HomeMy WebLinkAbout10-02-2018 PLANNING COMMISSION AGENDA PACKETPlanning Commission Meeting
October 2, 2018 - 7:00 P M
City Hall - Council Chambers
A GE NDA
I .C AL L T O O RD E R
A .RO L L C AL L/E S TAB L I S HM E NT O F Q UO RUM
B .P L E D G E O F AL L E G I ANC E
I I .P UB L I C HE ARI NG S
I I I .AP P RO VAL O F M INUT E S
A .S eptember 5, 2018 Minutes from the Planning Commission regular meeting
I V.O T HE R B US I NE S S
A .P eriodic update of City's Shoreline M anagement P lan (S M P)
S taff to provide additional information and discussion on proposed changes to the
S MP based on state required changes and city-initiated changes.
B .Continued discussion of docket items for Annual Comprehensive Plan
Amendments - City initiated text and map amendments.
S taff to provide further explanation of proposed city initiated text and map
amendments.
V.C O M M UNIT Y D E V E L O P M E NT RE P O RT
Update on Community Development Services activities.
V I .AD J O URNM E NT
The City of Auburn Planning Commission is a seven member advisory body that provides
recommendations to the Auburn City Council on the preparation of and amendments to land
use plans and related codes such as zoning. Planning Commissioners are appointed by the
Mayor and confirmed by the City Council.
Actions taken by the Planning Commission, other than approvals or amendments to the
Planning Commission Rules of Procedure, are not final decisions; they are in the form of
recommendations to the city council which must ultimately make the final decision.
Page 1 of 42
AGENDA BILL APPROVAL FORM
Agenda Subject:
September 5, 2018 Minutes from the Planning Commis s ion regular
meeting
Date:
September 13, 2018
Department:
Community Development
Attachments:
Draft September 5, 2018 Minutes
Budget Impac t:
Current Budget: $0
Propos ed Revision: $0
Revised Budget: $0
Adminis trative Rec ommendation:
Planning Commission to review and approve the draft minutes of the September 5, 2018 Planning
Commission meeting.
Background Summary:
Reviewed by Counc il Committees :
Counc ilmember:Staff:Dixon
Meeting Date:October 2, 2018 Item Number:
Page 2 of 42
DRAFT
PLANNING COMMISSION
September 5, 2018
MINUTES
I. CALL TO ORDER
Chair Judi Roland called the meeting to order at 7:00 p.m. in the Council Chambers
located on the first floor of Auburn City Hall, 25 West Main Street, Auburn, WA.
a.) ROLL CALL/ESTABLISHMENT OF QUORUM
Planning Commission Members present were: Chair Judi Roland, Commissioner
Mason, Vice-Chair Lee, Commissioner Stephens, Commissioner Shin,
Commissioner Moutzouris and Commissioner Khanal.
Staff present included: City Attorney Steve Gross, Planning Services Manager Jeff
Dixon, Senior Planner Thaniel Gouk, and Administrative Assistant Tina Kriss.
Members of the public present: Michael Jackson, Development Director of Nexus
Youth and Families.
b.) PLEDGE OF ALLEGENCE
II. APPROVAL OF MINUTES
A. July 17, 2018
Commissioner Mason moved and Commissioner Stevens seconded to approve the
minutes from the July 17, 2018 meeting as written.
MOTION CARRIED. 6-0
Commissioner Khanal did not vote, this was his first meeting as a newly appointed
Commissioner.
A. REZ17-0006 – New Zoning Code Definition requested by Nexus Youth &
Families
Senior Planner Thaniel Gouk provided the staff report for REZ17-0006. Staff
explained that Nexus Youth & Families has applied for a Zoning Code Text
Amendment for a new definition that encompasses their current and future planned
land uses. The new definition is proposed to be a Permitted Use in the C-1, Light
Commercial zoning district.
Nexus Youth & Families campus is located between Auburn Way S and “H” Street
SE; approximately 115 ft south of 9th Street SE. The proposed new definition,
however, would apply to City-wide properties zoned C-1.
Page 3 of 42
PLANNING COMMISSION MEETING MINUTES September 5, 2018
Page 2
Senior Planner Gouk stated, staff recommends that the Planning Commission
recommends approval of the ordinance with the new definition to City Council.
Chair Roland opened the public hearing on REZ17-0006 – new Zoning Code
Definition request by Nexus Youth & Families at 7:06 p.m.
Chair Roland invited the public forward for public testimony on REZ17-0006, Nexus
Youth & Families new Zoning Code Definition.
Michael Jackson, Development Director, Nexus Youth & Families provided
testimony. Mr. Jackson expressed his gratitude for city staff and the Commission
reviewing and bringing this item forward. He stated it reminds us of how important
this community is to all parties and the partnership that Nexus Youth & Families has
with the City of Auburn.
Mr. Jackson emphasized that staff have been very helpful with the process bringing
Nexus Youth & Families to this point which will enable Nexus to provide services to
the community and those in need. Mr. Jackson emphasized, he is hopeful that the
decision of the Commission is reflective of providing an opportunity for Nexus to
assist folks of the community who are in need and provide an opportunity to live a life
worth living.
Chair Roland thanked staff for the work they have done and asked Mr. Jackson if
there was additional information he wanted to share. Mr. Jackson stated it is the
goal of Nexus Youth and Families to work themselves out of a job and end all of the
suffering of those in the Community.
In response to a question from the Commission, the Commission and Mr. Jackson
discussed security on site. Mr. Jackson reported, with the shelter open at night and
transitional housing services most of the day, the facility will be a 24-hour staffed
operation. In the past, Nexus has contracted with a private security company; there
will be security on site Mr. Jackson stated. The City of Auburn Police department
and Nexus also have a good working relationship; the city has been responsive, if
needed.
A discussion was held regarding the different ages served at Nexus. Mr. Jackson
explained that the 13 to 17 year old program serves six with the capacity to serve a
total of 10 and the Arcadia serves the 18 to 24 year old youth. A Commissioner
asked if both programs are located on the same site and Mr. Jackson stated they are
on separate sites for security purposes.
The Commission and staff discussed the parking needs of Nexus Youth & Families.
Mr. Jackson reviewed the parking at each site; 932, 934, 936, and 1000 Auburn Way
South. Each building has parking located on site, some of the parking will be
removed during the construction period but more will be added after expansion and
completion. Mr. Jackson believes that the parking needs will be satisfied and stated
that most of the youth served do not own cars.
Page 4 of 42
PLANNING COMMISSION MEETING MINUTES September 5, 2018
Page 3
With no other public testimony, Chair Roland closed the public hearing on REZ17-
0006 - New Zoning Code Definition request by Nexus Youth & Families at 7:14 p.m.
The Commission deliberated.
Commissioner Lee stated he believes Nexus is a very good resource for the
community and that the rezone and expansion will benefit youth in crisis.
Commissioner Lee moved and Commissioner Moutzouris seconded to recommend
moving REZ17-0006, New Zoning Code Definition forward to full City Council for
approval.
MOTION CARRIED. 6-0
Newly appointed Commissioner Khanal did not participate in the vote, this was his
first meeting.
III. OTHER BUSINESS
A. Introduction to State-Mandated Shoreline Master Program
Staff distributed a memorandum and 2018 Shoreline Master Program periodic
update review schedule to the Commission.
Senior Planner Gouk provided a PowerPoint presentation to the Commission to
introduce and provide background information on the Shoreline Management Plan
(SMP) periodic update.
The Shoreline Management Act was passed by the WA State Legislature in 1972
and adopted by voters in 1972 which required each jurisdiction to follow the
Shoreline Management Act (SMA).
The City of Auburn Shoreline Master Program (SMP) was adopted in 1974 in
response to the SMA. The last major update was in 2009. Staff explained that the
current update will require city council review and approval and review periods with
the State Department of Ecology before the mandated due date for completion, June
30, 2019.
The City of Auburn and WA State Department of Ecology (DOE) share responsibility
for permitting and approval within the Shoreline Jurisdiction. Regulation and
administration of the SMP is shared.
Staff continued the presentation providing an overview of the sample area of
shoreline designations, types of permits, and specific requirement updates provided
by the Department of Ecology-provided checklist.
Staff explained other updates city staff would like to implement. The Commission
and staff discussed the update timeline and how staff would bring forward draft
amendments for review.
Page 5 of 42
PLANNING COMMISSION MEETING MINUTES September 5, 2018
Page 4
Commissioner Shin asked staff how many total miles of SMP does the City of
Auburn have in its jurisdiction. Staff is unsure of the total number but will provide
that information at the next meeting.
B. Open Public Meetings Act (OPMA) & Public Records Act (PRA)
City Attorney Steve Gross provided an overview of the Open Public Meetings Act
(OPMA) and Public Records Act (PRA) and discussed what constitutes public
records the responsibility of the Commission members. A discussion was also held
regarding what constitutes a public meeting, quorum rules, and discussions held
outside an official meeting or official business.
City Attorney Gross invited the Commission to review addition information regarding
the OPMA and PRA located at the following link:
https://www.atg.wa.gov/open-governments-training
IV. COMMUNITY DEVELOPMENT REPORT
Planning Services Manager Dixon reported the demolition of the Heritage has begun.
Upon completion of the demolition, the sidewalk and parking area will be reopened to
pedestrians. Staff explained that it is uncertain if the owner will redevelop the site in the
immediate future, they are exploring their options.
A discussion was held with the Commission on the improvements to the old Parker Paint
location where Geaux Brewing is located at 425 East Main Street.
Staff reported, Sound Transit is continuing their process for a 2nd parking garage to
support the transit center. They are currently performing soil testing and studies at the
proposed and preferred development site, the old Mel’s Lumberyard lot. Upon
completion of their studies, they will undergo the environmental review process for that
project with a public comment period included before proceeding to permitting.
V. AJOURNMENT
There being no further business to come before the Planning Commission, Chair Roland
adjourned the meeting at 8:14 p.m.
Page 6 of 42
AGENDA BILL APPROVAL FORM
Agenda Subject:
Periodic update of City's Shoreline Management Plan (SMP)
Date:
September 11, 2018
Department:
Community Development
Attachments:
SMP Memorandum and Exhibits
Budget Impac t:
Current Budget: $0
Propos ed Revision: $0
Revised Budget: $0
Adminis trative Rec ommendation:
Background Summary:
Please s ee the attached memorandum.
Reviewed by Counc il Committees :
Other: Planning
Counc ilmember:Staff:Gouk
Meeting Date:October 2, 2018 Item Number:
Page 7 of 42
MEMORANDUM
TO: Judi Roland, Chair, Planning Commission
Roger Lee, Vice-Chair, Planning Commission
Planning Commission Members
FROM: Thaniel Gouk, Senior Planner, Department of Community Development
DATE: September 20, 2018
RE: Shoreline Master Program Periodic Update – Required and Potential Updates
To follow-up on the July 17th and September 5th Planning Commission discussions regarding the
required Shoreline Master Program (SMP) updated, Staff has prepared this memo to provide
the Commission some more in-depth descriptions and information. This memo includes
information about the Shoreline Environment Designation maps, updates required or
recommended based on updates in State laws, and items identified by Staff.
SHORELINE ENVIRONMENT DESIGNATIONS MAPS
These maps essentially show properties that are located within the Shoreline Jurisdiction;
although some areas are not shown, such as where a wetland is adjacent to the Ordinary High
Water Mark (OHWM) or where the floodway expands outside of the OHWM, which require
more site-specific investigations. These maps could be described as overlays to the underlying
zoning map. Exhibit 1 includes the complete set of maps.
There are 3 designations within the SMP, the purpose for each is as follows:
The purpose of the “Shoreline Residential” environment is to accommodate residential
development and appurtenant structures that are consistent with this chapter. An
additional purpose is to provide appropriate public access and recreational uses.
The purpose of the “Urban Conservancy” environment is to protect and restore ecological
functions of open space, floodplain and other sensitive lands where they exist in urban and
developed settings, while allowing a variety of compatible uses consistent with the
Comprehensive Plan.
The purpose of the "Natural" environment is to protect those shoreline areas that are
relatively free of human influence or that include intact or minimally degraded shoreline
functions that would become irreversibly impaired as a result of human development and
activity. These systems require that only very low intensity uses be allowed in orde r to
maintain ecological functions and ecosystem-wide processes. Consistent with the policies of
Page 8 of 42
the designation, the City of Auburn should include planning for restoration of degraded
shorelines within this environment.
These maps are provided to the Commission to aid in visualizing the extents of the Shoreline
Jurisdiction.
REQUIRED UPDATES
The Department of Ecology (ECY) prepared checklist is attached as Exhibit 2; note that the
checklist is not entirely completed. This checklist is setup chronologically and includes all of the
State-mandated changes / updates as well as some optional ones. Some of the simple changes
have already been completed by Staff in the SMP document. Staff will continue working
through the checklist and also utilize the expertise of The Watershed Company (Watershed),
who the City has contracted with for assistance in the SMP update (using ECY grant funds).
The required updates include items that will require additional Staff research in order to
determine if any changes are needed. Some of these items include:
SMP consistency with the zoning code. Staff to research if any of the required updates
will necessitate changes within the zoning code.
Currently Chapter 16.10 ACC, the City’s Critical Areas Ordinance (CAO), is also included
in the SMP (less a few sections that the SMP supersedes, such as variances). This can
cause confusion for customers so Staff would like to investigate if there is a better
option, such as referencing the CAO and noting which sections do not apply. This would
also remove about 40 pages from the SMP.
Are any changes to the SMP going to require updates to the City’s Comprehensive Plan?
If so, they would be included in the docket for potential 2019 Comp Plan updates.
Watershed will also be going through the checklist so other items may also come up that they
have seen come up in other jurisdictions.
STAFF IDENTIFIED UPDATES
As discussed at the September 5, 2018 PC meeting, Staff has also identified items that will
require further research to determine if any changes could or should be made to the SMP;
these include:
Review if the rivers have migrated since the last inventory was completed in 2008, thereby
altering the Shoreline Jurisdictions. For instance habitat restoration projects that may have
shifted a rivers course. Watershed will be assisting Staff in this exercise. An updated
inventory of maps will also be created.
Many of the lots along the west side (“left bank”) of the Green River include public fishing
easements that were either created when the lots were platted, or when the State of
Washington negotiated directly with property owners to obtain easements. Some research
was completed on these easements many years ago, and an up-to-date map would be
beneficial for Staff, including Code Enforcement and Police. A sample easement and image
of a map showing easements is included as Exhibit 3.
Page 9 of 42
A comprehensive update to the Floodplain Development regulations is slated to occur near
the end of this year and into 2019. The exact schedule is unclear as Staff is waiting on
guidance from FEMA. Some changes to the SMP may be needed based on that update,
however, it is unclear at this point if any are necessary. One of these changes may involve
fencing, which is currently allowed to extend towards the river(s), past the house and not
into the OHWM, however, the property may also be located in the floodplain, which may
prohibit the placement of a fence—further research will be needed.
The City borders both the City of Kent and unincorporated King County at the north end of
town. It is possible that Shoreline Jurisdiction from those entities may overlap onto
properties within Auburn. Further research and conversation with those jurisdictions will be
needed to determine if any issues could be anticipated.
Research nonconforming lots and uses in the Shoreline Jurisdiction. The ECY checklist also
includes some updated language for nonconforming lots. Keeping in mind that the City’s
SMP cannot circumvent required permitted or other development standards. Staff and
Watershed will research whether any updates should be incorporated into the SMP.
INFORMATION REQUESTED FROM PREVIOUS DISCUSSION
The Planning Commission requested information on the amount (length) of shoreline within the
City. The total length for the Green River is 8.66 miles and the White River is 10.02 miles
(including both sides of the rivers). Also see Exhibit 4.
FURTHER DISCUSSION
A continued discussion could be held at the Planning Commission’s October 16 th meeting if
requested, based on the previously proposed schedule for the update.
Staff is scheduled to meet with the consultant, Watershed , towards the end of September.
Based on the outcomes of that discussion new or further information may be provided to the
Commission at the October 16th or November 7th. The proposed schedule was purposely
developed to allow for some wiggle room on these initial review times.
Page 10 of 42
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File name: working_SMParea.pdf
Created/last edited by: DNE
Date last updated: 10/18/06
Map data are the property of the sources listed below.
Inaccuracies may exist, and Adolfson Associates, Inc. implies no
warranties or guarantees regarding any aspect of data depiction.
SOURCE: City of Auburn GIS, 2006; King County GIS, 2006
SHORELINE ENVIRONMENT DESIGNATIONS
AUBURN SMP
AUBURN / KING COUNTY, WASHINGTONL:\ENVIR IMPACTS\2006 Projects\26053_AuburnSMPUpdate\GIS\working_SMPrarea.mxd0 10.5
Miles
Streams and Rivers Regulated Shorelines include
the Green and White Rivers
-
Shoreline jurisdiction boundaries depicted on this map are approximate.
They have not been formally delineated or surveyed and are intended
for planning purposes only. Additional site-specific evaluation may be
needed to confirm/verify information shown on this map.
k
Shoreline Environment Designations
From WAC 173-26-211
Auburn Shoreline Master Program
Shoreline Environment Designations
Natural
Urban Conservancy
Shoreline Residential
City of Auburn Parcels
Auburn City Limits
County Boundary
Exhibit 1
Page 11 of 42
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File name: working_SMParea.pdf
Created/last edited by: DNE
Date last updated: 10/18/06
Map data are the property of the sources listed below.
Inaccuracies may exist, and Adolfson Associates, Inc. implies no
warranties or guarantees regarding any aspect of data depiction.
SOURCE: City of Auburn GIS, 2006; King County GIS, 2006; USGS Ortho Image, 2002
Green River 1
SHORELINE ENVIRONMENT DESIGNATIONS
AUBURN SMP
AUBURN / KING COUNTY, WASHINGTONL:\ENVIR IMPACTS\2006 Projects\26053_AuburnSMPUpdate\GIS\working_SMPrarea.mxd0 500 1,000250
Feet
Legend
Streams and Rivers Regulated Shorelines include
the Green and White Rivers
-
Urban Conservancy
City Boundary
Parks
City of Kent
City of Auburn
Green
River 1
Green
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Green
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City of Auburn Boundary
County Boundary
Shoreline jurisdiction boundaries depicted on this map are approximate.
They have not been formally delineated or surveyed and are intended
for planning purposes only. Additional site-specific evaluation may be
needed to confirm/verify information shown on this map.
k
Shoreline Environment Designations
From WAC 173-26-211
Auburn Shoreline Master Program Update
Shoreline Environment Designations
Page 12 of 42
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Green River Trail Site
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dR St NEFile name: working_SMParea.pdf
Created/last edited by: DNE
Date last updated: 10/18/06
Map data are the property of the sources listed below.
Inaccuracies may exist, and Adolfson Associates, Inc. implies no
warranties or guarantees regarding any aspect of data depiction.
SOURCE: City of Auburn GIS, 2006; King County GIS, 2006; USGS Ortho Image, 2002
Green River 2
SHORELINE ENVIRONMENT DESIGNATIONS
AUBURN SMP
AUBURN / KING COUNTY, WASHINGTONL:\ENVIR IMPACTS\2006 Projects\26053_AuburnSMPUpdate\GIS\working_SMPrarea.mxd0 500 1,000250
Feet
Legend
Streams and Rivers Regulated Shorelines include
the Green and White Rivers
-
Urban Conservancy
City Boundary
Parks
City of Kent
City of Auburn
Green
River 1
Green
River 2
Green
River 3
Green
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Shoreline jurisdiction boundaries depicted on this map are approximate.
They have not been formally delineated or surveyed and are intended
for planning purposes only. Additional site-specific evaluation may be
needed to confirm/verify information shown on this map.
k
Shoreline Environment Designations
From WAC 173-26-211
Auburn Shoreline Master Program Update
Shoreline Environment Designations
Page 13 of 42
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Issac Evans Park
Green River Trail Site
North Green River Park
State Park - Auburn Narrows
Dykstra ParkI St NEJohn Reddington Rd22nd St NE
Riverv
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30th St NE
26th St NE
21st St
N
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24th St NE
16th St NE
17th St NE
19th Dr NEPike St NEV S
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O St NER St NE100th Ave SESE 300th St
SE 302nd St
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21st St NEL St NEJ St NEK St NE16th St NE
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File name: working_SMParea.pdf
Created/last edited by: DNE
Date last updated: 10/18/06
Map data are the property of the sources listed below.
Inaccuracies may exist, and Adolfson Associates, Inc. implies no
warranties or guarantees regarding any aspect of data depiction.
SOURCE: City of Auburn GIS, 2006; King County GIS, 2006; USGS Ortho Image, 2002
Green River 3
SHORELINE ENVIRONMENT DESIGNATIONS
AUBURN SMP
AUBURN / KING COUNTY, WASHINGTONL:\ENVIR IMPACTS\2006 Projects\26053_AuburnSMPUpdate\GIS\working_SMPrarea.mxd0 500 1,000250
Feet
Legend
Streams and Rivers Regulated Shorelines include
the Green and White Rivers
-
Urban Conservancy
City Boundary
Parks
City of Kent
City of Auburn
Green
River 1
Green
River 2
Green
River 3
Green
River 4
White
River 1
White
River 2
White
River 3White
River 4
White
River 5
City of Kent
City of
PacificA ST SES
T
A
T
E
HW
Y
1
6
4STATE HWY 18124TH AVE SEAUBURN WAY N132ND AVE SER ST SESTATE HWY 516
M ST SEMAIN ST
SE 320TH ST
SE 312TH ST
C ST SWSE LAKE HOLM RDHARVEY RDORAVETZ RD
SEHI
L
L
R
D
## # ### # #
Natural
Shoreline Residential
City of Auburn Parcels
City of Auburn Boundary
County Boundary
Shoreline jurisdiction boundaries depicted on this map are approximate.
They have not been formally delineated or surveyed and are intended
for planning purposes only. Additional site-specific evaluation may be
needed to confirm/verify information shown on this map.
k
Shoreline Environment Designations
From WAC 173-26-211
Auburn Shoreline Master Program Update
Shoreline Environment Designations
Page 14 of 42
#####################################################################################################################################################################################################################################################
#
#
#
#
#
#
#
####################################################################################################################################################################################################################################################################################################Auburn
Regional
Golf
CourseGreen R
iver
City of
Auburn
Port Mitigation Site
Olse
n
Creek
City of Kent
Olson Canyon
North Green River Park
Issac Evans Park Valentine RdJ ohn R
e
d
di
n
gt
o
n
R
dS 277th St105th Ave SESE 281st St106th Ave SE45th St NE
SE 279th StGreen
R
ive
r
Rd
File name: working_SMParea.pdf
Created/last edited by: DNE
Date last updated: 10/18/06
Map data are the property of the sources listed below.
Inaccuracies may exist, and Adolfson Associates, Inc. implies no
warranties or guarantees regarding any aspect of data depiction.
SOURCE: City of Auburn GIS, 2006; King County GIS, 2006; USGS Ortho Image, 2002
Green River 4
SHORELINE ENVIRONMENT DESIGNATIONS
AUBURN SMP
AUBURN / KING COUNTY, WASHINGTONL:\ENVIR IMPACTS\2006 Projects\26053_AuburnSMPUpdate\GIS\working_SMPrarea.mxd0 500 1,000250
Feet
Legend
Streams and Rivers Regulated Shorelines include
the Green and White Rivers
-
Urban Conservancy
City Boundary
Parks
City of Kent
City of Auburn
Green
River 1
Green
River 2
Green
River 3
Green
River 4
White
River 1
White
River 2
White
River 3White
River 4
White
River 5
City of Kent
City of
PacificA ST SES
T
A
T
E
HW
Y
1
6
4STATE HWY 18124TH AVE SEAUBURN WAY N132ND AVE SER ST SESTATE HWY 516
M ST SEMAIN ST
SE 320TH ST
SE 312TH ST
C ST SWSE LAKE HOLM RDHARVEY RDORAVETZ RD
SEHI
L
L
R
D
## # ### # #
Natural
Shoreline Residential
City of Auburn Parcels
City of Auburn Boundary
County Boundary
Shoreline jurisdiction boundaries depicted on this map are approximate.
They have not been formally delineated or surveyed and are intended
for planning purposes only. Additional site-specific evaluation may be
needed to confirm/verify information shown on this map.
k
Shoreline Environment Designations
From WAC 173-26-211
Auburn Shoreline Master Program Update
Shoreline Environment Designations
Page 15 of 42
White River
City of
Auburn
PIERCE COUNTY
KING COUNTY
SE 368th Pl
SE 368th St
148th Ave SE151st Ave
SE
55th St SE
Jordan Ave SESE 376th St
File name: working_SMParea.pdf
Created/last edited by: DNE
Date last updated: 10/18/06
Map data are the property of the sources listed below.
Inaccuracies may exist, and Adolfson Associates, Inc. implies no
warranties or guarantees regarding any aspect of data depiction.
SOURCE: City of Auburn GIS, 2006; King County GIS, 2006; USGS Ortho Image, 2002
White River 1
SHORELINE ENVIRONMENT DESIGNATIONS
AUBURN SMP
AUBURN / KING COUNTY, WASHINGTONL:\ENVIR IMPACTS\2006 Projects\26053_AuburnSMPUpdate\GIS\working_SMPrarea.mxd0 500 1,000250
Feet
Legend
Streams and Rivers Regulated Shorelines include
the Green and White Rivers
-
Urban Conservancy
City Boundary
Parks
City of Kent
City of Auburn
Green
River 1
Green
River 2
Green
River 3
Green
River 4
White
River 1
White
River 2
White
River 3White
River 4
White
River 5
City of Kent
City of
PacificA ST SES
T
A
T
E
HW
Y
1
6
4STATE HWY 18124TH AVE SEAUBURN WAY N132ND AVE SER ST SESTATE HWY 516
M ST SEMAIN ST
SE 320TH ST
SE 312TH ST
C ST SWSE LAKE HOLM RDHARVEY RDORAVETZ RD
SEHI
L
L
R
D
## # ### # #
Natural
Shoreline Residential
City of Auburn Parcels
City of Auburn Boundary
County Boundary
Shoreline jurisdiction boundaries depicted on this map are approximate.
They have not been formally delineated or surveyed and are intended
for planning purposes only. Additional site-specific evaluation may be
needed to confirm/verify information shown on this map.
k
Shoreline Environment Designations
From WAC 173-26-211
Muckleshoot Reservation
Auburn Shoreline Master Program Update
Shoreline Environment Designations
Page 16 of 42
#######################Auburn
Adventist
Academy
Wh
i
t
e
R
i
v
e
r
W
City of
Auburn
Cameron Park
Stu
c
k
R
ive
r
D
r
Maple Dr
Aca
d
e
m
y
Dr SE
32nd S
t
S
E
47th St SE Wyman DrBridget Ave SEFoster Ave SE33rd St SE
137th Pl SEFile name: working_SMParea.pdf
Created/last edited by: DNE
Date last updated: 10/18/06
Map data are the property of the sources listed below.
Inaccuracies may exist, and Adolfson Associates, Inc. implies no
warranties or guarantees regarding any aspect of data depiction.
SOURCE: City of Auburn GIS, 2006; King County GIS, 2006; USGS Ortho Image, 2002
White River 2
SHORELINE ENVIRONMENT DESIGNATIONS
AUBURN SMP
AUBURN / KING COUNTY, WASHINGTONL:\ENVIR IMPACTS\2006 Projects\26053_AuburnSMPUpdate\GIS\working_SMPrarea.mxd0 500 1,000250
Feet
Legend
Streams and Rivers Regulated Shorelines include
the Green and White Rivers
-
Urban Conservancy
City Boundary
Parks
City of Kent
City of Auburn
Green
River 1
Green
River 2
Green
River 3
Green
River 4
White
River 1
White
River 2
White
River 3White
River 4
White
River 5
City of Kent
City of
PacificA ST SES
T
A
T
E
HW
Y
1
6
4STATE HWY 18124TH AVE SEAUBURN WAY N132ND AVE SER ST SESTATE HWY 516
M ST SEMAIN ST
SE 320TH ST
SE 312TH ST
C ST SWSE LAKE HOLM RDHARVEY RDORAVETZ RD
SEHI
L
L
R
D
## # ### # #
Natural
Shoreline Residential
City of Auburn Parcels
City of Auburn Boundary
County Boundary
Shoreline jurisdiction boundaries depicted on this map are approximate.
They have not been formally delineated or surveyed and are intended
for planning purposes only. Additional site-specific evaluation may be
needed to confirm/verify information shown on this map.
k
Shoreline Environment Designations
From WAC 173-26-211
Muckleshoot Reservation
Auburn Shoreline Master Program Update
Shoreline Environment Designations
Page 17 of 42
#################################
#############################W
h
i
t
e
R
i
v
e
r
City of
Auburn
Shaughnessy Park
Game Farm Wilderness Park
Stuck River Dr Hemlock St SEFir St SE19th St SE
20th St SE
Dogwood St SEElm St SEGinko St SE22nd St SE
Noble Ct SE21st St SE Scenic DrDogwood Dr SE18th St SE
Poplar St SEForest Ridge Dr SE28th
St
S
E
19th Pl SE
Fir St SEElm St SEDogwood St SE19th St SE
21st St SE SE Green Valley RdFile name: working_SMParea.pdf
Created/last edited by: DNE
Date last updated: 10/18/06
Map data are the property of the sources listed below.
Inaccuracies may exist, and Adolfson Associates, Inc. implies no
warranties or guarantees regarding any aspect of data depiction.
SOURCE: City of Auburn GIS, 2006; King County GIS, 2006; USGS Ortho Image, 2002
White River 3
SHORELINE ENVIRONMENT DESIGNATIONS
AUBURN SMP
AUBURN / KING COUNTY, WASHINGTONL:\ENVIR IMPACTS\2006 Projects\26053_AuburnSMPUpdate\GIS\working_SMPrarea.mxd0 500 1,000250
Feet
Legend
Streams and Rivers Regulated Shorelines include
the Green and White Rivers
-
Urban Conservancy
City Boundary
Parks
City of Kent
City of Auburn
Green
River 1
Green
River 2
Green
River 3
Green
River 4
White
River 1
White
River 2
White
River 3White
River 4
White
River 5
City of Kent
City of
PacificA ST SES
T
A
T
E
HW
Y
1
6
4STATE HWY 18124TH AVE SEAUBURN WAY N132ND AVE SER ST SESTATE HWY 516
M ST SEMAIN ST
SE 320TH ST
SE 312TH ST
C ST SWSE LAKE HOLM RDHARVEY RDORAVETZ RD
SEHI
L
L
R
D
## # ### # #
Natural
Shoreline Residential
City of Auburn Parcels
City of Auburn Boundary
County Boundary
Shoreline jurisdiction boundaries depicted on this map are approximate.
They have not been formally delineated or surveyed and are intended
for planning purposes only. Additional site-specific evaluation may be
needed to confirm/verify information shown on this map.
k
Shoreline Environment Designations
From WAC 173-26-211
Muckleshoot Reservation
Auburn Shoreline Master Program Update
Shoreline Environment Designations
Page 18 of 42
############ ######################################################################################################################################################
#
#
#
#
##################################################################################################################################################################
#
###################################################
#############White R
i
v
e
r
City of
Auburn
Auburn Game Farm Park
Game Farm Wilderness Park
Rotary Park - Auburn
Ballard Park
Stuck
Ri
v
er
D
r
33rd St SE
Or
a
v
e
t
z
R
d
36th St SE
35th St SE
Forest Ridge Dr SE
V St SET St SE27th St SE
25th St SE
31st St SE V Ct SEO St SE30th St S
E
37t
h
S
t
S
E
41st St SE Alpine St SERiverwalk Dr SEZ St SE37th Way SE
32nd St SE
29th St SE U St SEOlympic St SEHoward Rd
26th St SE
R Pl SEN St SE28th St SE
Alpine
D
r
S
E Dogwood St SE4 9t h S t S E28th Pl SERiver
w
alk Dr
28th
A
v
e
SE
34th St SEPike St SES St SE37th Pl SE27th Pl SE33rd Pl SE26th Pl SEPike St SE26th St SE
U St SEPike St SE27th St SE
O St SEO St SE26t
h
St
S
E
28th St SE
25th St SE
O St SEPike St SER St SEKersey
Way
SE
29th St SE
File name: working_SMParea.pdf
Created/last edited by: DNE
Date last updated: 10/18/06
Map data are the property of the sources listed below.
Inaccuracies may exist, and Adolfson Associates, Inc. implies no
warranties or guarantees regarding any aspect of data depiction.
SOURCE: City of Auburn GIS, 2006; King County GIS, 2006; USGS Ortho Image, 2002
White River 4
SHORELINE ENVIRONMENT DESIGNATIONS
AUBURN SMP
AUBURN / KING COUNTY, WASHINGTONL:\ENVIR IMPACTS\2006 Projects\26053_AuburnSMPUpdate\GIS\working_SMPrarea.mxd0 500 1,000250
Feet
Legend
Streams and Rivers Regulated Shorelines include
the Green and White Rivers
-
Urban Conservancy
City Boundary
Parks
City of Kent
City of Auburn
Green
River 1
Green
River 2
Green
River 3
Green
River 4
White
River 1
White
River 2
White
River 3White
River 4
White
River 5
City of Kent
City of
PacificA ST SES
T
A
T
E
HW
Y
1
6
4STATE HWY 18124TH AVE SEAUBURN WAY N132ND AVE SER ST SESTATE HWY 516
M ST SEMAIN ST
SE 320TH ST
SE 312TH ST
C ST SWSE LAKE HOLM RDHARVEY
RDORAVETZ RD SE
HI
L
L
R
D
## # ### # #
Natural
Shoreline Residential
City of Auburn Parcels
City of Auburn Boundary
County Boundary
Shoreline jurisdiction boundaries depicted on this map are approximate.
They have not been formally delineated or surveyed and are intended
for planning purposes only. Additional site-specific evaluation may be
needed to confirm/verify information shown on this map.
k
Shoreline Environment Designations
From WAC 173-26-211
Muckleshoot Reservation
Auburn Shoreline Master Program Update
Shoreline Environment Designations
Page 19 of 42
##################################################
#
###################################################################
#
#
#
#
#
#
#
#
#
#
#
##############################
#####
#################
###
######################
#
####
#
##
Auburn Riverside
High School
White
River
City of
Auburn
City of Pacific
Roegner Park
Lakeland Hills Park
Mill Pond ParkOravetz Rd41st St SE D St SEK StMill Pond DrRiver DrLakeland Hills WayB St SENathan Ave SE47th St S
E
51st St SE42nd St SE
Mill Pond Loop
43rd St SE
D Pl SE
Oravetz Pl SE
54th St SE
45th St SE
Kennedy Ave SEAuburn Manor Rd52nd St SE37th Pl SENathan Loop SEHighland Dr SE
53r
d
St SE
44th St SE
37th
S
t
S
E
50th
S
t
S
E
33rd St SE
I St SE49th St SE
32nd St SE
M Pl SE
48th C
t
S
E
White River Jn AcRd
Stuck River Dr
James Ave SE35th Pl SE
31st Dr SE
Laurelwood Park AcRd52nd Pl SE
Pedestrian Walk
Marshall Ave SE1st Ave E M Pl SE37th Pl SE
41st St SE
53rd St SE52nd St SE37th Pl SE
H igh land
Dr
S
E
51st St SE
52nd St SE
44th St SE
33rd St SE
37th St SEC St SWSkinner RdM St SE3rd Ave SE
File name: working_SMParea.pdf
Created/last edited by: DNE
Date last updated: 10/18/06
Map data are the property of the sources listed below.
Inaccuracies may exist, and Adolfson Associates, Inc. implies no
warranties or guarantees regarding any aspect of data depiction.
SOURCE: City of Auburn GIS, 2006; King County GIS, 2006; USGS Ortho Image, 2002
White River 5
SHORELINE ENVIRONMENT DESIGNATIONS
AUBURN SMP
AUBURN / KING COUNTY, WASHINGTONL:\ENVIR IMPACTS\2006 Projects\26053_AuburnSMPUpdate\GIS\working_SMPrarea.mxd0 500 1,000250
Feet
Legend
Streams and Rivers Regulated Shorelines include
the Green and White Rivers
-
Urban Conservancy
City Boundary
Parks
City of Kent
City of Auburn
Green
River 1
Green
River 2
Green
River 3
Green
River 4
White
River 1
White
River 2
White
River 3White
River 4
White
River 5
City of Kent
City of
PacificA ST SES
T
A
T
E
HW
Y
1
6
4STATE HWY 18124TH AVE SEAUBURN WAY N132ND AVE SER ST SESTATE HWY 516
M ST SEMAIN ST
SE 320TH ST
SE 312TH ST
C ST SWSE LAKE HOLM RDHARVEY
RDORAVETZ RD SE
HI
L
L
R
D
## # ### # #
Natural
Shoreline Residential
City of Auburn Parcels
City of Auburn Boundary
County Boundary
Shoreline jurisdiction boundaries depicted on this map are approximate.
They have not been formally delineated or surveyed and are intended
for planning purposes only. Additional site-specific evaluation may be
needed to confirm/verify information shown on this map.
k
Shoreline Environment Designations
From WAC 173-26-211
Muckleshoot Reservation
Auburn Shoreline Master Program Update
Shoreline Environment Designations
Page 20 of 42
Shoreline Master Program Periodic Review Checklist
Shorelands and Environmental Assistance Program, September 20, 2017 1
SHORELINE MASTER PROGRAM PERIODIC REVIEW
Periodic Review Checklist
Introduction
This document is intended for use by counties, cities and towns conducting the “periodic review” of
their Shoreline Master Programs (SMPs). This review is intended to keep SMPs current with
amendments to state laws or rules, changes to local plans and regulations, and changes to address local
circumstances, new information or improved data. The review is required under the Shoreline
Management Act (SMA) at RCW 90.58.080(4). Ecology’s rule outlining procedures for conducting these
reviews is at WAC 173-26-090.
This checklist summarizes amendments to state law, rules and applicable updated guidance adopted
between 2007 and 2017 that may trigger the need for local SMP amendments during periodic reviews.
How to use this checklist
See Section 2 of Ecology’s Periodic Review Checklist Guidance document for a description of each item,
relevant links, review considerations, and example language.
At the beginning: Use the review column to document review considerations and determine if local
amendments are needed to maintain compliance. See WAC 173-26-090(3)(b)(i).
At the end: Use the checklist as a final summary identifying your final action, indicating where the SMP
addresses applicable amended laws, or indicate where no action is needed. See WAC 173-26-
090(3)(d)(ii)(D), and WAC 173-26-110(9)(b).
Local governments should coordinate with their assigned Ecology regional planner for more information
on how to use this checklist and conduct the periodic review.
Exhibit 2
Page 21 of 42
Shoreline Master Program Periodic Review Checklist
Shorelands and Environmental Assistance Program, September 20, 2017 2
Mandated and / or Recommended Updates
Row Summary of change Review / City Staff Notes Action Needed, if Any Staff Done?
2017
a. OFM adjusted the cost threshold
for substantial development to
$7,047.
Needs addressed. Currently
$5,718 (Page 1-13, 21 of 106;
Page 4-1, 37 of 106)
Update pages to $7,047 TG Yes
b. Ecology amended rules to clarify
that the definition of
“development” does not include
dismantling or removing
structures.
Not required, but could be
added to Auburn’s definition
(Page 1-4, 12 of 106, 4-1)
Added/updated the definition. TG Yes
c. Ecology adopted rules that clarify
exceptions to local review under
the SMA.
Needs addressed.
Proposed to add to 4.2
“Applicability”
TG Yes
d. Ecology amended rules that
clarify permit filing procedures
consistent with a 2011 statute.
Needs addressed. Code needs
updated as well. (Page 6-10,
94 of 106; ACC 16.08.190)
e.
Ecology amended forestry use
regulations to clarify that forest
practices that only involves
timber cutting are not SMA
“developments” and do not
require SDPs.
Not required, but should be
added to Auburn’s definitions
related to forests (Page 1-5,
13 of 106)
f. Ecology clarified the SMA does
not apply to lands under
exclusive federal jurisdiction
Unclear if needs addressing—
what about Muckleshoot
lands?
g.
Ecology clarified “default”
provisions for nonconforming
uses and development.
It appears the City’s SMP has
it’s own provisions for
nonconforming uses and
development; the definitions
should be updated to reflect
uses, structures, and lots.
Page 22 of 42
Shoreline Master Program Periodic Review Checklist
Shorelands and Environmental Assistance Program, September 20, 2017 3
Row Summary of change Review / City Staff Notes Action Needed, if Any Staff Done?
h. Ecology adopted rule
amendments to clarify the scope
and process for conducting
periodic reviews.
Auburn’s SMP doesn’t mention
periodic reviews so no changes
necessary.
N/A N/A Yes
i. Ecology adopted a new rule
creating an optional SMP
amendment process that allows
for a shared local/state public
comment period.
No changes necessary.
N/A N/A Yes
j. Submittal to Ecology of proposed
SMP amendments.
No changes necessary—
Auburn’s SMP is general
enough about receiving
approval from Ecology (Page
5-2, 84 of 104)
N/A N/A Yes
2016
a.
The Legislature created a new
shoreline permit exemption for
retrofitting existing structures to
comply with the Americans with
Disabilities Act.
Unclear. It appears the City’s
SMP refers to the WAC
exemptions so potentially no
changes necessary (Page 6.2,
86 of 106). BUT—then there is
a list of exemptions under the
“Substantial Development”
definition, consistent with the
WAC exemptions, so may be
necessary to add here (Page 1-
13 & 14, 21 & 22 of 106)
b. Ecology updated wetlands
critical areas guidance including
implementation guidance for the
2014 wetlands rating system.
Potentially requiring updates
to the City’s CAO. Table 1,
page 4-10.
Page 23 of 42
Shoreline Master Program Periodic Review Checklist
Shorelands and Environmental Assistance Program, September 20, 2017 4
Row Summary of change Review / City Staff Notes Action Needed, if Any Staff Done?
2015
a. The Legislature adopted a 90-day
target for local review of
Washington State Department of
Transportation (WSDOT)
projects.
Optional update. Does the City
receive any WSDOT projects in
the SMP?
2014
a. The Legislature raised the cost
threshold for requiring a
Substantial Development Permit
(SDP) for replacement docks on
lakes and rivers to $20,000 (from
$10,000).
Needs addressing. Although
docks are not permitted in any
SMP zone in Auburn, the City’s
SMP does have a definition for
“Substantial Development”
with exceptions that will need
to be updated (Page 1-13, 21
of 106)
b. The Legislature created a new
definition and policy for floating
on-water residences legally
established before 7/1/2014.
No changes necessary,
Auburn’s SMP does not allow
FOWR.
N/A N/A Yes
2012
a. The Legislature amended the
SMA to clarify SMP appeal
procedures.
No changes necessary,
Auburn’s SMP does not specify
an appeal process for the SMP
itself (only for decisions).
N/A N/A Yes
2011
a. Ecology adopted a rule requiring
that wetlands be delineated in
accordance with the approved
federal wetland delineation
manual.
Needs addressing.
Page 24 of 42
Shoreline Master Program Periodic Review Checklist
Shorelands and Environmental Assistance Program, September 20, 2017 5
Row Summary of change Review / City Staff Notes Action Needed, if Any Staff Done?
b. Ecology adopted rules for new
commercial geoduck
aquaculture.
No changes necessary, Auburn
has no saltwater shorelines.
N/A N/A Yes
c. The Legislature created a new
definition and policy for floating
homes permitted or legally
established prior to January 1,
2011.
No changes necessary,
Auburn’s SMP does not allow
FOWR.
N/A N/A Yes
d. The Legislature authorized a new
option to classify existing
structures as conforming.
Optional update—may be a
change the City wants to
pursue, if not adequately
addressed already. Further
research needed. 4.4.10 –
Regulations – 10
2010
a. The Legislature adopted Growth
Management Act – Shoreline
Management Act clarifications.
Further research is needed.
Will need to coordinate with
Shoreline Planner for
assistance.
2009
a.
The Legislature created new
“relief” procedures for instances
in which a shoreline restoration
project within a UGA creates a
shift in Ordinary High Water
Mark.
Optional update. Could be
most useful to reference the
WAC.
b. Ecology adopted a rule for
certifying wetland mitigation
banks.
Auburn’s CAO allows for
wetland mitigation banking
(e.g. in-lieu fee programs). It
appears that the SMP also
allows by referencing ACC
16.10.110. May want to
Page 25 of 42
Shoreline Master Program Periodic Review Checklist
Shorelands and Environmental Assistance Program, September 20, 2017 6
Row Summary of change Review / City Staff Notes Action Needed, if Any Staff Done?
strengthen the verbiage to use
mitigation banking, if that is
what the City wants?
c. The Legislature added moratoria
authority and procedures to the
SMA.
Optional update—if the City
doesn’t update the SMP, the
moratoria authority of the
RCW can still be used.
2007
a.
The Legislature clarified options
for defining "floodway" as either
the area that has been
established in FEMA maps, or the
floodway criteria set in the SMA.
Needs further research.
Auburn’s SMP currently uses
the SMA definition for
floodway—the City could
amend the SMP and simply
reference the FEMA maps, and
that would make it so another
amendment to the SMP is not
needed when the FIRM maps
are officially
updated/adopted.
b. Ecology amended rules to clarify
that comprehensively updated
SMPs shall include a list and map
of streams and lakes that are in
shoreline jurisdiction.
The City should update the
maps of streams in the City—
can the new GIS layer be
utilized?
c. Ecology’s rule listing statutory
exemptions from the
requirement for an SDP was
amended to include fish habitat
enhancement projects that
conform to the provisions of
RCW 77.55.181.
Needs further research. The
example language may be
added to the “Substantial
Development” definition
Page 26 of 42
Shoreline Master Program Periodic Review Checklist
Shorelands and Environmental Assistance Program, September 20, 2017 7
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Exhibit 3
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FederalWay
Sumner
Kent
Edgewood
Pacific
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AUBURN WAY SWESTVALLEYHWYSHARVEY
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Printed On: 9/20/2018Map ID: 6055
Information shown is for general reference purposes only and does not necessarily represent exact geographic or cartographic data as mapped. The City of Auburn makes no warranty as to its accuracy.
.
0 1 20.5 Miles
4.40Miles
3.39Miles
0.17Miles
5.16Miles
0.70Miles
4.86Miles
Green River8.66 Miles Total
White River 10.02 Miles Total
COA Shoreline Jurisdiction
Exhibit 4
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AGENDA BILL APPROVAL FORM
Agenda Subject:
Continued discussion of docket items for Annual
Comprehensive Plan Amendments - City initiated text and map
amendments.
Date:
September 11, 2018
Department:
Community Development
Attachments:
Memorandum - “Res idential Transition Overlay”
Budget Impact:
Current Budget: $0
Proposed Revision: $0
Revised Budget: $0
Administrativ e Recommendation:
Background Summary:
Please see the attached Memorandum on the introductory discussion of adopted
“Residential Transition Overlay” – Comprehensive Plan Map designation and proposed
Amendment.
Rev iewed by Council Committees:
Councilmember:Staff:Dixon
Meeting Date:October 2, 2018 Item Number:
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1
Memorandum
To: Judi Roland, Chair, Planning Commission
Roger Lee, Vice-Chair, Planning Commission
Planning Commission Members
From: Dustin Lawrence, AICP, Senior Planner, Dept. of Community Development
Jeff Dixon, Planning Services Manager, Dept. of Community Development
Date: September 17, 2018
Re: Introductory discussion of adopted “Residential Transition Overlay” – Comprehensive Plan
Map designation and proposed Amendment
Introduction and explanation of designation
With the adoption of the overhauled Comprehensive Plan document at the end of 2015, the City of
Auburn adopted a new Comprehensive Plan Land Use map containing a new map designation known as
the “Residential Transition Overlay” (or “RT Overlay”) (an excerpt from the Comprehensive Plan
describing this RT Overlay, is included in your packet as Exhibit “1”). The purpose of this new map
designation or “overlay” was intended to ensure that, where there is a sharp transition in different land
uses adjacent to one another, the Comprehensive Plan would provide the City with the authority to
develop, adopt, and implement subsequent development regulations, such as zoning, to better manage
negative impacts or conflicts that may result from the proximity of these disparate land uses.
Since the adoption of the RT Overlay, practical challenges have been encountered regarding how the
proposed policies could be implemented. Further, many of the areas within the City that were included
within the RT Overlay may not be appropriate given their location and their current land use. Staff is
requesting concurrence from the Commission to move forward to modify the RT Overlay map designation
and policy language in order to better align it with its intent.
Areas Affected
The RT Overlay Comprehensive Plan designation was applied to areas currently designated as R-1, R-5,
and R-7 Residential zones that are located adjacent to more intensive zoning districts throughout the City.
These adjacent more intensive zoning districts include Commercial, Industrial, and Public Uses. The
geographic area covered by this mapped RT Overlay varies in width since it followed the parcel
boundaries of any property that would be abutting the more intensive zoning districts. Generally, this is a
150-200 foot wide area.
Intent of the RT Overlay
The overall intent of the overlay is to promote harmony between disparate land uses and reduce
negative impacts. Examples of methods to reduce such impacts could include providing a variety of
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2
housing types, seeking to reduce dust, noise, and light impacts, and providing additional pedestrian
connections between uses. Through the adoption of the RT Overlay and Comprehensive Plan policies, the
guidance and direction was established to enable the City to subsequently create zoning regulations that
would directly implement the intent of the RT Overlay policies.
The policy guidance of the Comprehensive Plan does not by itself regulate; as a policy document, it only
provides guidance or policy that sets the direction for subsequent adoption of related development
regulations. The policies or direction must be implemented by the City developing, adopting, and
implementing subsequent development regulations such as zoning. The policies themselves do not have
regulatory effect; except that the Comprehensive Plan and development regulations must be consistent.
Generally, any new regulations that are developed based on the policies of the Comprehensive Plan
apply only to new development (new construction or alterations) that takes place after the new
regulations are adopted, unless specified otherwise. Not making the regulations retroactive is generally
preferable since it avoids surprising property owners and avoids creating non-conforming situations.
The specific policies of the RT-Overlay are included within the Comprehensive Plan (Exhibit “1”).
Approach in Other Jurisdictions
Auburn is unique in that there are very few examples of other jurisdictions within the region incorporating
transition overlays within their Comprehensive Plan as a map designation. When the intent is to apply
specific certain development regulations to a specific geographic area, this is more commonly
accomplished through a “zoning overlay” rather than at the higher level, long range focused
comprehensive plan level. Typically, an overlay is applied to existing zoning districts and adds a specific
level of regulations that are geographically focused. Examples include applying historic district overlays
requiring landmarks review in historic areas, view sensitive overlays that limit height in certain areas, or
manufacturing/industrial type overlays that limit the amount of retail in certain areas.
The concept of applying regulations to better manage the transition between incongruent land uses is
laudable and found in many jurisdictions throughout the region and country. Often, jurisdictions ensure
that height limits, additional landscaping, and limitations on high intensity uses are mandated for the more
intensive commercial and industrial zoning districts that are located near single-family and multi-family
areas. This is accomplished through zoning overlays that have specific standards or with transition zoning
districts that only permit certain types of uses and have specific development standards. In some cases,
such as with the Cities of Kent and Bellevue, any non-single-family residential site that is located within
300 feet from a single-family neighborhood is subject to additional transition standards found within the
zoning code. Within the City of Auburn, there are multiple code requirements that are able to provide a
transition between different land uses. Such requirements are outlined in the “Analysis” section of this
memorandum.
Practical difficulties in implementation
The policies for the Residential Transition Overlay encourage connecting uses with pedestrian ways,
allowing for a variety of housing types, and seeking to minimize noise, light, and air impacts. In the
Comprehensive Plan narrative and mapped locations, the RT Overlay was applied to single-family land
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September 17, 2018
3
use designations that were zoned R-1, R-5, and R-7 that abut more intensive zoning districts such as
commercial and industrial.
While the general intent of the RT Overlay focuses on protecting less intense land uses from impacts
resulting from nearby more intensive land uses, the mapped locations for the RT Overlay contain policies
that would allow for single-family areas to be developed with more intensive multi-family and mixed-use
developments. This dynamic results in a direct conflict with what the RT Overlay is trying to achieve, as
areas that are currently reserved for less intense development would have the potential to be developed
with more intense land use such as multi-family.
While this seems to provide an incentive to better manage the transition through allowing the bonus of
intensifying development, it also places the burden on the single-family residence and generally smaller
land owner who is least likely to be able to afford it. As a result, the transition is less likely to be
minimized or reduced and does not achieve the desired effect.
Further, the areas designated for the RT Overlay were based off a mapping analysis that doesn’t
accurately reflect what areas are in need of having the RT Overlay applied. It does not adequately
take into account existing man-made or natural features that serve as a barrier to manage the transition.
Examples include:
• Single-family subdivisions that are separated by steeply sloped areas from nearby industrial
properties in which an effective transition is already provided, such as along West Valley
Highway;
• Rural and undeveloped areas near the Auburn Academy and White River that are not located
near any high intense land uses;
• Single-family areas near Downtown Auburn that are already surrounded by intensive land uses
and should be protected
In addition, the name of “Residential Transition Overlay” closely resembles terminology from two other
designations found elsewhere in the Comprehensive Plan document, and thus, the multiple similar sounding
terms, each with different meanings and applications, is confusing to users. The Comprehensive Plan also
contains a “Residential Transition Comprehensive Plan designation” (also a mapped designation) and
provides for a future “Residential Transition zoning district”.
Analysis
Proposed remedy or approach
To remedy this situation while maintaining the necessary policy framework that will assist in providing
better transitions between incompatible land uses, City staff is proposing to remove the RT-Overlay from
the Comprehensive Plan Land Use map while keeping the RT-Overlay Policy statements. This will allow
for flexibility and the ability to apply such policies throughout the entire City where conflicts between
incompatible land uses exist. This will also eliminate confusion from the public, as the mapped RT-
Overlay designation implies that properties that are located within it, which are predominately single-
family, can be developed with higher intensive uses.
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4
Mapped RT-Overlay Areas. Map that only shows the zoning designations that are located within the RT-
Overlay. As noted previously, this is limited to the R-1, R-5, and R-7 Residential Zones, which are
generally developed with single-family residences. The RT-Overlay contains policies that would allow for
townhomes, duplexes, and small multi-family within these predominately and historically single-family
areas. The map is included in your packet as Exhibit “2”.
Existing Zoning Code Regulations. Various zoning code requirements are currently in effect to help
ensure that a transition is provided between incompatible land uses (see Exhibit “3”). These requirements
include:
Maintaining similar height limits for low intensity commercial uses and public facility type uses with
single-family residential uses
Requiring commercial, industrial, and multi-family uses to provide landscaping buffers when they
abut single-family residential uses.
Requiring industrial and some commercial type uses to meet performance standards to minimize
odors, noise, and other nuisances.
Establishment of the RO Residential Office zone, which allows for conversion of older single-family
residences into low intensity commercial uses such as offices. These locations are generally located
on busier roads and separate commercial or multi-family zoning districts from single-family
residential neighborhoods.
Possible Zoning Code Refinements. In order to demonstrate consistency with the Residential Transition
Overlay Comprehensive Plan policies, the following zoning code requirements could be incorporated into
the existing code:
Require pedestrian connections (walkways) from entrances of commercial buildings to the public
sidewalk. This is generally a requirement within the building code right now, but having it as a
zoning code requirement as well would give the Planning Director authority to ensure it is always
applied. There are direct Residential Transition Overlay policies that seek to require more
pedestrian connections to the public sidewalk.
Increasing the existing landscape buffer requirements so thicker landscaping and/or site
obscuring fences are required for newly developed properties that abut less intensive zoning
districts. There are direct Residential Transition Overlay policies that note that the higher intensive
uses, such as multi-family adjacent to single-family or commercial adjacent to single-family, have
the burden of mitigating impacts from light, noise, and dust.
Request
Staff is seeking the Planning Commission’s concurrence to proceed with removing the Residential Transition
Overlay as a mapped Comprehensive Plan designation while slightly modifying and retaining the
existing Residential Transition Overlay policies.
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5
Exhibit 1
Residential Transition Overlay Comprehensive Plan Policies
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Exhibit 1 (continued)
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September 17, 2018
7
Residential Transition Overlay Comprehensive Plan Polices
Exhibit 2
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8
Residential Transition Overlay Mapped Areas (cross hatched)
Exhibit 3
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9
Examples of Existing Zoning Code Provisions that Provide Transitions
Height Comparison between Residential & Commercial Districts
The below table shows the similarities in height requirements for commercial and industrial districts that
are the most likely to be located near residential areas. These requirements are outlined in ACC
18.07.030 & ACC 18.23.040
Standard R-5 R-7 R-10 R-16 R-20 C-1 M-1
Maximum
Building Height
35 35 45 45 50 45 45
Landscape Buffer Chart
The below chart outlines all of the zoning districts that require landscaping buffers when they abut
residential property.
Exhibit 3 (continued)
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10
Examples of Existing Zoning Code Provisions that Provide Transitions
Below is a list of performance standards that govern industrial type uses, thereby reducing potential
impacts to nearby less intense land uses such as single-family residential. These standards are
outlined in ACC 18.31.180.
A. General. The following performance standards specifically govern industrial, manufacturing,
processing, assembly and similar type uses typically found within the industrial zones. These standards
may also apply to other uses and activities in other zones, which are not otherwise governed by other
regulations of the Auburn City Code.
B. Noise. The noise emanating from the premises of commercial or industrial activities shall be muffled
so as to not become objectionable due to intermittent beat, frequency or shrillness, and shall not
exceed those standards as determined by Chapter 173-60 WAC, as amended.
C. Glare. Exterior lighting shall not be used in such a manner that it produces glare on public streets
and neighboring property. This restriction also applies to any other nonresidential zone or use adjacent
to single-family zones. Arc welding, acetylene torch cutting or similar processes shall be performed so
as not to be seen from any point beyond the property line of the use creating the glare.
D. Storage and Handling of Flammables. In terms of fire and safety hazards, the storage and
handling of flammable liquids, combustible liquids, liquefied petroleum gases and explosives shall
comply with the rules and regulations of the International Fire Code, as amended.
E. Electrical Interference. Provisions must be made for necessary shielding or other preventive
measures against interference occasioned by mechanical, electrical and nuclear equipment uses or
processes with electrical apparatus in nearby buildings or land uses.
F. Odorous Gases and Matter. The emission of odorous gases or matter in such quantities as to be
readily detectable, without special instruments, at any point beyond the property line of the use creating
the odors is prohibited.
G. Smoke and Particulate Matter Emissions. No emissions shall exceed the allowances set forth by
the Environmental Protection Agency, the Washington State Department of Ecology and/or the Puget
Sound Air Pollution Control Agency.
H. Dust, Dirt, Fly Ash, or Airborne Solids. No observable dust, dirt, fly ash or other airborne solids
shall be emitted except as related to construction activity or permitted in Chapter 18.62 ACC, Surface
Mining.
I. Waste Storage. Storage of animal or vegetable wastes which attract insects or rodents or otherwise
create a health hazard shall be prohibited. No waste products shall be exposed to view, from eye level,
beyond the property line of the use storing the waste.
J. Toxic Gases and Matter. No emissions of toxic gases or matter shall be permitted.
K. Vibration. Vibration which is easily discernible, without special instruments at any point beyond the
property line, is prohibited. This shall not apply to vibration caused by highway vehicles, trains, aircraft
or construction activities.
L. Hazardous Substance and Waste. No hazardous substances or wastes shall be released into the
environment so as to cause dangerous or offensive emission or contamination of any public or private
water supply, sewage treatment processes, watercourse or water body, the air or the ground, except in
accordance with standards approved by provisions of federal, state and local laws and regulations.
Exhibit 3 (continued)
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Examples of Existing Zoning Code Provisions that Provide Transitions
Below are the code provisions for the RO Residential Office zone, which acts as a transition between
commercial uses and residential uses by allowing existing homes to be converted to small scale
neighborhood businesses such as offices, restaurants, and personal service shops.
ACC 18.35.020 Intent of special purpose zones
B. RO and RO-H Residential Office and Residential Office-Hospital Zone. The RO and RO-H are
intended primarily to accommodate small-scale business and professional offices, medical and dental
clinics, and banks and similar financial institutions at locations where they are compatible with
residential uses. Some retail and personal services may be permitted if supplemental to the other uses
allowed in the zone. This zone is intended for those areas that are in transition from residential to
commercial uses along arterials or near the hospital. Conversion of residential uses to commercial uses
is geared towards encouraging adaptive re-use of existing single-family structures that continue to
appear in accord with the single-family residential character. The RO-H designation is to be used
exclusively for the hospital area, located in the vicinity of 2nd Street NE and Auburn Avenue, and is
intended to be used for medical and related uses and those uses compatible with the medical
community.
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