HomeMy WebLinkAboutExhibit 10ORDINANCE NO. 6 3 9 4
AN ORDINANCE OF THE CITY COUNCIL OF THE CITY
OF AUBURN, WASHINGTON, RELATING TO PLANNING;
ADOPTING COMPREHENSIVE PLAN MAP AND TEXT
AMENDMENTS PURSUANT TO THE PROVISIONS OF
RCW CHAPTER 36.70A
WHEREAS, the City of Auburn on August 18, 1986 adopted a Comprehensive
Plan by Resolution No. 1703 which includes a Map establishing the location of the
Comprehensive Plan Land Use Designations throughout the City; and
WHEREAS, on April 1Z, 1995 the City of Auburn adopted Comprehensive
Plan Amendments by Resolution No. 2635 to comply with the Washington State
Growth Management Act; and
WHEREAS, the City of Aubum on September 5, 1995 reaffirmed that action
by Ordinance No. 4788; and
WHEREAS, the City of Aubum published in the Seattle Times and Auburn
Reporter an advertisement that the City was accepting comprehensive plan
amendment applications and established a deadline for submittal of June 10, 2011;
and
WHEREAS, the Ciry of Aubum received one pribately-initiated amendment
map amendment (CPA11-0001); and one privately-initiated combined map
amendment and text amendment (CPA11- 0002); and
WHEREAS, the City of Aubum initiated two map amendments and ten text
amendments (CPA11-0003); and
Ordinance No. 6394
November 29, 2011
Page 1
WHEREAS, Comprehensive Plan map and te ct amendments were processed
by the Planning and Development.DepartmeM as proposed Year 2011 amendments
to the City ofAubum Comprehensive Plan; and
WHEREAS, maintaining a current Capital Facilities Plan is required in order to
meet regulations of the Growth Management Act under RCW 36.70A; and
WHEREAS, the environmental impacts of the Year 2011 Comprehensive Plan
amendments were considered in accordance with procedures of the State
Environmental Policy Act; and
WHEREAS, the proposed amendments were transmitted to the Washington
State Department of Commerce, Growth, Management Services Division and other
State agencies for the 60-day review period in accordance with RCW 36JOA.106;
and
WHEREAS; after proper notice published in the City's official newspaper at
IeasYten (10) days prior to the date of hearing, the Aubum Planning Commission on
October 18, 2011 and Nodembec 9, 2011 conducted public hearings on 1he proposed
amendments; and
WHEREAS, at thepublic tiearing theAubum City Planning Commission heard
public testimony and took eVidence and exhibits into consideration; and
WHEREAS, thereafter the Auburn City Planning Commission made
recommendations to the City Gouncil on the proposed Year 2011 Comprehensiye
Plan map and texFamendments;: and
Ordinance No. 6394
November 29, 2011
Page 2
WHEREAS, on November 14, 2011 the Planning and Community
Development Committee of the Aubum City Council reviewed the Planning
Commission's recommendations; and
WHEREAS, on November 21, '2011 the Public Works Committee of the
Aubum City Council reviewed the Planning Commission's recommendafions; and
WHEREAS, on November 28, 2011 the Planning and Community
Development Committee of the Aubum City Council made a recommendation to the
Citp Council; and
WHEREAS, on December5, 2011, the Aubum City Council considered the
proposed Comprehensive Plan amendments as recommended by the City of Aubum
Planning Commission.
NOW, THEREFORE, THE CITY COUNCIL OF THE CI'fY OF AUBURN,
WASHINGTON, DO ORDAIN AS FOLLOWS:
Section 1. The 2011 Comprehensive Plan city-initiated Map Amendments
CPA11-0003) are adopted and approved as set forth in Exhibits "A" and "B" as
attached hereto and incorporated lie ein by reference. The City Clerk shall file
Exhibits "A" and "B" along with this Qrdinance and, keep them available for public
inspection.
Section 2. The 2011 Comprehensive Plan Text Amendments (CPA11-
0003), including the amendments to the City of Auburn Comprehensive
Transportation Plan, amendments to the City of Aubum Comprehensive Stormwater
Drainage Plan, Amendmerrts to the Northeast Auburn/Robertson Properdes Special
Ordinance No. 6394
November 29, 2011
Page 3
Area Plan, and various amendments to certain chapters of the Aubum
Comprehensive Plan (Chapter 3, Land Use; Chapter 4, Housing; Chapter 8,
Economic Development; Chapter 9; The Environment; Chapter 14, Comprehensive
Plan Map; and Appendix 6) are adopted and approved as set forth in Exhibit "C"
attached hereto and incorporated herein by reference. The City Clerk shall file them
along with this OMinance and keep them available for public inspection. The full text
ofthe Capital Facilities Plan of4he City and the four school districts Capital Facilities
Plans are adopted with the City's Comprehensive Plan; copies of which shall be on
file with the Office of the City Clerk. . The City Clerk shall file them along with this
Ordinance and keep them available for public inspection. Council adopts both the
Planning Commission's recommendations, dated October 18, 2011 as amended by
the Planning and Community Developmerrt Committee on November 28, 2011 and
the findings and conclusions outlined in the NoVember 29, 2011staff report, both
attached as Exhibit "D".
Section 3.. Application CPA11-0001, Terrace View Properties, LLC
Comprehensive Plan Map Amendment, requesting a land use designation change
from Light Commercial to Heayy Commercial for property identified by parcel
numbers 3121059056 and 3121059010 is approved as set forth in Exhibit "E"
attached hereto and incorporated herein by reference. Council adopts both the
Planning Commission's November 9, 2011 recommendations, and the findings and
conclusions outlined in the November 29, 2011 staff report, both attached as Exhibit
p
Ordinance No. 6394
November 29, 2011
Page 4
Section 4. Appiication CPA11-0002, Segale Properties, _ LLC
Comprehensive Plarr Map Amendment; requesting a land use designation change to
include within the Stuck River Road Special Plan Area the properties identified by the
following eight parcel numbers: 3221059001, 3221059002, 3221059003,
3221059004, 3221059008, 3221059024, 3221059026, and 3221059031 is approved
as set forth in Exhibit "F" attached hereto and incorporated herein by reference.
Also, the related Comprehensive Plan Text Amendments requesting modification of
the description and purpose of the 8tuck River Road and Mount Rainer Vsta Special
Plan Areas to Chapter 14, Comprehensive Plan Map, is approved as set forth in
Exhibit "C" attached hereto and incorporated herein by reference. Council adopts
the Planning Commission's November 9, 2011 recommendations, as amended by
the Planning and Community Development Commitfee on November 28, 2011 and
the findings and conclusions ouUined in the November 29, 2011 staff report, both
attached as Exhibit "D".
Section 5. The 2011 Comprehensive Plan amendments modify the
Comprehensive Plan adopted on August 18, 1986 by 'Resolution No. 1703 and
adopted by Ordinance No. 4788 on September5; 1995.
Section 6. The adopted Comprehensive Plan as amended is designated as a
basis for the ezeroise of substantive authority under the Washington State
Environmental Policy Act by the City's responsible environmental official in
accordance with RCW. 43.21C.060.
Ordinance No. 6394
November 29,2011
Page 5
Section 7. If any section,su6section, sentence, clause, phrase or portion of
this Ordinance or any of the Comprehensive Plan amendments adopted herein, is for
any reason held invalid or unconstitutional by any Court of competent jurisdiction,
such portion shall be deemed a separate, distinct and independent provision, and
such holding shall not affect the validity of the remaining portions thereof.
Section 8. The Mayor is hereby authorized to implement such administrative
procedures as may be necessary to carry out the directions of this legislation to
include incorporating into one document the adopted Comprehensive Plan map and
text amendments, attached fiereto as E chibit "A", Exhibit "B", Exhibit "C", Exhibit "D"
Exhi6it "E" and Exhibit "F° preparing and publishing the amended Comprehensive
Plan.
Section 9. This Ordinance shalll take effect nd be in force five (5) days
from and after fts passage, approyal and publication as provided by law.
DEC b 2011
INTRODUCED:
PASSED: DEC b 2011
APP DEC '5 2011
u
Peter B. Lewis
MIAYOR
Ordinance No. 6394
November 29, 2011
Page 6
ATTEST:
Danielle E. Daskam,
City Clerk _
APPROVED AS TO FORM:
Dan I . Hei ,
City Attomey
Publishedc C-*--'`' /`'^"-'" '`
Ordinance No. 6394
November 29, 2011
Page 7
DItAFT SPECIAL AREA PLAN
Northeast Auburn/Robertson Properties
Auburn, Washington
Prepared for
City of Auburn
July 2004
Revised October 2011
DRAFT SPECIAL AREA PLAN
Northeast Auburn/Robertson Properties
Auburn, Washington
Prepared for
City of Auburn
25 West Main Street
Auburn, Washington 98001-4998
Prepared by
Herrera Environmental Consultants, Inc.
2200 Sixth Avenue, Suite 1.100
Seattle, Washington 98121
Telephone: 206/441-9080
July 2004
Revised December 2004
Revised October 13, 2011
Contents
1. Introduction...............................................................................................................................l
1.1. Purpose of the Special Area Plan..................................................................................1
1.2. Background/Study Area................................................................................................1
13. Relationslup of Special Area Plan to Auburn Comprehensive P1an.............................5
1.4. Public Process...............................................................................................................6
2. Policies and Objectives................................................................................... .....: 7
f..................
21. Overall Vision.......................................................................:.!/ ` .....................7
2.2. LandUse.................................................................................,/....,......... ...8
1123. Traffic and Circulation ............... .... ........... ................
182.4. Stormwater Management............... ........................ ..
2.5. Floodplain Management...............................................1.::,.. ..::..................................18
2.6. Urban Design and Public Amenities.....................................:,.%........................20
3. Implementation.............................................................,.::.\.............;..............................23
3.1. Establishment of a Plan for New Streets axid U i ties../.............. . .23
3.2. Apportionment of Floodplain Compens tion$ene its from the Port of Seattle
Wedand Mirigation Site......................%.;1....;1.....................................................26
33. Creation of New Land Use District(Cucr ntly"fermed C4)......................................27
3.4. Adoprion of the Planned Actioii Ordinance..:.............................................................28
4. References..................................;, ... . . .........................................................................29
Figures
Figure1. Viciniry map of-he planning azea for the NE Auburn/Robertson Properties
Special Ate,a Plan in Auburn, Washington. ....................................................................3
Figure 2. Aerial,niap of the planning azea for the NE Auburn/Robertson Properties
SpecYalArea Plan............................................................................................................4
Figure 3. Proposed zoning for the NE Aubum/Robertson Properties Special Area Plan. ...........10
Figure 4. Road layout and classifications under the Prefeaed Altemative for the NE
Aubum/Robertson Properties Special Area Plan..........................................................13
Special Area Plan—Northeast Aubum/Robertson Properfies
Northeast Auburn/Robertson Properties
Special Area Plan
1. Introduction
1.1. Purpose of the Special Area Plan
The purpose of the Northeast Auburn/Robertson Properties Special Area Plan is to address the
issues identified in the Ciry ofAuburn Comprehensive Plan (.Auburn2007)for the northernmost
portion of the city, between Aubum Way North and the Green River; which}s f red to as the
Northeast Aubum Special Plan Area(Figure 1). The Comprehensive P tified landbuse,
transportation, stormwater, flooding, azid development of the Port of eattle t ve dlni.tigation
site as key elemen;s to be;addressed in the plan for this area: 1'his ial9azea plan:presents
solutions for limitations that have previously discouraged develop 'erit in this azea and pmposes
actions that will both expedite development and protect against ade "' e» uontnental impacts
due to development.
r/, "
1
This Special Area Plan is intended to be implemented o y thiau L ubsequent approval of a
development agreement pursuant to RCW 36.70B.1 2 antl`lanned action ordinance
pwsuant to RCW 43.21C.031 and WAC 197-11-1b,,4;- . 8,-172.
The Special Area Plan was ori ignallyproviibnallvadoptedbyAuburnCitvCouncilbv
Ordinance No. 6183 in June 2008. The rovisional adoption included zoning code man and text
changes. comnrehensive nlan ma aud text han es,and Special Area Plan adootion to
implement the policy d'uection-of.the Special iea Plan. The comprehensive plan and zoning
chan es are conditioried n:the ccessffl'execution o£a develo ment a eement between the
City and Robertson.'Properties roon(RPGI. These changes in designations do not become
permanent until ie Citv Councilconducts apublic hearina and,approves a development
aereement. Aue to the time inteival of several veazs between the ori '>nal_provisional adoption of
the Speci Ar a Plan and as.s o'ciated Comnrehensive Plan chan es (2008) and the execution of
the Dev'eloprr5ent AQreement there is a need to subsequentiv redise and update the Special Area
Plan.
1Z. Backgr nd/Study Area
The area identified in the Comprehensive Plan includes.several lazge tracts of land that aze either
undeveloped or in low-intensity uses: The orig,inal boundaries shown in the City's 2007
Comprehensive Plan mapped designation included the area east of Aubum Way North,west of
the Green River, south of S. 277' Street:and north of 37' Street NE. Prior to the adoption of the
Northeast Aubum/Robertson Properties Special AreaPlan,zoning in the study area allowed
multifamily residential development Identified as R4, Multiple Familv Residentiall in the
northeastern portiorr of the azea and heavy commercial development(Identified as C3. Heaw
Commerciall in the western portion of tHe area A few lazge parcels in the center of the azea(the.
Valley 6 Drive-in T'heater)had Unclassified zonin (Identified as i1NCl, which allowed only
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Octobec 13, 2011 I Herrera Environmental Consultants
Special Area Plan—NoRheast AuburNRobertson Properties
low-density residential development and was intended to be a temporary designation until
appropriate zoning for the property was established.
In the azea,there aze few roads, limited drainage infrastructure, and several wetlands,and the
azea is subject to flooding. The azea is also underserved by public utilities.
The area is adjacent to two principal arterials. The construction of a minor arterial through the
area(I Street NE) is planned; it will serve as an alternative north-south route and provide access
to properties in the azea Its potential for excellent vehicle access and its flat terrain make the
area well suited for commercial and multifamily deyelopment.
For this special azea plan, the City established a"planning azea"or stud o{ f_a'ppioxi ately
120 acres of land bordered by Auburn Way North; South 277' Street,45'Stree• ` ,and the.
existing undeveloped right-of-way of I Street NE (Figure 2).
The planning effort for theNortheast Auburn/Robertson Propert e 5"acial Area'Plan was diiven
lar el b the desire of Robertson Pro erties Grou RPG ,the lar es ro holder in theSYYPP ) g F .P Y,
planning area,to redevelop the Valley 6 Drive-in Theater complex and a jacent properties. RPG
proposes to redevelop these properties(refeaed`to he eaft asthe Aubum Gateway project area)
with a mix of retail, office,and/or multifainily res tial uses:. The Aubum Gateway project
E
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Herrera Environmenta/Consultants 2 December 21,.2011
Special Area Plan—Northeast Aubum/Robertson Properties
Fignre 1. Vicinity map of the planuing area for the NE Aaburn/Robertson Properties
Special Area Plan in Auburn,Washington.
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Octobec 13, 2011 3 Herrera Environmental Gonsultants
Special.Aiea Plan=NOrtheast Aubum/Robertson Properties
Figure 2. Aerial map of t6e planning area for the NE Auburn/Robertson Properties
Special Area Plan:
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Henera Environmental Consuttants 4 December 21, 201 f
Special Area P/a Northeast Aubum/Robertson PropeRies
area also.includes three adjacent pazcels(identified as the McKee pmperty, Stein property, and
tlie southeast comer residence)that could be developed together with or sepazately from the RPG
properties. The orieinal Aubnm Gateway project area includedsa total of approximately59.5 I
acres. The boundaries of the planning azea, the Aubum Gateway project area, and these three
properties aze shown in Figure 2. _
The provisional adoption bv Auburn Ciri Council bv Ordinance No. 6183 in June 2008 included
zoning code map and text changes and comprehensive plan map and text chan es to implement
the policv direction of the Special Area Plan. T'he adoption also reduced the exteriorboundaries
of the Special Area Plan desienation. With this nlan adontion,the boundaries now more closelv
approximate the Project Area and Planning Area Boundaries, of the EIS.Tie e°ed boundaries
now aze: east of Auburn Wav North, west of the Port of Seattle Access`Parcel`sJpaicel nu bers
0004200006. 9360600258 and 73606002601 and north of 45' Street NE.
After the renaration of a Draft and Final Environmental Impact S temBnts(EISI d
J
provisional adoption of the Snecial Area Plan, in 2007 and 2008 obertson Pr.6perties Group
RPGI acquired an additional appioximately eleven acres of pronertv withirithe original
planning area"or studv azea. Ttie additional four pazcels omprisin th aepp 'r ximoatelyeleven
acres.aze located west of the Valle -6 Drive-in Theat c om 'lez and west of D Street NE and aze
referred to as the"Auburn Gateway II"area. The ded.elev`en:aeres increased the size of the
Aubum Gateway Project area from approximatelyr59.5{0 70 5 acres while the amount of
development proposed remained unchaneed:Due to h'aldditional propertv,chan es in city
policies and development regulations and u'e to chan€es in the surroundin¢develonment, an
addendum to the vrevious Environme ifal'Tmoact Statemenu was required by and nrenazed under
the direction of the City. A revisionran.up ste.to the Special Area Plan was also wamdnted by
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the time interval between.on ina doptionan2008 and execution of the development a eement.
The special are an is intende :to allow flexibility for responding to market conditions within a
specified rangfof land uses. Tli plan would be implemented in multiple phases over
approximat y years.
1.3. Relahonshi of pec al Area Plan to Auburn Compre6ensive Plan
This Northeast Auburn/Robertson Properties Special Area Plan is a component or sub-area olan I
of the Ciry ofAuburn Comprehensive Plan; therefore,the policies contained herein are policies
of the Comprehensive Plan.
The Northeast Aubum Special.Plan Area idenrified in the Comprehensive Plan had different
boundaries from those of the planning area chosen for the special azea plan. The planning azea
for this plan was chosen for several reasons. All of the Auburn Gateway project area is included.
Because the Port of Seattle construction access property includes an undeveloped sVeet right-of-
way (I Street NE) and because of a desire to examine altemative location for roads serving the
planning area, the northem portion of tfiis Port property was included in the planning area.
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OCtober 13,2011 5 Herrera Environmental Consultants
Special Area Plan—Northeast AuburM2obertson Properties
The properiy east of the planning azea(Bristol property, also known as River Sands or Trail Run
plat development) was omitted at the owners' request. The Port of Seattle wetland mitigation
site to the southeast was left out of the planning azea for the Northeast Auburn/Robertson
Properties Special Area Plan because the permitting process for the Port's project was expected
to proceed in advance of this planning process. Permits for the Port of Seattle ("Port"1 wetland
mitigadon site were subsequently issued bv aaencies with jurisdiction and the construction
comnleted. Maintenance and monitorin of the wetland mitigation construction performance is
on oin by the Port.
In 2007 b Ci Ordinance No. 6102 the Ci ofAuburn and Port of Seattlea eed that the.Ci
would vacate ortions of the undevelo ed north-south ali ment of I.u eet I E liiseetin .fhe Port
of Seattle's Access Pazcels (pazcel numbers 0004200006, 9360600258 and'7360 'Ob3605and in
exchan e for the vacation, the Citv would receive ri ts-of-wav in rvi d locationonducive to
a new street network. The new rights-of-way include an east-west ri htof-wav.on the south side
of S 277`h Street, new east-west right-of-way for the extension o 49th StreetI*lE and a re-ali ned
north-southseQment of I Street NE, south of 45' Street NE. There isa utu're opportunitv
between the Citv and Port through agreement to adjust the'location of fhe ri hts-of-wav for
oses such as minimizin the im act on wetlands d achie le road ali ents.
Properties south of the Port of Seattle wetland mitigarion sity were not examined in this planning
process because at the start of the rocess litfle wasis'kaown about specific development plans
for ttiese properties. As witH all adjacent properties,thowners were contacted;'however, they
submitted no comments during the p\g process.
Prior the update and revisiorio.h Spec alG-A'rea Plan,the apnroximatelv 41-acre Bristol
Propertv, also known!astheRiver_Sands oi Trail Run nlat was develooed between thevears of
2005 and 2009 wif i 115 multiple familv dwellina units on a lot and 174 single familv dwelling
units each onxheir own lot under.fhe citv's then Planned Unit Development (PUDI regularions.
This proiec included an interi`m'si¢nalized vehicle access to S 277'" Street and roadway stub to
the west'for a fu ure connection to the extension of 49' Street NE.
Also,prior the updat revision of the Special Area Plan, the anoroximatelv 40-acre pazcel
known as Auburn 40 or Monterev Park and located south of the Port of Seattle wetland
miti ation sife as developed for 239 single family dweping units under the ciry's then Planned
Unit Development(PUD)re ulations. To meet secondarv access requiremenu, the City
roval of this development included a phased extension of I Street NE north to connect io 45`'
Street NE and proportional share of the sig.nalized intersection of 45"' Street NE and Aubum
Wav North.
1.4. Public Process
The planning process for the Northeast Auburn/Robertson Properties Special Area Plan has
included public meetings and requests for public input at several stages. Mailings were provided
to all owners and occupants within the planning azea and within 1,000 feet of the planning azea. -
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Henera Environmental Consultants 6 December 2f,2011
Special Area P/an—Northeast Aubum/Robertson Properties
Public meetings were held to'explain the purpose of the planning process,to obtain input on the
environmental review of the proposal, and to obtain input on the altematives under
consideration.
The special azea plan is organized in two parts:
Policies and Otijectives, which describes the overall vision for the
planning azea and the policies that express the objectives of the special
azea plan
Implementation,which describes the methods by which thespa ialyarea
plan will be implemented.
2. Policies and Objectives
2.1. Overall Vision
The Northeast Auburn/Robertson Properties Special Area lan provide B vision of high-quality
mixed-use uTban development in the largely undevel ed 2i iin ierutIlized planning area near
South 277' Street and Auburn Way North. A wide ge tisesvnll be possible in the planning
azea but will likely iaclude a lazge retail shopping c erwi 1 the possibility of substanrial officeandmultifamilyresidentialusesintheAubwi`Ciate y.pr ject area in the center of the planning
area. Development in the Aubum Gatewa-pro ect azea-will be guided by a set of design
standards ' ' es that will provide a'hesive and amactive appearance for the azea.
Development east and west of the AtibTir'n C3ateway project area will be facilitated by floodplain
management planning and.the'cAmpletion qfn streets tUcough the planning azea.
New roads will impro" ve access o,l parc in the planning area: I Street NE will extend from
South 277th Str et to 45' Street ;and 49'Street NE will extend from Aubum Way North to
the eastern e ge of the planni area and the River Sand or'Trail Run Development, improving
overal rc ulauon in the aze. New trails and walkways will provide a pedestrian-friendly
system of ciioulauo_n tha s linked to ottier recreation resources.
J
Areas constraine '6yflooding will be made available for development by placing fill and
redirecting floo iwaters to constructed storage azeas,while wetlands will generally remain
protected and enhanced or mirigated consistent with citv re ations. ,Stormwater systems will
be upgraded in accordance with the Aubum Comprehensive.Drainage P/an (Auburn
98 e20091, and new pmjects will be designed to avoid overloading#draina¢e systems during
major storms.
The special azea plan includes five general topics: land use,ttaffic and circulation, stormwater
management,floodplain management, and urban design and public amenities, each of which is
discussed in the following sections. Some of the policies listed below pertain to the entire
planning azea, while others aze intended to apply orily within the Auburn Gateway project azea.
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October 13,2011 7 Herrera Envir nmenta!Consultants
Specia!Area PIan—Northeast Auburn/Robertson Properties
2.2. Land Use
1'his Special Area Plan is intended to be implemented after subsequent approval of a
development agreement pursuant to RCW 36.70B.170-210 and a planned action ordinance
pursuant to RCW 43.21C.031 and WAC 197-11-164, -168, and-172.
2.2.L Recommended Uses
After floodplains in the plazuring area have been filled and new roads and infrastructure have
been built,the azea will beappropriate for both heary commercial and multifamily residenrial
uses. The City of Auburn alieady has adequate land to accommodate the expei te eeds for
housing, and it has an adequate supply of apartrnents serving low-to mod ta-utcomer .: .households. In addition,residential development often does not generate as,arge_a,'tax ba"se as .
commercial uses, and it generates more demand for services than commer cial de`velopment. For
these reasons, a mixture of land uses should be allowed, but there shouldbe a preferce for
commercial uses.
Policy NE-1 In order to provide flexibility to respond to mazket n ns, both heavy
I comaiercial and limited multifamily residential iues when located on the noner
stories of multiple storv buildines"should allowed"in tHe Au6urn Gateway
project area in a new mixed-use:commer cia°I z,/oiie(Figure 3).
Policy NE-2 Heavy commercial uses that caii conflict=wifh residential development should not
be allowed in the new
mixedt-
se commerial zone, or they should be allowed
I only after conditional uspermit approval, or allowed subject to certainsiting.and
design controls or performance standards: The types of uses that can conflict witfi
residenrial.usesmclude co ial activiries with a high proportion of outdoor
Iacti t!,:noise;a nd/odo s such as drive through uses.
Po licy N E-3 T he deve lopmeni o f commerci al uses wi thin the Aubum Gateway proje c t area are
Cfavored over mtifrifamily residential uses. Residential uses should only be
aAowed wfie<.fcated in a multistory building and the ground floor contains a
pemutte e or combination of uses, other than parking.
2.2.2. Density an dLimits and Overall Deve%pment
No change in theallowable density of development within the planning area is planned except
within the Auburn Gateway project area. Within the Aubum Gateway project azea office and
retail densiry would not be limited except as a result of other development standazds like parking,
6uilding height, and setbacks. Within the Auburn Gateway project azea, overall development
limits for the three primary categories of use should be as follows:
Policy NE-4 An overall maximum of 1.6 million square feet of office space will be established
for the Auburn Gateway project area planned action ordinance. If developed in
three-storybuildings,this represents approximately 35 percent coverage of the lot
with office buildings. Office development of this density could also include
pazking structures..
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Henera Environmenta/Consultants 8 December 21, 2011
Special Area PIar Northeast Au6um/Ro6ertson Properties.
Policy NE-5 An overall maximum of 720,000 square feet of retail space will be established in
the Auburn Gateway project area planned action ordinance. If developed in one-
and two-story buildings,this represents approximately 35 percent coverage oftfie:
lot with retail builclings.
Aolicy NE-6 Consistent with pblicies in the Aubarn Co"mprehensive Plan,the maximum
allowable density for residential uses shonld lie 20 units per gross acre.
Policy NE-7 No more than 500 dwelling units should be conshvcted in the Auburn Gateway
project area under tfie planned action ordinance. .Residential uses sliould only be
allowed when located in a multistory building and the gronnd obr•contains a
perniitted use or coai6inarion of uses, other than pazkin /\\` A
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October 13, 2011 9 Henera Environmenfal Consultants
Special Area Plarr—NortheastAubum/Robertson Properties
Figu e 3. Proposed zoning for the NE Aubu v/Robertson Properties Special Aiea Plan.
8.Sx11 color for PDF, B/w for printed copy
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Herrera Environmenta!Consultants 10 December 21, 2011
Specia/Area Plan—NoKheast Aubum/Robertson Properties
2:3. Tra c and Circulation
The planning area is adjacent to one of the busiest intersections in t e-Auburn (Auburn Way
North and South 277' Street). South 277` Street is a principal arterial that needs to be widened
to accommodate expected growth,and Auburn Way North is a heavily used principal arterial that
is one of the few north-south routes through Aubum. In addition to providing access to adjacent
properties,the circulation plan shown in Figure 4 will facilitate the development of a new north-
south through rorite e.ventually connecting I Street NE from Harvey S eefRoad NE to South I
277`' Street. The streets shown in Figure 4 have been planned to accommodate the through
haffic expected as a result of future connections to arterials and the development of adjacent
properties.
The timing and chazacter of transportation improvements may need b" e modihed•to,.lo ically
support a phased developmerit of the land and/or conditions that m}.ha change,l su ce the
Environmental Impact Statement lEIS was prepazed. Aay such m'difi tions will be evaluated
by the City
ag ee r+ee e-to insure that anyimpacts of such modifications are e al to or less than
those impacts disclose.d in the Draft and Final NE Aubucn Robertson Pr parties Special Area
Plan EIS er-s se r.tex or subsequent environmental revie"., , I
2.3.1. South 277`"Street S
Completion of the previously planued mad- ening j " for South 277' Street is critical for
the success of the Northeast Auburn/Robe on Properti s Special Area Plan. Tliis principal
arterial has been envisioned'to includ t east two westbound and three eastbound through lanes,
and auxitiary lanes for local maneuueriiig whe ecessary. The Northeast Auburn/Robertson
Properties Special Area P__ _fielped t efine the design of South 277' Street, including the
following policies:
Policy NE-8 e City wiilii plement access management restrictions _ °--_sto the
South 277' Stre.et , _ . . orridor.
Policy NE-
f
Widening f South 277'Street through the planning area should,occw primarily
the so'uth side of the existing South 27'7`'Sh eet roadway due to uniformirii
azou planned roadway centerline and due to existin aericultural land deed
cestrichons to the north.
Policy NE-10 South 277w Street should be developed to include two lanes of westbound and
three lanes of eastbounil through tr c through the planning area.
Policy NE-1 I Only one traffio-signal.should be constructed on South 277` Street between
Aubum Way North and the Green River Bridge,and that signal should be at I
Street NE:unless traffic analysis accentable to the overning jurisdiction
demonstrates that under an interim condition more than one signal can be safely
accommodated without adverselv affecting roadwav capacitv.
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Special Area PIan—NoRheast Aubum/Robertson Properties
Policy NE-12 Left turns to and from South 277' Street sker shall be permitted only at T C
si nalized intersections.
Policy NE-13
c`-°°••- ' °i--•'`'`' The intersections alona Soutfi 277`at Aubum Way Nort}i, D
Street NE, and I Smet NE shall include.sufficient capacifv fo meet the Cif
LOS standards:
Policy.NE-14 The trail on the south side of the road should be sepazate m:th eet by at
least 5 feet of landscape strip with street trees or alterci te phys ical'barrier.and it
should be a 12-foot-wide paved trail connecting Aub irn W.ay North.,'1t e'
pedestrian bridge over the Green River.
Polic NE-15 Auxilia westeastbound ri ht turn ockets shoul be rovi ed•alon .S 277'
St at D St NE and I St NE.
1..i.2. I Street NE r
I Street NE is critically unportant for accessto and visiliility for the commercial development
expected in the Aubum Gateway projecf'ar°ea. In aligning and designing I Street NE as shown in
Figure 4,priority has been given to thefoll wing.criteria in the following order:
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Special Area.P/an—Northeast Aubum/Robertson Properties
Figure 4. Road layout and classifications under the Preferred Alternative for the NE
Auburn/Robertson Properties Special Arei.Plan. .
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SpecialArea PIan—Northeast Aubum/Robertson Properties
L
2. Ensure adequate capaciri and si pacin s o that I Street NE functions
well as a north-south minor-set tkrarterial from Sonth 277' Sueet to
Harvey Road S reet NE.
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Policy NE-1316 I Street NE should be developed in:the location shown m Figure 4, so that
it coanecu to South 277`' Street at approz emafely the same location as the existing
G Street NE right-of-way.
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Policy NE-17 H The new I Street NEshould be developed as a minor arterial meeting Ci.ty
standards with a minim"'of'fiue`lanes, including two lanes in each direction plus
a left-tum-1 n e,re appro nate and include Class II bike lanes in accordance
withythe'Coprefieasive Transportation Plan.
POl1Cy NE-18 n.,, :_..e:,,_ ,.o r c«......wTC ....a c,....w
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Policy NE-19
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Herrera Environmental Consultants 14 December 21, 2011
Special Area Plan—Northeast Aubum/Robertson Properties
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2.3:3. Auburn Way Norih
Auburn Way North is a regionally important arterial and an important commercial corridor. This
corridor carries a high volume oftr c; therefore, modification to the corridor should be
designed to unprove the flow of traffic. New sigials are anticipated in at least two locations on
Auburn Way North, at 45'Street NE and at 49' Street NE: In addition,a major sienalized
driveway to the Auburn Gateway project area mav be located between these two
intersections at some stage in the futuce aRer approprtat,sis and
sienalization of the adjacent public street intersections.
Policy NE-20 New signalized intersections on Aubum Wa N" o at 45"'St efNE and
at the new driveway to the Auburn Gateway projectare:ashouldbe allowed only
when traffic signal warrants are met and after it is leriQnstrat that the
additional signal or signals will not have a noticeable ad'v r affect on the level
of service at the intersection of Auburn Wa .orth and outh 277'Sueet or the
Aubnrn Way North comdor.
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2.3.4 Str
c
D Street NE is an xisting collector street that is noYdevelopeS to City standards. It isimportant
for local access o abutting commercially zoned properties.
Policy NE-21-5 At Auburn Way North, D Streef NE.should be closed and south of 49`
Sueet NE it should become,a local accessioad. If desired,this road could be
vacated south of 49'"Street NE;provided adequate accessto adjacent properties
and easements for utiliries can be maintained or relocated.
Policy NE-22 b D Street NE_should be widened north of 49' Street NE and improved to
ICitystandazdsforcollectorarterialsunlesstliisportionofDStreetNEisvacated.
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Special Area PJan—Northeast Aubum/Robertsbn Properties
Policy NE-23 Access to South 277` Street from D Street NE should be lunited to right-
in/right-out only to reduce conflicts with growing traffic voliunes at South 277°i
Street and Auburn Way North even if D Street NE is vacated and replaced by a
private accesspoint.
Policy NE-24 5 If the ri ht-of-wa is not vacated t he sidewalk er alone the east side of
e D Street NE from 49 NE to South 277th shallee be separated from the
street by at least 5 feet of landscape strip with street trees_
Policy NE-25 ' minunum of an 8-foot-wide paved trail conriecting to the
trail at South 277'' Street shall be provided alon"D" Stree[NE om 49'NE to
U- . .--,.
South 277th. A non-motorized frail easement should maintawgd., throu this
azea in the event D Street NE is vacated. l
I 334. 2.3.5. 45`Street NE
Forty-fifth Street NE is a collector.arterial that provides access to both c mmercial and
multifamily residential properties and has recently been improved to C s tandards. It will also
c._.
provide access to the south side of the Aubum Gatew pro ect area and to I Street NE. It will
likely become a significant shoit-cut for avoiding the mte eotionof Sopth 277'' Street and
Aubum Way North once I Street NE is developed id th tersections are signalized.
Policy NE-26 4 Foriy-fifth Street NE ller!bs/exEen e connected to I Street NE when
i I Street NE is extended between 45` Street NE and 49'NE.e Eiea-e€fi ie
w
2.3.'6. 9"'Saeet NE}
As shown ge 4,this road will become an nnportant connection between Au6um Way
North, I Street NE;3 the properties east of the planning azea. It also provides a connection
across Auburn y"North to B Street NW.
Policy NE-273 Forty-ninth Street NE should be developed as a collector arterial. The
existing 49th Street NE roadway between Auburn Way North and D Street NE
should be widened to meet City standards.
Policy NE-283 The design of 49` Street NE should be flexible to encourage maximum
utilization of the properties abutting the street butshould ensure an adequate
connection for pedestrians and bicycles as well as for vehicles.
Policy NE-2933 Use of 49'' Street NE should be encouraged as an altemative route to
South 277' Street west of'°^•°°- ..«" ""'`' Auburn Way North b}
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Herrera Environmenta/Consultants 16 Decem6er 21, 2011
Speciaf Area Plan—Northeast Aubum/Robertson Properties
u
to I.
improve traffc flow and provide greater visibility for the commercial propertias
in theplanning area.
4
eet rea 9'-
Policy NE-3033 East of I Street NE,49` Street NE sHould be extended to the eastern edge
of the Auburn Gateway project azea as.shown in Figure 4. T'his vi11,11ow an
eventual connection to the properties east of the Aubumg'te vay.;pro ect area_t,._-
7`'. J"
2.3.7. Pedestrian/Nosmotorized Circulation
The planning azea is served by a new pedestrian bridge to the east,wlricii cbnnects to
recreational trails along the Green River. The plan envisions building o t is connection andi
developing a trail network in the planning area that will'a ' itate pedestrian/nonmotorized
movement with murimal conflict with vehicle traffic
Policy NE-3136 A master plan for a pede trian/ onm torized network should be developed
tiy the Aubum Gateway Pro ec e k property owner before the
development of any_protier v within the Auburn Gateway_proiec ea
This s6ould be
consistent th the,policies!liste here and in the section Urban Design and Public
Amenitie
ji
r mPolicyNE-32 Urban trail' should parallel South 277 Street. I Street NE. and D Street
NE to provide a m jor route for movement.
7'.,
Policy`NE-3338 , All eets in the planning area should be developed with sidewalks built I
oiCiry, dazds or.a functional equivalent iEit represents an improved design.
Policy NE-3434 Major destinations such as stores, office buildings,residential Idevelopments,open space,:ee ie ees;aud pazking facilities witUin the
Auburn Gateway project area should be connected to the public
pedestrian/nonmoforized circulation network in a coordinated manner.
Policy NE-3548 7'he pedeshian/nonmotorized circulation network should include amenities (
such as benches, 6ike stoiaee, landscaping,and interpretive materials to enhance
the quality of the experience and encouiage use by a wide range of citizens.
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Special Area Plan=NortheastAubum/Robertson Properties
2.4. Stormwater Management
1.4.I. Stormwater Detention and Treatment
Stormwater detention and treatment is required by the Auburn City Code for all new
development. In order to enswe that new stormwater systems function adequately, several
specific policies should be followed for development throughout the planning area.
Policy NE-364 Stormwater drainage, detention, and treatment for public property,
including public streets,should generally be provided within the public right-of-
way or on other public pazcels. Stormwater facilities for public infr as ructure
may be located on private property consistent with City ol'cies iegarding
liability for and maintenance of such facilities.
Policy NE-374 Stormwater detention and treatment for portions of the plamm g atea that
will remain private should be provided on the dev _ent srte and be privately
owned and maintained.
P
Policy NE-3843 Stormwater detention and flow control'>designs should address the 100-
yeaz storm event and flood conditions,in ypub_ lic,orm conveyance system.
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2.5. Floodpla'.-;<1VIanagement
The planning ar ncompasses substantial azeas that have been mapped as being within the 100-
yeaz floodplain based on the 1995 Flood Insurance Rate Maps(FIRMI in effect. City policy and
reedlations does not allow filling of floodplain azeas unless an equal voluine of functionally
eguivalent floodplain is provided in compensation. The Port of Seattle has received perinits and
has developed-a wetland mitigation site south and east of the planning area that includes
approximately 66.2 acre-feet of floodplain capacity that can be used to compensate for fill to be
placed in other azeas south of South 277' Street and east of 80'Avenue South(located west of
Auburn Way North) (Pazametrix 2007). The Port's project includeil construction of a
conveyance channel from the mitigation site north to South 277' Street to hydrologically
connect the floodplain to the proposed floodplain storage. The existing channel along South
277tn Street is not lazge enough to contain and convey expected flood water flows, and will need
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Herrera Environmental Consultants 18 Decem6er21, 2011
Special Area Plan—Northeast Aubum/Robertson PropeRies
to be widened. Filling necessary for road widening or other development adjacent to South
277th Street must be designed to preserve the hydrological connection between the Port of
Seattle wetland mitigation site and the floodplain in order for that conveyance channel to be .
effective.
On April 5, 2010,the City of Auburn approved interim floodplain re ulations(Ordinance No..
6295; Ciri of Auburn. 20101 which re,placed the city's:previous floodplain resulations and
repealed the moratorium. The regularions incorporated federal habitat protection requirements
and created a new floodnlain development nermit nrocess to reolace the previous flood control
zoae permit. T'he chan es include requiring new developments to prepare a habitatimpact
assessment that will be required for the Aubum Gateway Project. The G'ce'ved written
notificafion from FEMA dated September 21, 201 l, that FEMA reviewed th tys.intet m .
re lations and concur the are consisfent with FEMA's model ordinance'rriakin``tlie-
regulations no longer interim.
2.5.1. Port ofSeattle R'etland Mitigation Site and Floodplain ompeirsation
Const uction of the Port of Seattle wefland mitigation site was comple d'in the Fall of 2006.
Full establishment of the plant communiry continued ' o°° 0,..0^7,maintenance and performance
monitoring will extend for additional years. The pro ecTincl"' ed e wnstrucrion of a
floodwater conveyance channel across the PoR of SJ'eattleco, ction access property (Figure
2). T6is conveyance extends to the south side•of South 27<7 Street but does not reach the twin
culverts under South 277` Street that are dvsigned to xarryfloodwaters below the road.
Policy NE-3946 The floodwatgr'oonvey e channel mnst be hydrologically connected
from the twin.culv_erts un e -5outh 277th Street to the floodplain compensation
azea onxhe",.-P-°`'`s w tland ii gadon site before the compensation will be
func2i'onal. The'tCy iologic connection should be completed as part of the
dening of Sou ,377' Street. If the hydrologic connection is needed to serve
development occurs before construction of the road,the right-of-way needs
for road constucrion should be taken.into account.
2.5.2. Phasing f,et+el`opment qnd Floodplain Compensation
The volume of fl plain compensaUOn to be provided on the Port's wetland mitigation site'is
approximately 6b.2-acre-feet. Tlus is considered live storage and does not include areas that aze
aaticipated to be open water. The total volume of floodplain capacity that is occupied bythe
100-yeaz flood has been estimated at 42.1 acre-feet for all azeas south of South 277' Street and
east of 80' Avenue South (located west of Auburn Way North) (Paramehix 2007). As such, the
Port of Seattle wetland mitigation site will compensate for the filling of all areas of the
floodplain based on the FEMA 1995 floodg,lain man cwrentiv in effect. ,
The Ciry of Auburn and the Port of Seattle are in the nrocess of amending an existing City and
Port Tnterlocal Aereement to secure the ciri's ri ht to use the comnensatorv flood storage on the
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October 13, 2011 19 Herrera Environmental Consu/tants.
Special Area PIan—Northeast Aubum/Robertson Properties
Port's wetland mitiQation nronertv for filfin2 in the floodplain based on the 1995 FIRM ma s.
Upon successful conclusion of the negoriations,the amount of floodplain compensation seoured
bv the Citv mav be apportioned to other propertv owners after storage is retained by the Port and
City. Apportionine to other property owners may be also be necessitated bv future chan eg s_in
the amount and depth of floodplain by FEMA.
Policy NE-404 The first priority for floodplain compensation should,be that required to
compensate for the construction of public infrastructure. Full compensation
should be provided for all floodplain filling that is required to construct roads,
public stormwater facilities, and other public facilities in the 1( g'azea.
LPolicyNE-4148 All compensation available after accounting for compensation for ublic
infrastructure must be apportioned to individual pro erties hiased ox th lume of
floodplain that occws on each property as a percent ge the entire floodplain
volume south of South 277' Street and west of Aubum Wav North.
v
Policy NE-4249 Any areas of floodplain filling that cannot be comgensated for by the:Port
of Seattle wetland mitigation site must be-c mopensatedforonanindividualbasis
Iin accordance with Ciry policies and re'61tons
2.6. Urban Design and Public Amenitie s '"
Urban design can be an important tool in actiivmg goalsf land use and development. The
Northeast Aubum/Robertson PropertiesSp°ecial Area Plan provides an opportunity to achieve a
high degree of design quality.
Robertson Propertie up ha"s lielped to develop and has committed to adhere to the Auburn
Gateway Design Atchitectural and 6ite Desien Standards fx+dek ies, wfiich aze more stringent
than those reqtured by zoning re iilations. In brder to achieve a consistent and cohesive urban
design chazact`er, the following policies describe the objectives of the Aubum Gateway
Architect al.and Site Desigi'Standazds6 el iAes,and would initiallv be applied to the Aubum
Gatew'aY Pr`oi ct.'tluoueh.annroval of the development agreement. By future amendments to the
Special Area Plan::the itv should consider applving the Architectural and Site Desisn Standards
ary y-throughout planning area.He-g e ies-ere
2.6.I. Urban Design Site Planning, Building Characteristics, and Land Uses
Policy NE-4338 Site planning and building massing should be conducive to a
retail/commercial focus and visual chazacter, and comfortable human-scale
environments should be incorporated within all land uses in the planning azea.
Policy NE-443 A disually friendly frontage with "street appeal°for passersby on major
streets (South 277`h Street, D Street NE, I Street NE,49' Street NE, and Au6urn
Way North) should be developed.
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Specia/Area Plan—Northeast Aubum/Robertson Properties
Policy NE-453 Building and/or landscape forms should be articulated as focal points,and
major site entrance points should lie framed.
Policy NE-4633 The building characteristics and landscape design should include themes
that unify the site character across multiple phases of development.
Policy NE-4734 Landscape plantings should be used to reduce the visual impact of open
pazking areas and loading, service, and storage functions.
Policy NE11833 Multifamily development should be of high-quality desi , c eate a sense
of community and synergy between land uses, and includ.eati p`e-.passive-use
open space appropriate for use by all age groups.i J}
y 7."r
2.2. Transportation Infrastructure
r
Policy NE-4956 Develop a clear lrierarchy of road_systems hz •p`ogre'from major
public thoroughfazes to intimate pedestrian-scale roads to intemal roads serving
parking azeas and site uses. 1'his system must be cbnsi en{with the road
configuration shown in Figure 4.
Policy NE-503 Provide for bus zones and p„ stnan and°bicycle travel in a safe manner.IPolicyNE-5138 Sarisfyaccess requir rifents for`;soHd waste handling, utility,police, fire,
and emergency personn
2.6.3. ProjectArea Bounda .ry.and Pourk
Z
Policy NE-5239 sta-blis `a.clear"sense of place"that defines the distinct chazacter of the
Aubum Gateway p ect area through a unified approach to boundary and entry
esign.
Policy 3 Clear y signify major entrance points to the Aubum Gateway project azea
and'to subareas within the project area by means of features such as prominent
tiit cural or artistic landmarks.
Policy NE-546 1- Define differences in land uses within the Auburn Gateway project area.6
IPolicyNE-SSb Develop hierarcluesbf spaces from publio-to private spaces to delineate
azeas of ownership and responsibility.
Policy NE-56 3 Protect property values and unify the Auburn Gateway project area by
means of a consistent buildin character and landscape theme.
Policy NE-5764 Screen unsightly views from public areas by a combina6on of walls,
landscape planting,.screening and/or use of building massing.
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October 13, 2011 21 Herrsra Environmental Consultants
Specra/Area Plan—NORheast Autium/Robertson Properties
Policy NE-58 3 Idenrify an interconnected system of bicycle and pedestrian pathways .
a «we e..:..,e«e_,.o.we ..w...... .,.e..........,.:,.,.. .._,.., linking the Auburn
Gatewa proiect area to natural azeas and the regional trail system.
2.6.4. Parking Areas
Policy NE-59F6 Design parking areas to maximize their nayigability by pedestrian and
vehicles and nimize their visual and ecological impacts.
Policy NE-60 Provide adequate efficient onsite pazking in locations convenient to
destinadons.
Policy NE-6168 Ensure pedestrian safety by providing ample , al" kways ttia,se arated
from parking and travel lanes.
I Policy NE-6264 Use crime prevention through environmental e(CP ED)principles
to reduce fear of crime and ensure user safery. .
2.6.5. Pedestrian/Nonmotorized Circulation Networks ' ' /
Policy NE-63 8 Create a ea continnous and connected network of.
r., < ,. ,
pedestrian/nonmotorized circuladon:faciI_ ihesKn the Aubum Gateway project azea
and vicinity. 1 1 '%'
j
t.
Policy NE-64-Create a pedestnanenvironment in which it is easy, safe,convenient,and
wmfortable to walk betwee esses, to transit stops, across streets, and
through parkinglots.
Policy NE-65 Encourage tYie use of nonmotorized transportation to and within theQ,..r .
Auburn Gateway pro ect area by providing facilities that aze adequately sized;
well-built, well aintained, and connected to existing or planned
pedestrian/n otorized circulation facilities in the vicinity.
2.6.6. Site Lighliitg,
Policy NE-66a3 Ensure pedestrian and vehicular safety by providing adequate lighting on
pedestrian routes and roadwavs.
Policy NE-67 4 Minimize the negadve effects of onsite and offsite glaze.
Policy NE-68 3 Provide energy-efficient lighting.
2.6.7. Natural Amenities and Recreation Areas
Policy NE-69 6 Provide habitat preservation, enhancement and opportunities for human
enjoyment of wildlife.
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Special Area Plan—Northeast Aubum/Robertson Properfies
Policy NE-70 Wetlands that contain low-functions and values as evidenced by limited I
size and isolation from hydrological systems,may be considered by the city for
development and displacement in conjunction with specific environmental
review, appropriate initigation and permitting from the city and applicable outside
agencies.
Policy NE-71 8 Provide amactive options for integrating wet ponds, stormwater treatment
facilities, and detentibn ponds as an amenity to the land uses in the project area.
Policy NE-72 9 Reduce downstream floodwater volumes from run
IPolicyNE-73S8 Enhance property values by incorporating spstainable v er mana ement
practices.
2.6 8. Sitewide Signage and Graphics
Policy NE-74$Enrich the experience of visitors and customers by pioviiling directions Iandinformationinacoordinatedvisuallypleasingwaytl2t'and prevents
confusion.
Policy NE-758 Provide clear and legible si ; ir 6o and signage for customers, bus
passengers, and visitors..
Policy NE-76S3 Define the chazacter of the Auburn Gateway project area as a distinct
entity for instant roaci ide recognition and street appeal to attract customers.
Policy NE-7784 ti esigns'a"nd durable,resource-efficient materials.
Policy NE-78 ¢' M'inimi'd:.th adverse impacu of signs, such as visual clutter,-ar glare
and lieht levels.through the development of a master signage plan to be adhered
to throughout he development of the Auburn Gateway project area.
3. Implemeilfation
3.1. Establishment of a Plan for New Streets and Utilities
3.I.1. Publie Streeis
Public streets in the planning azea will be developed according to the conceptual plan shown in
Figure 4. Fina1 requirements for lane configurarion and'geoa etry of intersections will be
determined+e efleddevele ec'by the Ciry Engineerbased on environmental analvsis in
conformance with the Citv's ensineering desien standards.: Improvements will enerallv consist
of the following:
Widening of South 277' Street adjacent the Auburn Gateway project azea
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October 13, 2011 23 Herrera Environmentai Consultants
Special Area P/an-lVortheast Aubum/Robertson Properties
Widening of D Street NE on the east side of the existing roadway, from
49' Street NE to South 277' Street,except for the oortion of the risht-of-
wav vacated.
Closure of D Street NE at Auburn Way North and construction of a cul-
de-sac (unless this street is vacated)
Construction of I Street NE from South 277` Street to 45' Sueet NE
Construcuon of 49' Street NE from D Street NE to the eastern edge "f tke
Auburn Gateway project azea
Construction of 45' Street NE firom the existing eastern"" end of the
to the new alignment of I Street NE.
Widening of South 277' Street adjacent to pro ies ot e_r than those in
the Aubum Gateivay project azea
Widening of D Street NE on the west side of the'ex's6ng roadway, from
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49 Street NE to South 277 Streetf u nle s this street is vacated)
Widening of 49' Street NE from D Str"vf NE to Auburn Way North
Construction of 49' Stree" f'.NE from the eastern edge of the Auburn
Gateway project areato`tfie' edge of the Port of Seattle construction
access propeity'
Co"struction ot li,3treet NE south of 45` Street NE.
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3.1:Z. Pu6li tilities
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Public st im;d ina 4e e e ee ve e systems e-e will be e-provided es
s ee s-et'e-deve,ope_d,urs in the planning azea—in conformance with the Citv's Enrzineering ,
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Policv NE-79 Prior to the development of anv propertv, a master storm drainage plan containing
sufficient informafion, includine su porting storm drainaee calculation,to
demonstrate that the system layout is feasible shall be shall be submitted to the
Citv for review and approval. All storm drainage facilities shall be provided
consistent with the masterplan.
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Special Area Plan—Northeast Aubum/Robertson Propertres
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Public sani sewer facilities shall be "vided as develo ent occurs in the lannin area in
conformance with the Citv's Engineerin •esi Standards.
Policv NE-80 Prior to th ee'd'elo iierit o ' yprooertv.a master sanitary sewer plan containing
suffici ntinfrmation: mclu`ding supportin hydraulic analysis,to demonstrate
tha the svstem la`yout.is feasible shall be submitted to the City for reviewand
approval. A—1aziitary sewer facilities shall be nrovided consistent with the
master plan.
Public water acilities s 1 be rovided as develo ment occurs in the lannin azea in
conformance ffi'fheCity's.enaineerine design standazds. Snecific water svstem improvements
needed to serve thearea include tlie.installation of a 12-inch water main in 49' Street NE from
Aubum Wa North to I Street NE and a 12-inch water main alon the extension of I Street NE
between 45 Street NE and South 277' Street.
Policy NE-81 Prior to the development of anv prop8rtv.a master water plan containing
sufficient information; including su ortin ydraulic analvsis, to demonsuate
that the s sfem layouf is feasible and nrovides adeauate fire flow and svstem
reliability sha11 be submitted to the Citv for review and apnroval. All water
facilities shall be pmvided consistent with the master plan..
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October 13, 2011 25 Henera Environmenfal Consuttants
Specia!Area PIar Northeast AuburNRobertson Properties
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3.2. Apportionment of Floodplain Compensarion Benefits from`tL Port of Seattle
Wetiand Mitigation Site
The total volume of flood capacity during a 100-year flood has been estun be 42.1 acre-
feet in the azea south off South 277' Street and east of 80`Avenue Soutfi(west of Aubiun Way
North) (Parametrix 2007). The Port of Seattle wetland•,gaiion site will-provide 66.2 acre-
feet of new flood storage capacity during a T00-year loo event(Parametrix 2007). 1'herefore,
the compensation provided by the Port's wetland mih on sitewill-compensate for the filling
of all floodplain azeas based on the 1995 FEME1 Flood Ins rance Rate Map in effect. The Ci
of Auburn and the PoR of Seattle aze in theprocess of.ainending an existin C ity and Port
Interlocal Agreement to secure the city'`sj'ight to use the comnensatorv flood stora e on the
Port's wetland miti atgionpropertvfaifiIline:in the floodplain based on the 1995 FIRM ma s.
U on successful conclusion•of.the neeoti ations the amount of floodplain compensation secured
by the Citv ma be.app6Rionedito other p,r'nertv owne s after storage is retained bv the Port and
Citv.
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Special Area Plan—Northeasf Aubum/Robertson Properties
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3.3. Creation of New Land Use District
3.3.1. Purpose of the C4 Mized-Use CommerciaJ District
The intent and objecuve of the C4. Mixed Use Commeicial district classification and iu
application is to provide for a pedestrian-oriented mix of retail, office,and multi,a ily
residential uses. This classification is intended to provide flexibiliry in d gn and,a combination
of uses that is responsive to market demands.
This Special Area Plan is intended to be implemented only throu su uent approval of a
development agreement pursuant to RCW 36.70B.170-210 and ap' `ed\action ordinance
pursuant to RCW 43.21C.031 and WAC 197-11-164, -168,and I72. ' `
3.3.2. Loca;ional Criteria
The new mixed-use commercial district should be a lied o 41ie burn Gateway project area as
shown in Figure 3. This group of properties is co s of lar e enough parcels to
aocommodate mulrifamily residential devel ment tsn udes.buffers for adjacent mads and
coinmeroial azeas and/or a wide range of commercial;uses. Properties closer to the intersection
of South 277' Street and Auburn Way_ ,oith may also be suitable for this wning designadon.
3.3.3. Specific Use and Deve[opment Sta`ds
The uses enumentedto's onin classificarion constitute a mix that accommodates
multifamily resid al,retail, a id ffice uses anticipated thmugh a coordinated, site-specific
planning proc ess. In order to ac ieve a quality of environment that is conducive to this mix of
uses,c eavy commerci uses that aze permitted in other commercial classifications are
not per nitt m'this district because of the potential for conflicts with residential uses.
The C4 distri l al oI`w most of the uses allowed in the C3, Heavy Commercial district, with
the exception of'ree-standing gas stations, light manufacturing,automobile sales, and similar
uses that could.tave adverse affects on residential usesif constructed in close proximity. Unlike
the C3 district, multifanuly uses will be permitted outright in the C4 district.
Development standards for commercial uses in the C4 district aze the same as those for
commercial uses in the C3 district,except that they also include several standards for gasoline
starions that are accessory to another use, similaz to those in the C2. Central Business District.
zonine district. Development standards for multifanuly development in the C4 district will
generally be the same as those for the R4 district (subsequendy changed to RZO. Residential with
minor changes to the development standazds). In order to be consistent with the Comprehensive
plan policy regarding multifamilydensity, a density limit of bne unit per 2,000 square feet of lot
azea will be required, which would result in approximately 20 units per acre.
Jd ry F.ryecialaread revde•]OOJ.rev/O-0J-I/nrl0.lR-/l.dx
October 13, 2011 27 Herrere EnvironmentaFConsultants.
Specra/Area PIan-Northeast Aubum/Robarison PropeKies
3.4. Adoption of the Planned Action Ordinance
3.4.1. Purpose ojthe Planned Action Ordinance
The adoption of a planned action ordinance will allow the City to define specific actions that can
be taken without further envimnmental review. The environmental review process for this
special area plan was combined with the preparation of an EIS for the Auburn Gateway project
area. By means of the EIS,the City was able to identify measures for mitigating any potentially
Isignificant environmental impacu,the Aubum Gateway project can be designated by Citv
ordinance as a planned action consistent with state law(Revised Code of Washington, Chaptef
43.21 C, Section 031). The purpose of adopting a planned action ordinance is to estalblish both
the range of acrions and the types of mitigarion measures that will be r,qui dlfor+t hose actions;
and to establish a timeframe within which the planned action must bercompleted.. Design tion as
a planned action will streamline and expedite the review process fo and,use pern or the
Auburn Gateway project by relying on a completed and existing'ted- envuonmental analysis
for the project azea
9
3.4.2. Thresholds for Review under the Planned Action
1'hresholds will be established for the planned action defin g the Types of land uses thaf will be
permitted and the quantity of each, the total num6er of pe tc-hourninary vehicle trips that could
be generated by the pmject,the types and'locatio of modificatio s that could be made to major
regional arterials,the amount of excavation and fillingthat<c an take place in the project azea,the
amount of impervious surface that could be.fpTaced iriS ieproject azea,the amount of fill that may
be placed in a floodplain, and the amountof fill that may be placed in wetlands: In addition,the
tuneframe for theplanned action willDbe liauted to anapproximately 15-yeaz timeframe ,which
is coricurrent with the furthest-projection f'or wluch reliable traffic modeling information could ..
Ibe proyided. Projects lrate eed;the thre ho ds established in the planned acrion ordinance,
include elements no•nreviously.:ana lyzedan the envimnmental review or occur after the 15-year
timeframe wi e subject to thetnormal environmental review process.
1
I 3.4.3. stgn._ eview Process and Design Standards ue efi+res
A design review;.pro e/w ll be established as part of the site plan review for projects that are
covered undertt planned action ordinance. The Ciry will adopt a set of design
I standazd for implementing the utban design policies described in this plan. Any •
project constructed as a planned action under the ordinance will be required to derrionstrate how
the project meets the design standards ' ' es. To facilitate coordinated design,master plans
for site grading, driveways,pedestrian/non-motorized circulation, signage and landscaping will
be'required. The Director of Planning-and Development ex i or.Ciri Engineer
as appronriate, will have the authority to require revisions to the site plans to make th6m cbnform
with the design g idekxes-standards and the approved master plans.
3.4.4. Tracking of Impacts and Mitigation
The City will track the development of the Auburn Gateway project area to ensure that all
mitigation measures aze being implemented at the appropriate time in the development and to
W in Ascerb/ormnlonrcvdee100t.revl0.oi/Irevla/dJ/.Mx
Henera Environmental Consultants 28 December 21, 2011
Specia!Area Plan—Northeast Au6um/Robertson Prope ties
ensure that the overall thresholds for the planned action have not been exceeded. The Ciry will
track vehicle trips generated,total volume of fill and excavated soil, volume of fill placed in
floodplains, area of fill placed in wetlands, and the quantity of uses in three general use
categories: office, retail, and residenrial.
4. References
Auburn,City of. 2001. Geogapluc information system data. Provided to Herreia Environmental
Consultants,Seattle, Wastvngton,on January 23,2003. The data include an orthographic aerial
photo of the planning area taken in 2001.
Auburn,City of. 80 a2009. Comprehensive Drainage Plan. Produced' by T Tecfi/KCM,
Seattle, Washington. August 2002.
Aubum,City of. 2002b. Geograpliic information system data. Prouided to Herreza Environmental
Consultants, Inc., Seattle,Washington,on May 14,2002,by Fd Knght,ityof/Aubum. Hazard
area maps provided by City of Aubum,Planning Department Data include•c"rty limiu; street
centerlines;Comprehensive Plan desigaations;wning desi iab'ons; FEMA zones;digtal
orthophotos;water, stocm,and sewer utility systems; dings,• fo graphy;wetlands;and
assessor's pazcels.
f . .
Aubum,City of 2007. City of Aubum Comp1 ensive•Plan. Ong nally adopted in August 1986;
amended in April 1995 to comply with the,Management Act. Revised December
09 2010.
Thomas Bros. Maps. 2000.•eThomas ide: Pacific Northwest,Washington and Oregon.
Ulman,Joe. 200b3,, Personal co iication(email to Ralph Wessels, Port of Seattle,regarding
flood studies).Pazametrix,Inc.,/ICirkland, Washington. Mazch 12,2003.
t
Unive sity f W.a hington.90 Aerial photographs from the University of Washington map
database. Pho gaphs dated 1990; source unknown. Obtained April 4,2003,from website:
http://duff.ge o Vashington.ediildata/raster/doqs>.
Wessels,Ralph.i2003. Personal communication(letter to Tim Carlaw,City of Auburn, regazding
flood control zone permit application for PoR of Seattle's wedand development project). Third
Runway Project Manager,Port ofSeattle. October 30,2003.
Parametrix. 2007. Federal Emergency Management A ency Conditional Letter of Map Revision.
Prepazed for City of Aubum Department of Public Works.July 2007
FEMA(Federal Emergency Mariagement Agency). 1995 Flood Insurance Rate Map,King County
and Incorporated Areas Map Number 53033C1252 F and 53033C1251 F . Revised May 16, 1995.+
le mrx.reom oo o.,1ow.,.•io-os-u.:o-ix-u.a,
October 13, 2011 29 Herrera Environmental Consu/tants
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