially
blighting influences in industrial areas, especially in areas
visible to regional traffic flows and in areas designated for light
industrial uses.
Objective 11.2. To establish performance standards appropriate for developing industrial
areas.
Policies:
LU-99 Compatibility among land uses should be enhanced through
landscaping, building orientation and setbacks, traffic control
and other measures to reduce potential conflicts.
LU-100 All industrial development should incorporate aesthetically
pleasing building and site design. The City shall amend its
codes and performance standards which govern industrial
development to implement this policy.
a. Procedures shall be established to ensure aesthetically
pleasing building and site design in areas designated for
light industrial areas.
b. Appropriate landscaping and site development standards
shall regulate site development in heavy industrial areas.
c. Unsightly views, such as heavy machinery, service
entrances, storage areas, rooftop equipment, loading docks,
and parking areas should be screened from view of adjacent
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:
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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 11.3. To reserve areas appropriate for industrial development.
Policies:
LU-103 Any significant industrial activity shall be limited to the
designated Region Serving Area of the city (see Map 3.2). The
City recognizes that industrial development's place varying
demands on the community's quality of life and service
capabilities. In addition to demonstrating a developments’
consistency with Plan policies, applicable land use regulations,
and environmental policies, significant industrial development
shall be encouraged to provide a balance between service
demands and impacts placed on the city's quality of life vs. the
local benefits derived from such development. The extent to
which industrial development is promoted shall also take into
consideration tax policy and tax structure impacts upon the
City.
LU-104 Residential uses in industrial areas shall be allowed in
industrial areas that have been established to promote a
business park environment that complements environmental
features, and/or if development standards are developed to
promote compatibility between residential and other non-
residential land uses.
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.
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c. Uses which support industrial and warehouse activities
should be located near those uses.
LU-106 Development of designated industrial sites shall be consistent
with applicable environmental standards and policies.
LU-107 Land made available for industrial development, and uses
allowed in industrial zones, shall take into consideration
impacts of tax policy and tax structure upon the City of
Auburn.
Objective 11.4. To reserve and protect areas which are highly suitable for light industrial
development.
Policies:
LU-108 Designation of light industrial areas shall have priority over
heavier industrial uses.
LU-109 Highly visible areas (land visible from SR167 or SR18) which
tend to establish the image of the city should not be used by
heavy industrial uses. Rather, efforts should be made to
develop zoning districts that complement industrial
development adjacent to environmental features such as the
Auburn Environmental Park.
Objective 11.5. To identify areas appropriate for heavy industrial uses.
Policies:
LU-110 Heavy industrial uses shall be separated from lighter industrial,
commercial and residential areas.
LU-111 The most appropriate areas for heavy industrial uses are in the
central part of the Region Serving Area adjoining the rail lines.
LU-112 Heavy industrial uses are appropriate in the southern portion of
the Region Serving Area which is now developed in large scale
industrial facilities.
LU-113 Heavy industrial uses shall be strictly prohibited from the
Community Serving Area of Auburn (see Map 3.2). The only
exception to this general policy shall be the continued heavy
industrial use of the area east of "A" Street S.E., as shown by
the Comprehensive Plan Map.
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Objective 11.6. To realize the successful transition of existing warehouse and distribution
uses to manufacturing and industrial uses.
Policies:
LU-114 Existing warehouse and distribution uses are not preferred long
term land uses in industrial zoning districts in the City. Such
uses should be transitioned to more beneficial manufacturing
and industrial uses through the development and application of
incentives.
LU-115 Regulatory and financial incentives will be identified and
implemented where appropriate to provide increased
opportunities and encouragement for the establishment of new
or expanded manufacturing and industrial uses and jobs in the
City.
Objective 11.7. To promote and incentivize increased retail uses in industrial zoning
districts.
Policies:
LU-116 Changes in comprehensive plan and zoning policies and
standards should be implemented to create regulatory controls
and incentives for the increased use of land and buildings to for
sales tax producing commercial retail uses.
Redevelopment
and Infill A major goal of the Growth Management Act is to reduce urban sprawl.
One way to minimize sprawl is to fully develop areas already receiving
urban services prior to extending these services to additional areas. A
further benefit of redevelopment is that it may lead to the removal of
buildings and uses that detract from an area. Redevelopment can serve as
a major catalyst in the stabilization and revitalization of areas throughout
the city.
GOAL 12. URBAN REDEVELOPMENT
To encourage redevelopment of underutilized areas to reduce sprawl and
take full advantage of the City's investment in existing infrastructure.
Objective: 12.1 To facilitate infill development.
Policies:
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LU-117 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-118 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-119 Explore innovative mechanisms to encourage the more
efficient use of land including density bonuses and sale of air
rights.
LU-120 Identify areas for commercial infill development and focus
street and utility systems improvements to facilitate their
development.