HomeMy WebLinkAbout09-08-2021 Planning Commission AgnedaPlanning Commission Meeting
September 8, 2021 - 7:00 P M
AGE ND A
I .Virtual P articipation
A.Virtual P articipation I nf o
The A uburn C ity Planning Commission Meeting scheduled f or S eptember 8, 2021, at
7:00p.m. will be held virtually and telephonically. To attend the meeting virtually please
click the below link, enter the meeting I D into the Zoom app, or call into the meeting at
the phone number listed below.
P er Governor I nslee's E mergency P roclamation 20-05 and 20-28 et. seq. and Stay
S afe- S tay Healthy, the City of A uburn is holding public meetings virtually at this time.
C ity of A uburn Resolution No. 5581, designates C ity of A uburn meeting locations for
all Regular, S pecial and Study S ession Meetings of the City Council and of the
C ommittees, Boards and Commissions of the City as Virtual L ocations.
J oin Z oom Meeting
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Meeting I D : 899 2518 7826
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I I .C AL L T O O RD E R
B.RO L L C AL L /E S TAB L IS HM E NT O F Q UO RUM
C .P L E D G E O F AL L E G IANC E
I I I .AP P RO VAL O F M INUT E S
A.A ugust 3, 2021 Draft Minutes from the Regular P lanning C ommission Meeting
I V.P UB L IC HE ARI NG S
V.O T HE R B US INE S S
A.Airport C ode Update
C ity F ile No. Z O A 20-0002: C ontinuation of A irport Zoning C ode Update
(amend Chpt 18.38 + Chpt 18.04 A C C + zoning map).
Page 1 of 78
B.2021 Comprehensive Plan Annual Update
I ntroduction and Overview of proposed changes to the Comprehensive P lan as part of
the 2021 A nnual Update process.
V I .C O M M UNI T Y D E V E L O P M E NT RE P O RT
Update on C ommunity Development S ervices activities.
V I I .AD J O URNM E NT
The City of Auburn Planning Commissi on i s 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 Commissi oners are appointed by the
Mayor and confirmed by the City Council .
Actions taken by the Planning Commi ssion, other than approval s or amendments to the
Planning Commission Rules of Procedure, are not final decisions; they are in the form of
recommendations to the ci ty council which must ultimately make the final decisi on.
Page 2 of 78
AGENDA BILL APPROVAL FORM
Agenda Subject:
Virtual Participation I nf o
Date:
August 25, 2021
Department:
Community Development
Attachments:
No Attachments Av ailable
Budget Impact:
Current Budget: $0
Proposed Revision: $0
Revised Budget: $0
Administrativ e Recommendation:
Background for Motion:
Background Summary:
Rev iewed by Council Committees:
Councilmember:Staff:
Meeting Date:September 8, 2021 Item Number:ES.A
Page 3 of 78
AGENDA BILL APPROVAL FORM
Agenda Subject:
August 3, 2021 Draft Minutes from the Regular Planning
Commission Meeting
Date:
August 25, 2021
Department:
Community Development
Attachments:
August 3, 2021 Draft Minutes from the Regular
Planning Commis s ion Meering
Budget Impact:
Current Budget: $0
Proposed Revision: $0
Revised Budget: $0
Administrativ e Recommendation:
Background for Motion:
Background Summary:
Rev iewed by Council Committees:
Councilmember:Staff:
Meeting Date:September 8, 2021 Item Number:
Page 4 of 78
PLANNING COMMISSION
August 3, 2021
Draft MINUTES
I. CALL TO ORDER
Chair Judi Roland called the meeting to order at 7:00 p.m. via Zoom due to Governor
Inslee’s Healthy Washington – Roadmap to Recovery initiative and the Governor’s
Emergency Proclamation 20-28 due to the Covid-19 Pandemic which establishes the
official meeting place, as virtual.
a.) ROLL CALL/ESTABLISHMENT OF QUORUM
Commissioners present: Chair Judi Roland; Vice Chair Lee; Commissioner Moutzouris;
Commissioner Mason.
Commissioner Stephens had late arrival to meeting and did not vote for approval of
minutes.
Commissioner Khanal was excused.
Staff present: Assistant City Attorney Doug Ruth; Planning Services Manager, Jeff
Dixon; Planner II, Alexandria Teague; Administrative Assistant, Jenn Oliver. Tim
Mensonides, City Airport Manager
Members of the public present: (none)
b.) PLEDGE OF ALLEGIANCE
II. APPROVAL OF MINUTES
A. July 20, 2021 – Regular Meeting Minutes
Commissioner Mason moved, and Commissioner Moutzouris seconded to approve
the minutes from the July 20, 2021, meeting as written.
MOTION CARRIED UNANIMOUSLY. (4-0)
III. PUBLIC HEARING (None)
Page 5 of 78
2
IV. OTHER ITEMS
Airport Code Update. City File No. ZOA20-0002: Introduction to Airport
Zoning Code Update (amend Chapter 18.38 + Chapter 18.04 ACC).
Staff presented a staff report regarding the Airport Code Update to the Planning
Commission.
The City of Auburn has the regulatory authority over how development occurs within the
community, including the ability to plan for, abate, mitigate, and otherwise respond to
land use concerns. The primary tool is through the City’s zoning and land use
regulations. The City also has the role of defining the current, short term, and long term
vision for growth and development within the City and this is completed through the
City’s adopted Comprehensive Plan.
Auburn’s current Comprehensive Plan as it relates to the Auburn Municipal Airport was
largely based on standards developed in 1995 and had not sufficiently kept pace with
changing conditions around the airport. Since the 1990s, development in the vicinity has
increased, and over the years the airport has had to contend with issues of meeting its
own operational, development, and safety needs, with that of the area around it. As a
result Auburn’s airport continues to face challenges such as the of lack of available land
for development and safety, and the encroachment of what are determined to be
incompatible uses, obstructions that penetrate the airspace, and noise sensitive uses.
As a result of these changing conditions, staff prepared text amendments for the
Comprehensive Plan during the 2020 annual amendment cycle. These amendments
were reviewed by the Planning Commission and subsequently approved by the City
Council on December 2, 2020. The goal of the text amendments was to reinforce in the
policy language the importance of the airport and protect the significant investment that
has been made, not only the Federal Aviation Administration (FAA) and Washington
State Department of Transportation (WSDOT), but also by the City. A copy of the signed
ordinance and adopted policies is attached for reference (Attachment A).
Now staff is in the process of updating the airport-related zoning code regulations. The
majority of the airport-related zoning code regulations are contained in Chapter 18.38,
the “LF Airport Landing Field District” of the Auburn City Code (ACC). The purpose of
the zoning code, or land use regulations, is to implement the policies of the
Comprehensive Plan and its appendices. This ensures consistency.
Regulations for the LF Airport Landing Field District Chapter primarily date back to 1964
(under Chapter 18.40 ACC, Ordinance No. 1702) five years prior to the construction of
the Auburn Municipal Airport, also known as Dick Scobee Field. The more recent
updates to the LF District regulations (now Chapter 18.38 ACC) occurred in 1987 (under
Ordinance No. 4229) and 1997 (under Ordinance No. 5026). So, while staff
strengthened the protection of the airport and its operations in the policy statements of
Comprehensive Plan during the 2020 annual amendment cycle, this policy guidance
must be implemented by corresponding regulations in the zoning code.
KEY CODE CHANGES
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3
Staff is in the process of completing what will look like an overhaul to Chapter 18.38
ACC. However, the bulk of the changes include reorganization of the chapter,
standardization in terminology, consolidating sections, and clarifying language.
Other key proposed changes to Chapter 18.38 ACC include:
NEW Airport overlay restrictions and standards section
REVISED Height compliance section
NEW Height mitigation and maintenance section
REVISED Nonconforming structures, trees, land, and uses section
REVISED Variance section
NEW Airport intent and boundaries section
The purpose of the airport zoning overlay is to protect the viability of the Auburn Airport
by discouraging incompatible land uses, and mitigating potential safety impacts when
siting land uses in proximity to the airport. The proposed airport overlay (Attachment B)
will be adopted on the City’s Comprehensive Zoning Map.
The WSDOT’s “Airports and Compatible Land Use Guidebook” (referenced herein as the
WSDOT Guidebook) was used as guidance to create the airport zoning overlay. The
WSDOT Guidebook is intended to help airports and communities proactively prevent
incompatible development (land use) around airports in the state. It does so by providing
best practices and steps to create regulations designed to prevent and deter
incompatible uses. The airport zoning overlay will be the mechanism in which
regulations, designed to prevent and deter incompatible uses, are applied around the
airport – without changing the underlying land use designation and zoning district of the
area. So the airport zoning overlay is in addition to zoning district regulations that apply.
The WSDOT Guidebook breaks down an airport zoning overlay into subcategories –
referred to as “Compatibility Zones”. The six compatibility zones include the Runway
Overlay Zone, Inner Safety Zone, Inner Turning Zone, Outer Safety Zone, Sideline
Safety Zone, and Airport Operations Zone. The original shape and extent of each
compatibility zone was created using the nationwide database of general aviation aircraft
accidents and adjusted to account for specific variations such as airfield configuration,
usage, runway lengths, types of approach procedure, traffic pattern locations, to be
specific for the Auburn Airport.
The extent, shape, and purpose of each compatibility zone are defined in the proposed
airport zoning overlay zone and boundaries section of Chapter 18.38 ACC. It should be
noted, that Auburn is proposing to add the airport’s flight traffic pattern as a seventh
zone. While not accounted for in the WSDOT Guidebook, other jurisdictions, such as
Arlington and Yakima, have taken a similar approach to account for and mitigate the
potential impacts to the airport’s flight traffic pattern.
NEW Airport overlay restrictions and standards section
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When assessing whether a land use is compatible around the airport, the WSDOT
Guidebook provides four basic compatibility criteria, including: noise, affects within the
airport influence area, airspace protection, and safety. These four criteria represent the
most common effects that an airport can have on the surrounding area, and the effects
that the surrounding area can have on an airport. The criteria are explained below in the
glossary under “Basic Compatibility Criteria.” The criteria was used to create an
inventory of the uses that currently exist within the compatibility zones and assess
whether these uses are compatible with the airport and airport operations. The criteria
was also used to determine which uses could occur in the future based on the zoning
districts that are contained within each compatibility zone. Staff reviewed the land uses
within each compatibility zone against the criteria. The WSDOT Guidebook provides a
“Airport Land Use Matrix” that notes whether a particular land use type is compatible
within a particular zone. Since it is primarily about safety and continued viability of airport
operations, It is important to note that all zones do not need the same level of
restrictions. Generally, the closer an area is to the airport, the greater the restrictions. It
should also be noted that the WSDOT Guidebook does not provide absolute rules and
does not recommend a one-size-fits all approach. Local airport managers, city staff, and
the community are in the best position to evaluate the specific circumstances and
"ground truth" what is appropriate for their airport and surrounding area.
To that end, staff is proposing to prohibit the following new uses within Compatibility
Zones 1, 2, and 3 for safety and noise considerations; they are considered an
incompatible use near an airport. Per the WSDOT Guidebook high density residential
development, including multiple-family and mixed use developments, are those uses that
have the greatest potential for consequences to people on the ground as a result of
aircraft accidents. “Special function uses” such as hospitals, nursing homes, K-12
schools, and senior housing fall into this category as well. Zones 1 and 2 of the airport
overlay represent the areas where the risk of aircraft accidents is the greatest. Most of
the uses proposed to be prohibited could be considered “noise sensitive” uses as well.
Noise can be particularly disruptive, in both outdoor and indoor settings, to residential
uses, including single family residences and multiple-family developments. The City has
received airport a few noise complaints from the multiple family/mixed use and senior
housing located in the southwest of Compatibility Zone 3. This represents the area in
which departing aircraft may begin turning over this area to fly toward their destination or
to remain in the traffic pattern.
Table 1 (below) lists each land use, the WSDOT Guidebook’s recommendation, and the
degree to which the land use exists with the airport overlay.
Table 1. Proposed Prohibited Land Uses in Zones 1-3 of the Airport Overlay
Land Use WSDOT Guidebook
Recommendation
To what degree does it exist
today?
Multiple-family
dwellings, stand alone
Multiple-family dwellings are not
appropriate in Compatibility Zone 1
and 2. It is appropriate in Zone 3 in a
limited capacity. New developments
should be moved away from the
extended runway centerline.
No multiple-family dwelling were
identified in Compatibility Zones 1-
3.
Page 8 of 78
5
Mixed-use development Mixed use development is appropriate
in Compatibility Zones 1 and 2. It is
appropriate Zone 3 provided it does
not create height hazard, obstructions,
smoke, glare, or other airspace
hazards. Mixed use can be
compatible with aviation because they
often have higher background noise
levels that tend to masks aircraft
noise, and people living there expect
some level of noise disturbance.
One mixed use project exists (The
Reserve/Villas) within southeastern
Compatibility Zone 3.
The property is zoned C-1, Light
Commercial. No new mixed-use
developments is allowed in the C-1
zoning district. However, a mixed-
use development that has received
vesting prior to Resolution No.
5187 (adopted December 7, 2015)
is an outright permitted use in the
C-1 zoning district. Therefore the
mixed use development that exists
in the southeastern Compatibility
Zone 3 is vested.
Nursing homes
Assisted living facilities
Hospitals
“Special function uses” such a
hospital or nursing home, are not
appropriate in Compatibility Zones 1-
3.
No nursing homes, assisted living
facilities, or hospitals were
identified in Compatibility Zones 1-
3.
Senior housing Senior housing is not appropriate in
Compatibility Zones 1-3.
Technically The Reserve (senior
housing) is outside of the
southeastern Compatibility Zone 3.
The property is zoned C-1, Light
Commercial. No new senior
housing is allowed in the C-1
zoning district. However, a senior
housing that has received vesting
prior to Resolution No. 5187
(adopted December 7, 2015) is an
outright permitted use in the C-1
zoning district. The senior housing
development in the southern Zone
3 is vested and is legally
established.
Schools (K-12) “Special function uses” such as K-12
schools are not appropriate in
Compatibility Zones 1-3.
No K-12 schools were identified in
Compatibility Zones 1-3.
Daycare center and
nursery
schools/preschools
“Special function uses” such as
daycare centers and preschools are
not appropriate in Compatibility Zones
1-3.
One daycare center was identified
within the southern Compatibility
Zone 2 at this time.
The property is zoned C-1, Light
Commercial. Daycare centers are
permitted outright in the C-1 zoning
district.
Page 9 of 78
6
Single-family dwelling,
detached
Single family residences (SFRs) are
not appropriate in Zones 1-3.
No SFRs within Compatibility
Zones 1-3.
Also, in the NEW Airport overlay restrictions and standards section, staff is proposing
specific standards designed to mitigate potential adverse impacts when siting land uses
in proximity to the airport. Table 2, below, depicts the proposed standards and the
compatibility zone in which it will apply. As mentioned previously, it is important to note
that all zoning district do not need the same level of restrictions. Generally, the closer an
area is to the airport, the greater the restriction, and in this case more standards apply.
Table 2. Proposed Standards and the Compatibility Zones in which they Apply
Standard Applicable
Compatibility Zones
Addresses which
airport effect
All property owners seeking permit(s)
for grading (excluding minor grading
permits), building (exceed 50 percent
of the value of the building or
structure), extension or replacement of
public utilities, subdivision, or
development activity that triggers
public improvements per Chapter
12.64A ACC, shall dedicate an
avigation easement to the City of
Auburn over the affected portion of
their property prior to issuance of said
permit(s). The language of the
easement shall be provided by the City.
1, 2, 3, 4, and 5 • Noise
• Safety
• Affects within the
airport influence area
• Airspace protection
No use may create an electrical
interference with navigational signals
or radio communications at the airport,
or with radio or electronic
communications between the airport
and aircraft or aircraft to aircraft.
1, 2, 3, 4, 5, 6, and 7 • Safety
• Airspace protection
No structure or tree shall be placed,
erected, or allowed to grow that makes
it difficult for pilots to distinguish
between airport lights and other lights,
results in glare to pilots, impairs
visibility in the vicinity thereof, or
otherwise endanger the landing, taking
off or maneuvering of aircraft.
1, 2, 3, 4, 5, 6, and 7 • Safety
• Affects within the
airport influence area
• Airspace protection
No use or structure shall emit
emissions of fly ash, dust, vapor,
1, 2, 3, 4, and 5 • Safety
Page 10 of 78
7
gases, steam, or other forms of
emissions that may conflict with any
operations of the airport.
• Affects within the
airport influence area
• Airspace protection
No use or activity shall be permitted
that would foster an increase in bird
population and thereby increase the
likelihood of aircraft and bird impact,
as determined by the Planning Director
in consultation with the Airport
Manager.
1, 2, and 5 • Airspace protection
• Safety
In order to deter the congregation of
wildlife, stormwater facilities must
meet or exceed recommendations
found in Appendix I-H, Airport
Operations of the City of Auburn
Surface Water Management Manual
(SWMM), as defined in ACC
12.04.010(B).
1, 2, and 5 • Airspace protection
• Safety
All property owners within 1,000 feet of
properties zoned LF, Landing Field
District seeking permit(s) for grading
(excluding minor grading permits),
building (exceed 50 percent of the
value of the building or structure),
extension or replacement of public
utilities, subdivision, or development
activity that triggers public
improvements per Chapter 12.64A
ACC, shall record an aviation
disclosure notice with the King County
Recorder’s Office containing a
requirement to notify , in writing, future
owners and tenants prior to signing a
lease or sale, of the possible affects
from aviation activities. The language
of the notice shall be provided by the
City.
6 • Noise
All property owners seeking permit(s)
for grading (excluding minor grading
permits), building (exceed 50 percent
of the value of the building or
structure), extension or replacement of
public utilities, subdivision, or
development activity that triggers
public improvements per Chapter
12.64A ACC, shall record aviation
disclosure notice with the King County
Recorder’s Office containing a
requirement to notify in writing, future
owners and tenants prior to signing a
7 • Noise
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8
lease or sale, of the possible affects
from aviation activities. The language
of the notice shall be provided by the
City.
REVISED Height compliance section
As mentioned in the preceding paragraphs, the City of Auburn, not the Federal Aviation
Administration (FAA), has the authority to regulate land uses surrounding the airport.
The FAA relies on the local jurisdiction with land use authority to protect the navigable
airspace from both naturally occurring and man-made airspace obstructions. The FAA
does however, have a technical advisory role based on its interest in protecting the
airspace associated with an airport that is part of the National Plan of Integrated Airport
Systems (NPIAS). The FAA is required to administer navigable airspace in the public
interest to ensure the safety of aircraft and its efficient use. This is completed through, in
part, the Federal Air Regulation (FAR) Part 77 Surfaces and other surfaces, such as
Terminal Instrument Procedure (TERPS).
Chapter 18.38 ACC contains the height limitations of the FAR Part 77 Surfaces
established for the Auburn Municipal Airport airspace by the FAA. No structure, building,
sign, lighting, tree, fence, device, or other object, is permitted to have a height exceeding
these surfaces. If one of the aforementioned objects exceeds the surface, it is described
as “penetrating the airspace”.
The description of the surfaces and their established height limitations remain
unchanged. Although Staff has revised the height limitation - compliance section, titled
“Structure and use permits” in existing code. The purpose of this section is that, where
an object might have a height greater than an established surface, applicants must
demonstrate compliance with the height limitations. The revision to this section is to
define how compliance must be demonstrated. Generally compliance is demonstrated
through documentation depicting the elevation of the structure relative to the airspace.
However, if construction or alteration of an object penetrates one of the FAA Part 77
Surfaces, then the applicant will be required to prepare and submit FAA form 7460
"Notice of Proposed Construction or Alteration". With this form the applicant is required
to explain to the FAA why the proposal does not constitute a hazard to air navigation and
why it will not cause an inefficient use of airspace. It should be noted that while submittal
of FAA Form 7460 is not yet codified within the City’s code, it is however already a
federal requirement.
NEW Height mitigation and maintenance section
Staff is proposing the addition of a maintenance and mitigation section. The purpose of
this section is two-fold: to require that aircraft warning lights and markers are maintained
and reinforce the requirement that any tree installed near the airport must be maintained
such that it does not penetrate the airspace. Where an object penetrates the airspace,
the airport manager may require the installation of markers and lights. The existing code
requires such markers and lights be installed and maintained by the City. This creates a
significant cost and burden to the City. So, staff is proposing to shift the installation and
maintenance of the markers and lights to the owner of the structure. The City will
however, require a public maintenance easement to allow City access to inspect the
markers and lights as needed.
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REVISED Nonconforming structures, trees, land, and uses section
The most significant change proposed to the existing nonconforming sections within
Chapter 18.38 ACC is tying it back to the existing Chapter 18.54 ACC, the
"Nonconforming Structures, Land and Uses" chapter of the Zoning Code (Title 18).
Making the connection between Chapter 18.38 ACC and Chapter 18.54 ACC is
significant because the latter chapter establishes thresholds of how and when an
nonconforming use can continue operations, and when a use or structure loses it
nonconforming status. The nonconforming regulations of Chapter 18.38 ACC are not
well-defined and create unnecessary ambiguity.
For example, the existing regulations of Chapter 18.38 ACC states that “before any
nonconforming structure or tree may be replaced, substantially altered or repaired,
rebuilt, allowed to grow higher or replanted, a permit must be secured from the airport
manager and, if applicable, the building official.”
It does not, though, define what "substantially altered or repaired” means; nor does it
define by how much a nonconforming structure or use made be enlarged. Meanwhile,
Chapter 18.54 ACC establishes thresholds for the maintenance, repair, enlargement,
and the alteration of nonconforming uses.
Also, the existing regulation of Chapter 18.38 ACC related to the abatement (or removal)
of nonconforming structures and uses is limited in scope. It states that a nonconforming
structure or use that is to be abated is either abandoned or more than 80 percent torn
down, physically deteriorated or decayed, and places the burden on the airport manager
to make the determination. Moreover, the existing code does not define what is to occur
with a use that has been discontinued or subsequently changed to a conforming use, nor
does it define the period of time by which a use may be considered abandoned (e.g.
vacant or unoccupied). Therefore, staff proposes to address these issues by tying the
abatement related regulations of Chapter 18.38 ACC back to Chapter 18.54 ACC,
specifically section ACC 18.54.070. This section of Chapter 18.54 ACC outlines under
what circumstances nonconforming structures and uses must be abated and clarifies the
aforementioned issues.
Further, the existing regulations of Chapter 18.38 ACC also do not define by how much
a tree may be allowed to grow taller, or when it must be abated, and when it may be
replanted. It should be noted that Chapter 18.54 ACC and Chapter 18.50 ACC the
"Landscaping and Screening" chapter of Title 18 do not contain regulations relating to
nonconforming trees either. Trees in particular create a unique challenge to airports, as
they generally do not start off as something that affects airport operations or penetrate
the airspace, but do so over time. Nonconforming trees are those that have existed prior
to 1969 and do not require an alteration. However, no permit will be granted for a
nonconforming tree that would allow it to become a greater hazard (i.e. grow taller) and if
altered, must conform to the new regulation contained in the height limitation –
maintenance and mitigation section. Any tree that is diseased, decayed, dead, or dying
must be removed, and if required, replaced with a tree that conforms to the height
limitation – maintenance and mitigation section.
REVISED Variance section
The most significant change proposed to the variance sections of Chapter 18.38 ACC
involves tying it to the City’s existing chapter related to variances (Chapter 18.70 ACC).
A variance is the mechanism in which relief from zoning development standards in the
City Code is granted. Chapter 18.70 ACC contains the criteria in which a variance must
Page 13 of 78
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be evaluated, processed, and decided by the Hearing Examiner. While there have been
very few variances requested for the airport regulations (i.e. the development
standards), Chapter 18.38 ACC does not provide the aforementioned level of specificity.
Therefore, staff is using this opportunity to improve upon the variance sections of
Chapter 18.38 ACC.
TEXT AMENDMENT
The zoning code text amendment is shown by strikeout/underline and is attached in the
packet as Attachment C and as a “clean version” in Attachment D.
Staff concluded their presentation and opened it up for questions from the
Planning Commission.
Chair Roland asked about the height of the clearance zones around the airport. Ms.
Teague answered by explaining the outermost clearance zone represents a conical
surface around the airport and identifying the approximate height above the ground at
this outermost point. Vice-Chair Lee asked about the accident history and if there was
any particular factors at the airport that contribute to the lack of accidents. Staff
responded that they were not aware of any special circumstances.
Tim Mensonides, City of Auburn Airport Manager, indicated that he was unaware of any
accident history at the airport but acknowledged that before he was hired, the airport
was managed by a firm that was contracted by the city so he may not have information
from this time.
The Commission asked what was the most immediate effect of the proposed
regulations. Ms. Teague said that it may not affect existing nearby businesses except
most immediately it may affect those existing businesses seeking to add Heating,
Ventilation, and Air Conditioning (HVAC) to roof tops and that they maintain tree heights
that have the potential to affect airspace. It will also have an effect on certain new land
uses
The Commission inquired which parts of the proposed update (text amendment) will the
public/property owners be most concerned about. Alexandria Teague, Planner II stated
that in her opinion there are two main provisions that the public and nearby property
owners will be concerned about: that certain, new uses will be prohibited in the newly
proposed “Compatibility Zones 1, 2, and 3”, and 2) the requirement that new or
redeveloped parcels in Compatibility Zones 1, 2, and 5.
Mr. Mensonides said he had a recent discussion about the regulation changes with the
Washington State Dept of Transportation Aviation Division staff, and they we very
supportive of the draft changes being proposed. He thanked Ms. Teague for all the work
and effort in preparing the slate of changes and remarked that Washington State Dept
of Transportation Aviation Division staff had suggested they would like to use the Auburn
code as an model code example.
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V. COMMUNITY DEVELOPMENT REPORT
Planning Services Manager, Jeff Dixon introduced Tammy Gallier, Administrative
Assistant who while has been introduced to the Commission before will be covering for
Jenn Oliver while she is on vacation in September and Josh Steiner, the new Senior
Planner. He remarked that the Commission will be seeing Mr. Steiner again as part of
the Annual Comprehensive Plan Amendments.
Mr. Dixon updated the Commission on city staff’s plans for returning to the office in
response to COVID. While he informed last month, that staff would be transitioning to
three days a week in the office during August, this has been changed by the Mayor. In
response to increased incidence of outbreaks, the schedule will be the same as July with
staff coming into the office two days a week.
Mr. Dixon said the Commission members are likely aware from the news reports of the
fire that happened on W Main St downtown last week. He indicated it will take some time
to conduct the structural evaluations and the necessary fire and insurance investigations
of the burned building. Then it will likely be a series of phased demolition permits to
dismantle portions of the building and determine if any portions are salvageable. This is
a long slow process and will see the damaged building in place for some time.
Chair Roland asked about the adjacent city-owned Avenue Act Theater and if
performances will be able to continue. Dixon said that while it is closed now, and there
had been some water and smoke damage but was hopeful the schedule could continue.
Mr. Dixon explained that the 129-acre General Services Administration (GSA) in SW
Auburn, next to Boeing Plant is proposed to be advertised for auction of the land. The
Commission may remember a Comprehensive Plan map change and zoning map
change that was processed for this property from industrial to heavy commercial and C-3
Heavy Commercial zoning in 2016. An on-line auction will be conducted in October with
anticipated closing on the property in January. Vice Chair Lee asked if any portion of the
GSA offices would remain in use on the site after the sale. Staff replied that they did not
think that to be the case.
Staff reported that the Commission may also be aware from news reports that King
County has recently purchased the Clarion Hotel at the NE corner of 16th ST NE and B
ST NE in Auburn to use as a permanent supportive housing. This is not a shelter, since
residents will live there long-term with on-site staff support. This costs 11.8 million for the
County to buy and no city money was used for the purchase. The County will also
continue to operate. There are 102 rooms, so should be at least that many residents,
though some rooms may be occupied by two persons. The County had a willing seller of
the property.
The date of the next planning Commission meeting on September 8th was discussed. It
was noted that this will be on a Wednesday due to the Labor Day holiday on Monday.
Items planned for the agenda are discussion of the annual comprehensive plan
amendments and continued discussion of the airport-related code changes.
With no further business to come before the Planning Commission, Chair Roland
adjourned the meeting at 8:19 p.m.
Page 15 of 78
12
Page 16 of 78
AGENDA BILL APPROVAL FORM
Agenda Subject:
Airport Code Update
Date:
August 25, 2021
Department:
Community Development
Attachments:
Airport Zoning Code Text Amendment Memo
Attachment A - Airport Zoning Code Text
Amendment (s trik e through and underline
Attachment B - Airport Zoning Code Text
Amendment (clean vers ion)
Attachment C - Airport Overlay Map Amendment
Budget Impact:
Current Budget: $0
Proposed Revision: $0
Revised Budget: $0
Administrativ e Recommendation:
Background for Motion:
Background Summary:
Rev iewed by Council Committees:
Councilmember:Staff:
Meeting Date:September 8, 2021 Item Number:
Page 17 of 78
Page 1 of 2
MEMORANDUM
TO: Judi Roland, Chair, Planning Commission
Roger Lee, Vice-Chair, Planning Commission
Planning Commission Members
FROM: Alexandria D. Teague, Planner II
Department of Community Development
DATE: August 13, 2021
RE: City File No. ZOA20-0002 - Airport Zoning Code Update
I. PLANNING COMISSION REVIEW
At the August 3rd Planning Commission meeting Staff introduced the airport related text and map
amendments. The introduction provided an in-depth review of the following:
• The adopted airport related Comprehensive Plan policies;
• The FAA, WSDOT, and Auburn’s roles in regulating airport operations and the surrounding area;
• The “airport influence” area;
• Challenges around the airport; and
• A summary of the key code changes.
The purpose of this memo is describe the revisions made to the text and map amendments presented at
the August 3rd Planning Commission meeting. The revisions include:
1. Removing Compatibility Zone 7 from the proposed airport overlay and the airport overlay
restrictions and standards section;
2. Updating the FAR Part 77 “Primary Surface” description and several surface elevations
3. Adding FAA Form 7460 “Notice of Proposed Construction” as a method of ensuring compliance
with the FAR Part 77 surfaces
The revisions to the text amendment are shown in Attachment A and B and are briefly described below.
The revised airport overlay (the map amendment) is included in Attachment C.
II. REVISIONS DESCRIPTIONS
1. Compatibility Zone 7, which constituted the airport traffic patterns, was removed from the
proposed airport overlay. It was removed because implementing the proposed restrictions and
standards along narrow paths (the pattern lines) could create issues of inconsistency when
administered by staff. Also the existing proposed standards for Compatibility Zone 6 should account
for and mitigate the potential impacts to the airport’s flight traffic pattern.
2. The FAR Part 77 “Primary Surface” description was changed from a more general description to one
specific to the Auburn Municipal Airport. The surface elevations were updated to reflect the more
recent runway extensions – new highpoints on the runway as a result of the runway extensions.
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Page 2 of 2
3. The filing of an FAA Form 7460 “Notice of Proposed Construction or Alteration” was added as a
method to demonstrate compliance with the height limitations. Per FAA guidance the form is to be
submitted before proposed construction or alteration (before the object penetrates the airspace).
This is a method that is currently used by the City to determine whether an object will penetrate the
airspace.
III. TEXT AMENDMENT
The zoning code text amendment is shown by strikeout/underline and is attached to this memo as
Attachment A and as a “clean version” in Attachment B. The zoning map amendment is attached to this
memo as Attachment C.
IV. STAFF REQUEST
If the Planning Commission believes that the changes are ready to proceed, Staff will move forward with
noticing and scheduling of a public hearing on October 5th.
V. ATTACHMENTS
A – Airport Zoning Code Text Amendment (strike through and underline)
B – Airport Zoning Code Text Amendment (clean version)
C – Airport Overlay Map Amendment
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Chapter 18.38
LF AIRPORT LANDING FIELD DISTRICT, OVERLAY, AND FAR PART 77 SURFACES
Sections:
18.38.010 Intent.
18.38.020 Purpose.
18.38.030020 LF Airport Landing Field District Permitted uUses.
18.38.040 LF Airport Landing Field District Development Standards.
18.38.050 Airport Overlay Intent and Boundary.
18.38.030 Restricted uses.
18.38.060040 Zones established generally.Airport Overlay Restrictions and Standards.
18.38.070 Federal Aviation Regulations Part 77 Surfaces and Other Surfaces.
18.38.050 Approach zone.
18.38.060 Transitional zone.
18.38.070 Horizontal zone.
18.38.080 Conical zone.
18.38.085 Obstacle free area.
18.38.090 Height limitations – Generally.
18.38.100 Height limitations – Noninstrument approach zone.
18.38.110 Height limitations – Transition zones.
18.38.120 Height limitations – Horizontal zones.
18.38.130 Height limitations – Conical zones.
18.38.080140 Nonconforming uUses, sStructures, and tTrees. – Continuation allowed when.
18.38.150 Nonconforming structures and trees – Marking and lighting.
18.38.160 Structure and use permits.
18.38.170 Nonconforming structures or trees – Alteration.
18.38.180 Nonconforming structures or trees – Abandoned or destroyed – Permit
prohibited.
18.38.090190 Requirements for vVariances.
18.38.200 Variance – Grant conditions.
18.38.100210 Decision aAppeals – Generally.
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18.38.110220 Conflicting Rregulations.
18.38.120230 Enforcement.
18.38.130240 Violation – Penalty.
18.38.250 Development standards.
18.38.010 Purpose.
The provisions of this chapter apply to lands located within the LF Airport Landing Field Zoning District,
Airport Zoning Overlay, and Federal Aviation Administration (FAA) Federal Regulation Title 14 Part 77
Imaginary Surfaces (FAR Part 77 Surfaces) and other Surfaces. The airport overlay and the FAR Part 77
Surfaces and other surfaces are supplemental to the existing zoning districts and may be more
restrictive than the underlying zoning designation. The restrictions, performance standards, and
requirements of the airport overlay shall be in addition to those of the underlying zone and, where
explicitly noted, supersede the underlying zoning. If implementation of this chapter conflicts with other
provisions of the City Code, State, or federal law, the more restrictive requirement applies.
18.38.010020 Intent.
The intent of this chapter is to provide for the operation and management of the Auburn Municipal
Airport. This chapter seeks to apply the City’s Comprehensive Plan and to implement certain land use
and zoning development standards to reduce or avoid potential for airport related hazards. It is found
that an airport hazard endangers the lives and property of users of the municipal airport and of
occupants of land or property in its vicinity, and also, if of the obstruction type, in effect reduces the size
of the area available for the landing, taking off, and maneuvering of aircraft, thus tending to destroy or
impair the utility of the municipal airport and the public investment therein. Accordingly, it is declared
that:
A. The creation or establishment of an airport hazard is a public nuisance and an injury to the region
served by the municipal airport;
B. It is necessary in the interest of the public health, public safety, and general welfare that the
creation or establishment of airport hazards be prevented; and
C. The prevention of these airport hazards should be accomplished, to the extent legally possible, by
the exercise of the police power without compensation. It is further declared that both the prevention
or the creation or establishment of airport hazards and the elimination, removal, alteration, mitigation
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ZOA20-0002 Page 3 of 21
or marking and lighting of existing airport hazards are public purposes for which political subdivisions
may raise and expend public funds and acquire land or interests in land. (Ord. 5026 § 1, 1997; Ord. 4229
§ 2, 1987.)
D. For the purpose of this chapter structure means any object constructed or installed by a human
being, including, but not limited to buildings, signs, fences, towers, devices, and overhead transmission
lines, and tree means any object of natural growth.
18.38.020030 LF Airport Landing Field District Permitted usesUses.
A. Permitted Uses. Hereafter the effective date of this ordinance all buildings, structures, or parcels of
land shall only be used for the following, unless otherwise provided for in this title:
1A. Landing, taking off, taxiing, and flying of aircraft, excluding ultralights as defined by ACC
8.36.010;
2B. Aviation related business, manufacturing, service-related uses including Bbusinesses incidental
to and necessary or convenient for airport operations, including offices, eating establishments,
restrooms, hangars, shops for light repairs, gasoline and oil sales and accessory structures; and
3C. Other uses as determined by the Planning Director in consultation with the Airport Manager as
defined in Chapter 12.56 ACC hearing examiner to be related to operation and use of the airport.
(Ord. 5026 § 1, 1997; Ord. 4229 § 2, 1987.)
18.38.030 Restricted uses.
Restricted uses shall be as follows: no use may be made of land within any airport zone in such a manner
as to create electrical interference with radio communication between the airport and aircraft, making it
difficult for fliers using the airport, impair visibility in the vicinity thereof, or otherwise endanger the
landing, taking off or maneuvering of aircraft. (Ord. 5026 § 1, 1997; Ord. 4229 § 2, 1987.)
18.38.040 LF Airport Landing Field District Zoning Development Standards.
Table 18.38.040 Development Standards
A Minimum lot area (square feet) None
B Minimum lot width None
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ZOA20-0002 Page 4 of 21
C Minimum lot depth None
D Minimum lot coverage None
E Maximum structure height 45 ft1 3
F Minimum front setback (feet) None2
G Minimum interior side setback (feet) None
H Minimum street side setback (feet) None2
I Minimum rear setback (feet) None2
J Fences See ACC 18.31.0203
K Landscaping See Chapter 18.50 ACC3
L Parking See Chapter 18.52 ACC
M Signs See Chapter 18.56 ACC3
N Outdoor lighting See Chapter 18.55 ACC3
1 Buildings and/or structures necessary for airport operations are exempt from the height requirements of this
title when approved by the Airport Manager.
2 Must meet sight distance provisions of the engineering design standards.
3 Except as restricted elsewhere by this chapter.
18.38.050 Airport Overlay Intent and Boundaries.
The purpose of the airport overlay, as identified on the City of Auburn Comprehensive Zoning Map, is to
protect the utility and viability of Auburn Airport by discouraging incompatible land uses and requiring
the evaluation and consideration of potential safety impacts when siting certain land uses in proximity
to the airport. The airport overlay is supplemental to the established zoning districts and may be more
restrictive than the underlying zoning district. The overlay is composed of six zones based on use and
proximity to the airport runway. The zones were modeled after the WSDOT Aviation Airport
Compatibility Zones 1-6, and the Airport’s published traffic pattern.
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ZOA20-0002 Page 5 of 21
A. Zone 1 - Runway Overlay Zone. Zone 1 is a rectangular area that encompasses the trapezoidal runway
protection zone (RPZ) at each end of the runway as shown in the “Auburn Municipal Airport Master
Plan,” dated May 2015, as may be amended. The purpose of Zone 1 is to maintain areas that are
generally free of obstructions and significant concentrations of people. Zone 1 extends one thousand
(1,000) feet in length from the ends of the future configuration of Runway 34/16 and is seven hundred
and fifty (750) feet in width.
B. Zone 2 - Inner Safety Zone. Zone 2 is a rectangular area that extends beyond Zone 1 along the
extension of the runway centerline. Next to the Zone 1 it represents the area where the risk of aircraft
accidents is the greatest. This zone extends one thousand five hundred (1,500) feet from Zone 1 and is
seven hundred and fifty feet (750) in width.
C. Zone 3 – Inner Turning Zone. Zone 3 is defined by a triangular shaped area that is positioned along
each side of Zones 1 and 2. When operating visually, departing aircraft may begin turning over this area
to fly toward their destination or to remain in the traffic pattern. Arriving aircraft often overfly this area
as well. This zone extends three thousand (3,000) feet from the Zone 3 vertex offsets (a point that is on
the runway centerline) and inward within a thirty degree sector towards the extended runway
centerline.
D. Zone 4 - Outer Safety Zone. Zone 4 is a rectangular area that lies beyond Zone 3 along the extended
runway centerline. Aircraft flying straight out or in, overfly this area at low altitude. This zone is
particularly significant on runways where airport operations use instrument procedures and at busy
airports where elongated traffic patterns are common. This zone extends two thousand five hundred
(2,500) feet beyond Zone 3 and is five hundred (500) feet in width.
E. Zone 5 - Sideline Safety Zone. Zone 5 consists of narrow bands along each side of the runway and
encompasses the Object Free Area (OFA), as defined by the Airport Master Plan, dated 2015, as may be
amended). This zone is defined by a five hundred (500) foot centerline offset on each side of the
runway. Aircraft do not normally fly over the sideline zone. The principal risk is from aircraft that lose
directional control while landing or just after take off.
F. Zone 6 – Airport Operations Zone. Zone 6 contains the remainder of the airport environment where
aircraft fly as they approach and depart the airport. This zone extends six thousand five hundred (6,500)
feet in length from the Zone 3 vertex offsets and six thousand (6,000) feet in width from the runway
centerline.
ircraft
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ZOA20-0002 Page 7 of 21
18.38.060 Airport Overlay Restrictions and Standards.
A. Zones 1 and 2. The following regulations shall apply within the boundaries of Zones 1 and 2:
1. The following new uses established hereafter the effective date of this ordinance are prohibited in
Zones 1 and 2:
a. Multiple-family dwellings, stand-alone;
b. Mixed-Use development;
c. Nursing home;
d. Assisted living facility;
e. Hospitals;
f. Senior housing;
g. Schools, elementary, middle/junior high, and secondary or high school;
h. Daycare center and nursery schools/preschools;
i. Detached single-family dwellings, except caretakers quarters; and
j. Other uses, similar to those above, or activities determined by the Planning Director in
consultation with the Airport Manager to be incompatible with aviation, aviation safety, or
any activity that has the potential to interfere with the airport, airport traffic patterns, and
aircraft operations.
2. The following standards apply in Zones 1 and 2:
a. All property owners seeking permit(s) for grading (excluding minor grading permits),
building (exceed 50 percent of the value of the building or structure), extension or
replacement of public utilities, subdivision, or development activity that triggers public
improvements per Chapter 12.64A ACC, shall dedicate an avigation easement to the City of
Auburn over the affected portion of their property prior to issuance of said permit(s). The
language of the easement shall be provided by the City.
b. No use may create an electrical interference with navigational signals or radio
communications at the airport, or with radio or electronic communications between the
airport and aircraft, or aircraft to aircraft.
18.38.030 Restricted uses.
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ZOA20-0002 Page 8 of 21
c. Restricted uses shall be as follows:No structure or tree shall be placed, erected, or allowed
to grow no use may be made of land within any airport zone in such a manner as to create
electrical interference with radio communication between the airport and aircraft, that
makesing it difficult for fliers usingpilots the airport to distinguish between airport lights and
other lights, results in glare to pilots, impairs visibility in the vicinity thereof, or otherwise
endanger the landing, taking off or maneuvering of aircraft. (Ord. 5026 § 1, 1997; Ord. 4229
§ 2, 1987.)
b.d. No use or structure shall emit emissions of fly ash, dust, vapor, gases, steam, or other forms
of emissions that may conflict with any operations of the airport.
e. No use or activity shall be permitted that would foster an increase in bird population and
thereby increase the likelihood of aircraft and bird impact, as determined by the Planning
Director in consultation with the Airport Manager.
f. In order to deter the congregation of wildlife, stormwater facilities must meet or exceed
recommendations found in Appendix I-H, Airport Operations of the SWMM, as defined in
ACC 12.04.010(B).
B. Zone 3. The following regulations shall apply within the boundary of Zone 3:
1. The new uses contained in (A)(1) are prohibited in Zone 3.
2. The standards of (A)(2)(a) through (d) apply.
C. Zone 4. The following regulations shall apply with the boundary of Zone 4:
1. The standards of (A)(2)(a) through (d) apply.
D. Zone 5. The following regulations shall apply within the boundary of Zone 5:
1. The standards of (A)(2)(a) through (f) apply.
E. Zone 6. The following regulations shall apply within the boundary of Zone 6:
1. The standards of (A)(2)(b) and (c) apply.
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2. All property owners within 1,000 feet of properties zoned LF, Landing Field District seeking
permit(s) for grading (excluding minor grading permits), building (exceed 50 percent of the value
of the building or structure), extension or replacement of public utilities, subdivision, or
development activity that triggers public improvements per Chapter 12.64A ACC, shall record
aviation disclosure notice with the King County Recorder’s Office notifying, in writing, to future
owners and tenants prior to signing a lease or sale, of the possible affects from aviation
activities. The language of the notice shall be provided by the City.
18.38.040070 Federal Aviation Regulations (FAR) Part 77 Surfaces and Other
Surfaces. Zones established generally.
A. In order to carry out the provisionspurpose and intent of this chapter, there are created and
established certain zones surfaces, including: which include all of the land lying within the primary
surface, non-instrument approach surfacezone, transition surfacezone, horizontal surfacezone, conical
surfacezone, as well as the Terminal Instrument Procedures (TERPS) airspace surfaces. and obstacle
free areasThese. Such areas and zones surfaces, with exception of the TERPS, are shown on the “City of
Auburn Municipal Airport Master Plan Update, 1993-2013, dated February 1995, and the Federal Air
Regulations (FAR) Part 77 drawing, as amended, which is on file in the city clerk’s office. Other surfaces
not provided for here, are included in the “Auburn Municipal Airport Layout Plan”, dated May 2015, as
may be amended. The surfaces defined for the runway summarized below are consistent with the
currently adopted airport layout plan (ALP) and FAR Part 77 Airspace Plan drawings for the airport.
The various zones are established and defined as follows in ACC 18.38.050 through 18.38.085. (Ord.
5026 § 1, 1997; Ord. 4229 § 2, 1987.)
1. Primary surface.
The primary surface, is centered on top of the runway and extends two hundred feet beyond each
end. The primary surface is longitudinally centered on the runway with a width of two hundred and
fifty (250) feet and extends two hundred (200) feet beyond each end of the runway. (Ord. 5026 § 1,
1997; Ord. 4229 § 2, 1987.) (250)(1,000)
18.38.0502. Approach zone.surface.
A non-instrument approach surface is established at each end of all non-instrument runways for
landings and takeoffs. The inner width of the approach surface is two hundred and fifty (250) feet
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ZOA20-0002 Page 10 of 21
at a distance of two hundred (200) feet beyond the physical end of the runway, and it expands
uniformly to a width of one thousand, and two hundred and fifty (1,250) feet. This approach
surface extends for a horizontal distance of five thousand (5,000) feet at a slope of twenty to one
(20:1). The elevation of the inner width of the approach surface is the same as the elevation of the
nearest point on the runway centerline. (Ord. 5026 § 1, 1997; Ord. 4229 § 2, 1987.)
18.38.0603. Transitional zone.surface.
The transitional surface extends outward and upward at right angles to the runway centerline and
the runway centerline extends at a slope of seven to one (7:1) from a line one hundred and twenty
five (125) feet from the runway centerline or runway end and from the sides of the approach
surfaces. The elevation of the line one hundred and twenty five (125) feet from the runway
centerline or runway centerline extended for two hundred (200) feet beyond each runway end is
the same as the elevation of the nearest point on the runway centerline. (Ord. 5026 § 1, 1997; Ord.
4229 § 2, 1987.)
18.38.0704. Horizontal zone.surface.
A horizontal surface is established above the airport. This horizontal surface is a plane one hundred
and fifty (150) feet above the established airport elevation, the perimeter of which is constructed
by swinging arcs which swing five thousand (5,000) feet in a radius from the center of each end of
the primary surface of the runway and connecting the adjacent arcs by lines tangent to those arcs.
The primary surface is longitudinally centered on the runway with a width of 250 feet and extends
200 feet beyond each end of the runway. (Ord. 5026 § 1, 1997; Ord. 4229 § 2, 1987.)
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18.38.0805. Conical zone.surface.
A conical surface is established which extends outward and upward from the periphery of the
horizontal surface at a slope of twenty to one (20:1) for a horizontal distance of four thousand
(4,000) feet.
(Ord. 5026 § 1, 1997; Ord. 4229 § 2, 1987.)
6. Terminal Instrument Procedures (TERPS) Surfaces.
Airspace surfaces associated with instrument approach and departure of aircraft to and from the
ianairport as determined by the Airport Manager.
18.38.085 Obstacle free area.
An area extending 250 feet either side of the runway and 600 feet off either end of the runway. The
obstacle free area (OFA) must be kept clear of any structures, fencing, landscaping, parking, or
vehicular circulation not directly related to aircraft operations at the Auburn Municipal Airport.
(Ord. 5026 § 1, 1997.)
18.38.090B. Height limitations – Established Generally.
Except as otherwise provided in this chapter, no structure or tree shall be permitted, approved, erected,
altered, allowed to grow, or maintained in any zone surface created in this chapter to have a height in
excess of the height limits established in ACC 18.38.100 through 18.38.130 for such zonebelow.
(Ord. 5026 § 1, 1997; Ord. 4229 § 2, 1987.)
18.38.1001. Height limitations – Noninstrument approach zoneApproach Surface (Non-
instrument).
The height limitations for non-instrument approach surfaces begin at a point two hundred (200) feet
from and at the centerline elevation of the end of the runway and extend for a horizontal distance
of five thousand (5,000) feet at a slope of twenty to one (20:1). (Ord. 5026 § 1, 1997; Ord. 4229 § 2,
1987.)
18.38.1102. Height limitations – Transition zones.Transition surface.
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The height limitations for transition zones shall be as follows: One foot in height for each seven feet
in horizontal distance beginning at any point one hundred and twenty five (125) feet normal to and
at the elevation of the centerline of non-instrument runways, extending two hundred (200) feet
beyond each end thereof, extending to a height of one hundred and fifty (150) feet above the
airport elevation which is sixty three (63)59 feet above mean sea level. In addition to the foregoing,
there are established height limits of one foot vertical height for each seven feet horizontal distance
measured from the edges of all approach zones for the entire length of the approach zones and
extending upward and outward to the points where they intersect the horizontal or conical surfaces.
(Ord. 5026 § 1, 1997; Ord. 4229 § 2, 1987.)
18.38.1203. Height limitations – Horizontal zonesHorizontal surface.
The height limitation for a horizontal zone shall be as follows: one hundred and fifty (150) feet
above the airport elevation or a height of two hundred and thirteen (213)209 feet above mean sea
level. (Ord. 5026 § 1, 1997; Ord. 4229 § 2, 1987.)
18.38.1304. Height limitations – Conical zones.Conical surface.
The conical surface involves a slope of twenty to one (20:1) for a horizontal distance of four
thousand (4,000) feet. The relative difference in elevation between the inner and outer edge of the
conical surface is two hundred (200) feet. The elevation of the outer edge of the conical surface is
three hundred and fifty (350) 300 feet above the established airport elevation. (Ord. 5026 § 1, 1997;
Ord. 4229 § 2, 1987.)
C. Height limitations – Compliance. Where the height of any new structure or tree, has the potential to
exceed the surfaces established in ACC 18.38.070(A), applicants must demonstrate compliance with the
height limitation. Except as specifically provided in subsections A, B and C of this section, no material
change shall be made in the use of land and no structure or tree shall be erected, altered, planted or
otherwise established in any zone created by this chapter unless a permit has been applied for and
granted by the building department of the city. Each application for a permit shall indicate the purpose
for which the permit is desired, withcontain sufficient information to permit it to be determine d
whether the resulting use, structure or tree wouldwill conform to the regulations thereinherein
prescribed. If such determination is in the affirmative, the permit shall be granted
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1. The Planning Director in consultation with the Airport Manager may require one or all of the
following documentation to demonstrate compliance with the surfaces established in ACC
18.38.070(A):
a. A certificate from a Washington state licensed professional, engineer, or land surveyor,
stating that no airspace obstruction will result from the proposed structure or tree being
constructed or installed.
b. The maximum elevation of proposed structures based on the established airport elevation.
c. Prepare and submit FAA Form 7460 “Notice of Proposed Construction or Alteration”.
d. Other documentation as determined by the Airport Manager.
D. Height limitations – Mitigation and Maintenance. Where the height of any new structure or tree,
exceeds the surfaces established in ACC 18.38.070(A), applicants will be responsible for the following
mitigation and ongoing maintenance activities:
1. The Airport Manager may require the installation of markers and lights or markers as a warning to
aircraft. The markers and lights shall meet FAA specifications, be installed, operated, and maintained
at the expense of the owner of the structure. A public maintenance easement granting city access to
the markers and lights shall be required.
2. Trees shall be maintained such that they do not penetrate the airspace.
3. Exceptions may include the following:
a. Because of natural terrain, land contour, or topographic features, a structure or object
would extend above the height limits of each surface.
b. Structures necessary and incidental to airport operations.
18.38.08140 Nonconforming structures, trees, and uses. structures and trees –
Continuation allowed when.
A. Applicability. This section describes the circumstances in which a structure, tree, or use is considered
nonconforming and when nonconforming provisions apply. Any structure or tree that legally existed
prior to the regulations as of March 22, 1969 is considered nonconforming. Any use in ACC 18.38.030
that legally existed prior to the effective date of this ordinance is considered nonconforming. Any use in
ACC 18.38.060 that legally existed prior to the effective date of this ordinance is not considered
nonconforming. Nonconforming structures, trees, and uses are generally exempt from this chapter
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except as may be compelled by state or federal regulations or if it loses its nonconforming status
pursuant to the regulations contained in this section. The regulations prescribed by this chapter shall not
be construed to require the removal, lowering or other change or alteration of any structure or tree not
conforming to the regulations as of March 22, 1969, or otherwise interfere with the continuance of any
nonconforming use. (Ord. 5026 § 1, 1997; Ord. 4229 § 2, 1987.)
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18.38.150 Nonconforming structures and trees – B. Marking and lighting.
Notwithstanding the provisions of ACC 18.38.070(A) 18.38.140, the owner of any nonconforming
structure or tree is required to permit the installation, operation, and maintenance thereon of such
markers and lights as are deemed necessary by the Airport Manager to indicate to the operators of
aircraft in the vicinity of the airport the presence of such aircraft hazards. Such markers and lights shall
meet FAA specifications, be installed at City cost to the City, and operated and maintained by the
cityCity.. A public maintenance easement agreement granting city access shall be required. (Ord. 5026
§ 1, 1997; Ord. 4229 § 2, 1987.)
C. Alteration. Alteration of nonconforming structures, trees, and uses are subject to the following
regulations.
1. Nonconforming structures may be maintained, repaired, restored, added onto, enlarged, or
relocated in accordance with the provisions of ACC 18.54.060. A nonconforming structure that is
restored or repaired at a valuation exceeding 50 percent of the assessed valuation of such structure as
established by the most current county assessor’s tax roll, relocated, enlarged, or added onto must
conform to ACC 18.38.070.
2. Nonconforming uses may continue subject to the provisions of Chapter 18.54 ACC.
3. Nonconforming signs shall be subject to the nonconforming provisions of Chapter 18.56 ACC. A
nonconforming sign that is enlarged, made taller, relocated, or loses its nonconforming status per ACC
18.56.030(J), must conform to ACC 18.38.070.
4. Alteration of a nonconforming tree, including replacement, replanting and trimming, must conform
to ACC 18.38.070.
5. Notwithstanding the provisions of ACC 18.38.080(C)(1) through (4), . Nno permit shall be granted
that would allow the establishment or creation of an airport hazard or permit a nonconforming use,
structure, or tree to be made or become higher, or become a greater hazard to air navigation., than it
was on March 22, 1969, or than it is when the application for a permit is made. Except as indicated, all
applications for such a permit shall be granted. (Ord. 5026 § 1, 1997; Ord. 4229 § 2, 1987.)
D. Abatement. Nonconforming structures and uses shall be abated according to the provisions of ACC
18.54.070. Any tree that is diseased, decayed, dead, or dying must be removed, and if required,
replaced with tree that conforms to ACC 18.38.070.
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18.38.160 Structure and use permits.
Except as specifically provided in subsections A, B and C of this section, no material change shall be
made in the use of land and no structure or tree shall be erected, altered, planted or otherwise
established in any zone created by this chapter unless a permit has been applied for and granted by the
building department of the city. Each application for a permit shall indicate the purpose for which the
permit is desired, with sufficient information to permit it to be determined whether the resulting use,
structure or tree would conform to the regulations therein prescribed. If such determination is in the
affirmative, the permit shall be granted.
A. In the area lying within the limits of the horizontal zone and the conical zone, no permit shall be
required for any tree or structure less than 75 feet of vertical height above the ground, except when
because of terrain, land contour or topographic features such tree or structure would extend above the
height limits prescribed for such zone.
B. In the area lying within the limits of the noninstrument approach surface but at a horizontal distance
of not less than 5,000 feet from a point 200 feet from each end of the runway, no permit shall be
required for any tree or structure less than 75 feet of vertical height above the ground, except when
such trees or structures would extend above the height limit prescribed for such noninstrument
approach zone.
C. The transitional surface does not extend beyond the perimeter of the horizontal surface. (Ord. 5026
§ 1, 1997; Ord. 4229 § 2, 1987.)
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18.38.170 Nonconforming structures or trees – Alteration.
A. Before any nonconforming structure or tree may be replaced, substantially altered or repaired,
rebuilt, allowed to grow higher or replanted, a permit must be secured from the
airport manager and, if applicable, the building official.
B. No permit shall be granted that would allow the establishment or creation of an airport hazard or
permit a nonconforming use, structure or tree to be made or become higher, or
become a greater hazard to air navigation, than it was on March 22, 1969, or than it is
when the application for a permit is made. Except as indicated, all applications for such
a permit shall be granted. (Ord. 5026 § 1, 1997; Ord. 4229 § 2, 1987.)
18.38.180 Nonconforming structures or trees – Abandoned or destroyed –
Permit prohibited.
Whenever the airport manager determines that a nonconforming structure or tree has been abandoned
or more than 80 percent torn down, physically deteriorated or decayed, no permit
shall be granted that would allow such structure or tree to exceed the applicable
height limit or otherwise deviate from the zoning regulations. (Ord. 5026 § 1, 1997;
Ord. 4229 § 2, 1987.)
18.38.190090 Variances. Requirements for variances.
A. Requirements. If the applicant seeks a variance to erect or increase the height of any structure, or
permit the growth of any tree, or use their property, not in accordance with the regulations prescribed
in this chapter, the variance shall be subject to the criteria contained in ACC 18.70.010 and processed
according to the applicable provisions of Chapter 18.70 ACC. Any person desiring to erect or increase the
height of any structure, or permit the growth of any tree, or use their property, not in accordance with
the regulations prescribed in this chapter, may apply to the hearing examiner for a variance from such
regulation. Such variances shall be allowed where it is duly found that a literal application or
enforcement of the regulation should result in practical difficulty or unnecessary hardship and the relief
granted would not be contrary to the public interest but will do substantial justice and be in accordance
with the spirit of this chapter. (Ord. 5026 § 1, 1997; Ord. 4229 § 2, 1987.)
18.38.200 Variance – Grant conditions.
B. Approval conditions. Any variance granted may, if such action is deemed advisable to effectuate the
purpose of this chapter and is reasonable in the circumstances, be so conditioned as to require the
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owner of the structure or tree requesting a variance to install, operate and maintain at their own
expense such markers and lights as determined by the Airport Manager may be necessary to indicate to
aircraft operatorsfliers the presence of an airport hazard. (Ord. 5026 § 1, 1997; Ord. 4229 § 2, 1987.)
18.38.210100 Decision appeals – Generally.
Any person aggrieved, or any property ownertaxpayer affected, by any decision of the city made in its
administration of this chapter may appeal to the hearing examiner. (Ord. 5026 § 1, 1997; Ord. 4229 § 2,
1987.)
18.38.220110 Conflicting regulations.
Where there exists a conflict between any of the regulations or limitations prescribed in this chapter and
any other regulations applicable to the same area, whether the conflict is with respect to the height of
structures or trees, the use of land, or any other matter, the more stringent limitation or requirement
shall govern and prevail. (Ord. 5026 § 1, 1997; Ord. 4229 § 2, 1987.)
18.38.230120 Enforcement.
It shall be the duty of the airport manager and building officialDepartment of Public Works and the
Department of Community Development to administer and enforce the regulations prescribed in this
chapter. (Ord. 5026 § 1, 1997; Ord. 4229 § 2, 1987.)
18.38.240130 Violation – Penalty.
Each violation of this chapter or of any regulation, order or ruling promulgated under this chapter
constitutes a misdemeanor and is punishable as provided in ACC 1.24.010. Each day a violation
continues to exist constitutes a separate offense. (Ord. 5026 § 1, 1997; Ord. 4229 § 2, 1987.)
18.38.250 Development standards.
Development standards in a LF district are as follows:
A. Minimum lot area: none required;
B. Minimum lot width: none required;
C. Minimum lot depth: none required;
D. Maximum lot coverage: none required;
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E. Maximum building height: 45 feet, except as restricted elsewhere by this chapter;
F. Minimum yard setbacks:
1. Front: 20 feet,
2. Side, interior: none required,
3. Side, street: 15 feet,
4. Rear: none required;
G. Fences and hedges: see Chapter 18.31 ACC;
H. Parking: see Chapter 18.52 ACC;
I. Landscaping: see Chapter 18.50 ACC;
J. Signs: see Chapter 18.56 ACC. (Ord. 5777 § 1, 2003; Ord. 5026 § 1, 1997; Ord. 4229 § 2, 1987.)
Chapter 18.01
USER GUIDE
18.01.030 How do I determine what uses are allowed on a particular property?
The first step in determining allowed uses is verifying the zoning on the property, which can be done by
speaking with city of Auburn planning department staff or by consulting the city’s official zoning map.
When verifying a property’s zoning, it is also important to note any overlays that may be marked on the
zoning map. Overlays may have additional requirements or otherwise modify the allowed uses and
development standards for a zone. The overlay Rregulations for overlays , such as those established for
Lea Hill, West Hill, and designated urban separator areas, are contained in Chapter 18.21 ACC, and for
the airport are contained in Chapter 18.38 ACC..
The sections devoted to particular zones described on the zoning map form the framework of the zoning
code. Each of these sections contains the intent statement for the particular zone, a table of allowed
uses, as well as tables for dimensional standards (building height, setbacks, and lot coverage) and cross-
references to other standards such as landscaping and parking requirements. It is important to note that
each section contains only regulations that apply specifically to that zone, and development standards
that apply to all zones are addressed through cross-references to other chapters of the zoning code.
(Ord. 6245 § 1, 2009.)
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Chapter 18.04
DEFINITIONS
18.04.039 Aircraft Operations.
The movement of aircraft operating in the airport traffic pattern or within sight of the airport. A landing
or takeoff is one operation. An aircraft that takes off and then lands creates two aircraft operations.
18.04.040 Airport Manager.
See definition in Chapter 12.56 ACC.
18.04.0401 Airport, heliport or aircraft landing field.
“Airport,” “heliport,” or “aircraft landing field” means any runway, landing area or other facility whether
publicly or privately owned or operated, and which is designed, used or intended to be used either by
public carriers or by private aircraft for landing and taking off of aircraft, including ultralights as defined
by ACC 8.36.010. This definition includes all necessary taxiways, aircraft storage and tie-down areas,
hangars and other necessary buildings and open spaces. This definition does not include manufacturing,
servicing or testing facilities located in the vicinity of any landing area associated with the manufacturing
or testing of commercial or military aircraft or activities associated therewith
18.04.361 FAR Part 77 Surfaces.
The Federal Aviation Administration’s Federal Aviation Regulations (FAR) Part 77 Surfaces are the
imaginary airspace surfaces established with any relation to each runway of an airport. There are five
types of surfaces: (1) primary, (2) approach, (3) transitional, (4) horizontal, and (5) conical. These
surfaces are above and around airports and require protection from potential obstructions that might
interfere with airport traffic and potentially create a safety risk to aircraft occupants and persons on the
ground. An object or structure with an elevation higher than the FAR Part 77 surface elevation is
considered to penetrate the FAR Part 77 Surfaces and constitute an obstruction to navigable airspace.
Navigable airspace is defined by the FAA pursuant to Title 14 Code of Federal Regulations Part 77,
Imaginary Surfaces.
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18.04.677 Overlay Zone. “Overlay zone” is supplemental to the underlying zoning district and may
establish additional or stricter standards and criteria for properties in addition to those of the underling
zoning district.
18.04.677 679 Owner occupied unit. “Owner occupied unit” means a dwelling unit in which the owner
resides on a regular, permanent basis. (Ord. 6477 § 11, 2013.)
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Chapter 18.38
LF AIRPORT LANDING FIELD DISTRICT, OVERLAY, AND FAR PART 77 SURFACES
Sections:
18.38.010 Intent.
18.38.020 Purpose.
18.38.030 LF Airport Landing Field District Permitted Uses.
18.38.040 LF Airport Landing Field District Development Standards.
18.38.050 Airport Overlay Intent and Boundary.
18.38.060 Airport Overlay Restrictions and Standards.
18.38.070 Federal Aviation Regulations Part 77 Surfaces and Other Surfaces.
18.38.080 Nonconforming Uses, Structures, and Trees.
18.38.090 Variances.
18.38.100 Decision Appeals – Generally.
18.38.110 Conflicting Regulations.
18.38.120 Enforcement.
18.38.130 Violation – Penalty.
18.38.010 Purpose.
The provisions of this chapter apply to lands located within the LF Airport Landing Field Zoning District,
Airport Zoning Overlay, and Federal Aviation Administration (FAA) Federal Regulation Title 14 Part 77
Imaginary Surfaces (FAR Part 77 Surfaces) and other Surfaces. The airport overlay and the FAR Part 77
Surfaces and other surfaces are supplemental to the existing zoning districts and may be more
restrictive than the underlying zoning designation. The restrictions, performance standards, and
requirements of the airport overlay shall be in addition to those of the underlying zone and, where
explicitly noted, supersede the underlying zoning. If implementation of this chapter conflicts with other
provisions of the City Code, State, or federal law, the more restrictive requirement applies.
18.38.020 Intent.
The intent of this chapter is to apply the City’s Comprehensive Plan and to implement certain land use
and zoning development standards to reduce or avoid potential for airport related hazards. It is found
that an airport hazard endangers the lives and property of users of the municipal airport and of
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occupants of land or property in its vicinity, and also, if of the obstruction type, in effect reduces the size
of the area available for the landing, taking off, and maneuvering of aircraft, thus tending to destroy or
impair the utility of the municipal airport and the public investment therein. Accordingly, it is declared
that:
A. The creation or establishment of an airport hazard is a public nuisance and an injury to the region
served by the municipal airport;
B. It is necessary in the interest of the public health, public safety, and general welfare that the
creation or establishment of airport hazards be prevented; and
C. The prevention of these airport hazards should be accomplished, to the extent legally possible, by
the exercise of the police power without compensation. It is further declared that both the prevention
or the creation or establishment of airport hazards and the elimination, removal, alteration, mitigation
or marking and lighting of existing airport hazards are public purposes for which political subdivisions
may raise and expend public funds and acquire land or interests in land. (Ord. 5026 § 1, 1997; Ord. 4229
§ 2, 1987.)
D. For the purpose of this chapter structure means any object constructed or installed by a human
being, including, but not limited to buildings, signs, fences, towers, devices, and overhead transmission
lines, and tree means any object of natural growth.
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18.38.030 LF Airport Landing Field District Uses.
A. Permitted Uses. Hereafter the effective date of this ordinance all buildings, structures, or parcels of
land shall only be used for the following, unless otherwise provided for in this title:
1. Landing, taking off, taxiing, and flying of aircraft;
2. Aviation related business, manufacturing, service-related uses including businesses incidental to
and necessary or convenient for airport operations, including offices, eating establishments,
restrooms, hangars, shops for light repairs, gasoline and oil sales and accessory structures; and
3. Other uses as determined by the Planning Director in consultation with the Airport Manager as
defined in Chapter 12.56 ACC to be related to operation and use of the airport. (Ord. 5026 § 1, 1997;
Ord. 4229 § 2, 1987.)
18.38.040 LF Airport Landing Field District Zoning Development Standards.
Table 18.38.040 Development Standards
A Minimum lot area (square feet) None
B Minimum lot width None
C Minimum lot depth None
D Minimum lot coverage None
E Maximum structure height 45 ft1 3
F Minimum front setback (feet) None2
G Minimum interior side setback (feet) None
H Minimum street side setback (feet) None2
I Minimum rear setback (feet) None2
J Fences See ACC 18.31.0203
K Landscaping See Chapter 18.50 ACC3
L Parking See Chapter 18.52 ACC
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M Signs See Chapter 18.56 ACC3
N Outdoor lighting See Chapter 18.55 ACC3
1 Buildings and/or structures necessary for airport operations are exempt from the height requirements of this
title when approved by the Airport Manager.
2 Must meet sight distance provisions of the engineering design standards.
3 Except as restricted elsewhere by this chapter.
18.38.050 Airport Overlay Intent and Boundaries.
The purpose of the airport overlay, as identified on the City of Auburn Comprehensive Zoning Map, is to
protect the utility and viability of Auburn Airport by discouraging incompatible land uses and requiring
the evaluation and consideration of potential safety impacts when siting certain land uses in proximity
to the airport. The airport overlay is supplemental to the established zoning districts and may be more
restrictive than the underlying zoning district. The overlay is composed of six zones based on use and
proximity to the airport runway. The zones were modeled after the WSDOT Aviation Airport
Compatibility Zones 1-6, and the Airport’s published traffic pattern.
A. Zone 1 - Runway Overlay Zone. Zone 1 is a rectangular area that encompasses the trapezoidal runway
protection zone (RPZ) at each end of the runway as shown in the “Auburn Municipal Airport Master
Plan,” dated May 2015, as may be amended. The purpose of Zone 1 is to maintain areas that are
generally free of obstructions and significant concentrations of people. Zone 1 extends one thousand
(1,000) feet in length from the ends of the future configuration of Runway 34/16 and is seven hundred
and fifty (750) feet in width.
B. Zone 2 - Inner Safety Zone. Zone 2 is a rectangular area that extends beyond Zone 1 along the
extension of the runway centerline. Next to the Zone 1 it represents the area where the risk of aircraft
accidents is the greatest. This zone extends one thousand five hundred (1,500) feet from Zone 1 and is
seven hundred and fifty feet (750) in width.
C. Zone 3 – Inner Turning Zone. Zone 3 is defined by a triangular shaped area that is positioned along
each side of Zones 1 and 2. When operating visually, departing aircraft may begin turning over this area
to fly toward their destination or to remain in the traffic pattern. Arriving aircraft often overfly this area
as well. This zone extends three thousand (3,000) feet from the Zone 3 vertex offsets (a point that is on
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the runway centerline) and inward within a thirty degree sector towards the extended runway
centerline.
D. Zone 4 - Outer Safety Zone. Zone 4 is a rectangular area that lies beyond Zone 3 along the extended
runway centerline. Aircraft flying straight out or in, overfly this area at low altitude. This zone is
particularly significant on runways where airport operations use instrument procedures and at busy
airports where elongated traffic patterns are common. This zone extends two thousand five hundred
(2,500) feet beyond Zone 3 and is five hundred (500) feet in width.
E. Zone 5 - Sideline Safety Zone. Zone 5 consists of narrow bands along each side of the runway and
encompasses the Object Free Area (OFA), as defined by the Airport Master Plan, dated 2015, as may be
amended. This zone is defined by a five hundred (500) foot centerline offset on each side of the runway.
Aircraft do not normally fly over the sideline zone. The principal risk is from aircraft that lose directional
control while landing or just after takeoff.
F. Zone 6 – Airport Operations Zone. Zone 6 contains the remainder of the airport environment where
aircraft fly as they approach and depart the airport. This zone extends six thousand five hundred (6,500)
feet in length from the Zone 3 vertex offsets and six thousand (6,000) feet in width from the runway
centerline.
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18.38.060 Airport Overlay Restrictions and Standards.
A. Zones 1 and 2. The following regulations shall apply within the boundaries of Zones 1 and 2:
1. The following new uses established hereafter the effective date of this ordinance are prohibited in
Zones 1 and 2:
a. Multiple-family dwellings, stand-alone;
b. Mixed-Use development;
c. Nursing home;
d. Assisted living facility;
e. Hospitals;
f. Senior housing;
g. Schools, elementary, middle/junior high, and secondary or high school;
h. Daycare center and nursery schools/preschools;
i. Detached single-family dwellings, except caretakers quarters; and
j. Other uses, similar to those above, or activities determined by the Planning Director in
consultation with the Airport Manager to be incompatible with aviation, aviation safety, or
any activity that has the potential to interfere with the airport, airport traffic patterns, and
aircraft operations.
2. The following standards apply in Zones 1 and 2:
a. All property owners seeking permit(s) for grading (excluding minor grading permits),
building (exceed 50 percent of the value of the building or structure), extension or
replacement of public utilities, subdivision, or development activity that triggers public
improvements per Chapter 12.64A ACC, shall dedicate an avigation easement to the City of
Auburn over the affected portion of their property prior to issuance of said permit(s). The
language of the easement shall be provided by the City.
b. No use may create an electrical interference with navigational signals or radio
communications at the airport, or with radio or electronic communications between the
airport and aircraft, or aircraft to aircraft.
c. No structure or tree shall be placed, erected, or allowed to grow that makes it difficult for
pilots to distinguish between airport lights and other lights, results in glare to pilots, impairs
visibility in the vicinity thereof, or otherwise endanger the landing, taking off or
maneuvering of aircraft.
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d. No use or structure shall emit emissions of fly ash, dust, vapor, gases, steam, or other forms
of emissions that may conflict with any operations of the airport.
e. No use or activity shall be permitted that would foster an increase in bird population and
thereby increase the likelihood of aircraft and bird impact, as determined by the Planning
Director in consultation with the Airport Manager.
f. In order to deter the congregation of wildlife, stormwater facilities must meet or exceed
recommendations found in Appendix I-H, Airport Operations of the SWMM, as defined in
ACC 12.04.010(B).
B. Zone 3. The following regulations shall apply within the boundary of Zone 3:
1. The new uses contained in (A)(1) are prohibited in Zone 3.
2. The standards of (A)(2)(a) through (d) apply.
C. Zone 4. The following regulations shall apply with the boundary of Zone 4:
1. The standards of (A)(2)(a) through (d) apply.
D. Zone 5. The following regulations shall apply within the boundary of Zone 5:
1. The standards of (A)(2)(a) through (f) apply.
E. Zone 6. The following regulations shall apply within the boundary of Zone 6:
1. The standards of (A)(2)(b) and (c) apply.
2. All property owners within 1,000 feet of properties zoned LF, Landing Field District seeking
permit(s) for grading (excluding minor grading permits), building (exceed 50 percent of the value
of the building or structure), extension or replacement of public utilities, subdivision, or
development activity that triggers public improvements per Chapter 12.64A ACC, shall record
aviation disclosure notice with the King County Recorder’s Office notifying, in writing, to future
owners and tenants prior to signing a lease or sale, of the possible affects from aviation
activities. The language of the notice shall be provided by the City.
18.38.070 Federal Aviation Regulations (FAR) Part 77 Surfaces and Other Surfaces.
A. In order to carry out the purpose and intent of this chapter, there are created and established certain
surfaces, including: all of the land lying within the primary surface, non-instrument approach surface,
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transition surface, horizontal surface, conical surface, as well as the Terminal Instrument Procedures
(TERPS) airspace surfaces. These surfaces, with exception of the TERPS, are shown on the FAR Part 77
drawing, as amended, which is on file in the city clerk’s office. Other surfaces not provided for here, are
included in the “Auburn Municipal Airport Layout Plan”, dated May 2015, as may be amended. The
surfaces defined for the runway summarized below are consistent with the currently adopted airport
layout plan (ALP) and FAR Part 77 Airspace Plan drawings for the airport.
1. Primary surface. The primary surface, is centered on top of the runway and extends two hundred
feet beyond each end. The primary surface is longitudinally centered on the runway with a width of
two hundred and fifty (250) feet and extends two hundred (200) feet beyond each end of the
runway. (Ord. 5026 § 1, 1997; Ord. 4229 § 2, 1987.)
2. Approach surface. A non-instrument approach surface is established at each end of all non-
instrument runways for landings and takeoffs. The inner width of the approach surface is two
hundred and fifty (250) feet at a distance of two hundred (200) feet beyond the physical end of the
runway, and it expands uniformly to a width of one thousand, two hundred and fifty (1,250) feet.
This approach surface extends for a horizontal distance of five thousand (5,000) feet at a slope of
twenty to one (20:1). The elevation of the inner width of the approach surface is the same as the
elevation of the nearest point on the runway centerline. (Ord. 5026 § 1, 1997; Ord. 4229 § 2, 1987.)
3. Transitional surface. The transitional surface extends outward and upward at right angles to the
runway centerline and the runway centerline extends at a slope of seven to one (7:1) from a line
one hundred and twenty five (125) feet from the runway centerline or runway end and from the
sides of the approach surfaces. The elevation of the line one hundred and twenty five (125) feet
from the runway centerline or runway centerline extended for two hundred (200) feet beyond each
runway end is the same as the elevation of the nearest point on the runway centerline. (Ord. 5026
§ 1, 1997; Ord. 4229 § 2, 1987.)
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4. Horizontal surface. A horizontal surface is established above the airport. This horizontal surface is
a plane one hundred and fifty (150) feet above the established airport elevation, the perimeter of
which is constructed by arcs which swing five thousand (5,000) feet in a radius from the center of
each end of the primary surface of the runway and connecting the adjacent arcs by lines tangent to
those arcs. (Ord. 5026 § 1, 1997; Ord. 4229 § 2, 1987.)
5. Conical surface. A conical surface is established which extends outward and upward from the
periphery of the horizontal surface at a slope of twenty to one (20:1) for a horizontal distance of
four thousand (4,000) feet.
6. Terminal Instrument Procedures (TERPS) Surfaces. Airspace surfaces associated with instrument
approach and departure of aircraft to and from the airport as determined by the Airport Manager.
B. Height limitations – Established. Except as otherwise provided in this chapter, no structure or tree
shall be permitted, approved, erected, altered, allowed to grow, or maintained in any surface created in
this chapter to have a height in excess of the height limits established below.
1. Approach Surface (Non-instrument). The height limitations for non-instrument approach surfaces
begin at a point two hundred (200) feet from and at the centerline elevation of the end of the
runway and extend for a horizontal distance of five thousand (5,000) feet at a slope of twenty to one
(20:1). (Ord. 5026 § 1, 1997; Ord. 4229 § 2, 1987.)
2. Transition surface. The height limitations for transition zones shall be as follows: One foot in
height for each seven feet in horizontal distance beginning at any point one hundred and twenty five
(125) feet normal to and at the elevation of the centerline of non-instrument runways, extending
two hundred (200) feet beyond each end thereof, extending to a height of one hundred and fifty
(150) feet above the airport elevation which is sixty three (63) feet above mean sea level. In addition
to the foregoing, there are established height limits of one foot vertical height for each seven feet
horizontal distance measured from the edges of all approach zones for the entire length of the
approach zones and extending upward and outward to the points where they intersect the
horizontal or conical surfaces. (Ord. 5026 § 1, 1997; Ord. 4229 § 2, 1987.)
3. Horizontal surface. The height limitation for a horizontal zone shall be as follows: one hundred
and fifty (150) feet above the airport elevation or a height of two hundred and thirteen (213) feet
above mean sea level. (Ord. 5026 § 1, 1997; Ord. 4229 § 2, 1987.)
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4. Conical surface. The conical surface involves a slope of twenty to one (20:1) for a horizontal
distance of four thousand (4,000) feet. The relative difference in elevation between the inner and
outer edge of the conical surface is two hundred (200) feet. The elevation of the outer edge of the
conical surface is three hundred and fifty (350) feet above the established airport elevation. (Ord.
5026 § 1, 1997; Ord. 4229 § 2, 1987.)
C. Height limitations – Compliance. Where the height of any new structure or tree, has the potential to
exceed the surfaces established in ACC 18.38.070(A), applicants must demonstrate compliance with the
height limitation. Each application for a permit shall contain sufficient information to determine
whether the resulting structure or tree will conform to the regulations herein prescribed.
1. The Planning Director in consultation with the Airport Manager may require one or all of the
following documentation to demonstrate compliance with the surfaces established in ACC
18.38.070(A):
a. A certificate from a Washington state licensed professional, engineer, or land surveyor,
stating that no airspace obstruction will result from the proposed structure or tree being
constructed or installed.
b. The maximum elevation of proposed structures based on the established airport elevation.
c. Prepare and submit FAA Form 7460 “Notice of Proposed Construction or Alteration”.
d. Other documentation as determined by the Airport Manager.
D. Height limitations – Mitigation and Maintenance. Where the height of any new structure or tree,
exceeds the surfaces established in ACC 18.38.070(A), applicants will be responsible for the following
mitigation and ongoing maintenance activities:
1. The Airport Manager may require the installation of markers and lights or markers as a warning to
aircraft. The markers and lights shall meet FAA specifications, be installed, operated, and maintained
at the expense of the owner of the structure. A public maintenance easement granting city access to
the markers and lights shall be required.
2. Trees shall be maintained such that they do not penetrate the airspace.
3. Exceptions may include the following:
a. Because of natural terrain, land contour, or topographic features, a structure or object
would extend above the height limits of each surface.
b. Structures necessary and incidental to airport operations.
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18.38.080 Nonconforming structures, trees, and uses.
A. Applicability. This section describes the circumstances in which a structure, tree, or use is considered
nonconforming and when nonconforming provisions apply. Any structure or tree that legally existed
prior to the regulations as of March 22, 1969 is considered nonconforming. Any use in ACC 18.38.030
that legally existed prior to the effective date of this ordinance is considered nonconforming. Any use in
ACC 18.38.060 that legally existed prior to the effective date of this ordinance is not considered
nonconforming. Nonconforming structures, trees, and uses are generally exempt from this chapter
except as may be compelled by state or federal regulations or if it loses its nonconforming status
pursuant to the regulations contained in this section.
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B. Marking and lighting. Notwithstanding the provisions of ACC 18.38.070(A), the owner of any
nonconforming structure or tree is required to permit the installation, operation, and maintenance
thereon of such markers and lights as are deemed necessary by the Airport Manager to indicate to the
operators of aircraft in the vicinity of the airport the presence of such aircraft hazards. Such markers and
lights shall meet FAA specifications, be installed at City cost, and operated and maintained by the City. A
public maintenance easement agreement granting city access shall be required. (Ord. 5026 § 1, 1997;
Ord. 4229 § 2, 1987.)
C. Alteration. Alteration of nonconforming structures, trees, and uses are subject to the following
regulations.
1. Nonconforming structures may be maintained, repaired, restored, added onto, enlarged, or
relocated in accordance with the provisions of ACC 18.54.060. A nonconforming structure that is
restored or repaired at a valuation exceeding 50 percent of the assessed valuation of such structure as
established by the most current county assessor’s tax roll, relocated, enlarged, or added onto must
conform to ACC 18.38.070.
2. Nonconforming uses may continue subject to the provisions of Chapter 18.54 ACC.
3. Nonconforming signs shall be subject to the nonconforming provisions of Chapter 18.56 ACC. A
nonconforming sign that is enlarged, made taller, relocated, or loses its nonconforming status per ACC
18.56.030(J), must conform to ACC 18.38.070.
4. Alteration of a nonconforming tree, including replacement, replanting and trimming, must conform
to ACC 18.38.070.
5. Notwithstanding the provisions of ACC 18.38.080(C)(1) through (4), no permit shall be granted that
would allow the establishment or creation of an airport hazard or permit a nonconforming use,
structure, or tree to be made or become higher, or become a greater hazard to air navigation.
D. Abatement. Nonconforming structures and uses shall be abated according to the provisions of ACC
18.54.070. Any tree that is diseased, decayed, dead, or dying must be removed, and if required,
replaced with tree that conforms to ACC 18.38.070.
18.38.090 Variances.
A. Requirements. If the applicant seeks a variance to erect or increase the height of any structure, or
permit the growth of any tree, or use their property, not in accordance with the regulations prescribed
Page 52 of 78
ZOA20-0002 Page 13 of 15
in this chapter, the variance shall be subject to the criteria contained in ACC 18.70.010 and processed
according to the applicable provisions of Chapter 18.70 ACC.
B. Approval conditions. Any variance granted may, if such action is deemed advisable to effectuate the
purpose of this chapter and is reasonable in the circumstances, be so conditioned as to require the
owner of the structure or tree requesting a variance to install, operate and maintain at their own
expense such markers and lights as determined by the Airport Manager to indicate to aircraft operators
the presence of an airport hazard. (Ord. 5026 § 1, 1997; Ord. 4229 § 2, 1987.)
18.38.100 Decision appeals – Generally.
Any person aggrieved, or any property owner affected, by any decision of the city made in its
administration of this chapter may appeal to the hearing examiner. (Ord. 5026 § 1, 1997; Ord. 4229 § 2,
1987.)
18.38.110 Conflicting regulations.
Where there exists a conflict between any of the regulations or limitations prescribed in this chapter and
any other regulations applicable to the same area, whether the conflict is with respect to the height of
structures or trees, the use of land, or any other matter, the more stringent limitation or requirement
shall govern and prevail. (Ord. 5026 § 1, 1997; Ord. 4229 § 2, 1987.)
18.38.120 Enforcement.
It shall be the duty of the Department of Public Works and the Department of Community Development
to administer and enforce the regulations prescribed in this chapter. (Ord. 5026 § 1, 1997; Ord. 4229 § 2,
1987.)
18.38.130 Violation – Penalty.
Each violation of this chapter or of any regulation, order or ruling promulgated under this chapter
constitutes a misdemeanor and is punishable as provided in ACC 1.24.010. Each day a violation
continues to exist constitutes a separate offense. (Ord. 5026 § 1, 1997; Ord. 4229 § 2, 1987.)
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ZOA20-0002 Page 14 of 15
Chapter 18.01
USER GUIDE
18.01.030 How do I determine what uses are allowed on a particular property?
The first step in determining allowed uses is verifying the zoning on the property, which can be done by
speaking with city of Auburn planning department staff or by consulting the city’s official zoning map.
When verifying a property’s zoning, it is also important to note any overlays that may be marked on the
zoning map. Overlays may have additional requirements or otherwise modify the allowed uses and
development standards for a zone. The overlay regulations established for Lea Hill, West Hill, and
designated urban separator areas, are contained in Chapter 18.21 ACC, and for the airport are contained
in Chapter 18.38 ACC.
The sections devoted to particular zones described on the zoning map form the framework of the zoning
code. Each of these sections contains the intent statement for the particular zone, a table of allowed
uses, as well as tables for dimensional standards (building height, setbacks, and lot coverage) and cross-
references to other standards such as landscaping and parking requirements. It is important to note that
each section contains only regulations that apply specifically to that zone, and development standards
that apply to all zones are addressed through cross-references to other chapters of the zoning code.
(Ord. 6245 § 1, 2009.)
Chapter 18.04
DEFINITIONS
18.04.039 Aircraft Operations.
The movement of aircraft operating in the airport traffic pattern or within sight of the airport. A landing
or takeoff is one operation. An aircraft that takes off and then lands creates two aircraft operations.
18.04.040 Airport Manager.
See definition in Chapter 12.56 ACC.
18.04.041 Airport, heliport or aircraft landing field.
Page 54 of 78
ZOA20-0002 Page 15 of 15
“Airport,” “heliport,” or “aircraft landing field” means any runway, landing area or other facility whether
publicly or privately owned or operated, and which is designed, used or intended to be used either by
public carriers or by private aircraft for landing and taking off of aircraft. This definition includes all
necessary taxiways, aircraft storage and tie-down areas, hangars and other necessary buildings and
open spaces. This definition does not include manufacturing, servicing or testing facilities located in the
vicinity of any landing area associated with the manufacturing or testing of commercial or military
aircraft or activities associated therewith
18.04.361 FAR Part 77 Surfaces.
The Federal Aviation Administration’s Federal Aviation Regulations (FAR) Part 77 Surfaces are the
imaginary airspace surfaces established with any relation to each runway of an airport. There are five
types of surfaces: (1) primary, (2) approach, (3) transitional, (4) horizontal, and (5) conical. These
surfaces are above and around airports and require protection from potential obstructions that might
interfere with airport traffic and potentially create a safety risk to aircraft occupants and persons on the
ground. An object or structure with an elevation higher than the FAR Part 77 surface elevation is
considered to penetrate the FAR Part 77 Surfaces and constitute an obstruction to navigable airspace.
Navigable airspace is defined by the FAA pursuant to Title 14 Code of Federal Regulations Part 77,
Imaginary Surfaces.
18.04.677 Overlay Zone. “Overlay zone” is supplemental to the underlying zoning district and may
establish additional or stricter standards and criteria for properties in addition to those of the underling
zoning district.
18.04.679 Owner occupied unit. “Owner occupied unit” means a dwelling unit in which the owner
resides on a regular, permanent basis. (Ord. 6477 § 11, 2013.)
Page 55 of 78
Page 56 of 78
AGENDA BILL APPROVAL FORM
Agenda Subject:
2021 Comprehensive Plan Annual Update
Date:
August 26, 2021
Department:
Community Development
Attachments:
Comp Plan PC Memo
Comp Plan PC Docket
Comp Plan Pres entation
Budget Impact:
Current Budget: $0
Proposed Revision: $0
Revised Budget: $0
Administrativ e Recommendation:
Background for Motion:
Background Summary:
Rev iewed by Council Committees:
Councilmember:Staff:
Meeting Date:September 8, 2021 Item Number:
Page 57 of 78
MEMORANDUM
TO: Judi Roland, Chair, Planning Commission
Roger Lee, Vice-Chair, Planning Commission
Planning Commission Members
FROM: Josh Steiner, Senior Planner, Comm. Development Dept.
Jeff Dixon, Planning Services Manager, Comm. Development Dept.
DATE: September 8, 2021
RE: Discussion Topic: Introductory discussion of Docket of 2021 Annual
Comprehensive Plan Amendments
BACKGROUND:
Annually the City amends its Comprehensive Plan (“Comp. Plan”). These are the “annual
amendments” that the City considers routinely each year as distinguished from the periodic
“major update” of the Comp Plan as required by the Growth Management Act (GMA) that was
adopted at the end of year 2015.
Side note: While the Growth Management Act (RCW 36.70A.130) originally required the next
periodic update be completed by the year 2023, the state legislature passed ESHB 2342 in
2020 that extends the timeframe for updates until 2024. Pushing this timetable aligns
comprehensive plan update to coordinate with regional initiatives that are required to be
considered in comprehensive plans and that are scheduled to be completed in 2023, for
example, Puget Sound Regional Council’s Vision 2050.
There are two types of amendments:
A. Map; and
B. Text.
In addition, there are two sources for these annual amendments:
1. City-initiated amendments which are typically items that Staff, Planning Commission, or
the City Council have identified as items or issues that should be addressed in the next
Comp Plan Amendment cycle; and,
2. Private-initiated amendments, which are in response to applications that are submitted.
For the 2021 Comp Plan Amendment cycle, no private amendment applications were
submitted,
Page 58 of 78
Page 2 of 3
DISCUSSION
At the September 8, 2021 Planning Commission meeting, staff would like to introduce and
briefly discuss:
1. The docket of annual comprehensive plan amendments is proposed to consist of the
following:
City Initiated Comprehensive Plan Text Amendments (CPA21-0001) (each capital facilities
plan is incorporated by reference)
• P/T #1 – Auburn School District Capital Facilities Plan
• P/T #2 – Dieringer School District Capital Facilities Plan
• P/T #3 – Federal Way School District Capital Facilities Plan
• P/T #4 – Kent School District Capital Facilities Plan
• P/T #5 – City of Auburn (COA) Capital Facilities Plan
• P/T #6 – Volume 3, Capital Facilities Element. Water is in the process of applying
for an extension of their Comprehensive Water Plan (separate document
incorporated by reference) effective to 2026 through the Washington State
Department of Health, at which time a full update will be completed. Water
believes this request is valid because the capital projects, water demands, and
population growth projections presented in the current Water System Plan are
still accurate projections of the City’s current planning efforts.
• No text changes to the Capital Facilities Element are needed, although the
referenced Comprehensive Water Plan in Policy CF-13 is expected to be
updated by 2024 with current data as part of the Periodic Update.
• P/T #7 –Volume 5, Transportation Element (Separate document incorporated by
reference). Changes in the Transportation Element consist of the following:
• Update Transportation Improvement Program (TIP) information/project list;
• Re-designate one project from Comprehensive Plan list to the (TIP) list to
maintain continuity in the future transportation network conditions;
• Update maps as needed to reflect current data and conditions (addressed by
CMP #1, below);
• Additional minor changes will relate to grammar, punctuation, choice of
words, references, etc.
• P/T #8 – Volume 2, Housing Element. The City adopted a Housing Action Plan
(HAP) in July 2021, which was also presented to the Planning Commission in
February and June 2021 by City staff. The HAP provides recommendations on
policies and code changes to implement HAP strategies. The proposed policy
Page 59 of 78
Page 3 of 3
revision allows for better alignment with PSRC Vision 2050 policy MPP-H-11
which addresses supporting identification of potential physical, economic, and
cultural displacement, and mitigating to the extent feasible.
• Include reference and brief description of Housing Action Plan in Conditions
and Trends section beginning on page H-1 of the Housing Element.
• Revise Policy H-24(f) to include text regarding minimizing displacement
impacts. The revision of this policy will better align with PSRC Vision 2050’s
recognition of displacement risk. Revising this policy allows for alignment with
PSRC requirements in advance of the 2024 Periodic Update.
• Address text formatting for Policy H-24 sub-policies
• P/T #9 – Volume 1, Land Use Element and Volume 5. The City adopted a
Housing Action Plan (HAP) in July 2021, which was also presented to the
Planning Commission in February and June 2021 by City staff. The HAP
provides recommendations on policies and code changes to implement HAP
strategies. One such policy is located in the Land Use Element (additional detail
below).
• Revise Policy LU-39 to include affordable housing and mixed-income
development. In addition to allowing additional height or density in exchange
for supplemental amenities identified in this policy, this revision would include
affordable housing development as eligible uses for deviations in height,
density, or intensity.
City-Initiated Map Amendments (CPA21-0002):
• CPM #1 – Volume 5: Transportation Element (Separate document incorporated
by reference): Several maps found throughout Volume 5 have been updated to
reflect current conditions. A final list of maps and corresponding page numbers is
under development by Transportation Planning.
SUMMARY:
Staff to is to provide an introductory overview of the subjects under consideration for
amendments this year. Additional information and more detailed analysis will be presented to
the Planning Commission at future meetings.
Page 60 of 78
Item Page(s)Area to be changed Change Reason Pros Cons Comments
P/T # 1
Auburn School
District Capital
Facilities Plan (CFP)
Volume 3: Capital Facilities
Element (District document is
incorporated by reference on
Page CF-2).
N/A Incorporate updated information
Reflect new projects and remove
projects that have been completed
as well as updated information
related to development activity and
projection of student levels.
None The Auburn School District Board of Directors
adopted the CFP on June 14, 2021.
P/T # 2
Dieringer School
District Capital
Facilities Plan
Volume 3: Capital Facilities
Element (District document is
incorporated by reference on
page CF-2).
N/A Incorporate updated information
Reflect new projects and remove
projects that have been completed
as well as updated information
related to development activity and
projection of student levels.
None
P/T # 3
Federal Way School
District Capital
Facilities Plan
Volume 3: Capital Facilities
Element (District document is
incorporated by reference on
Page CF-2).
N/A Incorporate updated information
Reflect new projects and remove
projects that have been completed
as well as updated information
related to development and
projection of student levels.
None The Federal Way Public School's Board of Education
adopted the CFP on June 29, 2021.
P/T # 4 Kent School District
Capital Facilities Plan
Volume 3: Capital Facilities
Element (District document is
incorporated by reference on
Page CF-2).
N/A Incorporate updated information
Reflect new projects and remove
projects that have been completed
as well as updated information
related to development activity and
projection of student levels.
None The Kent School Board adopted the CFP on TBD,
2021.
P/T # 5 COA Capital
Facilities Plan (CFP)
Volume 3: Capital Facilities
Element (City document is
incorporated by reference on
Page CF-2).
N/A Incorporate updated information
Add new projects to the CFP and
remove projects that have been
completed to remain current.
None Finance Dept. originates the CFP document with
information from all other City Depts.
P/T # 6 TBD Volume 3: Capital Facilities
Element (Water Service)
• Update reference to
Comprehensive Water
Plan
Water is requesting a 4-year
extension of their Comprehensive
Water Plan through the
Department of Health. The
currently referenced plan is
expected to be updated in 2024.
Will reflect current conditions when
plan is complete.None
There are no changes to the Capital Facilities
Element needed for this Annual Update, and is only
included because the referenced plan is expected to
change when the plan is complete.
2021 COMPREHENSIVE PLAN ANNUAL AMENDMENTS DOCKET
CITY INITIATED TEXT AMENDMENTS CPA21-0001
8/26/2021 1Page 61 of 78
Item Page(s)Area to be changed Change Reason Pros Cons Comments
CITY INITIATED TEXT AMENDMENTS CPA21-0001
P/T #7 TBD Volume 5: Transportation
Element and Appendix
• Update
Comprehensive Plan
Project List;
• Re-designate one
project from
Comprehensive Plan
list to Transportation
Improvement Program
(TIP) list maintain
continuity in the future
transportation network
conditions;
• Additional minor
changes will relate to
grammar, punctuation,
choice of words,
references, etc..
Periodic evaluation of priority and
availability of funding of capital
projects; Update maps to reflect
current data and to improve
legibility.
Reflects current conditions
Maintains projects in planning
pipeline
None
Scope and scale of this effort is underway, but
expected to contain at least an update to maps
reflecting updated conditions, clarifying text revisions,
and the transition of capital projects to the TIP.
P/T #8 TBD Volume 2: Housing Element
and Appendix
• Include reference to
Housing Action Plan in
text
• Revise Policy H-24(f)
regarding minimizing
displacement impacts
• Address text
formatting for Policy H-
24
Revision per recommendation in
Housing Action Plan and for
consistency with Vision 2050.
Update text to address improve
legibility.
Reference acknowledges recent
Council approved document.
Policy revision is consistent with
HAP and Vision 2050 policies in
advance of 2024 Periodic Update.
None
P/T #9 TBD Volume 1: Land Use Element
and Appendix
• Revise Policy LU-39 to
include affordable
housing as approved
amentiy that allows for
building deviation
Revision per recommendation in
Housing Action Plan
Policy revisions are consistent with
HAP in advance of 2024 Periodic
Update.
None
8/26/2021 2Page 62 of 78
CPM #Page Area to be
changed Potential change Reason Pros Cons Comments Corresponding Zoning
Map Change
CPM #1
Map
Numbers To
Be
Determined
by Public
Works
Volume 5:
Transportation
Element and
Appendix
Update maps to reflect current projects
and existing conditions, and to better
display data.
Periodic evaluation of project status and
to improve map readability.Reflects current conditions.None
Maps labeled within Transportation
Element numbered separately from the
remaining maps found throughout the
comprehensive plan. A final list and
map numbers are being produced by
Transportation Planning Division.
None
CITY INITIATED MAP AMENDMENTS CPA21-0002
Page 63 of 78
AUBURN
VALUES
SERVICE
ENVIRONMENT
ECONOMY
CHARACTER
SUSTAINABILITY
WELLNESS
CELEBRATION
COMPREHENSIVE PLAN
2021 ANNUAL
AMENDMENTS
PLANNING COMMISSION
SEPTEMBER 8, 2021
JOSH STEINER, AICP
Department of Community Development
Planning Building Development Engineering Permit Center
Sustainability Community Services ●Code Enforcement Page 64 of 78
SERVICE ENVIRONMENT ECONOMY CHARACTER SUSTAINABILITY WELLNESS CELEBRATIONSERVICE ENVIRONMENT ECONOMY CHARACTER SUSTAINABILITY WELLNESS CELEBRATION
2021 COMPREHENSIVE PLAN
ANNUAL AMENDMENTS
Annually the City amends its Comprehensive Plan. These
routine amendments are distinguished from the “periodic
update” completed on 8-year cycles.
There are two sources:
“city –initiated amendments”in response to items that are
“docketed” (text or map).
“private–initiated amendments” in response to applications
that are submitted (text or map).
Private-initiated Comprehensive Plan amendment
applications (text or map) were publicly advertised in
advance and accepted until Friday, June 7, 2021, this year.
Page 65 of 78
SERVICE ENVIRONMENT ECONOMY CHARACTER SUSTAINABILITY WELLNESS CELEBRATION
The 2021 Comprehensive Plan amendment docket currently
includes a total of 10 proposed amendments.
Five updates are annually provided capital facilities plan
updates for the city & school districts located within the City.
Five updates to various elements (chapters) of the
comprehensive plan including issues relating to
Transportation; Housing; Land Use, and Capital Facilities.
Four text amendments, one map amendment
PROPOSED 2021 COMPREHENSIVE PLAN
AMENDMENT DOCKET
Page 66 of 78
SERVICE ENVIRONMENT ECONOMY CHARACTER SUSTAINABILITY WELLNESS CELEBRATION
P/T #1 –Capital Facilities Plan (CFP) Update for Auburn
School District
P/T #2 –Capital Facilities Plan (CFP) Update for Dieringer
School District
P/T #3 –Capital Facilities Plan (CFP) Update for Federal Way
School District
P/T #4 –Capital Facilities Plan (CFP) Update for Kent School
District
P/T #5 –City of Auburn Capital Facilities Plan (CFP) Update
CITY INITIATED COMPREHENSIVE PLAN
TEXT AMENDMENTS
Page 67 of 78
SERVICE ENVIRONMENT ECONOMY CHARACTER SUSTAINABILITY WELLNESS CELEBRATION
P/T #1 –Capital
Facilities Plan (CFP)
Update for Auburn
School District
CITY INITIATED COMPREHENSIVE PLAN
TEXT AMENDMENTS
Page 68 of 78
SERVICE ENVIRONMENT ECONOMY CHARACTER SUSTAINABILITY WELLNESS CELEBRATION
P/T #2 –Capital
Facilities Plan
(CFP) Update for
Dieringer School
District
CITY INITIATED COMPREHENSIVE PLAN
TEXT AMENDMENTS
Page 69 of 78
SERVICE ENVIRONMENT ECONOMY CHARACTER SUSTAINABILITY WELLNESS CELEBRATION
P/T #3 –Capital
Facilities Plan (CFP)
Update for Federal
Way School District
CITY INITIATED COMPREHENSIVE PLAN
TEXT AMENDMENTS
Page 70 of 78
SERVICE ENVIRONMENT ECONOMY CHARACTER SUSTAINABILITY WELLNESS CELEBRATION
P/T #4 –Capital
Facilities Plan
(CFP) Update for
Kent School
District
CITY INITIATED COMPREHENSIVE PLAN
TEXT AMENDMENTS
Page 71 of 78
SERVICE ENVIRONMENT ECONOMY CHARACTER SUSTAINABILITY WELLNESS CELEBRATION
P/T #5 –City of Auburn
Capital Facilities Plan Update
CITY INITIATED COMPREHENSIVE PLAN
TEXT AMENDMENTS
Page 72 of 78
SERVICE ENVIRONMENT ECONOMY CHARACTER SUSTAINABILITY WELLNESS CELEBRATION
P/T #6 –Comprehensive Plan Volume 3, Capital Facilities
Element, Update
Water Services is requesting a 4-year extension of the
Comprehensive Water Plan (CWP) through the Department of Health,
which will then allow for a full update in 2024. The current plan
analysis period is through 2026.
Capital projects, water demand, and growth projections are still valid
and accurate.
Element text remains the same, however the referenced CWP
document will be updated.
P/T #7 –Comprehensive Plan Volume 5, Transportation
Element, Update
Update Comprehensive Plan to remove one project transferred to TIP
and add Main Street TOD projects.
Update maps to reflect current conditions.
CITY INITIATED COMPREHENSIVE PLAN
TEXT AMENDMENTS
Page 73 of 78
SERVICE ENVIRONMENT ECONOMY CHARACTER SUSTAINABILITY WELLNESS CELEBRATION
P/T #8 –Comprehensive Plan Volume 2, Housing Element
Update
Add language referencing Housing Action Plan (HAP) adoption
Updated policy H-24 to reflect HAP recommendation of including
minimizing displacement impacts, which is also consistent with PSRC
Vision 2050 policy (MPP-H -11) supporting identifying potential
physical, economic, and cultural displacement and mitigating to the
extent feasible.
P/T #9 –Comprehensive Plan Volume 1, Land Use Element,
Update
Update policy LU-39 to include affordable housing as an approved
supplemental amenity that would allow deviations in height, density,
or intensity limitations. Supports HAP recommendation.
CITY INITIATED COMPREHENSIVE PLAN
TEXT AMENDMENTS
Page 74 of 78
SERVICE ENVIRONMENT ECONOMY CHARACTER SUSTAINABILITY WELLNESS CELEBRATION
CPM #1 –Several maps found
throughout Volume 5
(Transportation Element) have
been updated to reflect current
conditions. A final list of maps
and corresponding page
numbers is under development
by Transportation Division.
CITY-INITIATED COMPREHENSIVE PLAN
MAP AMENDMENTS
Page 75 of 78
SERVICE ENVIRONMENT ECONOMY CHARACTER SUSTAINABILITY WELLNESS CELEBRATION
City staff is reviewing the private applications for consistency
with intent and goals stated within the city’s Comprehensive
Plan and conducting the state required environmental review
process (SEPA).
Staff will provide additional information, including copies of
the applications, to the Planning Commission identifying the
results of analysis and a staff recommendation at future
meetings. Generally, this is done by the “notebooks”
prepared & distributed.
Staff will schedule future briefings for the Planning
Commission and public hearings in order that the Commission
may make recommendations on all proposed amendments to
City Council.
NEXT STEPS
Page 76 of 78
SERVICE ENVIRONMENT ECONOMY CHARACTER SUSTAINABILITY WELLNESS CELEBRATION
2021 COMPREHENSIVE PLAN
ANNUAL AMENDMENTS
Page 77 of 78
SERVICE ENVIRONMENT ECONOMY CHARACTER SUSTAINABILITY WELLNESS CELEBRATIONSERVICE ENVIRONMENT ECONOMY CHARACTER SUSTAINABILITY WELLNESS CELEBRATION
2021 COMPREHENSIVE PLAN
ANNUAL AMENDMENTS
Any questions?
Page 78 of 78