HomeMy WebLinkAbout12-18-2006 ITEM VIII-A-2CITY OF
AVBURt
WASHINGTON
AGENDA BILL APPROVAL FORM
Agenda Subject
Date:
REZ06-0006 2006 Comprehensive Zoning Map Amendments
December 12, 2006
Department: Planning,
Attachments: Ordinance No. 6067
Budget Impact: NA
Building, and Community
and separate binder
Administrative Recommendation: City Council introduce and adopt Ordinance No. 6067 (Approving 22
zoning map amendments).
Background Summary:
During the 2005 Comprehensive Plan annual amendment cycle the Planning Commission recommended
approval of six (6) comprehensive plan map amendments that City Council ultimately approved. As part
of this years 2006 Comprehensive Plan Amendment cycle, the Planning Commission reviewed twenty-
five (25) proposed comprehensive plan map amendments. The City Council approved the 2006
Comprehensive Plan Amendments on November 20, 2006 by Ordinance No. 6064.
When amending the comprehensive plan, development regulations (i.e. zoning ordinances/designations)
can be done simultaneously or at a later date. However development regulations are required to be
brought into conformance with comprehensive plans (per RCW 36.70A.040). A Comprehensive Plan is
generally a twenty-year horizon planning document that outlines goals and policies for how a city wants to
develop in the future. Development regulations are the specific standards that implement the goals and
policies of the comprehensive plan and achieve this consistency. The Comprehensive Plan Land Use
Map, which is part of the Comprehensive Plan, illustrates the future land use pattern of the city and is
implemented by the mapped zoning classifications (development regulation).
All the rezones outlined in this agenda bill are city initiated. As mentioned above, the proposed rezones
would implement: 1) Comprehensive plan map changes approved during the 2005 Comprehensive Plan
amendment cycle (Areas A -F); and, 2) Proposed map amendments for the 2006 Comprehensive Plan
amendment cycle (Area G -T and Y -Z).
L1218-3
03.4.2.1.2
Reviewed by Council & Committees:
Reviewed by Departments & Divisions:
❑ Arts Commission COUNCIL COMMITTEES:
❑ Building ❑ M&O
❑ Airport ❑ Finance
❑ Cemetery ❑ Mayor
❑ Hearing Examiner ❑ Municipal Serv.
❑ Finance ❑ Parks
❑ Human Services E Planning & CD
❑ Fire ® Planning
❑ Park Board E Public Works
❑ Legal ❑ Police
E Planning Comm. ❑ Other
❑ Public Works ❑ Human Resources
Action:
Committee Approval: ❑Yes ❑No
Council Approval: ❑Yes []No Call for Public Hearing
Referred to Until _/_/
Tabled Until _/_1
Councilmember: Norman Staff: Davolio
Meeting Date: December 18, 2006 Item Number: VIII.A.2
AUBURN* MORE THAN YOU IMAGINED
Agenda Subject: REZ06-0006 2006 Comprehensive Zoning Map Date: December 12, 2006
Amendments
FACTS AND FINDINGS
1. RCW 36.70A.040 (Washington State Growth Management Act (GMA)) requires that comprehensive
plans and development regulations shall be consistent. (See note above.)
2. RCW 36.70A.030 defines development regulations as:
"Development regulations" or "regulation" means the controls placed on
development or land use activities by a county or city, including, but not limited
to, zoning ordinances, critical areas ordinances, shoreline master programs,
official controls, planned unit development ordinances, subdivision ordinances,
and binding site plan ordinances together with any amendments thereto. A
development regulation does not include a decision to approve a project permit
application, as defined in RCW 36.70B.020, even though the decision may be
expressed in a resolution or ordinance of the legislative body of the county or
city.
3. SEPA determinations were issued for the proposed rezones outlined in this agenda as part of the
comprehensive plan amendment process. Final Determination of Non -Significance was issued on
August 18, 2006 for Areas G -P and September 14, 2006 for Areas Q -V and Y -AA. The Final
Determination of Non -significance for Areas A -F was issued October 7, 2005.
4. The Planning Commission public hearing notice for the 2006 Comprehensive Zoning Map
Amendments (Rezones) was mailed to property owners and adjacent property owners on October 24,
2006 and published in the King County Journal on October 24, 2006.
5. 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 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.
In discussions leading up to the drafting of the Auburn Economic Strategies Plan, certain
stakeholders suggested that the City needed to give more flexibility to accommodate
retail/commercial uses. In 2005, the comprehensive plan amendments responded to this suggestion
by amending policies to enable commercial flexibility in the vicinity of the SuperMall, In the early
1990's the City adopted Comprehensive Plan policies that actually served to limit commercial
development to the SuperMall site to avoid feared economic competition impacts to downtown
commercial. These impacts never materialized, and are no longer of concern.
7. 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. The city's
adoption of the Economic Development Strategies document implements goals of Vision 2016.
The Puget Sound region has seen an increasing trend toward the commercialization of industrially
zoned areas to respond to changing needs of the public. By way of example, Renton (along Lake
Washington), 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 the 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.
9. 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
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Agenda Subject: REZ06-0006 2006 Comprehensive Zoning Map Date: December 12, 2006
Amendments
proposed areas prepares Auburn for this trend by planning for the next ten to twenty years. The City
is attempting to anticipate these changes rather than reacting to market trends.
10. The City of Auburn does not have a designated manufacturing/industrial center per the King County
Countywide Planning Policies.
11. Pursuant to RCW 36.70A.106, the 2006 Comprehensive Zoning Map Amendments were sent to the
Washington State Office of Community, Trade, and Economic Development (CTED) and other state
agencies as required for the 60 -day state review. As of writing this report, staff discussed the
proposed rezones with CTED staff and they have no comments on the proposal.
CONCLUSIONS
The proposed zoning changes are divided into three groups.
I. Areas A -F
The land use designations for Areas A -F were changed as part of the 2005 Comprehensive Plan
amendment cycle.
Pursuant to Auburn City Code (ACC) Chapter 18.68 certain criteria must be met in order to recommend
approval of a rezone. The criteria are as follows:
1. The rezone must be consistent with the Comprehensive Plan.
The current land use designations for Areas A -F were approved by the City Council as part of the
2005 Comprehensive Plan amendment cycle. The land use designations for Areas A -F are as
follows:
• Area A is designated "Heavy Commercial"
• Area B is designated "Heavy Commercial"
• Area C is designated "Light Commercial'
• Area D is designated "Heavy Commercial'
• Area E is designated "Heavy Commercial"
• Area F is designated "Public and Quasi -Public"
The proposed rezones for Areas A -F are as follows:
• Area A is zoned Business Park (BP) and Light Industrial (M-1) and the proposed zone
change is to Heavy Commercial (C-3).
• Area B is zoned Heavy Industrial (M-2) and the proposed zone change is to Heavy
Commercial (C-3).
• Area C is zoned Heavy Industrial (M-2) and the proposed zone change is to Light Industrial
(M-1).
• Area D is zoned Heavy Industrial (M-2) and the proposed zone change is to Heavy
Commercial (C-3).
• Area E is zoned Light Industrial (M-1) and Public Use (P-1) and the proposed zone change is
to Heavy Commercial (C-3) for the industrial zoned portion only. The proposed rezone does
not change the Public Use zone.
• Area F is zoned Light Industrial (M-1) and the proposed zone change is to Public Use (P-1).
As required by ACC 18.68, the proposed rezones are consistent with the Comprehensive Plan land
use designations.
Page 3 of 7
Agenda Subject: REZ06-0006 2006 Comprehensive Zoning Map Date: December 12, 2006
Amendments
2. The rezone must be initiated by someone other than the City in order for the Hearing Examiner
to consider the request or initiated by the City in order for the Planning Commission to
consider the request.
The proposed rezones for Areas A -F are initiated by the City of Auburn and are processed as area
wide rezones (note that Areas A -F are part of 24 rezones being processed). Area wide rezones are
reviewed and a public hearing held by the Planning Commission in accordance with ACC 18.68.030.
The Planning Commission makes a recommendation to the City Council, who makes the final
decision.
In addition, the Washington State Supreme Court has identified other general rules for rezone
applications (see Parkridge v. Seattle, 89 Wn.2d.454; 573 P.2d 359 (1978)):
3. Conditions in the area must have changed since the original zoning was established.
Areas A, B, and D, are located in the vicinity of the SuperMall. When the "SuperMall of the Great
Northwest" was developed, a number of community issues were raised. Included in these issues
was the concern over commercial sprawl around the SuperMall that would exacerbate traffic.
Economic impacts to the Auburn Downtown were also raised. As a result, Comprehensive Plan
Policy LU -74 in the Land Use Element was adopted that sought to limit commercial development
around the SuperMall and Policy LU -77 was adopted to encourage the City's continued support of
Auburn downtown as the community's focal point. Policy LU -74 has since been revised to support
commercial development around the SuperMall that complements its role as a regional shopping
center.
Since that time, several factors have changed. Auburn's Downtown, as a designated urban center in
2004, has developed a more specific vision and role for the community. Also, it is not expected that
the SuperMall will develop to its maximum square footage.
In light of these issues, using the draw of the SuperMall to capture additional retail development in the
surrounding area is appropriate. The proposed rezones for Areas A, B, and D seek to implement this
by zoning properties along the south side of the 15`h Street SW corridor and west side of the C Street
SW corridor to "Heavy Commercial".
Area C is the General Services Administration (GSA) facility located south of 15" Street SW and west
of C Street SW. This property is owned by the Federal Government, which limits the city's land use
authority. However, should the property be disposed of by the Federal government in the future it
would be appropriate to establish a land use pattern that would be more consistent with allowing a
mix of commercial and light manufacturing industrial uses than heavy industrial uses that could occur
with the existing "Heavy Industrial" designation and existing M-2 zoning. Changing the zoning to
Light Industrial (M-1) prepares this area for redevelopment should the property be disposed of by the
Federal Government.
Area E is a Metro Bus Park & Ride lot. The southern portion of the property is developed with the
park & ride but the northern portion of the two parcels is vacant. The surrounding zoning is Heavy
Commercial (C-3) with the airport to the north and rezoning the northern half of the two parcels will
bring Area E in consistency with the surrounding zoning and commercial developments.
Area F consists of two parcels owned by King County and City of Auburn. The main change since
these parcels were zoned Light Industrial (M-1) is the two parcels are wetland mitigation sites and the
proposed zone change to Public Use (P-1) implements the Open Space land designation.
4. The proposed rezone must bear a substantial relationship to the general welfare of the
community.
The City Council adopted Vision 2016 by Resolution No. 4049 which outlines numerous goals for
economic development, infrastructure improvements, and annexations. Vision 2016, Vision for the
Future, calls for the 15`h Street SW and C Street SW corridors to be strategy areas for future
Page 4 of 7
Agenda Subject: REZ06-0006 2006 Comprehensive Zoning Map Date: December 12, 2006
Amendments
commercial uses. One way to implement this goal is to rezone the properties designated commercial
on the Comprehensive Land Use Map to Heavy Commercial (C-3). This vision is for the Auburn
community as a whole and for the economic vitality of the city.
II. Areas G -P
1. The rezone must be consistent with the Comprehensive Plan.
Areas G -P are part of the 2006 Comprehensive Plan amendment cycle. These areas are city owned
properties that vary in use from storm drainage facilities and right-of-way, to wetland mitigation sites.
Planning Commission held a public hearing on September 6, 2006 on Areas G -P and recommended
approval of the proposed land use map changes.
The proposed changes are as follows:
•
Area G to "Public/Quasi-Public"
•
Area H to "Public/Quasi-Public"
•
Area I to "Public/Quasi-Public"
•
Area J to "Public/Quasi-Public"
•
Area K to "Public/Quasi-Public"
•
Area L to "Public/Quasi-Public"
•
Area M to "Public/Quasi-Public"
•
Area N to "Public/Quasi-Public"
•
Area O to "Public/Quasi-Public"
•
Area P to "Public/Quasi-Public"
The proposed rezones are as follows:
• Area G is zoned Single Family Residential (R-2) and the proposed zone change is to Public
Use (P-1).
• Area H is zoned Single Family Residential (R-2) and the proposed zone change is to Public
Use (P-1).
• Area I is zoned Single Family Residential (R-2) and the proposed zone change is to Public
Use (P-1).
• Area J is zoned Single Family Residential (R-1) and the proposed zone change is to Public
Use (P-1).
• Area K is zoned Single Family Residential (R-1) and the proposed zone change is to Public
Use (P-1).
• Area L is zoned Light Industrial (M-1) and the proposed zone change is to Public Use (P-1).
• Area M is zoned Light Industrial (M-1) and the proposed zone change is to Public Use (P-1).
• Area N is zoned Light Industrial (M-1) and the proposed zone change is to Public Use (P-1).
• Area O is zoned Light Industrial (M-1) and the proposed zone change is to Public Use (P-1).
• Area P is zoned Single Family Residential (R-1) and the proposed zone change is to Public
Use (P-1).
As required by ACC 18.68, the proposed rezones are consistent with the Comprehensive Plan land
use designations.
2. The rezone must be initiated by someone other than the City in order for the Hearing Examiner
to consider the request or initiated by the City in order for the Planning Commission to
consider the request.
The proposed rezones for Areas G -P are initiated by the City of Auburn and are processed as area
wide rezones (note that Areas G -P are part of 24 rezones being processed). Area wide rezones are
reviewed and a public hearing held by the Planning Commission (per ACC 18.68.030). The Planning
Commission makes a recommendation to the City Council, who makes the final decision.
Page 5 of 7
Agenda Subject: REZ06-0006 2006 Comprehensive Zoning Map Date: December 12, 2006
Amendments
In addition, the Washington State Supreme Court has identified other general rules for rezone
applications (see Parkridge v. Seattle, 89 Wn.2d.454; 573 P.2d 359 (1978)):
3. Conditions in the area must have changed since the original zoning was established.
Areas G -P are city owned properties that serve a variety of public functions such as right-of-way,
storm drainage facilities, future fire station site, park facilities, and wetland mitigation sites. Since the
time the majority of the sites were originally assigned zoning designations, conditions changed to
warrant a corresponding change in the proposed zoning designation to Public Use (P-1). As
mentioned earlier, these properties are no longer being utilized as uses allowed in the respective
current zoning district. The proposed zoning designation of Public Use (P-1) reflects the properties
are in public ownership and being used for public services.
4. The proposed rezone must bear a substantial relationship to the general welfare of the
community.
The proposed rezones for Areas G -P are taking sites that are publicly owned and serve a public
function and changing to the zoning designation to reflect that public use. These proposed rezones
for Areas G -P bear a relationship to the general welfare of the community to ensure that these sites
continue the public function for which they are currently used.
III. Areas Q -V and Y -AA
1. The rezone must be consistent with the Comprehensive Plan.
Areas Q -V and Y -AA are part of the 2006 Comprehensive Plan amendment cycle. These areas are
certain industrial designated properties that are proposed to change to a commercial designation.
The City Council approved the 2006 Comprehensive Plan amendments on November 20, 2006 by
Ordinance No. 6064. The land use designations changed are as follows:
• Area Q to "Heavy Commercial'
• Area R to "Heavy Commercial'
• Area S to "Heavy Commercial'
• Area T to "Light Commercial'
• Area Y to "Light Commercial'
• Area Z to "Heavy Commercial'
2. The rezone must be initiated by someone other than the City in order for the Hearing Examiner
to consider the request or initiated by the City in order for the Planning Commission to
consider the request.
The proposed rezones for Areas Q -T and Y -Z are initiated by the City of Auburn and are processed
as area wide rezones (note that Areas Q -T and Y -Z are part of 22 rezones being processed). Area
wide rezones are reviewed and a public hearing held by the Planning Commission (per ACC
18.68.030). The Planning Commission makes a recommendation to the City Council, who makes the
final decision.
In addition, the Washington State Supreme Court has identified other general rules for rezone
applications (see Parkridge v. Seattle, 89 Wn.2d.454; 573 P.2d 359 (1978)):
3. Conditions in the area must have changed since the original zoning was established.
Areas Q -T, Y and Z are industrial zoned properties that are located in different parts of the city that
have changed over the years into commercial corridors or have the potential to expand a commercial
corridor.
Area Q and R are located east of SR 167 and north of 15'" Street NW. Emerald Downs and its
associated parking facilities compose Area Q. Area R consists of vacant land, a Costco warehouse
facility, and some outbuildings. Emerald Downs is a commercial racetrack facility and a Heavy
Page 6 of 7
Agenda Subject: REZ06-0006 2006 Comprehensive Zoning Map Date: December 12, 2006
Amendments
Commercial (C-3) zoning designation is more appropriate than Heavy Industrial (M-2). By changing
the zoning to C-3, creates the commercial corridor along 15th Street NW and complements that
surrounding zoning of C-3.
Area S is located on the corner of 301h Street NE and I Street NE. The adjacent zoning is
predominantly Heavy Commercial (C-3) with some multi -family (R-4) to the east. A commercial
zoning designation will bring Area S into consistency with the surrounding zoning rather than having
an isolated area of Light Industrial (M-1). The comprehensive plan envisions properties along the I
Street and Auburn Way corridors to become commercial in nature over time. 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.
The adjacent properties to Area T have developed into a commercial node within the North Auburn
Business Plan Area. To the north of Area T, Lowe's and Applebee's were recently constructed and
existing commercial businesses are located to the south and east of Area T. The conditions have
changed to warrant a Light Commercial (C-1) zoning designation for Area T rather than retaining an
isolated parcel of Light Industrial (M-1) zoning.
Area Y is located south of the White River and between A Street SE and Oravetz Road. This area
was originally zoned Heavy Commercial (C-3), and a rezone application to Light Industrial (M-1) was
processed and approved by City Council August 16, 1999 (Ordinance 5273). Since the rezone was
approved seven years ago, conditions have changed in the area to warrant a rezone back to a
commercial designation. At the corner of A Street SE and Ellingson (41St Street SE), a commercial
development is under construction. The proposal is to change Area Y to Light Commercial (C-1)
rather than back to the original C-3 zone to reflect the property's proximity to the White River and
location between two schools.
Area Z is located north of Main Street west of C Street NW. A variety of land uses exist, from Waste
Management's recycling facility to non -conforming single family homes. The rezone proposal of
Central Business District (C-2) implements Vision 2016 by allowing some residential uses adjacent to
the new Environmental Park District, and by creating a buffer between the industrial uses to the north
and Main Street.
4. The proposed rezone must bear a substantial relationship to the general welfare of the
community.
The City Council adopted Vision 2016 by Resolution No. 4049 which outlines numerous goals for
economic development, infrastructure improvements, and annexations. Vision 2016, Visfon for the
Future, calls for various strategy areas to be developed for future commercial use. One way to
implement this goal is to rezone the properties designated commercial on the Comprehensive Land
Use Map to Heavy Commercial (C-3). This vision is for the Auburn community as a whole, and for
the economic vitality of the city.
Page 7 of 7
Year 2006 Zoning Map Amendments Summary
A City
Initiated To rezone properties from "Business Park (BP)
Request. and Light Industrial (M 1) to "Heavy
Commercial (C-3)- for land generally located
south of 15" Street SW, north of Boundary Road
SW, west of the lnterurban Trail, and east of SR
167. Parcel Numbers: 0301500010, 0301500060,
0301500020, 0301500030, 0301500041,
0301500040,0301500050,0301500280,
0301500190, 0301500090, 0301500110,
0301500270,0301500120,0301500160,
0301500220, 0301500215, and 0301500200
within Auburn city limits.
Approval
City To rezoneproperties from "Heavy Industrial Approval
Initiated (M -2).
M-2) to Heavy Commercial (C-3)" for land
Request. generally located east of Perimeter Road, south of
15"' Street SW, north of Boeing facilities, and
west of GSA property. Parcel Numbers:
2421049096 and 2421049094 within Auburn city
limits.
Page 1 of 13
I I Planning Commission recommended
Approval Approval 0_
Jim Schack stated this is a massive rezone. He
asked whether the City knows how many people
work at these industrial sites. Do you know how
much taxes they pay?
No one that participated on the Economic
Development Strategies Committee put their
name on the Economic Development Strategies
document. It's not a planning document. It's a
vision document. No one that served on that
committee had any idea it would be used to
eliminate people from the community. its more
than those on the committee imagined.
This is inconsistent with all of the work the Puget
Sound Regional Council is working on. Don't use
Development Strategies Document or the City
Vision to make decisions.
Approval --s �-u-mrssron recommended approval 7-
Approval 0.
Planning Commission discussed briefly Areas A-
R Since these areas were part of the 2005
Comprehensive Plan Amendment cycle that were
by City Council the proposed rezones implement
the comp plan changes.
12/12/2006
C
City
Initiated
Request.
yivyc,Ly arum -neavyinuustriallVl-
2)" to "Light Industrial (M-1)" for land — Approval
generally located south of 15" Street SW, west of
C Street SW, north of Safeway Distribution
Center, and east of Boeing facilities. Parcel
Number. 2421049004 within Auburn city limits.
To rezone properties from "Heavy Industrial
D City (M-2)" to "Heavy Commercial (C-3)" for land Approval
Initiated generally south of 8 h Street S W, west of C Street PP
Request. SW, north of M&O Facilities, and east of vacant
land. Parcel Numbers: 2421049053,
2421049080, 2421049066, 2421049055, and
2421049065 within Auburn city limits.
Page 2 of 13
Approval
Approval
Planning Commission recommended approval 7 -
Approval 0.
Planning Commission recommended approval 7 -
Approval 0.
Mr. Derdowski stated he represents certain
citizens/property owners of the city of Auburn and
spoke broadly about the rezone process. City
needs to do a new threshold determination for
these rezone actions. A rezone under State law is a
different action from a comp plan amendment.
Commercial zoning has a different impact from
that of industrial development and needs to be
studied Planning Commission should ask staff to
review the transportation impacts.
12/12/2006
E To rezone properties from "Light Indu7and
City 1) and Public Use (P-1)" to "Heavy Approval Planning Commission recommended approval 7 -
Initiated Commercial C-3 for upp Approval Approval 0
upper portion
Request. land generally located north of 151' Stre
west and south of Auburn Airport, and
Street NE. Parcel Numbers: 00008000
0000800021 within Auburn city limits.
To rezone properties from "Light Industrial (M-
F City 1)" to "Public Use (P-1)" for land gen etall� Approval
Initiated located north of 44..' Street NW, east of 72 PP
Request. Avenue South, and west of Interurban Trail.
Parcel Numbers: 3622049022 and 9360000005
within Auburn city limits.
C' InitiateCity d Swan Flats Storm Drainage 0.43 acres.
Request. To rezone property from "Single Family
Residential (R-2)" to "Public Use (P-1)" for
Publicly owned land generally located north of
Auburn Way South and east of Academy Drive
SE. Parcel Number: 8155780210 and within
Auburn city limits.
Page 3 of 13
Approval
riauuu►g �_ommrssron recommended approval 7 -
Approval Approval p
Approval Approval 0, '."""`K Iummrssron recommended approval 7-
12/12/2006
1i Crty
Initiated
On Auburn Way South, near Academy Drive. I A
acre storm drains Approval
drainage parcel.
Planning Commission recommended approval 7-
Appr°va] Approval
Request.
0.
To rezone property from "Single Family
Residential (R-2)" to "Public Use (P-1)" for
Publicly owned land generally located south of
Auburn Way South and the Swan Flats
subdivision. Parcel Number: 2721059047 and
within Auburn city limits.
I City
Initiated
In Jansen's Addition. 1.28 storm drains tract. APPrnva1
One adjacent neighbor had questions about what a
Approval
Request.
To rezone property from "Single Family
Approval Public Use designation means. Staff explained to
Residential (R-2)" to "Public Use (R1)" for
property owner and satisfied with response and
Proposed change.
publicly owned land generally located north of
Auburn Way South and east of Academy Drive
SE. Parcel Number. 3668001410
Planning Commission recommended approval 7-
and within
Auburn city limits.
0.
J Cit'
Initiated
Two Parcels at 2.16 acres. Future fire station site
on A Street SE. Approval
Approval Approval
PP
Request.
Planning Commission recommended approval 7-
To rezone property from "Single Family
U.
Residential (R-1)" to "Public Use (P-1)" 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.
Page 4 of 13
12/12/2006
Page 5 of 13
12/12/2006
M City
Initiated
South 277- Street (south side) and 80th Avenue ApprovalA
South (east side). 7 parcels totaling 2.16 acres. `
Approval PlaPlanning Commissic
ppoyaApproval 0.
Request.
Storm drainage and right-of-way.
To rezone properties from "Light Industrial (M-
1)" to "Public Use (R1)" 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.
N City
Initiated
C Street NE and 42nd Street NW (NW comer). 4.6 Approval
acres for wetland and storm drainage tract.
Approval Planning Commission
pp Approval 0.
Request.
To rezone property from "Light Industrial (M-
1)" to "Public Use (P-1)" for publicly owned land
generally located north of 42' Street Nw, west of
C Street NE, and south of unincorporated King
County land. Parcel Number. 2329730110 within
Auburn city limits.
O City
Initiated
North of 37th Street NW and west of interurban A royal
pp
Planning Commission i
Approval
trail. Two parcels totaling 10.5 acres for wetland
Approval 0.
Request.
mitigation.
To rezone properties from "Light Industrial (M-
1)" to "Public Use (P-1)" for publicly owned land
generally located north of 37th Street NW, west of
BNSF RR, and west of SR 167. Parcel Numbers:
1582600070 and 1582600066 within Auburn city
limits.
recommended approval
approval 7 -
Page 6 of 13
12/12/2006
P City Lea Hill park sites totaling 48.67 acres. Within
Initiated Approval
unincorporated King County.
Request.
ITo rezone properties from "Single Family
Residential (R-1)" to "Public Use (P-1)" for
publicly owned land generally located west of
116'" 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.
Q I City I Emerald Downs. Majority of the area are parking
Initiated lots for Emerald Downs. Some existing single
Request, family residential lots to the east of Emerald
Downs.
To rezone properties from "Heavy Industrial (M-
2)" to "Heavy Commercial (C-3)" for land
generally located east of Emerald Downs Drive,
north of 151e Street NW, south of 37" Street NW,
and west of BNSF Railroad. Parcel Numbers:
1580600152, 1580600150, 0121049031,
1580600200, 1580600210, 0121049027,
0121049020, 0004600020, 000460.0027,
0004600005, 0004600040, 0004600001,
1221049001, 0004600039, and 15806001511
within Auburn city limits.
Page 7 of 13
Approval
I I Planning Commission recommended approval 7.
Approval 0.
Approval Planning Commission recommended approval 5-
Approval Approval 0. Planning Commission asked whether staff
received any comments from Emerald Downs.
Staffhas not received any comments on this
proposed amendment.
The commission also recommended approval of
the comprehensive plan amendment.
12/12/2006
R
City
Initiated
Request.
Properties located wets of Emerald Downs. Open
fields, Costco warehouse facility, and vacant land-
Area also includes a permitted warehouse but no
construction has begun.
To rezone properties from "Light Industrial (M-
1)" to "Heavy Commercial (C-3)" for land
generally located west of Emerald Down Drive,
east of SR 167, south of 29'" Street NW, and north
of 15'" Street NW. Parcel Numbers; 0121049014,
0121049034, 0121049033, 0121049035,
1221049008, 1221049043, 1221049042,
1221049041, and 1221049005 within Auburn city
limits.
Approval Mr. Fiorito spoke about his property is being
PP Denial Approval ro sed for develo meat. Traffic stud r
P Po P y squires
him to do certain items. How will change in
zoning affect him?
Has SEPA approval and grading permit.
Fiorito has a SEPA determination and a grading
and filling permit but no building permit has been
submitted. Concerned that he is not vested for the
building permit.
Planning Commission recommended denial 5-0.
However, Planning Commission recommended
approval of the comprehensive plan amendment.
Concerned with traffic and access to these
Properties. Also, with the existing businesses
becoming non -conforming. The commission does
not envision commercial development in this area.
Page 8 of 13
12/12/2006
City Skills property.
Initiated
Request. To rezone property from "Light Industrial (M_ Approval
1)" to "Heavy Commercial (C-3)" for land
generally located north of 30ie Street NE and east
of I Street NE. Parcel Number. 0004000026
within Auburn city limits,
Page q of 13
Denial
Approval
mr. t Mlle Harris spoke that this is notan area
wide rezone. This is site specific.
We have a 5 million dollar business/payroll.
What is the rush? This is more of a steamrolling.
Only reason you are doing this is streamlined
sales tax. We and Danner and Utility Vault are
contributing lots of money.
This is a downzone.
You were mislead by staff at the Oct. 3 meeting.
Brian Derdowski stated that part of bis role is to put
things on the record for litigation purposes.
Nature of his testimony is that this is a quasi-judicial
application_ Criteria have been applied inconsistently
to the process. Pulling Segale is showing there is some
inconsistent application going on. The Oct 3 notice on
Skills was incorrect. Two years ago staffpulled this
rezone. The only thing that has changed is SST.
.Possible suggestions include:
Adopt P -Suffix condition.
Give the property a potential Zone as commercial.
Identify the property as having the potential for
commercial development but retain industrial zoning.
Pma11y, rf Your goal is to make commercial then do the
above.
If the goal is hostile, then we need to go to war on this.
Hold all of the rezones until the comp plan is done.
Planning Commission recommended denial 4-1.
Commission understands vision of I Street but has
strong concerns with the existing employees who might
have difficulty finding employment elsewhere. Also
:oncerns with company's ability to obtain government
:ontracts if non -conforming use.
12/12/2006
City
initiated
Warehousing and distribution facility (Pederson)
Approval
A PP
Approval
Recommended approval 5-0. The commission
Request.
To rezone properties from "bight Industrial (M-
also recommended approval of the comprehensive
plan amendment. Commission asked whether the
1)" to "Light Commercial (C-1)" for land
zone change would make the existing business a
generally located east of D Street NE, north of 9te
non -conforming use and staff answered yes.
Street NE, and west of Auburn Way North. Parcel
Asked whether staff received any comments from
Number. 0721059026 within Auburn city limits.
the property and staff has not. Clarified that this
Property is within the North Auburn Business
City
Plan Area.
Initiated
Approval
Properties are located on A ST SE and D ST SE pp
This area was published for the 11-8-06 public
Pending Pending hearing however staff presented to the
Request,
adjacent to unincorporated King County land
zoned R4. AA — Insurance Auto Auction,
commission that Area X would be postponed due
to
vacant
land, lmaginetics, Maryanski Building, and auto
a pending SEPA appeal. Since the commission
did not take public testimony on this area, a new
wrecking.
public hearing is needed. 12-18-06 is the date set
for that public hearing.
To amend the Comprehensive Plan from "Heavy
Industrial'to "Heavy Commercial' and "High
Density Residential' for land generally located
north of 37'° Street SE, east of A Street SE, west
and east of D Street SE, and south of 32°d Street
SE. Parcel Numbers: 3021059009, 3021059039,
3021059154,3021059130,3021059147,
3021059033,3021059032,3021059265,
3021059035, and 3021059012 within Auburn city
limits.
Page 10 of 13
12/12/2006
Page 11 of 13
12/12/2006
Z
City
Initiated
Request.
West Auburn High School Neighborhood. Waste
Management recycling facilities, existing single
family residential, Danner Corporation.
To rezone properties from "Heavy Industrial
(M-2) and Light Industrial (M-1)" to "Central
Business District (C-2)" for land generally
located west of C Street NW, east of H Street
NW, south of 0 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.
Approval These three own businesses within Area Z.
�� Approval
Waste Management
Said you recommended denial of the comp plan
amendment and please stay consistent with that.
Lyle Johnson and Susan Johnson
Print shop on G St NW. This is a down zoning
from Ml to C2.
This is inconsistent with the planning process
done in 2000. Ordinance No. 6033 is a backdoor
way of changing the zoning by allowing
commercial uses in industrial zones. The
Legal Department's analysis of non -conforming
uses is scary.
Robert Jones
101 F Street Machine shop in that area.
Leave as is.
Planning Commission recommended denial 3-2.
Planning Commission recommended denial of
comprehensive plan amendment 6-0. Concerns
include proximity to industrial land to the north,
need to keep businesses within the City of
Auburn, and don't believe commercial
development is viable at this location. If
commercial development does occur, it won't be
for a long time. However, the commission agrees
with the downtown vision and how this area is
close to the train station but it does not like that
the proposed area for change is so laree.
Page 12 of 13
12/12/2006
W
City
Initiated
Request.
Mixture of uses from commercial to residential.
To rezone properties from "Heavy Commercial
(C-3)" and "TWO Family Residential (R-3)" to
"Light Commercial (C-1)" for land generally
located south of 8'b Street SE and north of 17"
Street SE and between A and B Streets SE within
Auburn city limits.
Approval
1. Planning and Community Development Committee concurred with staff's recommendation.
the proposed rezones.
Page 13 of 13
Joe Simmons
Pending Pending A Street and I Ith. Never would have bought
Property 18 months ago if he knew it was being
zoned to Cl.
3 out of four tenants would be non -conforming as
they are auto oriented businesses. The proposed
I renders his property and buildings useless.
**City Council approved 2006 Comprehensive
Plan Amendment to a "Heavy Commercial
designation."
A new public hearing will be held to discuss the
proposal of rezoning to C-3 Heavy Commercial.
The original public hearing notice and testimony
given at the 11-8-06 public hearing was on a C-1,
Light Commercial, zone.
Staff discussed Planning Commission's reasons for recommendations of denial on some of
12/12/2006
ORDINANCE NO. 6 0 6 7
AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF AUBURN,
WASHINGTON, RELATING TO PLANNING; ADOPTING ZONING MAP
AMENDMENTS TO IMPLEMENT THE COMPREHENSIVE PLAN AND
AMENDING THE CITY'S ZONING MAPS ACCORDINGLY
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 the City of Auburn
adopted the 2006 Comprehensive Plan amendments on November 20, 2006 by
Ordinance No. 6064; 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
--------------------------
Ordinance No. 6067
December 6, 2006
Page 1
WHEREAS, the environmental impacts of the 2006 Zoning Map amendments
were considered in accordance with the 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.106; and
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
November 8, 2006 conducted public hearings on the proposed Zoning Map
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 2006 Zoning Map
amendments; and
WHEREAS, on December 11, 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 December 18, 2006, the Auburn City Council considered the
proposed Zoning Map amendments as recommended by the City of Auburn Planning
Commission; and
--------------------------
Ordinance No. 6067
December 6, 2006
Page 2
WHEREAS, several amendments are for city owned properties changing to a
Public Use zone; 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
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
--------------------------
Ordinance No. 6067
December 6, 2006
Page 3
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
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 as reflected in
the Vision for the community, rather than reacting to market trends; and
--------------------------
Ordinance No. 6067
December 6, 2006
Page 4
WHEREAS, the City of Auburn does not have a designated
manufacturing/industrial center per the King County Countywide Planning Policies;
and
NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF AUBURN,
WASHINGTON, DO ORDAIN AS FOLLOWS:
Section 1. The 2006 Zoning Map Amendments, Exhibit A, are herewith
adopted and approved 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 Zoning Map 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.
43.21C.060.
Section 3. The Findings and Conclusions, Exhibit B, outlined in the Agenda
Bill are herewith adopted 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 4. The WHEREAS statements outlined in this ordinance are
herewith adopted as findings 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 5. If any section, subsection, sentence, clause, phrase or portion of
this Ordinance or any of the Zoning Map amendments adopted herein, is for any
reason held invalid or unconstitutional by any Court of competent jurisdiction, such
--------------------------
Ordinance No. 6067
December 6, 2006
Page 5
portion shall be deemed a separate, distinct and independent provision, and such
holding shall not affect the validity of the remaining portions thereof.
Section 6. 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 7. 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
--------------------------
Ordinance No. 6067
December 6, 2006
Page 6
APPROVED AS TO FORM:
Published:
--------------------------
Ordinance No. 6067
December 6, 2006
Page 7