HomeMy WebLinkAboutITEM VIII-A-5
CITY OF ~~•
AUB~~.
WASHINGTON
AGENDA BILL APPROVAL FORM
Agenda Subject: REZ07-0001 A Street SE Corridor Date: August 14, 2007
Department: Planning, Attachments: Ordinance No. 6116; Budget Impact: N/A
Building, and Community SEPA checklist and determination;
Chapter 18.26 C-1 (Light
Commercial); Chapter 18.30 C-3
(Heavy Commercial); Public Hearing
Notice; CTED letter
Administrative Recommendation:
Cit Council introduce and ado t Ordinance No. 6116.
Background Summary:
During the 2006 Comprehensive Plan Amendment cycle, the A Street SE Corridor, which encompasses
land approximately from 8'h Street SE to 17'h Street SE between A Street SE and B Street SE, was
initially proposed fora "Light Commercial" land use designation. At the conclusion of the comprehensive
plan annual update a "Heavy Commercial" land use designation was approved for this area by the City
Council.
As part of the planning process, a public meeting with business and property owners along A Street SE
was held on June 20, 2006 to discuss various land use designation options and an appropriate boundary
between residential uses to the east and commercial uses to the west along A Street SE. There were 32
people in attendance. Additionally, a written survey form was used to gather information about land use
changes. Eleven completed survey forms were received with no clear direction.
The Planning Commission held a public hearing to consider the zoning change for the A Street SE
Corridor on December 18, 2006 but did not make a recommendation to the City Council. Planning
Commission requested staff to conduct a second open house with the neighborhood involved in the
rezone to receive comments and feedback on the proposed rezone to C-3, Heavy Commercial. The open
house was held on May 31, 2007.
The Comprehensive Plan Land Use Map, which is component of the Comprehensive Plan, illustrates the
future land use pattern of the city and is implemented by the mapped zoning classifications (development
regulation).
03.8 REZ07-0001 L0820-1
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 ®Planning & CD ^ Fire ® Planning
^ Park Board ®Public Works ^ Legal ^ Police
® Planning Comm. ^ Other ^Public Works ^ Human Resources
^ Information Services
Action:
Committee Approval: ^Yes ^No
Council Approval: ^Yes ^No Call for Public Hearing _/_/_
Referred to Until _/_/
Tabled Until _/_/
Councilmember: Norman Staff: Osaki
Meetin Date: Au ust 20, 2007 Item Number: VIII.A.S
~[„J$~~ ~(~ ~ MC?RE THAN YOU IMAGINED
Agenda Subject: REZ07-0001 A Street SE Corridor Date: August 14, 2007
During the public hearing, several spoke on the proposed rezone. The primary concerns of the proposal
were the proximity of commercial to the adjacent residential zones and Terminal Park Elementary, the
uses allowed in the C-3 zone versus the C-1 zone, and would single family residential become non-
conforming uses. The Planning Commission, at the June 5, 2007 public hearing, recommended approval
to change properties zoned R-3 (Two-Family Residential) that front A Street SE to C-3 (Heavy
Commercial) and the remaining properties to B Street SE zoned R-3 to C-1 (Light Commercial).
At the July 23, 2007 Planning and Community Development Committee, discussion was on the Planning
Commission and their thought process on arriving at the recommendation to rezone properties that front
A Street SE to C-3, and the remaining properties to B Street SE to C-1. This recommendation still allows
consolidation of lots for a slightly larger development as well as auto uses through the condition use
permit process. The Planning and Community Development Committee concurred with the Planning
Commission recommendation at their August 13, 2007 meeting.
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 plan (per RCW 36.70A.040). A Comprehensive Plan is
generally atwenty-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.
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
36.706.020, 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 rezone as part of the comprehensive
plan amendment process. The Final Determination of Non-Significance was issued on
September 14, 2006 on the A Street SE Corridor for the comprehensive plan amendment
with no appeal filed. A Proposed Determination of Non-Significance was issued for the
proposed rezone on December 8, 2006. No comments were received. A Final
Determination of Non-Significance was issued on May 31, 2007.
4. The Planning Commission public hearing notice for the proposed rezone of the A Street SE
Corridor was mailed to affected property owners on May 18, 2007 and published in the
Seattle Times on May 25, 2007.
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
Page 2 of 4
Agenda Subject: REZ07-0001 A Street SE Corridor Date: August 14, 2007
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.
6. The Auburn City Council adopted Vision 2016 by Resolution No. 4049 on June 19, 2006.
This Vision outlines numerous goals of the City Council to be accomplished over the next
ten years. The city's adoption of the Economic Development Strategies document
implements goals of Vision 2016.
7. Pursuant to RCW 36.70A.106, the A Street SE Corridor Rezone was 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 part of the 2006 Zoning Map
Amendments. No comments were received from CTED or other state agencies.
8. The Planning, Building, and Community Department held an open house on the proposed A
Street SE Corridor rezone on May 31, 2007.
9. Planning Commission held a public hearing on June 5, 2007. Eight people testified at the
public hearing. The main concerns are intrusion of heavy commercial into the residential
zoning east of B Street SE, traffic, ability to refinance homes, loss of housing, and proximity
to Terminal Park Elementary.
10. The proposed rezone was reviewed by the Planning and Community Development
Committee at their July 23, 2007 and August 13, 2007 meetings.
11. The proposed rezone was reviewed by the Public Works Committee at their August 13,
2007 meeting.
CONCLUSIONS:
I. A Street SE Corridor
1. The rezone must be consistent with the Comprehensive Plan.
The A Street SE Corridor was part of the 2006 Comprehensive Plan amendment cycle. The
Planning Commission held a public hearing on October 3, 2006 for this area (along with the
other 2006 Comprehensive Plan Amendments) and recommended approval of a land use
change to "Light Commercial" for the A Street SE Corridor. Subsequently, the City Council
on November 20, 2006 approved a change in the land use designation to "Heavy
Commercial" for the A Street SE Corridor.
Rezones must be consistent with the comprehensive plan. Staff's recommendation is to
approve the proposed rezone that implements the comprehensive plan designation.
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.
Page 3 of 4
Agenda Subject: REZ07-0001 A Street SE Corridor Date: August 14, 2007
The proposed rezone for the A Street SE Corridor is initiated by the City of Auburn and
processed as an area wide rezone. Please note that the proposed A Street SE Corridor
rezone was proposed last year as part of the 2006 Zoning Map Amendments. However, an
additional open house was requested to be held prior to Planning Commission re-
considering the proposed rezone. 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.
The A Street SE Corridor encompasses properties located south of 8th Street SE to 17tH
Street SE and between A and B Streets SE. Vision 2016 calls for A Street SE to be rezoned
and redeveloped as a cohesive commercial corridor. A zoning designation of Heavy
Commercial (C-3) implements that vision by expanding commercial development east to B
Street SE. Other regulations may need to be reviewed such as street access, landscaping,
and design, to address the potential impacts of Heavy Commercial (C-3) zoning adjacent to
residential areas. It has also been suggested by staff that an "access management plan" be
drafted for the A Street SE corridor since additional commercial zoning is being added to a
heavily traveled corridor.
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 various strategy areas to be developed for future
commercial use. One way to implement this goal is to rezone properties designated "Heavy
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 4 of 4
ORDINANCE NO. 6116
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. 6116
August 14, 2007
Page 1
WHEREAS, the environmental impacts of the A Street SE Corridor Rezone
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, the City of Auburn held an open house inviting property owners
within the rezone area on May 31, 2007; 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
June 5, 2007 conducted public hearings on the proposed A Street SE Corridor
Rezone; 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 A Street SE Corridor Rezone;
and
WHEREAS, on August 13, 2007 the Planning and Community Development
Committee of the Auburn City Council reviewed the Planning Commission's
recommendation and made a recommendation to the City Council; and
--------------------------
Ordinance No. 6116
August 14, 2007
Page 2
WHEREAS, on August 20, 2007, the Auburn City Council considered the
proposed A Street SE Corridor Rezone as recommended by the City of Auburn
Planning Commission; 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 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, 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
--------------------------
Ordinance No. 6116
August 14, 2007
Page 3
WHEREAS, the City is endeavoring to anticipate such changes as reflected in
the Vision for the community, 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
NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF AUBURN,
WASHINGTON, DO ORDAIN AS FOLLOWS:
Section 1. The A Street SE Corridor Rezone, Exhibit A, is 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 amendment is 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 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
--------------------------
Ordinance No. 6116
August 14, 2007
Page 4
reason held invalid or unconstitutional by any Court of competent jurisdiction, such
portion shall be deemed a separate, distinct and independent provision, and such
holding shall not affect the validity of the remaining portions thereof.
Section 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 Zoning map amendment,
attached hereto as Exhibit "A" and preparing and publishing the amended
Comprehensive Zoning Map.
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
--------------------------
Ordinance No. 6116
August 14, 2007
Page 5
ATTEST:
Danielle E. Daskam,
City Clerk
APPROVED AS TO FORM:
CSaniel B. Heid,
City Attorney
Published:
--------------------------
Ordinance No. 6116
August 14, 2007
Page 6
A STREET SE cITYO~ .:"""`~~*
i
~~~~~~~~~~~~ ~~~~ CORRIDORRELONE
"" ~°,° WASIiC14GT01
I RIN I I) rl\' ON,'IC::00?
CITY LIMITS - R3 TWO-FAMILY (DUPLEX) RESIDENTIAL DISTRICT ®M1 LIGHT INDUSTRIAL DISTR
PROPOSED AREA CHANGE R4 MULTIPLE-FAMILY RESIDENTIAL DISTRICT - M2 HEAW INDUSTRIAL DISTF
EXISTING ZONING .: C1 LIGHT COMMERCIAL DISTRICT - P1 PUBLIC USE DISTRICT
EXHIBIT `B'
CITY OF - ~ -
,~~ ~~~~~ AGENDA BILL APPROVAL FORM
"~~ _n WASHINGTON
Agenda Subject: REZ07-0001 A Street SE Corridor Date: August 14, 2007
Department: Planning, Attachments: Ordinance No. 6116; Budget Impact: N/A
Building, and Community SEPA checklist and determination;
Chapter 18.26 C-1 (Light
Commercial); Chapter 18.30 C-3
(Heavy Commercial); Public Hearing
Notice; CTED letter
Administrative Recommendation:
Cit Council introduce and adopt Ordinance No. 6116.
Background Summary:
During the 2006 Comprehensive Plan Amendment cycle, the A Street SE Corridor, which encompasses
land approximately from 8th Street SE to 17th Street SE between A Street SE and B Street SE, was
initially proposed fora "Light Commercial" land use designation. At the conclusion of the comprehensive
plan annual update a "Heavy Commercial" land use designation was approved for this area by the City
Council.
As part of the planning process, a public meeting with business and property owners along A Street SE
was held on June 20, 2006 to discuss various land use designation options and an appropriate boundary
between residential uses to the east and commercial uses to the west along A Street SE. There were 32
people in attendance. Additionally, a written survey form was used to gather information about land use
changes. Eleven completed survey forms were received with no clear direction.
The Planning Commission held a public hearing to consider the zoning change for the A Street SE
Corridor on December 18, 2006 but did not make a recommendation to the City Council. Planning
Commission requested staff to conduct a second open house with the neighborhood involved in the
rezone to receive comments and feedback on the proposed rezone to C-3, Heavy Commercial. The open
house was held on May 31, 2007.
The Comprehensive Plan Land Use Map, which is component of the Comprehensive Plan, illustrates the
future land use pattern of the city and is implemented by the mapped zoning classifications (development
regulation).
03.8 REZ07-0001 ~ L0820-1
Reviewed by Council & Committees: Reviewed by Departments & Divisions:
^ Arts Commission COUNCIL COMMITTEES: ^ Building ^ M&O
^ Airport ^ Finance ~
I ^ Cemetery ^ Mayor
^ Hearing Examiner ^ Municipal Serv. ~ ^ Finance ^ Parks
^ Human Services ®Planning & CD ^ Fire ® Planning
^ Park Board ®Public Works ^ Legal ^ Police
® Planning Comm. ^ Other ^Public Works ^ Human Resources
^ Information Services
Action:
Committee Approval: ^Yes ^No
Council Approval: ^Yes ^No Call for Public Hearing _/_/_
Referred to Until /_/
Tabled Until _/_/
Councilmember: Norman Staff: Osaki
Meetin Date: Au ust 20, 2007 Item Number: VIII.A.5
~~~~ ~N M(JRE THAN YOU IMAGINED
Agenda Subject: REZ07-0001 A Street SE Corridor Date: August 14, 2007
During the public hearing, several spoke on the proposed rezone. The primary concerns of the proposal
were the proximity of commercial to the adjacent residential zones and Terminal Park Elementary, the
uses allowed in the C-3 zone versus the C-1 zone, and would single family residential become non-
conforming uses. The Planning Commission, at the June 5, 2007 public hearing, recommended approval
to change properties zoned R-3 (Two-Family Residential) that front A Street SE to C-3 (Heavy
Commercial) and the remaining properties to B Street SE zoned R-3 to C-1 (Light Commercial).
At the July 23, 2007 Planning and Community Development Committee, discussion was on the Planning
Commission and their thought process on arriving at the recommendation to rezone properties that front
A Street SE to C-3, and the remaining properties to B Street SE to C-1. This recommendation still allows
consolidation of lots for a slightly larger development as well as auto uses through the condition use
permit process. The Planning and Community Development Committee concurred with the Planning
Commission recommendation at their August 13, 2007 meeting.
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 plan (per RCW 36.70A.040). A Comprehensive Plan is
generally atwenty-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.
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
36.708.020, 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 rezone as part of the comprehensive
plan amendment process. The Final Determination of Non-Significance was issued on
September 14, 2006 on the A Street SE Corridor for the comprehensive plan amendment
with no appeal filed. A Proposed Determination of Non-Significance was issued for the
proposed rezone on December 8, 2006. No comments were received. A Final
Determination of Non-Significance was issued on May 31, 2007.
4. The Planning Commission public hearing notice for the proposed rezone of the A Street SE
Corridor was mailed to affected property owners on May 18, 2007 and published in the
Seattle Times on May 25, 2007.
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
Page 2 of 4
Agenda Subject: REZ07-0001 A Street SE Corridor Date: August 14, 2007
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.
6. The Auburn City Council adopted Vision 2016 by Resolution No. 4049 on June 19, 2006.
This Vision outlines numerous goals of the City Council to be accomplished over the next
ten years. The city's adoption of the Economic Development Strategies document
implements goals of Vision 2016.
7. Pursuant to RCW 36.70A.106, the A Street SE Corridor Rezone was 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 part of the 2006 Zoning Map
Amendments. No comments were received from CTED or other state agencies.
8. The Planning, Building, and Community Department held an open house on the proposed A
Street SE Corridor rezone on May 31, 2007.
9. Planning Commission held a public hearing on June 5, 2007. Eight people testified at the
public hearing. The main concerns are intrusion of heavy commercial into the residential
zoning east of B Street SE, traffic, ability to refinance homes, loss of housing, and proximity
to Terminal Park Elementary.
10. The proposed rezone was reviewed by the Planning and Community Development
Committee at their July 23, 2007 and August 13, 2007 meetings.
11. The proposed rezone was reviewed by the Public Works Committee at their August 13,
2007 meeting.
CONCLUSIONS:
I. A Street SE Corridor
1. The rezone must be consistent with the Comprehensive Plan.
The A Street SE Corridor was part of the 2006 Comprehensive Plan amendment cycle. The
Planning Commission held a public hearing on October 3, 2006 for this area (along with the
other 2006 Comprehensive Plan Amendments) and recommended approval of a land use
change to "Light Commercial" for the A Street SE Corridor. Subsequently, the City Council
on November 20, 2006 approved a change in the land use designation to "Heavy
Commercial" for the A Street SE Corridor.
Rezones must be consistent with the comprehensive plan. Staff's recommendation is to
approve the proposed rezone that implements the comprehensive plan designation.
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.
Page 3 of 4
Agenda Subject: REZ07-0001 A Street SE Corridor Date: August 14, 2007
The proposed rezone for the A Street SE Corridor is initiated by the City of Auburn and
processed as an area wide rezone. Please note that the proposed A Street SE Corridor
rezone was proposed last year as part of the 2006 Zoning Map Amendments. However, an
additional open house was requested to be held prior to Planning Commission re-
considering the proposed rezone. 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.
The A Street SE Corridor encompasses properties located south of Stn Street SE to 17tH
Street SE and between A and B Streets SE. Vision 2016 calls for A Street SE to be rezoned
and redeveloped as a cohesive commercial corridor. A zoning designation of Heavy
Commercial (C-3) implements that vision by expanding commercial development east to B
Street SE. Other regulations may need to be reviewed such as street access, landscaping,
and design, to address the potential impacts of Heavy Commercial (C-3) zoning adjacent to
residential areas. It has also been suggested by staff that an "access management plan" be
drafted for the A Street SE corridor since additional commercial zoning is being added to a
heavily traveled corridor.
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 various strategy areas to be developed for future
commercial use. One way to implement this goal is to rezone properties designated "Heavy
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 4 of 4
~ ~ __
CITY OF ~~~~"'' x
~C - `
WASHINGTO,'~i
Planning, Building, and Community Depart~ne~zt
ENVIRONMENT~4L CHECKLIST SEP06-0037
Note: This environmental checklist does not address all proposed 2006 area-wide zoning code map
amendments. Other 2006 area-wide zoning code map amendments are undergoing or have undergone .separate
environmental review.
1. Name of proposed project, if applicable:
City of Aubum's 2006 Area-wide Zoning Map Amendments,- A Stmet SE Area (Area AA)
2. Name of Applicant:
City ofAubum, Washington
3. Address and phone number of applicant and contact person:
Applicant:
Planning, Building, and Community Department
City of Auburn
2S West Main Street
Auburn; WA_ 98001
Jeff Dixon, Senior Planner
(2S3) 93I-30SS
4. Date checklist prepared:
November 28, 2006
S. Agency requesting checklist:
City of Auburn
6. Proposed timing or schedule (including phasing, if applicable}:
City Council consideration of the proposed amendments is tentatively scheduled for January
2007 but could occur on subsequent dates.
7. Do you have any plans for future additions, expansion, or further activity related to or
connected with this proposal? If yes, explain.
Additional comprehensive zoning map amendments being processed this year are addressed
through separate environmental review.
Environmental Checklist (continued)
TO BE COMPLETED BY APPLICANT
8. List any environmental information you know about that. has been prepared, or will be
prepared, directly-related to this proposal.
Previous environmental information includes previous SEPA documents related to amendments
of the City's Comprehensive (Land Use) Plan.
City of Auburn. Final Determination of Non-SigniFcance - 2006 Comprehensive Plan
Amendments Group 3 - A Street SE. (SEP06-0028) September 14, 2006.
City of Auburn. Final Determination ofNon-Significance - 2006 Comprehensive Plan
Amendments Group 1 and 2. August 2006.
City of Auburn. Final Determination ofNon-Significance - 2005 Comprehensive Plan
amendments. September 2005.
City of Auburn_ Final Determination ofNon-Signif cance - 2004 Comprehensive Plan
amendments. September 2004.
City of Auburn_ Final Determination ofNon-Significance - 2003 Comprehensive Plan
amendments. October 2003.
City of Auburn. Final Determination ofNon-Significance - 2002 Comprehensive Plan
amendments. October 2002.
City of Auburn. Final Determination ofNon-Significance - 2001 Comprehensive Plan
amendments. October 200.1.
City of Auburn -Auburn Downtown Plan/Final EIS. Apri12001 _
City of Auburn -Final Determination ofNon-Significance - 2000 Comprehensive P)an
amendments. October 2000.
City of Auburn -Final Determination ofNon-Significance - 1999 Comprehensive Plan
amendments. September 1999.
City of Auburn -Final Determination ofNon-Significance - 1998 Comprehensive Pian
amendments. November 1998.
City of Auburn -Addendum to the Final Determination ofNon-Significance - 1997
Comprehensive Plan amendments. November 1997.
City of Auburn -Addendum to the Final Determination ofNon-Significance - 1996
Comprehensive Plan Amendments. November I996.
City of Aubun~ -Addendum to the Final Determination of Non-Significance -Comprehensive
Plan Amendments to Comply with the Central Puget Sound Growth Management Hearings Board
Decision. October 1996.
City of Auburn -Addendum to the Final Determination ofNon-Significance - 1995
Comprehensive Plan Amendments. November 1995.
Environmental Checklist (continued)
TO BE COMPLETED BY APPLICANT
City of Auburn -Final Determination of Non-Significance -Comprehensive Pian Amendments to
Comply with the Washington State Growth Management Act. October 1994.
City. ofAubum -Final Environmental Impact Statement -City of Auburn Comprehensive Plan: Staff
Draft and Recommendations. May 1986.
City of Auburn.-Final Determination ofNon-Significance -Downtown Design Study. April 1990.
City of Auburn -Final Determination ofNon-Significance -Comprehensive Plan Amendments on City
Expansion and Urban Growth. July 1991.
City of Auburn -Final Environmental ]mpact Statement: Auburn North CBD Analysis. November
1991.
City of Auburn -Final Determination of Non-Significance -Comprehensive Plan Amendments on
Sensitive and Critical Lands. January 1992.
King County Parks, Planning and Resources Department -Final Environmental Impact Statement:
- Soos Creek Community Plan Update. December 1991 _
King County Parks, Planning and Resources Department -Final Supplemental Environmental Impact
Statement: Countywide Planning Policies Proposed Amendments. May 1994.
King County Parks, Planning and Resources Department -Supplemental Environmental Impact
Statement: King County Comprehensive Plan. July 1994.
Pierce County, Department of Planning and Land Services -Proposed Lakeland Hills South Mining
and Reclamation Plan and Planned Community Development: Final Environmental Impact Statement_
July 21, 1992
Pierce County, Department of Planning and Land Services -Comprehensive P}an for Pierce County,
Washington: Final EIS. September 20, ! 993.
Pierce County, Department of Planning and Land Services -Final Supplemental EIS for the
Comprehensive Plan for Pierce County, Washington. June 1994.
Puget Sound Council of Governments -Final Environmental Impact Statement -Vision 2020: Growth
Strategy and Transportation Plan for the Central Puget Sound Region. September 2990.
9. Do you know whether applications are pending for governmental approvals of other
- proposals directly affecting the property covered by your proposal? If yes, explain.
While none are known, there may be building permits or other construction approvals pending for
properties that are the subject to this zoning map amendment.
10. List any government approvals or permits. that will be needed for your proposal, iif known.
The City of Auburn Planning Commission holds a public hearing on city-wide legislative zoning
map amendments such as the one addressed in this environmental checklist and will forward a
recommendation to the Auburn City Council The City Council may or may not hold a hearing
prior to taking action adopting, adopting in part, or not adopting the amendments.
Environmental Checklist (continued)
TO BE COMPLETED BY APPLICANT
Although not an approval or permit, the proposed area-wide zoning map amendments area also
subject to the 60-day State Agency review process pursuant to RCW 36.70A.106.
11. Give a brief, complete description of your proposal, including the proposed uses and the
size of the project and site. There are several questions later in this checklist that ask you to
describe certain aspects of your proposal. You need not repeat those answers on this page.
To amend the City's zoning map designation (rezoning) from "R3, Two-Family (Duplex)
Residential" to "C3, Heavy Commercial" for land generally located south of 8'~ Street SE and
north of 17`" Street SE and between A and B Streets SE.
12. Location of the proposal. Give sufficient information for a person to understand the precise
location of your proposed project, including a street address, if any, and section, township,
and range, if known. If a proposal fvould occur over a range of area, provide the range or
boundaries of the site(s). Provide a legal description, site plan, vicinity map, and
topographic map, if reasonably available. While you should submit any-plans required by
the agency, you are not required to duplicate maps or detailed plans submitted with any
permit applications related to this checklist.
The City of Auburn Comprehensive zoning map covers the area within the municipal boundaries
of the City of Auburn,
The specific area,of this proposed non-project action is the approximately nine-block area located
south of 8th Street SE and north of 17th Street SE and between A and B Streets SE. This area-
wide rezoning occurs within the NW and SE quarters of Section 19, Township 21 North, Range 5
East, WIv1.
B. ENVIRONMENTAL ELEMENTS:
1. Earth:
A. General.description of the site (circle one): Flat, rolling, hilly, steep slopes, mountainous, other.
The City of Auburn and its Potential Annexation Area (PAA) are characterized. by a relatively flat
valley floor bordered by steep hillsides. Gently sloped flat plateaus border the valley. The specific
vicinity of the proposed non-project action is characterized by relatively flat valley floor at an elevation
of approximately 99 to 92 feet.
B. What is the steepest slope on the site (approximate percent slope)?
The slope of the valley walls in the city and PAA vary, but some slopes associated with the valley
walls reach 100%. The vicinity consists of urban-level development.
C. What genera! types of soils are found on the site (for example, clay, sand, gravel, peat,
muck)? If you know the classification of agricultural soils, specify them and note any prime
farmland.
Erwironmental Checklist (continued)
TO BE COMPLETED BY APPLICANT
The valley floor is made up primarily of soils of the Oridia, Renton, Snohomish, and Briseott
series. These soils are poorly drained and formed.in the alluvium (river sediments) associated
with the White and. Green rivers. These are considered good agricultural soils, though in many
areas, are not weal-drained. There is no designated farmland within the City of Aubum.
D. Are there surface indications or history of unstable soils in the immediate vicinity? If so,
describe.
Many factors affect slope stability including soil type, parent material, slope and drainage. These
factors can be further affected by human intervention such as slope alteration, and vegetation
removal. The city has .identified categories of geologic hazard areas and inventoried these areas.
Maps of the erosion and landslide hazard areas are provided as Maps 9.6 and 9.7, respectively in
the City's Comprehensive Plan.
E. Describe the purpose, type, and approximate quantities of any filling or grading proposed.
Indicate source of fill.
Not applicable- The proposed zoning map amendments are non-project actions, so no site
alteration, construction, or earthwork is proposed.
F. Could erosion occur as a result of clearing, construction, or use? If so, generally describe.
Not applicable. The proposed zoning map amendments are non-project actions, so.no site
alteration, construction, or earthwork is proposed.
G. About what percent of the site will he covered. with impervious surfaces after project
construction (tor example, asphalt or buildings)?
Not applicable. As anon-project action no impervious surface will result.
I-I. Proposed measures to reduce or control erosion, or other impacts to the earth.
This is anon-project action so no site specific erosion control is proposed. However, the existing
Comprehensive Plan includes numerous policies to reduce ar control erosion through the use of
best management practices, landscaping requirements, limitations on alteration of steep slopes
and other critical areas protections. In .addition, the City has adopted specific Public Works
construction standards for erosion and sedimentation control. Impacts to earth wilt be identified
and, if necessary; mitigated during the development review process as specific development
proposals are made that might be associated with these plan amendments.
2. Air:
A. What types of emissions to the air would result from the proposal (i.e., dust, automobile, odors,
industrial wood smoke) during construction and when the project is completed? It any,
generally describe and give approximate quantities if know.
Not applicable. As anon-project action no emissions will result.
B. Are there any off-site sources of emissions or odors that may affect your proposal? If so,
generally describe.
Not applicable. This proposal is anon-project action.
Environmental Checklist (continued) -
TO BE COMPLETED BY APPLICANT
C. Proposed measures to reduce or control emissions or other impacts to air, if any:
Not applicable. This proposal is anon-project action.
3. Water:
A. Surface:
1) Is there any surface water body on or in the immediate vicinity of the site (including year
round and seasonal streams, saltwater, lakes, ponds, wetlands): If yes, describe type and
provide names. If appropriate, state what stream or river it flows into.
The major bodies of water within Auburn are the Green River, the White River, Mill Creek,
Bowman Creek, and White Lake. There are also smaller tributaries and wetlands. The city has
conducted an inventory of wetlands and streams within the city limits. These are shown on Map
9.3 of the City's Comprehensive P-an. The vicinity consists of urban-level development and is
not within 200 feet of water bodies.
2) Will the project require any-work over, in, or adjacent to (within 200 feet) the described
waters? If yes, please describe and attach available plans.
Not applicable. As anon-project action no work is proposed.
3) Estimate the amount of fill and dredge material that would be placed in or removed from
surface water or wetlands and indicate the area of the site that would be affected. Indicate
the source of fll material.
Not applicable. As anon-project action no work is proposed.
4) Will the proposal require surface water withdrawals or diversions? Give general
description, purpose, and approximate quantities if known.
Not applicable. As anon-project action no work is proposed.
5) Does the proposal lie within a 100-year floodpiain? If so, note location on the site plan.
Several areas within Auburn lie within the 100-year floodplain of the Green or White River and
Mill Creek. These areas as well as frequently flooded areas as defined by the City of Auburn
Public Works Department are shown on Map 9.4 of the City's Comprehensive Plan.
6} Does the proposal involve any discharges of waste materials to surface waters? Itso,
describe the type of waste and anticipated volume of discharge.
Not applicable. As anon-project action no work is proposed.
B. Ground:
Environmental Checklist (continued}
TO BE COMPLETED BY APPLICANT
1) Will ground water be.withdrawn, or will water 6e discharged to ground water? Give
general description, purpose, and approximate quantities if known.
Not applicable. This is anon-project action and no specific development is proposed.
2) Describe waste material that will be discharged into the ground from septic tanks or other.
sources, if any (for example: domestic sewage; industrial, containing any toxic chemicals;
agricultural; etc.). Describe the general size of the system, the number of such systems, the
number of houses to be served (if applicable), or the number of animals or humans the
system(s) is (are) expected to serve.
Not applicable. As anon-project action no work is proposed_
C. Water Runoff (including storm water):
1) Describe the source of runoff (including storm water) and method of collection and
disposal, if any (include quantities, if known). Where will this water flow? Wil! this water
flow into other waters? If so, describe.
Not applicable. This is anon-project action and no specific development is proposed.
2) Could waste materials enter ground or surface waters? If so, generally describe.
Not applicable. This is anon-project action and no specific development is proposed.
D. Proposed measures to reduce or control surface, ground, and runoff water impacts, if any:
Not applicable. This is anon-project action and no specific development is proposed.
4. Plants:
A. Check or circle types of vegetation found on the site:
deciduous tree: alder, maple, aspen, other. ~{
evergreen tree: fir, cedar, pine, other. X
shrubs. X
grass. X
pasture. X
crop or grain. ~ X
wet soil plants: cattail, buttercup, bullrash, skunk cabbage, other. X
water plants: water lily, eelgrass, milfoit, other. }{
other types of vegetation. }L
$. What kind and amount of vegetation will be removed or altered?
Not applicable. This is non-project action. However, in general urban development results in the
removal or alteration of many types of vegetation. The vicinity consists of urban-level
development.
Environmental Checklist (continued)
TO BE COMPLETED BY APPLICANT
C. -List threatened or endangered species known to be on or near the site:
None that are known. The vicinity is predominantly developed.
D. Proposed landscaping, use of native plants, or other measures to preserve or enhance
vegetation on the site, if any:
Not applicable. This is anon-project action and no specific development is proposed.
5. Animals:
A. Circle any birds and animals which have been observed on or near the site or are known to be on
or near the site:
Birds: hawk, heron, eagle, songbirds, other: geese, ducks, crows, etc.
Mammals: deer, bear, elk, beaver, other:
Fish: bass, salmon, trout, herring, shellfish, other: urban animals such as dogs, cats, squirrels,
rodents, opossums, raccoons, etc. are also present in the city.
B. List any threatened.or endangered species known to be on or near the site.
There are nesting/breedingsftes of bald eagles, great blue herons and green back heron within
Auburn as shown on Map 9.2 of the City's Comprehensive Plan. The Environmental Impact
Statement for the Auburn Thoroughbred Racetrack indicates that peregrine falcons, bald eagles,
and the Aleutian Canadian Goose have been seen in the Auburn area.
Chinook salmon are currently listed as a threatened species by the National Mazine Fisheries
Service (NMFS). BuI1 trout are also listed. Chinook salmon are known to use the Green and
White Rivers.
C. Is the site part of a migration route? If so, explain.
Auburn is a portion of the Pacific Flyway for migratory birds-
D. Proposed measures to preserve or enhance wildlife, if any:
Not applicable. Non-project action.
6. Energy and Natural Resources:
A. What kinds of energy (electric, natural, gas, oil, wood stove, solar) will be used to meet the
completed project's energy needs? Describe whether it will be used Tor heating, manufacturing,
etc.
Not applicab[e_ Non-project action.
B. Would your project affect the potential use of solar energy by adjacent properties? if so,
generally describe.
Not applicable. Non-project action.
Environmental Checklist Jcontinued)
TO BE COMPLETED BY APPLICANT
C. What kinds of energy conservation features are included in the plans of this proposal? List
other proposed measures to reduce or control energy impacts, if any:
Noi applicable. Non-project action
7. Environmental Health:
A. Are there any environmental health hazards, including exposure to toxic chemicals, risk of fire
and explosion, spill, or hazardous waste that could occur as a result of this proposal? If so, describe.
Not applicable. Non-project action.
1) llescribe special emergency services that might be required:
Not applicable. Non-project action.
2) Proposed measures to reduce or control environmental health hazards, if any:
Not applicable. Non-project action.
13. Noise:
I) What types of noise exist in the area which may affect your project (for example: traffic,
equipment, operation, other)?
Not applicable_ Non-project action_
2) What types and levels of noise would be created by or associated-with the project on a
short-term or a long-term basis (for example: trafTc, construction, operation, other)?
Indicate what hours noise would come from the site.
Not applicable. Non-project action.
3) Proposed measures to reduce or control noise impact, if any:
Not applicable_ Non-project action.
8. Land and Shoreline Use:
A. What is the current use of the site and adjacent properties?
The City and PAA contain a variety of land uses including residential, industrial, commercial,
open space, and public land uses.
The proposed amendments apply to properties that are predominantly developed with residential uses
but also include commercial uses, institutional uses and vacant properties.
B. Has the site been used for agriculture? If so, describe:
Environmental Checklist (continued)
TO BE COMPLETED BY APPLICANT
Much of Green River Malley and the- City of Auburn were historically used for agriculture at
some time in the past. Over the last several decades, rapid-growth in the area resulted in much of
the agricultural land converting to urban uses. No land within the city has an agricultural zoning
or Comprehensive Plan designation although a few properties continue as that type of use.
C. Describe any structures on the site:
Structures within the city and PAA range from small single-family detached homes to large industrial
and warehousing facilities. Properties subject to the proposed plan map amendments range, as
examples, from developed single family homes to multiple family and commercial uses such as retail
stores and otTces and institutional uses such as a church..
D. Will any structures be demolished? If so, what?
Not applicable. Non-project action.
H. What is the current zoning classification of the site?
The current zoning classification for the proposed amendment sites is Residential Duplex (R3).
F. What is the current comprehensive plan designation of the site?
The current comprehensive plan designation of the proposed zoning. map amendment sites-has
recently been changed to "Heavy Commercial".
G. If applicable, what. is the current shoreline master program designation of the site?
Portions of the City along the Green and White Rivers fall under the Shoreline Master Program.
A map of the shoreline designations for those areas is Map 9.1 of the City's Comprehensive Plan.
However, the properties included within this proposed action do not fall under the authority of the
.Shoreline Master Program.
H. Has any part of the site been classified as an "environmentally sensitive" area? If so,
specify:
Not applicable. This is anon-project action. However, areas of the city do have sensitive areas and the
regulation and protection of sensitive areas are addressed through the city's critical areas ordinance.
I. Approximately how many people would reside or work in the completed project?
Not applicable. This is anon-project action and no specific development is proposed.
J. Approximately how many people would the completed project displace?
Not applicable. This is anon-project action and no specific development is proposed.
I~. Proposed measures to avoid or reduce displacement impacts, if any:
Not applicable. This is anon-project action and no specific development is proposed.
Environmental Checklist (continued)
TO BE COMPLETED BY APPLICAl~1T
L. Proposed measures to ensure the proposal is compatible with existing and projected land
uses and plans, if any:
This proposal is to amend the City of Auburn (Comprehensive) Zoning Map as described in
response to the environmental checklist application question A.l 1 above. The public hearing and
review process that occurs as part of the zoning map amendment (rezoning) process will be used
to help evaluate whether a particular proposal is consistent with existing plans.
Also, the proposed zoning map amendments are circulated to State agencies for a State Agency
review process in accordance with RCW 36.70A.106.
9. Housing:
A. Approximately how many units would be provided, if any? Indicate whether high, middle, or 1ow-
incomehousing.
Not applicable. The proposal is anon-project action.
B. Approximately how many units, if any, would be eliminated? Indicate whether high, middle, or
low-income housing.
Not applicable. This proposal is anon-project action. However, the proposed comprehensive zoning
map amendments include changing the zoning map designations from R3, Two-Family (Duplex)
Residential to C3, Heavy Commercial- if the amendments are approved then existing residential units
could potentially be made non-conforming. However, the proposed C3, Heavy Commercial Zoning
designation allows multiple family dwellings through approval of a Conditional Use Permit. Also,
the City's zoning regulations for nonconforming uses give broad deference to single-family uses and
allow them to continue even if damaged to an extent exceeding 50% of the assessed value. Any
development that exceeds levels that are exempt from environmental review under the State
Environmental Policy Aet (SEPA) would be reviewed under a separate environmental checklist.
C. Proposed measures to reduce or control housing impacts, if any:
Not applicable. This proposal is anon-project action.
10. Aesthetics:
A. What is the tallest height of any proposed structure(s), not including antennas; what is the
principal exterior building material(s) proposed?
Not applicable. This proposal is anon-project action.
B. What views in the immediate vicinity would be altered or obstructed?
Not applicable. This proposal is anon-project action.
C. Proposed measures to reduce or control aesthetic impacts, if any:
Not applicable. This proposal is anon-project action.
Environmental Checklist (continued)
TO BE COMPLETED BY APPLICANT
1L_Light and Glare:
A. What type of light or glare will the proposal produce? What time of day would, it mainly occur?
Not applicable. This proposal is anon-project action.
B. Could light or glare from the finished project be a safety hazard or interfere with views?
Not applicable. This proposal is anon-project action.
C. What existing of! site sources of tight or glare may affect your proposal?
Not applicable. This proposal is anon-project action.
D. Proposed measures to reduce or control light and glare impacts, if any:
Not applicable. This proposal is anon-project action.
12. Recreation:
A. What designated and informal recreational opportunities are in the immediate vicinity?
The City of Auburn provides a full range of parks and recreational facilities_ Map I l .l of the
City's Comprehensive Plan shows the location of these facilities. The nearest recreational facility
is the city's Terminal Park:
B. Would the proposed project displace any existing recreational uses? If so, describe.
Not applicable_ The proposal is anon-project action_
C. Proposed measures to reduce or control impacts on recreation including recreation
opportunities to be provided by the project or applicant, if any:
Not applicable. The proposal is anon-project action.
13. Historic and Cultural Preservation:
A. Are there any places or objects listed on, or proposed for, national, state, or local preservation
registers known to be on or next to fhe site? If so, generally describe:
Not applicable. Proposal is anon-project action.
However as a matter of information, in Aubum, the Blomeen House located at 324 B Street NE is on the
National Register of Historic Places. The Carnegie Library Building at 306 Auburn Avenue (currently
Auburn Dance and Music Center) and the Auburn Post Office (currently Seattle-King County Health
DeparUnent) at 20 Aubum Avenue NE are local and county landmarks. The Olson Farm, located at 28728
Green River Road South, was designated as King County Landmark in 2000 and the Masonic Temple
Building at the southeast corner of Auburn Way South and East Main Street was designated as a King
County Historical Landmark in 2002. The nearest of this listed properties is approximately three-quarters
of a mile to the north of the proposed action.
Environmental Checklist (continued)
TO BE COMPLETED BY APPLICANT
B. Generally describe any landmarks or evidence of historic, archaeological, scientific, or cultural
importance knotivn to be on or next to the site.
Several Indian campsites have been identified along the Green and White rivers in the Auburn
Thoroughbred Racetrack EIS and in preliminary work for the Army Corps of Engineers' Special Area
Management Plan. These are not in the vicinity of the proposed action.
C. Proposed measures to reduce.or control impacts, if any:
Not applicable. The proposal is anon-project action.
14. Transportation:
A. Identify public streets and highways serving the site, and describe proposed access to the existing
street system. Show on site plans, if any.
Figure 2-I of the Comprehensive Transportation Plan (The transportation element) shows the City's
current and future classified street system. The proposed amendments primarily consist of residential
and commercial designated properties whose current rises range from single family residences to
commercial uses. Figure 2-4 of the Comprehensive Transportation. Plan (transportation element)
shows the truck routes within the city.
Streets in the immediate area consist of A Street SE, a principal arterial, and bisecting side streets
classified as residential co}lectors or local streets.
B. Is site currently served by public transit? If not, what is the approximate distance to the
nearest transit stop?
Figure 3-I of the Comprehensive Transportation Plan (The transportation element) shows the location
of public transit routes within the City. Also, a commuter rail station exists along the Burlington
Northem Santa Fe railroad right-of--way just south of West Main Street and east of C Street SW.
C. How many parking spaces would the completed project have? How ma_ ny would the project
eliminate?
Not applicable. The proposal is anon-project action.
Genera}ly, commercial sites require more parking than residential. sites. The proposed amendments
are changing the zoning from R3, Two Family (Duplex) Residential to C3, Heavy Commercial. For
those sites that in the future redevelop from residential to commercial uses, more parking wilt most
likely be required. Site specific development proposal that are not SEPA exempt will under go
separate environmental review.
D. Will the proposal require any new roads or streets, or improvements to existing roads or
streets, not including driveways? If so, generally describe (indicate whether public or private):
Not applicable. The proposal is anon-project action_
E. Will the project use (or occur in the immediate vicinity of) water, rail, or air transportation? If
so, generally describe:
There is no water transportation in the Auburn area other than for recreational uses. The area is
particularly well served by rail. At this time, local freight service is available. Burlington Northern
Santa Fe and Union Pacific both operate freight lines within Auburn. Auburn is also a commuter rail
station site for the Sounder commuter rail line proving passenger service between Tacoma and
Environmental Checklist (continued)
TO BE COMPLETED BY APPLICANT
Seattle. Service began September 18, 2000. Amtrak trains (passenger) pass through Auburn but do
not stop here. The Auburn Airport is located north of 15`~ Street NE.
F. How many vehicular trips per day would be generated by the completed project? If known,
indicate when peak volumes would occur.
Not applicable. The proposal is anon-project action. Generally, commercial sites can result in more
vehicle trips than single family residential sites. However, the impact of trips that will be generated
in the future will vary based on the rate of conversion of properties to commercial uses and specific
types of uses that occur_
G. Proposed measures to reduce or control transportation impacts, if any:
Not applicable_ The proposal is anon-project action. Traffic impacts are anticipated to be addressed
and mitigated by the city's traffic impact fee payment system and by specific traffic studies and
mitigation for projects that exceed SEPA exempt levels.
15. Public Services:
A. Would the project result in an increased need for public services (for example: fire protection, police
protection, health care, schools, other)? If so, generally describe:
Notapplicable. The proposal is anon-project action.
B, Proposed measures to reduce or control direct impact on public services, if any:
The Comprehensive Plan contains policies that seek to maintain a sufficient leve) of service for public
services as development occurs_ Also, Auburn reviews under SEPA, the impacts of significant
development on these public services_ Mitigation measures are required to reduce significant adverse
impacts.
Also, several PolicylText amendments as part the 2006 Comprehensive Plan Amendments (under
separate environmental review) include the capital facilities plan's for the four school districts within
Auburn city limits and PAA_ Those school districts are Federal Way, Kent, Auburn, and Dieringer.
16. Utilities;
A. Circle utilities currently available at the site:
Electricity, natural gas water refuse service telephone sanitary sewer septic system other -Cable TV
All of the above utilities are available within the City of Aubum.
B. Describe the utilities that are proposed for the project, the utility providing the service, and the
.general construction activities on the site or in the immediate vicinity which might be needed:
This is anon-project action. However, the Comprehensive Plan includes a utilities element (as
required by the Growth Management Act), which describes the utilities that serve the Auburn area
and includes policies for their provision.
Environmental Checklist (continued)
TO BE COMPLETED BY APPLICANT
Also, the city actively engages in planning for public facilities. Anew Comprehensive Water Plan
and new Comprehensive Sewer Plan were adopted by the city in 2002. Anew Comprehensive
Drainage Plan was adopted in 2002. Anew six year Capital Facilities Plan was adopted in 2005
(2006-201 I }and -plan amendments this year include an update to that CFP (2007-ZOI 2}.
These plans ensure that utility impacts are adequately monitored and evaluated on a project level and
city-wide basis.
C. SIGNATURE
The above answers are true and complete to the best of my knowledge. I understand that the lead agency is
retying on them to make its decision_
OWNER/AGENT SIGNATURE:
DATE SUBMITTED:
November 28.2006
Environmental Checklist (continued} .
TO BE COMPLETED BY APPLICANT
D. SUPPLEMENTAL SHEET FOR NONPROJECT ACTIONS
(Do not use this sheet for project actions.)
Because These questions are very general, it may be helpful to read them in conjunction with the list
of the elements of the environment.
When answering these questions, be aware of tl~e extent of the proposal, or the types of activities
likely to result from the proposal that would affect the item at a greater intensity or at a faster rate
than if the proposal were not implemented. Respond briefly and in general terms.
1. How would the proposal be likely to increase discharge to wafer; emissions to air; production,
storage, or release of toxic or hazardous substances; or production of noise?
Taken as a whole, there should be a minimal change in discharges to water, emissions to air,
production, storage, or release of toxic or hazardous substances or the production of noise. The
proposed area-wide zoning map amendments are related to properties that are currently zoned R3,
Two Family Residential and that are designated as "Heavy Commercial" by the City's
Comprehensive Plan. The change from residential to commercial land uses could result in increases
in discharges from commercial enterprises however, commercial operations are generally subject to
professional oversight and do not involve the indiscriminant use of landscape maintenance chemicals,
etc.
Proposed measures to avoid or reduce such increases are:
The City of Auburn Comprehensive Plan contains provisions to reduce increases or emissions caused
by new development. Emphasis in the Comprehensive Plan on reducing the reliance on the
automobile for transportation should reduce the amount of emissions to the air. Policies in the
Environment Chapter (Chapter 9}also provide guidance in the review of development proposals to
encourage native vegetation. This should support wildlife habitat areas, particularly near streams, as
the policies assist the City in addressing adverse impacts to water quality and wildlife habitat from
runoff since native plantings may require less pesticide use_ The proposed zoning map amendments
are related to properties that are currently zoned R3, Two Family Residential and that are designated
as "Heavy Commercial" by the City's Comprehensive Plan. An environmental review of all non-
exempt (from SEPA) development will be conducted to evaluate and mitigate impacts related to
discharges, emissions, and the release of toxic substances. Evacuation of the site specific.proposals
will be based on the policies of the Comprehensive Plan and appropriate mitigation wilt take place on
a case by case basis.
City development standards including but not limited to the critical areas ordinance and the Design
and Construction Manuals provide additional protection for these types of impacts.
2. How would the proposal be likely to affect plants, animals, fish, or marine life?
The proposed map amendments are related to changing properties that are currently zoned R3, Two
Family (Duplex) Residential and that are designated as "Heavy Commercial" by the City's
Comprehensive Plan to C3, Heavy Commercial. Affects to plants, animals, fish, and marine [ife wit)
not likely be different due to the different and changed zoning designations.
Project actions could result in the removal of plants and perhaps habitat for animals adapted to urban
environments. However, any specific proposal that is not SEPA exempt would be analyzed under
separate environmental review.
Environmental Checklist (continued) _
TO BE COMPLETED BY APPLICANT
Proposed measures to protect or conserve plants, animals, fish, or marine life are:
Generally, the adopted Auburn Comprehensive Plan and critical areas ordinance seek to protect and
conserve plants, animals, fish, and aquatic life. Policies within the Environment Chapter of the
Comprehensive Plan provide guidance in the review of development proposals to encourage native
vegetation be used and/or retained and seek to protect habitat. These policies used as a substantive
authority under SEPA serve as a basis to address adverse runoff impacts to water quality and wildlife
habitat. An environmental review under SEPA of all non-exempt development will be conducted to
evacuate and mitigate impacts on a case-by-case basis.
Additionally, City development regulations including but not limited to the critical areas ordinance
and the Design and construction standards provide additional protection for these types of impacts.
3. How would the proposal 6e likely to deplete energy or natural resources?
The proposed zoning map amendments are related to changing properties that are currently zoned R3,
Two-Family (Duplex) Residential to C3, Heavy Commercial. The proposed zoning map
amendments are not likely deplete energy or natural resources.
Future development will likely use natural gas and electricity and will utilize petroleum for
transportation during construction and at completion. There does not appeaz to be any significant
adverse increases in the. use of energy of natural resources resulting from the land. uses allowed under
the proposed zoning map amendments.
Proposed measures to protect or conserve energy and natural resources are:
None specifrcally, as this is anon-project action. However, in addition to the provisions of the
Auburn Energy Management Plan (adopted in 1986), which encourages energy conservation in public
buildings, street lighting, and recycling, the comprehensive plan places an emphasis on providing for
alternative methods of [rave( to the automobile such as transit, walking, and biking. An
environmental review under SEPA of all. significant (non-exempt) development will be cond_ ucted to
evaluate and mitigate significant project impacts_
4. Horv would the proposal be likely to use or affect environmentally sensitive areas or areas
designated (or eligible or under study) for governmental protection; such as parks, wilderness,
wild and scenic rivers, threatened or endangered species habitat, historic or cultural sites,
wetlands, floodplains, os prime farmlands?
Nearly all the area of the proposed zoning rnap amendments is already developed and contains few
environmentally sensitive areas. The only environmentally sensitive areas that apply are related to
liquefaction potential in response to a ground shaking events and aquifer recharge. Taken as a whole,
the increase in impacts from the proposed amendments on environmentally sensitive areas will be
negligibte as the proposed amendments are for developed properties.
Proposed measures to protect such resources or to avoid or reduce impacts are:
Environmental Checklist (continued)
TO BE COMPLETED BY APPLICANT
The comprehensive plan and, in particular, the critical areas ordinance, seek to protect environmentally
.,sensitive .areas (wetlands, streams, geologically hazard areas, floodplain, wildlife habitat, and aquifer
recharge areas) and to reduce the impacts of development. The Aubum Comprehensive Plan provides for
the implementation of innovative Land management techniques to protect these resources. An
environmental review under SEPA will be conducted to evaluate impacts for all non-exempt development.
S. How would the proposal be likely to affect land and shoreline use, including whether it would
allow or encourage land or shoreline .uses incompatible avith existing plans?
The proposed amendment is not within the 200 foot shoreline management area and subject to the
City's Shoreline Manage Program. While the change from residential to commercial could result in
increased development intensity, taken as a whole, the increase in impacts from the proposed
amendments on environmentally sensitive areas will be negligible. .
Proposed measures to avoid or reduce shoreline and land use impacts are:
Generally, the adopted Auburn Comprehensive Plan seeks to avoid land use conflicts and land use
impacts_ Policies of the Comprehensive Plan provide guidance in the review of develapment
proposals to encourage land use compatibility. These policies are used as a substantive authority
under SEPA serve as a basis to reduce. and avoid land use impacts. An environmental review under
SEPA of all development that is non-exempt will also be conducted to evaluate a proposal's land use
and environmental impacts.
6. Ho~v would the proposal be likely to increase demands on transportation or public services and
utilities?
This proposal will change the city's zoning map. The existing Comprehensive Plan assumes growth
by approximately 6,000 households and a job capacity of 12,000 jobs in the King County portion of
the city to the year 2022 (based on city limits as of 2E?03) and to approximately 8,000 people in the
Pierce County portion of the city (based on 2002 city limits in Pierce County).
The zoning map amendments are for properties that are currently zoned R3, Two-Family (Duplex)
Residential to C3, Heavy Commerciai_ The demands for transportation or public services and
utilities vary by the nature of the use. However, the proposal will not likely increase demands on the
transportation, public services or utilities.
llnder separate environmental review, the city .annually updates the six-year Capital Facilities Plan
(CFP). The six-year CFP responds to growth by identifying the public facilities and improvement
needed to address future growth. 7~he growth projections mentioned above would occur with or
without these amendments.
Proposed measures to reduce or respond to such demand(s) are:
As stated above, demands on transportation, public services, and utilities varies by land use.
However, the Auburn Comprehensive Plan presently incorporates the 2006-2012 Capital Facilities
Plan updated, which seeks to maintain a sufficient level of service for public services as development
occurs. The City of Auburn Six-Year CFP will be updated as part of the 2006 Comprehensive Ptan
process to balance public facility needs against projected growth. An environmental review under
SEPA for non-exempt development proposals wilt be conducted to measure and evacuate impacts.
Environmenta} Checklist (continued)
TO BE COMPLETED BY APPLICANT
Also, the city actively engages in planning for public facilities. Anew Comprehensive Water Plan
and new Comprehensive Sewer Plan were adopted by the city in 2001. Anew Comprehensive
Drainage Plan was adopted in 2002. A Comprehensive Transportation Plan was adopted in 2005.
These plans help ensure that utility impacts are adequately monitored and evaluated on a project level
and city-wide basis.
7. Identify, if possible, whether the proposal may conflict with locat, state, or federal laws or
requirements for the protection of the environment.
The proposal does not appear to present any conflict with local, state, or federal laws or requirements
~` ` ~ "y ~ _ - Peter 6. Lewis, Mayoo
~~~ .
} `~:
"~` ~ WASHINGTON 25 West Main Street * Aubum WA 98001-4998 * www.aubumwa.gov * 253-931-3000
Proposed
Determination of Non-Significance
SEP06-0037
Description of Proposal: City of Auburn Year 2006 Comprehensive Zoning Map Amendment
- A Street SE Area from 8th to 17th Streets SE and between A and B
Streets SE. (Area AA)
Applicant: City of Auburn Planning, Building, and Community Department
Location: The specific area of this proposed Comprehensive Zoning Map
amendment is the approximately nine-block area located south of 8th
Street SE and north of 17th Street SE and between A and. B Streets SE.
Lead Agency: City of Auburn
The lead agency for this proposal has determined that it does not have probable significant
adverse impact. on the environment. An environmental impact statement (ElS} is not required
under RCW 43.21 C.G30(2)(c). This decision was made after review of a completed
environmental checklist and other information on file with the lead agency. This information is
available to the public on request.
This DNS is issued under 197-11-340(2); the lead agency will not act on this proposal for 15
days from the date issued below. Comments must be submitted by 5:00 p.m. on December 26,
2006. Any person aggrieved of the City's determination may fate an appeal with the
Auburn City Clerk within 21 days of issuance of a final determination_ Copies of the
final determination, specifying the appeals deadline, can be requested or obtained from
the Department of Planning and Community Development_
Responsible Official:
PositionlTitle:
Address:
Michael Davolio, AICP
Director of Department of Planning, Building, and Community
25 West Main Street
Auburn, Washington 98001
253-931-3090
Date Issued: December 8. 2006
SignaturE
Note: This determination does not constitute approval of the proposal. Approval of the
proposal can only be made by the legislative or administrative body vested with that
authority. The proposal will be required to meet all applicable regulations.
~K
CITY OF
~~~`L
~" WASHINGTON
Peter B. Lewis, Mays
25 West Main Street * Auburn WA 98001-4998 * www.auburnwa.gov * 253-931-3a
Final
Determination of Non-Significance
SEP06-0037
Description of
Proposal: City of Auburn Year 2006 Comprehensive Zoning Map Amendment - A
Street SE Area from 8th to 17th Streets SE and between A and B Streets
SE. (Area AA)
Applicant: City of Auburn Planning, Building, and Community Department
Location: The specific area of this proposed Comprehensive Zoning Map
amendment is the approximately nine-block area located south of 8th
Street SE and north of 17th Street SE and between A and B Streets SE.
Lead Agency: City of Auburn
The lead agency for this proposal has determined that it does not have probable significant
adverse impact on the environment. An environmental impact statement (EIS) is not required
under RCW 43.21C.030(2)(c). This decision was made after review of a completed
environmental checklist and other information on file with the lead agency. This information is
available to the public on request.
Responsible OfFcial: David Osaki, AICP
Position/Title: Interim Director of Department of Planning, Building, and
Community
Address: 25 West Main Street
Auburn, Washington 9$001
253-931-3090 ~ ~'o, '~
1 4
l ! ~ ~
Date Issued: May 31, 2007 Signature:
Note: This determination does not constitute approval of the proposal. Approval of the
proposal can only be made by the legislative or administrative body vested with that
authority. The proposal wilt be required to meet all applicable regulations.
Any person aggrieved of this final determination may fife an appeal with the Auburn City
Clerk within 14 days of the date of issuance of this notice. Alt appeals of the above
determination must be filed by 5:00 P.M. on June 14, 2007 with required fee.
Auburn City Code
Chapter 18.26
C-1 LIGHT COMMERCIAL DISTRICT
Sections:
18.26.010 Intent.
18.26.020 Permitted uses.
18.26.030 Uses requiring permit.
l 8.26.040 Development standards.
18.26.050 Supplemental development standards.
18.26.010 Intent.
The intent and objective of this classification and its application is to provide for the location of a
grouping_of uses which are considered compatible uses having common or similar performance standards
in that they represent types of enterprises involving the rendering of services, both professional or to the
person, or on-premises retail activities. This zone represents the primary commercial designation for
small to moderate scale commercial activities and should be developed in a manner which is consistent
with and attracts pedestrian-oriented activities. This zone encourages leisure shopping and provides
amenities conducive to attracting shoppers. (Ord. 4547 § 4 (Exh. B), 1992; Ord. 4229 § 2, 1987.)
18.26.020 Permitted uses.
Hereafter all buildings, structures or parcels of land shall only be used for the following, unless otherwise
provided for in this title:
A. Art, music and photography studios;
B. Automobile parking facilities;
C. Bakery and pastry shops, products made must be sold at retail on premises;
D. Banking and related financial institutions, excluding drive-in facilities;
E. Bowling alleys;
F. Caretaker apartment;
G. Civic, social and fraternal clubs;
H. Daycare, including home-based, mini daycare, daycare center, preschools or nursery schools;
I. Delicatessens;
3. Dry cleaning and laundry services;
K. Funeral homes;
L. Grocery stores;
M. Hobby shops;
N. Hospitals, to include small animal, but does not allow outside runs or kennels;
O. Hotels;
P. Laundry, self service;
Q. Liquor store;
R. Massage parlors;
S. Meeting rooms and/or reception facilities;
T. Motels;
U. Newsstands;
V. News syndicate services;
Printed on 8/8/2007 Page 1
W. Nursing home;
X. Personal service shops;
Y. Pharmacies;
Z. Printing and publishing;
Auburn City Code
AA. Professional offices;
BB. Radio and television broadcasting studios;
CC. Retail stores and shops, including department and variety stores which offer for sale the
following, and similar related goods:
1. Antiques,
2. Art supplies,
3. Automobile parts and accessories, excluding service and machine shops,
4. Baked goods,
5. Beverages,
6. Bicycles,
7. Books and magazines,
8. Candy, nuts, and confectionery,
9. Clothing,
10. Computers,
l l . Dairy products,
12. Dry goods,
13. Flowers and house plants,
] 4. Fruits and vegetables,
I S. Furniture and home furnishings,
I6. Hardware, including electrical, heating, plumbing, glass, paint, wallpaper and related
goods,
l 7. Home garden supplies,
18. Household appliances,
19. Household pets,
20. Housewares, _
21. Jewelry and clocks,
22. Meat, fish and poultry, preprocessed,
23. Notions,
24. Office supplies and equipment,
25. Photographic equipment, including finishing,
26. Radio, television, and stereos,
27. Shoes,
28. Sporting goods,
29. Stationery,
30. Toys;
DD. Religious institutions;
EE. Restaurant, including outdoor seating, but excluding drive-in facilities. Sale of alcoholic
Printed on 8/8/2007 Page 2
Auburn Citv Code
beverages is a secondary use and is limited to on-premises consumption;
FF. Schools, including art, business, barber, beauty, dancing, martial arts and music;
GG. Secretarial services;
HH. Theaters, except drive-in;
II. Other uses may be permitted by the planning director if the use is determined to be consistent
with the intent of the zone and is of the same general character of the uses permitted in this section;
JJ. Apartments, within the North Auburn Business Area as established by Resolution 2283, provided
they are located in a multistory building and at least 50 percent of the gross floor area of the ground floor
must contain a permitted use or combination of uses, other than parking, as listed in this section. The
remaining SO percent (or portion thereof) of the ground floor may be apartments, conditionally permitted
uses, lobby area, recreation, or other uses needed to maintain the building. There are no minimum lot
area per dwelling unit density calculations to apply to determine the maximum number of dwelling units
allowed; rather, density shall be limited by the application of other required development regulations to
the proposal including, but not limited to, off-street parking, setbacks, and landscaping. (Ord. 5666 § I,
2002; Ord. 4547 § 4 (Exh. B), 1992; Ord. 4229 § 2, 1987.)
18.26.030 Uses requiring permit.
The following uses may be permitted when a conditional use permit has been issued pursuant to the
provisions of Chapter 18.64 ACC:
A. Apartments; provided, that 1,200 square feet of lot area is provided for each dwelling unit;
B. Arcades;
C. Automobile sales and teasing, new and/or used, including light pick-up trucks and vans but not
including recreational vehicles or heavy trucks, provided the following requirements are met:
1. The business shall be located on a major arterial as defined by the city traffic plan;
2. No repairing, painting or body work shall be conducted outside of a building;
3. If adjacent to an Rzone, asight-obscuring fence or landscape screen shall be required;
4. A minimum of a 25-foot setback shall be required of any building from any R zone;
5. Other landscaping or architectural improvements may be required to ensure compatibility
with present and potential C-1 uses in the vicinity;
D. Automobile service stations, provided they are located at the intersection of two streets, one of
which must be an arterial;
E. Dance halls;
F. Drive-in facilities, including banks and restaurants;
G. Government facilities, excluding offices and related uses that are permitted outright;
H. Brew pubs;
I. Utility substations;
J. Household goods storage, provided the following requirements are met:
1. No more than two main entrances and/or exits to the building and access to the
individual storage areas be from the inside of the building;
2. Landscaping and architectural improvements required to ensure compatibility with
present and potential C-1 uses in the vicinity. (Ord. 5383 § 1, 2000; Ord. 4547 § 4 (Exh.
Printed on 8/8/2007 Page 3
Auburn City Code
B), 1992; Ord. 4265 § 1, 1988; Ord. 4229 § 2, 1987.}
18.26.040 Development standards.
A. Minimum lot area: none required.
B. Minimum lot width: none required.
C. Minimum lot depth: none required.
D. Maximum lot coverage: none required.
E. Maximum building height: 45 feet. Buildings within the Auburn North Business Area, as
established by Resolution 2283, may exceed 45 feet if one additional foot of setback is provided
from each property line for each foot the building exceeds 45 feet in height.
F. Minimum yard setbacks:
l . Front: 20 feet.
2. Side, interior: none required.
3. Side, street: 15 feet.
4. Rear: none required.
G. Fences and hedges: see Chapter 18.48 ACC.
H. Parking: see Chapter 18.52 ACC.
I. Landscaping: see Chapter 18.50 ACC.
J. Signs: see Chapter 18.56 ACC. (Ord. 5666 § 2, 2002; Ord. 4547 § 4 (Exh. B), 1992; Ord. 4265 §
I, 1988; Ord. 4229 § 2, 1987.)
18.26.050 Supplemental development standards.
A. All uses shall be conducted entirely within a building or structure except:
1. Automobile parking lots;
2. Automobile sales and leasing;
3. Display or sales of goods that do not extend eight feet past the front of the building, do
not block entrances or interfere with pedestrian travel, do not interfere with the parking
areas and do not encroach upon public property;
4. Outdoor seating for restaurants, theaters or other entertainment;
5. Temporary uses as permitted by the hearing examiner, building official, planning
director or city engineer pursuant to applicable ordinances;
6. Unloading and loading areas;
7. Utility substations;
8. Refuse containers;
9. Play areas for daycares.
B. Any repairing done on the premises shall be incidental only, and limited to custom repairing of
the types of merchandise sold on the premises at retail. The floor area devoted to such repairing
shall not exceed 30 percent of the total floor area occupied by the particular enterprises, except
that the limitations of this subsection shall not apply to shoe, radio, television or other small
appliance repair services.
C. Storage shall be limited to accessory storage of commodities sold at retail on the premises or
materials used in the limited fabrication of commodities sold at retail on the premises. No outside
storage is permitted.
D. Operations conducted on the premises shall not be objectionable beyond the property boundary
lines by reason of noise, odor, fumes, gases, smoke, vibration, hazard or other causes.
Printed on 818/2007 Page 4
Auburn City Code
E. No on-site hazardous substance processing and handling, or hazardous waste treatment and
storage facilities shall be permitted, unless clearly incidental and secondary to a permitted use.
On-site hazardous waste treatment and storage facilities shall be subject to the state siting criteria
(Chapter 70.105 RCW). (Ord. 4547 § 4 (Exh. B), 1992; Ord. 4294 § 3, 1988; Ord. 4229 § 2,
1987.)
Printed on 818!2007 Page 5
Auburn City Code
Chapter 18.30
C-3 HEAVY COMMERCIAL DISTRICT
Sections:
l 8.30.010 Intent.
18.30.020 Permitted uses.
l 8.30.030 Uses requiring conditional use permit.
18.30.040 Development standards.
18.30.050 Supplemental development standards.
18.30.010 Intent.
The intent and objective of the C-3 district classification and its application is to provide for the location
of and grouping of enterprises which may involve some on-premises retail service but with outside
activities and display or fabrication, assembling, and service features. This zone is intended to
accommodate uses which are oriented to automobiles either as the mode or target or producing the
commercial service. The uses enumerated in this classification are considered as having common or
similar performance standards in that they are heavier in type than those uses permitted in the more
restrictive commercial classifications. (Ord. 4910 § 1, 1996; Ord. 4229 § 2, 1987.)
18.30.020 Permitted uses.
Hereafter all buildings, structures, or parcels of land in the C-3 district shall only be used for the
following, unless otherwise provided for in this title:
A. Arcades;
B. Art, music and photography studios;
C. Auction houses, excluding animals;
D. Automobile parking facilities;
E. Automobile repair services;
F. Automobile sales, new and/or used;
G. Automobile and truck rental;
H. Automobile service stations;
I. Automobile washes;
J. Bakery and pastry shops, products made must be sold at retail on the premises;
K. Banking and related financial institutions;
L. Bingo halls;
M. Building contractor services, including storage yards;
N. Bus passenger terminals;
O. Caretaker apartments;
P. Civic, social and fraternal associations;
Q. Commercial recreation;
R. Dancehalls;
S. Daycare, including home based, mini daycare, daycare centers, preschool or nursery schools;
T. Delicatessens;
U. Dry cleaning and laundry services;
V. Equipment rental and leasing, does not include heavy construction equipment;
Printed on 8/8/2007 Page t
Auburn City Code
W. Food locker services;
X. Funeral homes;
Y. Grocery stores;
Z. Health and physical fitness clubs;
AA. Hobby shops;
BB. Hospitals, to include small animal, but does not allow outside runs or kennels;
CC: Hotels;
DD. Laundry, self-service;
EE. Liquor store;
FF. Lumber yards;
GG. Manufactured/mobile home sales lots;
HH. Massage parlor;
II. Meeting rooms and/or reception facilities;
JJ. Mini-storage warehouses;
KK. Motels;
LL. Motorcycle sales and service;
MM. Newsstands;
NN. News syndicate services;
00. Personal service shops; -
PP. Pharmacies;
QQ. Printing and publishing;
RR. Professional offices;
SS. Radio and television broadcasting studios;
TT. Recreational vehicle parks;
UU. Recreational vehicle sales lots;
VV. Restaurants;
W W. Retail stores and shops, including department and variety stores which offer for sale the
following and similar related goods:
1. Antiques,
2. Art supplies,
3. Automobile parts and accessories,
4. Baked goods,
5. Beverages,
6. Bicycles,
7. Books and magazines,
8. Candy, nuts and confectionery,
9. Clothing,
10. Computers,
11. Dairy products,
12. Dry goods,
l3. Flowers and house plants,
14. Fruits and vegetables,
I5. Furniture and home furnishings,
16. Garden and farm supplies,
17. Hardware, including electrical, heating, plumbing, glass, paint, wallpaper, and related
Printed on 818!2007 Page 2
Auburn City Code
goods,
18. Home garden supplies,
19. Household appliances,
20. Household pets,
21. Housewares,
22. Jewelry and clocks,
23. Meat, fish, and poultry, preprocessed,
24. Notions,
25. Nursery and horticultural products,
26. Office supplies and equipment,
27. Photographic equipment, including finishing,
28. Radio, television, and stereos,
29. Shoes,
30. Sporting goods,
31. Stationery,
32. Toys;
XX. Reupholstery and furniture repair;
YY. Schools, including art, business, barber, beauty, dancing, driving, martial arts and music;
ZZ. Secretarial services;
AAA. Skating arenas;
BBB. Storage warehousing, Limited to being incidental to principal permitted use on property;
CCC. Suntanning beds;
DDD. Taverns;
EEE. Theaters, including drive-in;
FFF. Truck sales, with repair as a secondary use;
GGG. Other uses may be permitted by the planning director if the use is determined to be consistent
with the intent of the zone and is of the same general character of the uses permitted in this
section;
HHH. Brew pubs;
III. Sexually oriented businesses as provided in Chapter 18.74 ACC. (Ord. 5835 § 3, 2004; Ord.
5383 § 1, 2000; Ord. 4910 § 1, 1996; Ord. 4229 § 2, 1987.)
18.30.030 Uses requiring conditional use permit.
The following uses may be permitted when a conditional use permit has been issued pursuant to the
provisions of Chapter 18.64 ACC:
A. Apartments; provided, that 1,200 square feet of lot area is provided for each dwelling unit;
B. Government facilities, this excludes offices and related uses that are permitted outright;
C. Miscellaneous light manufacturing including toys, jewelry, ceramic, musical instruments and
similar products, apparel and other finished products made from fabrics, leather, and similar
materials, manufacturing of professional, scientific, and controlling instruments such as photo
and optical goods, watch and clock manufacturing, and similar products, with retail sales of
products manufactured on the premises;
D. Nursing homes;
E. Semi-tractor and trailer sales;
Printed on 8/8/2007 Page 3
Auburn City Code
F. Utility substations;
G. Heliports;
H. Work release, prerelease or similar facilities offering alternatives to imprisonment under the
supervision of a court, state or Iocal government agency, and meeting the standards established
under ACC 18.48.090. (Ord. 5835 § 4, 2004; Ord. 4910 § 1, 1996; Ord. 4590 § 5 (Exh. D), 1992;
Ord. 4283 § 1, 1988; Ord. 4229 § 2, 1987.)
18.30.040 Development standards.
Development standards in a C-3 district are as follows:
A. Minimum lot area: none required;
B. Minimum lot width: none required;
C. Minimum tot depth: none required;
D. Maximum lot coverage: none required;
E. Maximum building height: 45 feet. Buildings may exceed 45 feet if one foot of setback is
provided from each property line for each foot the building exceeds 45 feet;
F. Minimum yard setbacks:
1. Front: 20 feet,
2. Side, interior: none required,
3. Side, street: 15 feet,
4. Rear: none required;
G. Fences and hedges: see Chapter 18.48 ACC;
H. Parking: see Chapter 18.52 ACC;
I. Landscaping: see Chapter 18.50 ACC;
J. Signs: see Chapter 18.56 ACC. (Ord. 5777 § 1, 2003; Ord. 4910 § 1, 1996; Ord. 4229 § 2, 1987.)
18.30.050 Supplemental development standards.
No on-site hazardous substance processing and handling, or hazardous waste treatment and storage
facilities, shall be permitted, unless clearly incidental and secondary to a permitted use. On-site
hazardous waste treatment and storage facilities shall be subject to the state siting criteria (Chapter
70.105 RCW). (Ord. 4910 § 1, 1996; Ord. 4294 § 3, 1988.)
Printed on 8/8/2007 Page 4
WAS H ~ N+~Tt~~T
A Street SE Corridor
Highway 18 t0 17th Street
SE
Neighborhood/Business
Open House
For A Street SE Residents, Property
Owners, and Business Owners.
Dear Interested Party:
In 2006, the City of Auburn initiated a land use study of the A Street SE corridor between
Highway (SR) 18 and 17"' Street SE. You are receiving this letter because you either own
property and/or live/work within or near this area.
The land use study reviewed existing land use conditions along A Street SE. It also evaluated
the City's land use designations and zoning along or near the east side of this street. As a
result of this study, comprehensive plan amendments and zoning changes were processed
during the latter half of 2006.
In December 2006, the Auburn City Council approved a comprehensive plan map amendment
that designated the area between A St. SE, 8"' Street SE, B Street SE and 17~' Street SE as
"Heavy Commercial".
The next step in the process is to rezone the area consistent with the "Heavy Commercial
Comprehensive Plan designation. This would be achieved by rezoning the area to C3 (Heavy
Commercial).
To assist property owners and interested citizens in understanding the C-3 (Heavy Commercial)
Zoning District, the City is conducting an Open House. This Open House wil{ be followed on
June 5, 2007 by a Planning Commission public hearing on the proposed zone change.
Information about the public hearing is provided below. Interested citizens are welcome to
provide comment to the Planning Commission at the public hearing. Written comments
provided to the City at the Open House will also be provided to the Planning Commission at the
June 5, 2007 public hearing.
(over)
Open House Questions/For Additional Information
Thursday, May 31, 2007 If you have questions or would like more
6:00 - 7:30 PM information, please contact:
Auburn City Hall Elizabeth Chamberlain, Senior Planner
City of Auburn Department of Planning, Building
Council Chambers and Community
25 West Main Street 253-931-3092
Auburn, WA echamberlain@auburnwa.gov
Planning Commission
Public Hearing
Tuesday June 5, 2007
7:00 PM
Auburn City Hall
Council Chambers
25 West Main Street
Auburn, WA
REQUEST TO PUBLISH
Please publish the following Notice of Public Hearing in the Seattle Times on Friday, May 25, 2007
Bill the City of Auburn: City of Auburn
ATT: City Clerk
25 West Main
Aubum, WA. 98001
An "Affidavit of Publication" is requested for this billing. Thank you.
NOTICE OF PUBLIC HEARING
The Planning Commission of the City of Aubum, Washington, will conduct a public hearing on June 5,
2007, at 7:00 p.m. in the Council Chambers of the Aubum City Hall located at 25 West Main Street on the
following case:
FILE NO.: REZ07-0001
OWNER: Various: City Wide
LOCATION: City Wide but generally from 8"' Street SE to 17'" Street SE between A Street SE and
B Street 5E, City of Auburn, Washington
PROPOSAL: To rezone properties generally located from 8'" Street SE to 17'" Street SE between
A Street SE and B Street from R-3, Two-Family (Duplex) Residential District, to C-3,
Heavy Commercial to be consistent with the Aubum Comprehensive Plan.
For citizens with speech, sight or hearing disabilities wishing to review documents pertaining to this
hearing, should contact the City of Auburn within 10 c0lendar days prior to the meeting, as to the type of
service or equipment needed. Each request will be considered individually according to the type of
request,, the ~vailabilfty of resources, and the financial ability of the City to provide the requested services
or equipment.
DEPARTMENT OF PLANNING, BUILDING AND COMMUNITY
25 WEST MAIN STREET, AUBURN, WA. 98001 (253) 931-3090
_ - ~E~EIVED
_~ OCT 13 2006
~`? ~t~
PLANNING nEPARTIVIfNT
STATE C}F WASHINI~TC}N
DERARTMENT CAF Ct~MMUNITY, TRADE AND E~E3NQ~IIC DEVELOPMENT
928- 90~• Avefxfe SW • PU Brix 42525 ~ Ulyrft~ra< Waslringforf 9804-2525 • (3&Q} 725-41MOt~
October 11, 2006
Elizabeth Chamberlain
Senior Planner
City of Aubrun
25 West Main Street
Auburn, Washington 98001-4998
Dear Ms. Chamberlain:
Thank you for sending the Washington State Department of Community, Trade and Economic Development
(CTED) the following materials as required under RCVV 36.70A.106. Please keep this letter as documentation
that you have met this procedural requirement
City of Auburn -Proposed 2006 comprehensive plan zoning map amendments. These materials were
received on 10!04!2006 and processed with the Material ID #10928.
We have forwarded a copy of this notice to other state agencies. If this is a draft amendment, adopted
amendments should be sent to CTED within ten days of adoption and to any other state agencies who
commented on the draft.
If you have any questions, please call me at 360 725-3064_
Sincerely,
.t'utdt~ ZUey~
>~
Anne Fritze!
Growth Management Planner
Growth Management Services
Enclosure
AGENCIES REVIEWING COMP PLANS
Revised September 15, 2006
Cities and counties need to send their draft comprehensive plans to the agencies' representatives, as
listed below, at least 60 days ahead of adoption. Adopted plans should be sent to the Washington
State Department of Community, Trade and Economic Development. (CTED) immediately upon
publication, as well as to any state agencies that commented on the draft plan. A jurisdiction does
not need to send its plan to the agencies which have been called ahead and that have indicated the
local plan will not be reviewed.
Rebecca Barney
Department of Corrections
Post Office Box 41112
Olympia, Washington 98504-1112
{360) 753-3973 Fax: (360) 586-8723
Email: rmbarney@docl.wa.gov
SEPA/GMA Coordinator
Department of Ecology
Post Office Box 47600
Olympia, Washington 98504-7600
(360) 407-6960 Fax: (360) 407-6904
Email: gmacoordination@ecy.wa.gov
Lorinda Anderson Jennifer Hayes
Interagency Committee on Outdoor Recreation Department of fish and Wildlife
Post Office Box 40917 Post Office Box 43155
Olympia, Washington 98504-0917 Olympia, Washington 98504-3155
(360) 902-3009 Fax: (360) 902-3026 Tet: (360) 902-2562 Fax: (360) 902-2946
Email: lorindaa@iac.wa.gov Email: hayesjlh@dfw.wa.gov
Bill Koss
Parks and Recreation Commission
Post Office Box 42650
Olympia, Washington 98504-2650
(360) 902-8629 Fax: (360) 753-1594
Email: billk@parks.wa.gov
Anne Sharar
Department of Natural Resources
Post Office Box 47001
Olympia, Washington 98504-7001
(360) 902-1739 Fax: {360) 902-1776
Email: anne.sharar@wadnr.gov
Elizabeth McNagny
Department of Social and Health Services
Post Office Box 45848
Olympia, Washington 98504-5848
(360) 902-8164 Fax: (360) 902-7889
Email: mcnagec@dshs.wa.gov
Bill Wiebe
Department of Transportation
Post Office Box 47300
Olympia, Washington 98504-7370
(360) 705-7965 Fax: (360) 705-6813
Email: wiebeb@wsdot.wa.gov
John Aden
Department of Health
Division of Drinking Water
Post Office Box 47822
Olympia, Washington 98504-7822
(360) 236-3157 Fax: (360! 236-2252
Email: John.Aden@doh.wa.gov
Harriet Beale
Puget Sound Water Quality Action Team
Post O#fice Box 40900
Olympia, Washington 98504-0900
(360) 725-5442 Fax: (360) 407-7333
Email: hbeale@psat.wa.gav
Review Team
CTED
Growth Management .Services
Post Office Box 42525
Olympia, Washington 98504-2525
(360) 725-3000 Fax: (360) 753-2950
Email: reviewteam@cted.wa.gov
S:1Gmu1ADMIN1Lists\State Agencies Reviewing Comp Plans 9-06.doc
Maintained by Linda Weyl