HomeMy WebLinkAboutITEM VIII-A-4
AUBUtN
WASHINGTON
AGENDA BILL APPROVAL FORM
Agenda Subject
CPA06-0001 2006 Comprehensive Plan Amendments
Department: Planning, Building Attachments: Ordinance No. 6064
and Community and separate binder.
Date:
November 14, 2006
Budget Impact: N/A
Administrative Recommendation: City Council introduce and adopt Ordinance No. 6064.
(Approving twenty-three Plan Map amendments and six Policv/Text amendments).
Background Summary:
The City of Auburn adopted amendments to its Comprehensive Plan in 1995 in response to the
Washington State Growth Management Act (GMA) requirements, as amended. The Auburn
Comprehensive Plan has been amended annually since then.
Comprehensive plan amendments can be initiated by private citizens (privately-initiated) or by the City of
Auburn (city-initiated). This year the city did not receive any privately-initiated plan map or policy/text
amendments. There are twenty-five (25) city-initiated map amendments (Comprehensive Plan Map
(CPM) amendments #1 through CPM #25) and six (6) city-initiated policy/text amendments
(Comprehensive Plan Policy/Text (PIT) amendments #1 through #6). However, CPM #20 and #21 are
removed from consideration as there is a pending SEPA appeal.
Comprehensive plan amendments are initially reviewed during a public hearing process before the City of
Auburn Planning Commission, who provides a recommendation to the City Council for final action. City
Council consideration and action on the amendments will occur prior to the end of this year.
The Planning Commission reviewed these amendments at three public hearings, September 6, 2006,
October 3, 2006, and October 24, 2006. Recommendations to the City Council have been made by the
Planning Commission and are outlined in the summary table provided at the Committee of the Whole
meeting.
It should be noted that CPM#13-#25 are city-initiated map amendments and mayor may not be supported
by individual property owners. If the amendments are approved, it is not expected that all parcels will
transform to commercial uses in the short term. Rather, there is an expectation that this will occur over
time as land values escalate, demand for commercial development grows, and the value of existing
structures is amortized. Staff recommendations are based upon an assessment of what is in the best
long-term interest of the City.
L 1120-32006 Comp Plan Amendments
Reviewed by Council & Committees:
D Arts Commission COUNCIL COMMITTEES: 0
D Airport D Finance
D Hearing Examiner D Municipal Services
o Human Services I;gJ Planning & CD
o Park Board 0 Public Works
I;gJ Planning Comm. I;gJ Other- Committee of Whole
Reviewed by Departments & Divisions:
Building D M&O
o Cemetery I8l Mayor
o Finance 0 Parks
D Fire I;gJ Planning
o Legal 0 Police
I;gJ Public Works 0 Human Resources
Action:
Committee Approval:
Council Approval:
Referred to
Tabled
DYes ONo
DYes ONo Call for Public Hearing ~_I_
Until_I_I_
Until _1_1_
Councilmember: Norman
Meetin Date: November 20, 2006
Staff: Oavolio
Item Number: VIII.A.4
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The Economic Development Strategies document adopted by City Council in November 2005 was
created by a focus group of diverse business and community interests in Auburn. This group identified
four Economic Development Strategy Areas in Auburn that need attention now. Combined with these
four areas are recommended economic development strategies and the actions needed in order to effect
necessary change. The implementation of these strategies provides Auburn with the ability to unleash
the potential for redevelopment. Vision 2016 graphically represents the strategy areas along with
numerous other council goals for the next ten years.
Policy ED-1 0 of the Auburn Comprehensive Plan states the following:
"The City should develop a formal economic development strategy as an element
of the Comprehensive Plan to specifically identify the types of businesses most
consistent with community aspirations and layout a program to attract those
businesses. The City should work cooperatively with other governmental
agencies in its economic development efforts, including the Muckleshoot Tribe,
King County, Pierce County, the Port, and the State. The City should implement
its economic development strategy through a partnership with the private sector. II
Through the City Council adopting the Economic Development Strategies document in November 2005
implements Policy ED-10.
Policy ED-15 of the Auburn Comprehensive Plan calls for implementing the recommendations of the
City's 2005 Economic Development Strategies brochure. The proposed comprehensive plan map
amendments outlined in this report implements this policy and ED-10.
Pursuant to Chapter 14 of the Auburn Comprehensive Plan the land use designation of Heavy
Commercial is reserved for areas which are highly accessible to automobiles along major arterials and for
intersections of heavily traveled arterials. The proposed amendments outlined in this report are either
adjacent to an arterial road (principal or minor) or part of a regional area that has access to an arterial
road. As shown on Figure 2-1 of the 2005 Comprehensive Transportation Plan, the following roadways
are arterials (principal or minor):
.
A Street SE
C Street SW
15th Street SW
West Main Street
.
I Street N E
Emerald Downs Drive
o Street N E
Oravetz Road
.
.
.
.
.
.
Facts and Findings
1. RCW 36.70A.130 (Washington State Growth Management Act (GMA)) provides for
amendments to locally adopted GMA comprehensive plans. Except in limited circumstances
provided for in State law, comprehensive plan amendments shall be considered by the city
or county legislative body no more frequently than once per year.
2. The City of Auburn established a June 23, 2006 deadline for the submittal of privately-
initiated comprehensive plan applications (map and text). Notice to the public of the filing
deadline was provided on the City's website, in the King County Journal, and mailed to a
general Comprehensive Plan mailing list. No privately-initiated comprehensive plan map
amendments were received by the deadline. The City of Auburn received annual updates to
several school district capital facilities plans.
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3. The 2006 annual plan amendments are being processed in two separately scheduled
Planning Commission public hearings. A third public hearing was needed to continue the
discussion on Policy/Text amendment #6.
4. SEPA determinations were issued on September 14, 2006 for comprehensive plan
amendments #13-25 and on August 18, 2006 for comprehensive plan amendments #1-12
and policy/text amendments #1-6. The comment periods ended on September 29,2006
and September 5,2006 respectively, with no comments received.
5. The Planning Commission public hearing notices for the 2006 Comprehensive Plan
Amendments (policy/text and map) were issued at a minimum 10 days prior to the public
hearing date and published in a newspaper of general circulation pursuant to RCW
36.70A.035.
6. In November of 2005, the City Council approved Resolution No. 3944 which adopted an
Economic Development Strategies document for the City. This document was developed in
conjunction with individuals in the city and Auburn region with expertise and experience in
the field of business and economic development. The Economic Development Strategies
document outlines several recommendations for strategy areas throughout the City intended
to build on the City's economic base, particularly in response to changing market conditions
throughout the region. Each area includes a series of strategies and logistics to be
responsive to the changing nature of the marketplace.
7. In discussions leading up to the drafting of the Auburn Economic Strategies Plan, a number
of people suggested that the City needed to give more flexibility to accommodate
retail/commercial uses. In 2005, the comprehensive plan amendments responded to this by
amending policies to enable commercial flexibility in the vicinity of the SuperMall. Dating
back to the early 1990's the City adopted Comp Plan policies that actually served to limit
commercial development to the SuperMall proper to avoid feared impacts to downtown
commercial. These impacts never materialized.
8. The Auburn City Council adopted Vision 2016 by Resolution No. 4049 on June 19, 2006,
which outlines numerous goals of the City Council to accomplish over the next ten years.
Included in these goals are efforts to implement the Economic Development Strategies
document.
9. The puget Sound region has seen an increasing trend toward the commercialization of
industrially zoned areas to respond to changing needs of the public. Renton (along Lake
Washington for instance), Kent (by the commuter rail station), Tukwila and Federal Way are
just a few of the areas that have seen the demand for commercial uses lead to rezoning of
industrial land. This trend has become increasingly pronounced in the south King County
area. Certain proposed amendments respond to this trend by amending industrially
designated properties to commercial, especially along major city transportation corridors.
10. In the coming years, pressure will be escalating to rezone industrial land and encourage
commercial mixed-use development. Changing comprehensive plan land use designations
to commercial for the proposed areas prepares Auburn for this trend by planning for the next
ten to twenty years. The City is anticipating these changes rather than reacting to market
trends.
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Acrea e
2,670.46
1,508.24
11/15/2006
ng/industrial center per the King
enter is authorized by the
n Amendments (map and
munity, Trade, and Economic
ay state review. As of the date
any State agency.
rcial acreage with the acreage if
% of City
21.7%
6.9%
100%
% of City
17.8%
10.0%
nts are approved.
mains zoned for industrial uses.
use demands for commercial
olicy/Text amendments for year
esidential" to "Public and
f Auburn Way South and east of
burn city limits.
. The property is located within
for storm drainage facilities.
a. The designation of "Public
d and utilized for storm
endation
OR.E THAN YOU IMAGINED
CPA06-0001 2006 Comprehensive Plan Amendments
11. The City of Auburn does not have a designated manufacturi
County Countywide Planning Policies. Such a designated c
Countywide Planning Policies, but is not required.
12. Pursuant to RCW 36. 70A.1 06, the 2006 Comprehensive Pia
policy/text) were sent to the Washington State Office of Com
Development and other state agencies for the required 60-d
of writing this report, no comments have been received from
13. The following table compares existing industrial and comme
the 2006 proposed amendments are approved.
Acrea e
3,256.06
1,035.49
14,956.80
*Takes approved 2005 amendments and assumes the 2006 amendme
**lncludes Environmental Park District.
With the proposed amendments, approximately 1/5 of the city re
The plan amendments are responsive to the changing land
property while maintaining industrially zoned land.
14. The following identifies the Comprehensive Plan Map and P
2006 Comprehensive Plan Amendments.
Comprehensive Plan Map Amendments (CPM)
CPM #1
To amend the comprehensive plan map from "Single Family R
Quasi-Public" for publicly owned land generally located north 0
Academy Drive SE. Parcel Number: 8155780210 and within Au
Discussion
This property is publicly owned and is approximately 0.43 acres
the Swan Flats' subdivision, and has been dedicated to the city
Single family residential land use dominates the surrounding are
and Quasi-Public" is appropriate as the property is publicly owne
drainage.
Plannina and Community Development Committee Recomm
Approval
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CPM#2
To amend the comprehensive plan map from "Single Family Residential" to "Public and
Quasi-Public" for publicly owned land generally located south of Auburn Way South and the
Swan Flats subdivision. Parcel Number: 2721059047 and within Auburn city limits.
Discussion
This property is publicly owned. The site is approximately one acre in size and currently vacant.
As in CPM#1, the predominant land use for this area is single family residential. The
designation of "Public and Quasi-Public" is appropriate as the property is publicly owned and
utilized for storm drainage.
Plannina and Community Development Committee Recommendation
Approval
CPM#3
To amend the comprehensive plan map from "Single Family Residential" to "Public and
Quasi-Public" for publicly owned land generally located north of Auburn Way South and east of
Academy Drive SE. Parcel Number: 3668001410 and within Auburn city limits.
Discussion
This property is publicly owned and is 1.28 acres in size. As in CPM#1, the dominant land use
for this area is single family residential. The designation of "Public and Quasi-Public" is
appropriate as the property is publicly owned and utilized for storm drainage.
Plannina and Community Development Committee Recommendation
Approval
CPM#4
To amend the comprehensive plan map from "Light Commercial" to "Public and Quasi-
Public" for publicly owned land generally located east of A Street SE and north of Oravetz
Road SE. Parcel Numbers: 3621049018 and 3354400680 and within Auburn city limits.
Discussion
This property is publicly owned and approximately 1.29 acres in size. The surrounding
Comprehensive Plan land use designations vary from "Light Industrial" and "Public/Quasi-
Public" to the east and "High Density Residential" to the north. The proposed designation of
"Public and Quasi-Public" is appropriate as the property is publicly owned.
Plannina and Community Development Committee Recommendation
Approval
CPM#5
To amend the comprehensive plan map from "Single Family Residential" to "Public and
Quasi-Public" for publicly owned land generally located north and south of Oravetz Road, west
of Kersey Way SE, and south of the White River. Parcel Number: 3021059025 and within
Auburn city limits.
Discussion
The property is publicly owned and approximately 22.96 acres in size. The surrounding land
use designations are predominantly "Single Family Residential" with some "High Density
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Residential" to the west. The White River is located to the north. Oravetz Road bisects the
property with the majority of the acreage located south of the roadway. The proposed
designation of "Public and Quasi-Public" is appropriate as the property is publicly owned and will
be utilized as park facilities.
Plannina and Community Development Committee Recommendation
Approval
CPM#6
To amend the comprehensive plan map from "Light Industrial" to "Open Space" for publicly
owned parcels generally located west of SR 167, east of West Valley Highway, and south of
West Main Street. Parcel Numbers: 1421049050,1421049051,1421049049,1421049007,
1421049075,1421049048,1421049036,1421049045, and 1421049009 within Auburn city
limits.
Discussion
The properties are publicly owned and approximately 23.28 acres in size. The adjacent land
use designations are "Light Industrial" to the north and "Light Commercial" and "Open Space" to
the west. State Highways are located to the east and south. The proposed designation of
"Open Space" is appropriate as the property is publicly owned and is a wetland mitigation site.
Plannina and Community Development Committee Recommendation
Approval
CPM#7
To amend the comprehensive plan map from "Light Industrial" to "Open Space" for publicly
owned land generally located east of SR 167, west of Western Avenue, and north of West Main
Street. Parcel Number: 4463400450 within Auburn city limits.
Discussion
The property is publicly owned and approximately two acres in size. Adjacent land use
designations are "Light industrial" to the south and east, and"Public/Quasi-Public" to the north
and west. The proposed designation of "Open Space" is appropriate as the property is publicly
owned and part of the Auburn Environmental Park.
Plannina and Community Development Committee Recommendation
Approval
CPM#8
To amend the comprehensive plan map from "Light Industrial"" to "Open Space" for publicly
owned land generally located east of Clay Street, west of H Street NW, and north of West Main
Street. Parcel Number: 1321049110 within Auburn city limits.
Discussion
The property is publicly owned and approximately 4.79 acres in size. Adjacent land use
designations are "Light Industrial" to the south, "Open Space" and "Heavy Industrial" to the east,
and "Public/Quasi-Public" to the north and west. The proposed designation of "Open Space" is
appropriate as the property is publicly owned and part of the Auburn Environmental Park.
Plannina and Community Development Committee Recommendation
Approval
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CPM#9
To amend the comprehensive plan map from "Light Industrial" to "Public and Quasi-Public"
for publicly owned land generally located east of B Street NW, south of South 277th Street, and
north of South 278th Street. Parcel Numbers: 4297200005, 4297200060, 4297200050,
4297200015, 4297200045, 4297200120, and 4297200115 within Auburn city limits.
Discussion
The properties are publicly owned and approximately 2.66 acres in size. Adjacent land use
designations are "Light Industrial" to the south, east, and west. The proposed designation of
"Public and Quasi-Public" is appropriate as the property is publicly owned and utilized for storm
drainage facilities.
Plannina and Community Development Committee Recommendation
Approval
CPM#10
To amend the comprehensive plan map from "Light Industrial" to "Public and Quasi-Public"
for publicly owned land generally located north of 42nd Street NW, west of C Street NE, and
south of unincorporated King County land. Parcel Number: 2329730110 within Auburn city
limits.
Discussion
The property is publicly owned and approximately 4.6 acres in size. The subject property is
surrounded by the "Light Industrial" land use designation. The proposed designation of "Public
and Quasi-Public" is appropriate as the property is publicly owned and utilized as storm
drainage facilities.
Plannina and Community Development Committee Recommendation
Approval
CPM#11
To amend the comprehensive plan map from "Light Industrial and Open Space" to "Open
Space" for publicly owned land generally located north of 3ih Street NW, west of BNSF RR,
and west of SR 167. Parcel Numbers: 1582600070 and 1582600066 within Auburn city limits.
Discussion
The property is publicly owned and approximately 10.5 acres in size. Adjacent land use
designations are Light Industrial to the north, west, and south, with an Open Space designation
to the east. The proposed designation of "Open Space" is appropriate as the property is
publicly owned and is a wetland mitigation site.
Plannina and Community Development Committee Recommendation
Approval
CPM#12
To amend the comprehensive plan map from "Single Family Residential" to "Public and
Quasi-Public" for publicly owned land generally located west of 116th Avenue SE and near the
City of Kent property within Auburn's Potential Annexation Area (PAA). Parcel Numbers:
7867000020,0421059004,0421059071, 0421059060, 0421059061, 0421059062, and
0421059085 within Auburn's PAA.
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Discussion
The properties are publicly owned and total approximately 48.67 acres. Adjacent land use
designations are "Single Family Residential", except for the City of Kent property located east of
parcel 7867000020. The proposed designation of "Public and Quasi-Public" is appropriate as
the property is publicly owned and proposed as future park areas.
Plannina and Community Development Committee Recommendation
Approval
CPM#13
To amend the comprehensive plan from "Public and Quasi-Public" to "Downtown" for land
generally located north of 1 st Street NW, south of 2nd Street NW, and west of Auburn Regional
Medical Center. Parcel Numbers: 0492000370, 0492001385, 0492000390, 0492000410,
0492000320, 0492000325, and 0492000340 within Auburn city limits.
Discussion
CPM/Area 13 is located immediately north of Auburn City Hall, across First Street NW. The
current comprehensive plan land use designation is "Public and Quasi-Public" as the land was
previously owned by the City of Auburn. The property was purchased from the City of Auburn
by Auburn Regional Medical Center earlier this year. The proposal is to amend the
Comprehensive Land Use plan map to "Downtown". This is necessary to reflect that the
property is no longer in public ownership and that the parcels are located within the city's
designated urban center. The adjacent properties and Auburn Regional Medical Center are
presently all designated "Downtown". Therefore the "Downtown" designation is currently
implemented with the C-2 Central Business District zone, which may be replaced by a new zone
district, Downtown Urban Center, in the future.
Plannina and Community Development Committee Recommendation
Approval
CPM#14
To amend the comprehensive plan from "Heavy Industrial" to "Heavy Commercial" for land
generally located east of Emerald Downs Drive, north of 15th Street NW, south of 3ih Street
NW, and west of BNSF Railroad. Parcel Numbers: 1580600152, 1580600150,0121049031,
1580600200, 1580600210,0121049027,0121049020, 0004600020, 0004600027, 0004600005,
0004600040, 0004600001, 1221049001, 0004600039, and 1580600151 within Auburn city
limits.
Discussion
Emerald Downs and its associated parking facilities compose CPM/Area 14. The existing
comprehensive land use designation is "Heavy Industrial" and the property is zoned M-2 (Heavy
Industrial). The proposal is to amend the Comprehensive Land Use plan map to "Heavy
Commercial". The affected area is approximately 136.58 acres.
Given the existing use of the property (a commercial race horsing facility) a commercial plan
map designation is more appropriate than an industrial plan map designation. (The race track
would be categorized as a commercial recreational use, which is allowed in the C-3 zone). The
properties south of Emerald Downs are designated "Heavy Commercial" and are zoned C-3
(Heavy Commercial). Comprehensive Plan Policy ED-2 states,
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"Emerald Downs, the Muckleshoot Casino, and the Supermall of the Great
Northwest offer opportunities for economic diversification that should be
optimized by the City."
Amending Area 14 from "Heavy Industrial" to "Heavy Commercial" creates a commercial
corridor along SR 167 and 15th Street SW and would implement Policy ED-2.
Plannina and Community Development Committee Recommendation
Approval
CPM#15
To amend the comprehensive plan from "Light Industrial" and "Open Space" to "Heavy
Commercial" and "Open Space" for land generally located west of Emerald Downs Drive,
east of SR 167, south of 29th Street NW, and north of 15th Street NW. Parcel Numbers:
0121049014,0121049034,0121049033, 0121049035, 1221049008, 1221049043, 1221049042,
1221049041, and 1221049005 within Auburn city limits.
Discussion
CPM/Area 15 consists of vacant land, a Costco warehouse facility, and some outbuildings. This
area is designated "Light Industrial" and "Open Space". The proposal is to amend the
Comprehensive Land Use plan map to "Heavy Commercial" and retain the existing "Open
Space" designation. This area is approximately 95.29 acres and lies between SR 167 and the
Emerald Downs site, which is Area 14.
The City of Auburn Comprehensive Plan Chapter 14 describes the 15th Street NE/NW
Commercial Area as a transition area which encompasses 15th Street NE/NW between D Street
NE and B Street NW and references the existing adjacent heavy industrial areas.
Comprehensive Plan Policy III.D states that additional appropriate commercial zoning in this
area would not be in conflict with this Plan. Amending Area 15 to "Heavy Commercial" and
retaining the existing "Open Space" designation creates a commercial corridor in conjunction
with Emerald Downs, in close proximity to SR 167, and is consistent with the Comprehensive
Plan text.
Plannina and Community Development Committee Recommendation
Approval
CPM#16
To amend the comprehensive plan from "Light Industrial" to "Heavy Commercial" for land
generally located north of 30th Street NE and east of I Street NE. Parcel Number: 0004000026
within Auburn city limits.
Discussion
The Auburn Comprehensive Plan presently designates CPM/Area 16 as "Light Industrial". The
property is approximately 4.82 acres, and is the only "Light Industrial" designated parcel in the I
Street NE and Auburn Way corridor between approximately 10th Street NE to the northern city
limits. The property's land use designation of "Light Industrial" and the zoning designation of M-
1 Light Industrial reflect the property's existing use as a light manufacturing facility (Skills Inc.).
Staff proposed a change to the "Heavy Commercial" during the 2004 Comprehensive Plan
Amendment cycle, however at that time the City Council did not approve the change as
recommended by the Planning Commission.
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This proposal is intended to make the land use plan designation for this property consistent with
the "Heavy Commercial" plan designation of surrounding properties in this corridor. Allowing the
property to retain its current "Light Industrial" plan designation that is implemented with the M-1
zoning designation would allow for its continued use and potential redevelopment for other
permitted M-1 uses, when instead the comprehensive plan envisions properties along I Street
and Auburn Way corridors to become commercial in nature over time.
Policy III.K within Chapter 14 of the Auburn Comprehensive Plan states that retention of the
"Light Industrial" Comprehensive Plan designation for this site is only appropriate so long as
light industrial use of the property remains compatible with the surrounding heavy commercial
and high density residential land uses. In light of the proposed land use designation for Area
24, which is directly south of Area 16, and the surrounding commercial businesses, Area 16 is
no lon~er compatible with the adjacent properties. Also proposed as part of PIT#6 is deleting
the 30t and I Street within the "Problems Related to Existing Uses" section of Chapter 14 as
demand for commercial in the area is increasing.
In 2005, the Planning, Building, and Community Director approved an Administrative Use Permit
for a professional office to locate at the Skills, Inc. property. At that time professional offices
were not permitted outright in the M-1 Light Industrial zone but required an Administrative Use
Permit. This professional office remains in operation and has a valid business license issued by
the City of Auburn.
Plannina and Community Development Committee Recommendation
Approval
CPM#17
To amend the comprehensive plan from "Light Industrial" to "Light Commercial" for land
generally located east of D Street NE, north of 9th Street NE, and west of Auburn Way North.
Parcel Number: 0721059026 within Auburn city limits.
Discussion
CPM/Area 17 is currently designated "Light Industrial" on the City of Auburn Comprehensive
Plan land use map. The existing use on site is a warehouse and distribution facility and is
located in the Auburn North Business Area. The property is approximately 5.18 acres, and is
the only "Light Industrial" designated parcel in the vicinity. Surrounding land uses are light
commercial and heavy commercial in nature. The property's comprehensive land use
designation and zoning designation of "Light Industrial" reflect its existing use.
This proposal is intended to make the land use designation for Area 17 consistent with the
"Light Commercial" land use designation of the surrounding properties within the Auburn North
Business Area. If the existing designation of "Light Industrial" remains, Area 17 will remain an
isolated island of "Light Industrial", which is not consistent with adjacent land use designations.
Plannina and Community Development Committee Recommendation
Approval
CPM#18
To amend the comprehensive plan from "Light Industrial" to "Heavy Commercial" for land
generally located south of SR 18 and north of 8th Street SW. Parcel Number: 1321049019
within Auburn city limits.
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Discussion
CPM/Area 18 is currently designated "Light Industrial". The existing use on site is a warehouse
and distribution facility that has multiple tenants. The site is approximately 13.84 acres.
Surrounding land use designations include "Heavy Commercial". The area to the south is
proposed CPM#/Area 19.
This proposal is intended to make the land use designation for Area 18 consistent with the
adjacent "Heavy Commercial" designation of the SuperMall and the proposed designation of
"Heavy Commercial" for Area 19 (below). This property is near to and visible from State Route
18.
Auburn Comprehensive Plan Policy LU-74 (Chapter 3, Land Use Element) states that
commercial development around the SuperMall that complements its role as a regional
shopping center shall be supported. Given the location of Area 18, this property appears to
have stronger commercial development potential than is reflected by the current land use
designation. The City Council recently adopted Ordinance 6033 which permits commercial uses
within industrial zones. However, by changing the land use designation to "Heavy Commercial"
for Area 18 solidifies this area as a regional shopping center versus the permitted warehouse
component as allowed under the "Light Industrial" designation.
Plannina and Community Development Committee Recommendation
Approval
CPM#19
To amend the comprehensive plan from "Public/Quasi-Public" and "Heavy Industrial" to
"Heavy Commercial" for land generally located south of 8th Street SW, west of C Street SW,
north of 15th Street SW, and east of the SuperMall. Parcel Numbers: 2421049004,
2421049075, 2421049077, 1321049019, 2421049068, and 2421049073 within Auburn city
limits.
Discussion
Area 19 is designated "Heavy Industrial" and "Public/Quasi-Public". The existing uses of
CPM/Area 19 include a cold storage facility, the City of Auburn's Maintenance and Operations
(M&O) Department, Auburn School District transportation facility, GSA ball-fields, and vacant
land. These properties comprise approximately 47.83 acres. Surrounding land use
designations include "Heavy Commercial". CPM #18 is located to the north.
This proposal is intended to make the land use designation for Area 19 consistent with the
adjacent "Heavy Commercial" designation of the SuperMall, the properties to northeast that
were amended during the 2005 comprehensive plan amendment process, and the proposed
designation of "Heavy Commercial" for Area 18.
City of Auburn Comprehensive Plan Policy LU-74 (Chapter 3, Land Use Element) states that
commercial development around the SuperMall that complements its role as a regional
shopping center shall be supported. Given the location of CPM/Area 19 and its proximity to
CPM/Area 18, combined with the properties amended during the 2005 amendment cycle, these
properties appear to have stronger commercial development potential for commercial uses than
is reflected by the current land use designation. The City Council recently adopted Ordinance
No. 6033 which permits commercial uses within industrial zones. However, changing the land
use designation to "Heavy Commercial" for Area 19 solidifies this area as a regional shopping
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center versus the permitted the warehouse component as allowed under the "Heavy Industrial"
designation. These properties are visible from State Route 18, 15th Street SW, and C Street
SW, all heavily traveled roadways.
Additional factors supporting a change in land use designation include the following:
. Proximity to Auburn Station and transit service, which provides another mode of
transportation that brings consumers to the area,
. High potential for being able to assemble sites that are sufficiently large to accommodate
substantial and high quality commercial development,
. Increase in traffic to and from Lakeland residential neighborhoods offering a significant
and growing market for retail and service commercial, and
. Significant existing commercial/non-industrial presence in this area.
CPM/Areas 18 and 19 are a strategy/target area identified in the Economic Development
Strategies document adopted by the Auburn City Council in November 2005. The 15th Street
SW and C Street SW strategy area includes redevelopment with productive uses that improve
the area and offer new opportunities by focusing on the area at C Street SW and 8th Street SW.
Plannina and Community Development Committtee Recommendation
Approval
CPM#20
Removed due to pending SEPA appeal filed on October 16, 2006.
CPM#21
Removed due to pending SEPA appeal filed on October 16, 2006.
CPM#22
To amend the Comprehensive Plan from "Light Industrial" to "Light Commercial" for land
generally located south of the White River, north of Oravetz Place SE, east of A Street SE, and
west of Oravetz Road SE. Parcel Number: 6655000055 within Auburn city limits.
Discussion
CPM/Area 22 is presently designated "Light Industrial" and is approximately 5.52 acres. The
surrounding land use designations are "Open Space" and "Public/Quasi-Public". The properties
to the west are designated "Light Commercial", however the city is proposing a change to
"Public/Quasi-Public" (CPM#4). The existing use on site is light manufacturing of precision
plastic components.
The proposal is intended to make the land use designation for Area 22 a less intense
designation, as the property is adjacent to the White River and schools, and there is no direct
access to A Street SE. Area 22 is also the only "Light Industrial" designated property within the
vicinity.
The Auburn City Council adopted an Economic Development Strategies document in November
2005 that calls for Area 22 to be redeveloped. Policy ED-15 of the Auburn Comprehensive Plan
calls for implementing the recommendations of the City's 2005 Economic Development
Strategies brochure.
Page 12 of 18
AUBURN * MORE THAN YOU IMAGINED
CPA06-0001 2006 Comprehensive Plan Amendments
11/15/2006
Plannina and Community Development Committee Recommendation
Approval
CPM#23
To amend the comprehensive plan from "Heavy Industrial" and "Light Industrial" to
"Downtown" for land generally located west of C Street NW, east of H Street NW, south of 4th
Street NW, and north and south of West Main Street. Parcel Numbers: 4436400100,
4463400090,4463400136,4463400138,4463400145,4463400040,4463400044,4463400047,
4463400048,4463400049, 5402100185,4463400080,4463400071,4463400072,4463400052,
4463400045,4463400046,4463400050, and 4463400051 within Auburn city limits.
Discussion
Area 23 is designated "Heavy Industrial" and "Light Industrial". This area consists of a variety of
land uses ranging from a Waste Management solid waste facility to non-conforming single
family residential. The surrounding land use designations include "Downtown" to the east,
"Heavy Industrial" to the north, "Public/Quasi-Public" and "Office Residential" to the south, and
"Open Space" to the west.
The intent of the proposed land use designation is to bring a mixture of land uses under one
designation and promote development compatible with the adjacent urban center and adjacent
environmental park. Area 23 is an extension of Auburn's Downtown and the proposed land use
change to "Downtown" is logical to create an even block that extends to H Street NW.
The Auburn City Council adopted an Economic Development Strategies document that calls for
Area 23 to be a second phase of the Auburn Environmental Park Greenbelt Strategy Area. The
Planning Commission recently recommended approval of the Environmental Park Zoning
District, which the City Council adopted (Ordinance No. 6036). Area 23 is adjacent to the new
zoning district and as mentioned above, a potential second phase to the new zoning district.
The strategies document calls for more densely developed properties that are presently
underutilized and the proposed designation of "Downtown" would promote that goal.
Additional factors supporting a change in the land use designation include the following:
. Close proximity to Auburn Station and transit service.
. Create a transition area of more dense development with less industrial emphasis
leading into the Environmental Park Zoning District.
. Policy ED-15 which calls to implement the recommendations of the City's 2005
Economic Development Strategies brochure.
. A portion of Area 23 lies south of West Main Street. Chapter 14 of the Auburn
Comprehensive Plan under Policy III.H calls for this area to be developed for local
serving multiple family uses even though is in the Region Serving Area. A land use
designation of "Downtown" encourages mixed-use and multi-family development.
Two letters by Summit Law Group on behalf of Waste Management dated March 20, 2006 and
August 21, 2006 were submitted to the City Council in regards to the development moratorium
council established for Area 23 (note--moratorium area originally extended beyond Area 23).
Plannina and Community Development Committee Recommendation
Approval
Page 13 of 18
AUBURN * MORE THAN YOU IMAGINED
CPA06-0001 2006 Comprehensive Plan Amendments
11/15/2006
CPM#24
To amend the comprehensive plan from "Public and Quasi-Public" to "Heavy Commercial"
for land generally located west of I Street NE, south of 30th Street NE, and east of Auburn Way
North. Parcel Number: 0001000020 within Auburn city limits.
Discussion
CPM/Area 24 is designated "Public" and "Quasi-Public" and is owned by the City of Auburn.
The area is approximately 1.59 acres. The surrounding comprehensive plan land use
designations include "Heavy Commercial" to south and west, "Light Industrial" to the north
(CPM#16 proposed to "Heavy Commercial"), and "High Density Residential" to the east.
The proposal intends to make the land use designation reflect that the property may in the
future no longer be in city ownership as well as be consistent with the existing zoning
designation of Heavy Commercial (C-3). A comprehensive plan designation of "Heavy
Commercial" brings the property consistent with surrounding land use. The comprehensive plan
envisions properties along the I Street and Auburn Way corridors to be commercial in nature.
Plannina and Community Development Committee Recommendation
Approval
CPM# 25
To amend the Comprehensive Plan map designation from "Heavy Commercial" and
"Moderate Density Residential" to "Light Commercial" for land generally located south of 8th
Street SE and north of 1 ih Street SE and between A and B Streets SE within Auburn city limits.
Discussion
Area 25 is currently designated "Heavy Commercial" and "Moderate Density Residential". The
surrounding land use designations include "Heavy Commercial" and "Moderate Density
Residential" .
A Street SE is a strategy area outlined in the Economic Development Strategies document
adopted by the Auburn City Council in November 2005. A Street SE is a largely commercial
corridor with the west side dominated by the rail yard. The east side is dominated by
commercial and residential uses of mixed quality.
The Economic Development Strategies document calls for encouraging redevelopment and
expanding the commercial node in the vicinity of 6th Street and A Street SE while protecting the
area's interior residential neighborhoods.
Engaging the neighborhood in a collaborative effort to determine where the dividing line should
be for existing commercial and residential uses and future commercial development was
imperative. A public meeting with business and property owners along A Street SE was held on
June 20, 2006 to discuss an appropriate north/south boundary between residential and
commercial uses. There were 32 people in attendance. Additionally, a written survey form was
used to gather information. Eleven completed survey forms were received but no clear direction
was discernable.
One letter was received from Joseph S. Simmons Construction Inc. regarding property on the
east side of A Street SE between 11 th and 1 ih advocating against proposed Comprehensive
Plan and resultant zoning changes for the property.
Page 14 of 18
AUBURN * MORE THAN YOU IMAGINED
CPA06-0001 2006 Comprehensive Plan Amendments
11/15/2006
Plannina and Community Development Committee Recommendation
Approval
Comprehensive Plan PolicylText Amendments (PIT)
PIT #1
Incorporate Auburn School District 2006 through 2012 Capital Facilities Plan adopted April 24,
2006 into the City Comprehensive Plan.
Discussion
The Auburn School District has provided the City with its annually updated Capital Facilities
Plan (CFP) covering the 2006-2012 period. The CFP was adopted by the Auburn School
District School Board on April 24, 2006 and has been subject to SEPA review and a
Determination of Non Significance (DNS). Information contained in the School District CFP
serves as the basis for the City's collection of school impact fees on behalf of the school district.
A review of the Auburn School District's updated Capital Facilities Plan indicates the net fee
obligation for single-family dwellings is $5,657.05 and for multi-family dwellings is $1,228.84.
The actual impact fee assessed is set by ordinance by the Auburn City Council.
Plannina and Community Development Committee Recommendation
Approval
PIT #2
Incorporate Kent School District Capital Facilities Plan 2006-2007 to 2011-2012 adopted June
28, 2006 into the City Comprehensive Plan.
Discussion
The Kent School District has provided the City with its annually updated capital facilities plan
(2006-2007 to 2011-2012). The CFP was adopted by the Kent School District School Board
June 28, 2006 and has been subject to SEPA review and a DNS. Information contained in the
School District CFP serves as the basis for the City's collection of school impact fees on behalf
of the school district.
A review of the Kent School District's updated Capital Facilities Plan indicates the net fee
obligation for single-family dwellings ($4,928.00) and for multi-family dwellings ($3,034.00).
The actual impact fee assessed is set ordinance by the Auburn City Council.
Plannina and Community Development Committee Recommendation
Approval
P/T#3
Incorporate the updated Dieringer School District information as part of the Auburn
Comprehensive Plan.
Discussion
In 2005, the Dieringer School District has provided the City updated information related to the
Capital Facilities Plan. The current CFP the City is relying on for the establishment of impact
fees was adopted by the Dieringer School District School Board on August 29, 2005.
Information contained in the School District CFP serves as the basis for the City's collection of
school impact fees on behalf of the school district.
Page 15 of 18
AUBURN * MORE THAN YOU IMAGINED
CPA06-0001 2006 Comprehensive Plan Amendments
11/15/2006
The additional information being provided by the Dieringer School District to the City does not
include a revised impact fee calculation.
Plannina and Community Development Committee Recommendation
Approval
PIT #4
Incorporate Federal Way School District Capital Facilities Plan 2007 adopted June 13, 2006
by the Federal Way School Board into the City Comprehensive Plan.
Discussion
The Federal Way School District has provided the City with its annually updated Capital
Facilities Plan (2007). The CFP was adopted by the Federal Way School District School
Board on June 13, 2006.
A review of the Federal Way School District's updated Capital Facilities Plan indicates the
net fee obligation for single-family dwellings is $3,018.00 and for multi-family dwellings is
$856.00.
Plannina and Community Development Committee Recommendation
Approval
PIT #5
Incorporate the City of Auburn's Six-Year Capital Facilities Plan for years 2007-2012 as an
element of the City of Auburn Comprehensive Plan.
Discussion
See attached separate memo.
Plannina and Community Development Committee Recommendation
Approval
PIT #6
Miscellaneous Policy/Text amendments to various plan chapters including:
o Comprehensive Transportation Plan (Element)
o Chapter 3 - Land Use
o Chapter 5 - Capital Facilities
o Chapter 14 - Comprehensive Plan Map
o Auburn North Business Area Plan
Discussion
See attached separate memo and previous memos to Planning Commission from
Transportation Planning and Grants Manager, Tiffin Goodman, on the proposed Transportation
Plan amendments.
The remaining miscellaneous policy/text amendments are to various comprehensive plan
chapters including the Land Use Element (Chapter 3), Capital Facilities Element (Chapter 5),
Comprehensive Plan Map (Chapter 14), and to the Auburn North Business Area Plan.
Page 16 of 18
AUBURN * MORE "THAN YOU IMAGINED
CPA06-0001 2006 Comprehensive Plan Amendments
11/15/2006
The general objective of these proposed policy/text amendments is to support proposed plan
map amendments, to implement the Economic Development Strategies documents, and to
support a proposed new zone for the downtown. Minor informational updates to various plan
chapters are also proposed.
More specifically the amendments include:
Chapter 3 - Land Use
. Amend Figure 3.1 on page 3-2 to reflect the new EP (Environmental Park) District,
adjust the acreage for the M-1 (Light Industrial)District, and delete the reference to
Central Business District for the C-2 district to reflect the proposed new downtown urban
center (DUC) zone (anticipating its eventual adoption this year).
. Amend the Auburn Downtown Plan discussion on page 3-30 to add language about the
C-2 zone and the proposed rezone to C-2 Downtown Urban Center (DUC).
. Revise LU-108 on page 3-38 to allow limited residential development within industrial
areas that have been established to promote a business park environment.
. Revise LU-109 on page 3-39 to delete the reference that commercial uses within
industrial areas should be limited only to those that support the industrial businesses or
their employees.
. Revise LU-11 OA on page 3-39 to add clarifying language that uses allowed within
industrial zones take into consideration the impacts of tax policy upon the City of Auburn.
. Revise LU-112 on page 3-39 to add language encouraging a zoning district that provides
for industrial development that is conducive to being adjacent to environmental features
such as the Auburn Environmental Park.
. Revised LU-116 on page 3-40 to delete language that allows heavy industrial use along
A Street SE.
Chapter 5 - Capital Facilities
. Amend Water Service under City Utilities on page 5-5 to include ten wells are within the
West Hills Springs watershed.
. Revise CF-17 on page 5-6 to delete reference to City Engineer and only state "city."
. Revise CF-64 on page 5-15 to add language that public facilities of industrial/heavy
commercial nature be confined unless no other reasonable siting options exist.
. New policy, CF-64A, on page 5-15 that states, "The siting and relocation of City
maintenance and operation facilities shall be responsive to growing demands for utility,
transportation, and fleet services and shall also take into account the city's role in
emergency preparedness and response. II
Chapter 14 - Comprehensive Plan Map
. Amend Land Use Designations section for Downtown. On page 14-11 under
Appropriate Implementation, change Central Business District to read Downtown Urban
Center District.
. Amend Industrial Categories on page 14-14 to add language allowing residential uses
within industrial areas that are within business park environments or if development
standards are created to promote compatibility between residential uses and other non-
residential uses. Other revisions include strictly limiting outdoor storage within the
Environmental Park District to promote compatibility within adjacent environmental land
uses.
. On page 14-15 add the Environmental Park (EP) under "Appropriate Implementation".
Page 17 of 18
AUBURN * MORE THAN YOU IMAGINED
CPA06-0001 2006 Comprehensive Plan Amendments
11/15/2006
. On page 14-15 add language under "Heavy Industrial" plan description and"Compatible
uses" to include residential uses if development standards are created.
. On page 14-16 under "Consideration Against Applying this Designation" add language
that prohibits the "Heavy Industrial" plan designation within the Community Serving Area.
. Delete the Area North of West Main as a "Transition Area" on page 14-24 and 14-25.
. Add Policy III. G.3. to A Street SE on page 14-26.
. Delete 30th and I Street from "Problems Related to Existing Uses" on page 14-27.
Auburn North Business Area Plan
. Revise Policy AN 1.9 on page 3 to delete reference to "Light Industrial" designated
property.
. Revise Figure 1 on page 8 to reflect the proposed map change from "Light Industrial" to
"Light Commercial".
Plannina and Community Development Committee Recommendation
Approval
Page 18 of 18
AUBURN * MORE THAN YOU IMAGINED
ORDINANCE NO.6 0 6 4
AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF AUBURN,
WASHINGTON, RELATING TO PLANNING; ADOPTING
COMPREHENSIVE PLAN MAP AND TEXT AMENDMENTS
PURSUANT TO THE PROVISIONS OF RCW CHAPTER 36.70A
WHEREAS, the City of Auburn on August 18, 1986 adopted a Comprehensive
Plan by Resolution No. 1703 which includes a Map establishing the location of the
Comprehensive Plan Land Use Designations throughout the City; and
WHEREAS, on April 17, 1995 the City of Auburn adopted Comprehensive
Plan Amendments by Resolution No. 2635 to comply with the Washington State
Growth Management Act; and
WHEREAS, the City of Auburn on September 5, 1995 reaffirmed that action
by Ordinance No. 4788; and
WHEREAS, Comprehensive Plan map and text amendments were processed
by the Planning, Building, and Community Department as proposed Year 2006
amendments to the City of Auburn Comprehensive Plan; and
WHEREAS, the environmental impacts of the Year 2006 Comprehensive Plan
amendments were considered in accordance with procedures of the State
Environmental Policy Act; and
WHEREAS, the proposed amendments were transmitted to the Washington
State Office of Community Development and other State agencies for the 60 day
review period in accordance with RCW 36.70A.1 06; and
Ordinance No. 6064
November 15, 2006
Page 1
WHEREAS, after proper notice published in the City's official newspaper at
least ten (10) days prior to the date of hearing, the Auburn Planning Commission on
September 6, 2005, October 3, 2005, and October 24, 2006 conducted public
hearings on the proposed amendments; and
WHEREAS, at the public hearing the Auburn City Planning Commission heard
public testimony and took evidence and exhibits into consideration; and
WHEREAS, thereafter the Auburn City Planning Commission made
recommendations to the City Council on the proposed Year 2006 Comprehensive
Plan map and text amendments; and
WHEREAS, on November 13, 2006 the Planning and Community
Development Committee of the Auburn City Council reviewed the Planning
Commission's recommendations and made a recommendation to the City Council;
and
WHEREAS, on November 20, 2006, the Auburn City Council considered the
proposed Comprehensive Plan amendments as recommended by the City of Auburn
Planning Commission; and
WHEREAS, several amendments are for city owned properties changing to a
Public and Quasi-Public or Open Space land use designation; and
WHEREAS, in 2005 the City of Auburn brought together a focus group of
diverse business and community interests that identified several economic
development areas within the City. The focus group's effort is reflected in an
Economic Development Strategies document that includes strategies and actions
Ordinance No. 6064
November 15, 2006
Page 2
needed to affect necessary change for specific strategy areas within the City as
adopted by Resolution No. 3944 by the City Council. Implementation of these
strategies is intended to enable the City to achieve the City's economic development
potential. Implementation of actions and strategies in the Economic Development
Strategies is appropriate and reflected in various proposed amendments to various
chapters; and
WHEREAS, the North End Strategy Area calls for enhancing Emerald Downs
Drive with commercial and industrial uses such as restaurants to capitalize on
daytime volumes, and the I Street Corridor strategy also calls for enhancing the
daytime population with commercial uses such as lunch cafes; and
WHEREAS, the 15th Street SW and C Street SW strategy areas calls for
designating both sides of 15th Street SW as commercial and focus on the C Street
SW and 8th Street SW vicinity as a redevelopment area with productive uses; and
WHEREAS, the A Street SE Corridor Strategy area calls for enhancing the
economic vitality of A Street SE by recognizing A Street SE is a high volume traffic
corridor and additional traffic should not be used as a rationale to preclude
development, and the logistics of implementation calls for the change of industrial
properties to commercial while protecting the area's interior residential
neighborhoods; and
WHEREAS, the AEP Green Zone Strategy area calls for preparation of a
second phase to take more densely developed but underutilized areas adjacent to
AEP Greenbelt Strategy Area; and
Ordinance No. 6064
November 15, 2006
Page 3
WHEREAS, on June 19, 2006 the City of Auburn City Council adopted
Resolution No. 4049, Vision 2016, which outlines numerous goals of the City Council
to accomplish over the next ten years; and
WHEREAS, the Puget Sound region has seen an increasing trend toward the
commercialization of industrially zoned areas to respond to changing needs of the
public. Renton, Kent, Tukwila and Federal Way are just a few of the areas that have
seen the demand for commercial uses lead to rezoning of industrial land. This trend
has become increasingly pronounced in the south King County area. Certain
proposed amendments respond to this trend by amending industrially designated
properties to commercial, especially along major city transportation corridors; and
WHEREAS, in the coming years, pressure will be escalating to rezone
industrial land and encourage commercial mixed-use development, and changing
comprehensive plan land use designations to commercial for the proposed areas
prepares Auburn for this trend by planning for the next ten to twenty years; and
WHEREAS, the City is endeavoring to anticipate such changes, rather than
reacting to market trends; and
WHEREAS, the City of Auburn does not have a designated
manufacturing/industrial center per the King County Countywide Planning Policies;
and
WHEREAS, the City Council approved Resolution No. 4092 to extend the six
month moratorium for industrial zoned lands located west of C Street NW, east of H
Street NW, and south of 4th Street NW; and
Ordinance No. 6064
November 15, 2006
Page 4
WHEREAS, the City Council approved Resolution No. 4067 to establish a six
month moratorium for industrial zoned lands located along the east side of A Street
SE from SR 18 to the southern city limits.
NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF AUBURN,
WASHINGTON, DO ORDAIN AS FOLLOWS:
Section 1. The 2006 Comprehensive Plan Text Amendments and Map
Amendments are herewith adopted and approved as set forth in Exhibit "A" attached
hereto and incorporated herein by reference and it is herewith directed that they be
filed along with this Ordinance with the Auburn City Clerk and be available for public
inspection.
Section 2. The 2006 Comprehensive Plan amendments modify the
Comprehensive Plan adopted on August 18, 1986 by Resolution No. 1703 and
adopted by Ordinance No. 4788 on September 5, 1995.
Section 3. The Comprehensive Plan and amendments are herewith
designated as a basis for the exercise of substantive authority under the Washington
State Environmental Policy Act by the City's responsible environmental official In
accordance with RCW. 43.21 C.060.
Section 4. If any section, subsection, sentence, clause, phrase or portion of
this Ordinance or any of the Comprehensive Plan amendments adopted herein, is for
any reason held invalid or unconstitutional by any Court of competent jurisdiction,
such portion shall be deemed a separate, distinct and independent provision, and
such holding shall not affect the validity of the remaining portions thereof.
Ordinance No. 6064
November 15, 2006
Page 5
Section 5. The Mayor is hereby authorized to implement such administrative
procedures as may be necessary to carry out the directions of this legislation to
include incorporating into one document the adopted Comprehensive Plan map and
text amendments, attached hereto as Exhibit "A" and preparing and publishing the
amended Comprehensive Plan.
Section 6. This Ordinance shall take effect and be in force five days from
and after its passage, approval, and publication as provided by law.
INTRODUCED:
PASSED:
APPROVED:
Peter B. Lewis
MAYOR
ATTEST:
Danielle E. Daskam,
City Clerk
Published:
Ordinance No. 6064
November 15, 2006
Page 6