HomeMy WebLinkAboutITEM VIII-A-3
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WASH INGTON
AGENDA BILL APPROVAL FORM
Agenda Subject: Ordinance No. 6183 related to Date: June 10! 2008
File No. CPA04-0003 - Special Area Plan Adoption
File No. CPA04-0002 - Comprehensive Plan Text and Map Amendments
File No. ZOA04...Q004 - Zoning Code Text and Map Amendments
Department: Planning, Building Attachments: See Exhibit List! Budget Impact:
& Community Department below
Administrative Recommendation:.
City Council to rntroduce and adopt Ordinance No. 6183 related to adoption of Special area planl
comprehensive plan and zoning amendments:
CPA04-Q003 - Special Area Plan Adoption:
CPA04-Q002 - Comprehensive pran Text and Map Amendments; and
ZOA04-0004 - Zoning Code Text and Map Amendments
Background Summary:
Exhibit List
No. 1 - Draft Environmental Impact Statement (EIS) Northeast Auburn/Robertson Properties Special Area
Planl February 2004 (previously provided and available upon request)
No.2 - Final Environmental Impact Statement (EIS) Northeast Auburn/Robertson Properties Special Area
Pia n ~ July 2004 (previously provided and availab Ie upon request)
No.3 - Addendum to the EIS, dated September 14,2004
No.4 - Ordinance No. 6183 Adopting Zoning Code Map and Text changes, Comprehensive Plan
Map and Text Changes and Adopting the Northeast Auburn/Robertson Properties Special Area
Plan
Draft Zoning Code Text Changes [C4] Document
Existing Zoning Map & Draft Proposed Zoning Map
Draft Comprehensive Plan Text Changes Document
Existing Comprehensive Plan Map & Draft Proposed Comprehensive Plan Map
[The documents in bold and that are not indicated as "previously provided" accompany this report.]
L0616-3
Reviewed by Council & Committees:
o Arts Commission COUNCIL COMMITTEES:
o Airport - D Finance
o Hearing Examiner D Municipal Servo
o Human Services ~ Planning & CD
o Park Board [8] Public Works
D ptan ni ng Comm. 0 Other
Reviewed by Departments & Divisions:
[2J Building D M&O
o Cemetery 0 Mayor
o Finance 0 Parks
C8J Fire rgJ PI ann ing
D Legal 0 Police
[8J Public Works D Human Resources
o Inform ation Sa rvices
Action:
Com m ittee Approva I:
Council Approval:
Referred to
Tabled
DYes DNa
DYes ONo Call for Public Hearing _1--1_
Until ~/_I_
Until _1_'_
Councilmember: Norman
Meeting Date: June 16. 2008
I Staff: Baker
litem Number: VIII.A.3
AUBURN * MORE THAN YOU IMAGINED
Agenda Subject: Ordinance No. 6183
Date: June 5, 2008
Backaround on the 5Decial Area Plan and EIS Process
Since 1995 the Comprehensive Plan has designated nine Special Area Plans that need to be undertaken
to establish appropriate comprehensjve plan designations and address constraints and development
pressures. In April of 2002 the City received a request from the Robertson Properties Group (RPG) to
redevelop the _Valley Six Drive-In Theaters and adjacent properties totaling approximately 60 acres with
retail, office and/or m urtiple fam ily residential uses. The site of this redevelopment is located within a
larger area designated as a uSpecial Planning Areau by the City's Comprehensive Plan. As a result of
RPGls request, the City signed a contract with Herrera Environmental Consultants (Consultant) and
Robertson Properties Group (Proponent) to undertake the preparation of a Draft and Final Environmentar
Impact Statement (EIS) and Special Area Plan for the special plan area located in northeast Auburn.
The proposed action to be addressed and evaluated through this environmental review and plan
preparation process consists of several interrelated project and non-project actions. These actions are in
response to the request of Robertson Properties Group (RPG), owner of the Valley 6 Drive-in theaters
and adjacent propertiesl to redevetop their properties with retail, office, and/or m ultifam ily residential
uses. RPG has named its proposal "Auburn GatewayJl, A core area of RPG's holdings together with
other properties that RPG may acquire or that could be developed cooperatively, totaling approximately
60 acres (termed the U Auburn Gateway Project Area") is located within the 120..acre uPlanning Area. Jl
The Planning Area for the Northeast Auburn {Robertson Properties Special Area Plan is located east of
Auburn Way North, west of the existing II' Street N E right-af-way, south of South 277th Street, and north of
45th Street NE.
In short! the development, known as the Auburn Gateway Project, consists of redevelopment of the drive
in theater site and nearby sites also owned by RPG or that RPG is considering acquiring or that could be
developed cooperatively totaling 59.2 acres. Because the applicant wanted to maintain flexibility to tailor
the development to future market demand over an extended 15-year development period, the applicant
identified for the purpose of the EIS analysisl three different development scenarios as follows:
Multiple
Family
Residential
Up to 500 units
;.~;,~fefred liAlternative
k::u::i:!:!ii~:,~ ;:;.. ..: .. .,-' u
:'.'~~~~'..}!;qiO~f22.~:.;;.::;;.;;" ..,.
~g6}O a~~~!~009 g~pss .
I. . U pto500Ldwelling
units..; .
La nd Uses Alte rn at ive 1: Attern ative 2:
Retail and Office Retail
Office 1.600,000 gross sq NA
ft
Altern atjve 3: R eta i t
and Residential
NA
Retail
200,000 gross sq ft 720,000 gross sq
ft
NA NA
360,000 gross sq ft
So for the purposes of the EIS analysis the development could consist of any of these three alternatives
or combinations of the three alternatives. Under RPGls proposal (the Preferred Alternative), the range of
uses could ~nclude up to 1.6 million square feet of office, up to 720,000 square feet of retail space and/or
up to 500 multiple fam ily dwelling units. The project could be constructed over approximately 15 years.
The scenarios represent the maximum development potential and possible impacts.
On February 3. 2004 the City issued its Draft Environmental Impact Statement for the Northeast Auburn!
Robertson Properties Special Area Plan. The issuance of the DEIS initiated a 30~day public comment
period that was observed through March 4, 2004. Simultaneous with the Draft EIS issuanceJ the City
mailed notices of the .Draft EIS Availability to property owners within a 1500~foot radius. On July 3D. 2004
the City issued its Final EISf which incorporates the Draft EIS and responds to comments received on the
Draft EIS and identifies a preferred alternative. Simultaneous with the Final EIS issuance1 the City
Page 2 of 5
Agenda Subject: Ordinance No. 6183
Date: June 5, 2008
mailed notices of the Final EIS Availability to property owners within a 150Q-foot radius. The City also
made available drafts of the proposed special area plan and zoning code amendments with issuance of
the Final EIS.
Summary of Reauested Land Use Aocrovals
The current zoning for much of the RPG property is uUnclassifiedu and the site is located within a larger
area designated as a uSpecial Planning Area" by the Auburn Comprehensive Plan. Therefore the City is
prepared a Bsub...area plant! or special area plan to establish comprehensive plan designations and zoning
for the RPG property. as called for in the Comprehensive Plan and to analyze a mixed-use development
proposal. The environmental impacts of undertaking the following actions were studied:
. NE Auburn/Robertson Properties Special Area Plan - Adopt a new special area plan, a
subarea planl that establishes policies and land use guidance for this specific portion of the city.
This document presents a framework of objectives, policies and implementation measures
intended as solutions to the limitations that have previously discouraged development and
redevelopment within NE Auburn and proposes actions that will both expedite development and
protect against environmental impacts. The City's Comprehensive Plan recognizes the following
lim [tations for this portion of the city: land use. transportation, storm water management, flooding
and development of a wetland mitigation site by the Port of Seattle. The Special Area Plan would
be adopted as an element of the Comprehensive Plan I
. Comprehensive Plan Text Amendment... This document consists of proposed changes to
Chapter 14. 'Comprehensive Plan Mapt to recognize that the lIHeavy Commercial" comprehensive
plan designation can be implemented by a new zoning district referred to as C4. The changes
would also modify and update the discussion of the Special Plan Areas later in the chapter
specifically related to the N E Auburn Special Plan Area.
. Comprehensive Plan Map Amendment - Change the City's Comprehensive Land Use Plan.
Map 14.1, would be changed to fill in the "blank" which is currently shown for the Valley 6 Drive-In
site and surrounding areas to change the mapped designations within this specific portion of the
Ctty. The Auburn Gateway Project area would be shown as IlHeavy Commercialu.
. Zoning Code Text Amendment - Adopt a new zoning chapter referred to as C4, Mixed Use
Commercial District that allows a mixture of commercial and multiple family residential uses. This
new dtstrict would be simHar to the C3, Heavy Commercial d~strict but makes some important
d isti netio n s of allowing residential uses outrig ht only when located in the upper story of a bu ild ing
whose ground floor contains commercial uses. It also would require that fuel service stations only
be allowed secondary to a permitted use and it specifically authorizes "discount buying club}'
uses. It wou Id also change the other sections of the zoning codal Chapter 18t such as
landscaping. parking, signagel etc. to recognize the new zoning district.
. Zoning Code Map Amendment - Change the City's zoning map to reflect the new C4
designation within the Auburn Gateway Project Area. For the most part it changes parcels
currently zoned UNCL to C4. It also changes a few other parcels from C3 and R4 to C4.
. Planned Action Ordinance - A planned action ordinance is being drafted and will be provided
along with the Development Agreement to the Council Committees as a subsequent step. The
adoption of a planned action ordinance as authorized by RCW 43.21 c.031 and WAC 197 -11-164l
-168, and -172 provides for the consolidation of SEPA and Growth Management Act (GMA)
requirements throug h the establishment of a uplanned action.'1 Planned Actions are a relatively
new tool under state law that aHows the expediting of the permitting process where environmental
analysis has been done prospectively for specific geographic areas that are less extensive than
the munic~pality's jurisdictional boundaries or for certain types of development. The Planned
Page 3 of 5
Agenda Subject: Ordinance No. 6183
Date: June 5, 2008
Action Ordinance would establish the mitigation measures and conditions for approval of projects
located within the approximately 60-acre Northeast Auburn/Robertson Properties Special Area
Plan sub-area; providing for an expedited review and approval of projects that meet the planned
action criteria; providing for an effective date; and providing for an -expiration date. The Planned
Action document is not required to be reviewed by the Planning Commission and therefore was
not part of the Planning CommissionJs recommendation~
. Development Agreement - A development agreement is currently under preparation and will be
provided along with the Planned Action Ordinance to the Committees as a subsequent step, The
Development Agreement document is not required to be reviewed by the Planning Commission
and therefore was not part of the Planning Commission's recommendation.
Plannina Commission Recommendation
After severaJ djscussions and study sessions. at their regular December 7. 2004 meetingl the Planning
Commission held a public hearing and constdered the proposed special area plan. comprehensive plan
text & map amendments and the zoning code text & map amendments. The Planning Commission
recommended approval of each of the items.
In making its recommendation! the P1anning Commission did express reservations regarding:
. The extension of 49th Street NE to the east through Mr. Ronald Stein's property;
. Where or how D Street NE is closed in the vicinity of Auburn Way North; andl
. The density and proportion of the site allowed for multiple family development.
The Planning CommissionJs December 7.2004 minutes are attached.
Recent Historv
The following actions were discussed by the Planning & Community Development and the Public Works
Com m ittees of the City Cou n cil on J an uary 10 l 2005.
. Draft Northeast Auburn/Robertson Properties Speciaf Area Plan
. Draft Zoning Code Text Changes [C4] Document
. Existing Zoning Map & Draft Proposed Zoning Map
. Draft Comprehensive Plan Text Changes Document
. Existrng Comprehensive Plan Map & Draft Proposed Comprehensive Plan Map
The results of the discussion were that the Committees requested that the comprehensive plan and
zoning changes be brought back to the committees when the Development Agreement and Planned
Action Ordinance are avaflable.
Since the issuance of an environmental impact statement for the project in 2004, the City has been
working with the devetoper on the formulation of a development agreement. A continuing issue of the
negotiations between the City and RPG is the financing of the public infrastructure (roads and utilities).
To address this issue on December 10,2008 RPG provided the following proposals:
. A three-phase development of the Auburn Gateway Project The latest proposal consists
of all retai1 without office and multiple family residential uses~ which is a departure from
the land uses studied in the EIS.
. A cost sharing between the City and RPG for infrastructure improvements based on the
th ree phases; and
. A proposal for property tax and sales tax revenue accruing to the City based on the three
phases and the 15-year development period.
Page 4 of 5
Agenda Subject: Ordinance No. 6183
Date: June 5, 2008
While the city staff has been continuing to study the proposal since their receipt, the city has not accepted
the phasing proposal. The city has requested additional analysis. especially traffic analysis to ensure that
the phases can stand alone. If phasing is to be provided, the additional anatysis will need to be
completed and the EIS will need to be amended, since phasing was not previously evaluated in the EIS.
The phasing and responsibilities for financing of public infrastructure win be addressed in the subsequent
Development Agreement and Planned Action Ordinance being developed. These documents will require
City Council ratification.
The Auburn Gateway project by the Robertson Properties Group was discussed at the February 28 & 29,
2008, City Council Retreat.
The appticant has requested to proceed with some land use approvals citing that they cannot attract
tenants without having certain land use approvals in place for the project.
Changes since Planning Commission recommendation consist of the following minor changes:
. Multiple family residential has been limited to upper stories in buildings the ground floor
must contain other allow.ad lJses, besides parking.
. Minor clarification to the descriptions of allowed uses
. The text was revised to recognize the zoning changes shall only be implemented after
approval of a development agreement pursuant to RCW 36.708.170.210.
. Changes to update the zoning code and comprehensive plan that have not remained
static since the amendments were originally drafted in 2004.
. Changes to reflect changed circumstances over the intervening four year period, such as
completion of the Port of Seattle Wetland Mitigation Construction project.
The requested Special Area Plan adoption, Comprehensive Plan text and map changes and Zoning text
and map changes were considered by the Planning and Community Development Committee on June 9.
2008 forwarded to the full council for adoption.
Page 5 of 5
AUBURN
WASHINGTON
Peter B. Lewis, Mayor
25 West Main Street * Auburn WA 98001-4998 * www.aublirnwa~gov .* 253-931-3000
* MEMORANDUM *
TO:
FROM:
I nterested Parties
Paul Krauss, A.I.C.P., Director of Planning and Community Development
Department
DA TE:
September 14J 2004
RE:
Notice of Addendum to Final Environmental Impact Statement Northeast
Auburn/Robertson Properties Special Area Plan
(File No. SEP02-0008)
Please find enclosed a copy of an addendum to the Final Environmental Impact Statement (EIS)
for the Referenced Project in compliance with the requirements of WAC-196-11-625 and WAC
197 -11-706.
Distribution of this addendum is to recipients of the Final EI S pursuant to WAC 197-11-625(4), and
to individuals who provided comments to the City on the Draft EIS.
If you have any questions regarding this process or document, please contact Jeff Dixon, Senior
Planner, at (253) 931-3090.
AUBURN * MORE THAN YOU IMAGINED
FINAL ENVIRONMENTAL IMPACT STATEMENT
NORTHEAST AUBURN/ROBERTSON PROPERTIES SPECIAL AREA PLAN
(SEP02-000B) ADDENDUM
ISSUtNG AGENCY: City _9f Auburnt Department of Planning and Community Development
25 West Main
. Auburn, Washington 98001-4998
DATE OF ISSUANCE: September 14,2004
PROPOSAL~
LOCA TION:
This addendum corrects and clarifies text on Page 9 of the Final EIS for
the Northeast Auburn/Robertson Properties Special Area Plan, which was
issued July 30, 2004. The Draft EIS was issued February 3, 2004.
The planning .area for the Northeast Auburn/Robertson Properties Special
Plan is located east of Auburn Way Northl west of the existing I Street NE
right-af-way, south of the south 277th Street, and n.orth of 45th Street NE.
The planriing area consists of approximately 120 acres and
encompasses several parcels, including the Valley 6 Drive In Theater and
adjacent parcels owned or that may be acquired by the Robertson
Properties Group. It is located within the northwest and southwest
quarters of Section 31 Township 21 North Range 5 East, WM.
REASON FOR ISSUING
ADDENDUM: Page 9, Preferred Alternative, last sentence on the page, continuing
to page 10. This sentence states that the existing wetlands in the
planning area would be preserved 1 with a few exceptions related to road
development. While there are no other wetlands in the planning area that
would be filled under this alternative (aside for those described), it is
possible that other development in the planning area may include filling of
wetlandsl including wetlands on private property. Fjlling of other wettands
in the planning area would not be precluded by the plan proposed in this
preferred alternative. However1 the impacts of filling wetlands other than ..
those described for this alternative have not been evaluated in this EIS
and would have to be evaluated separately. This sentence is revised to
read: liThe existing wetlands with the Auburn Gatewav Proiect Area would
be preserved, with the exception of the along South 277th Street and
wetland in the existing and proposed right-af-way for 49th Street NE east of
the I Street NE,"
LEAD AGENCY:
RESPONSIBLE
OFFICIAL:
The proposed revision, has been reviewed for probable, significant
adverse environmental impacts. The review did not result in the
identification of such impacts; therefore an addendum is sufficient to
satisfy the City's responsibilities under SEPA.
City of Auburn
CONTACT PERSON: Jeff Dixon. Senior Planner, (253) 931-3090
Paul M. Krauss, Director of Planning and Community Development
ORDINANCE NO.6 1 8 3
AN ORDINANCE OF THE CITY COUNCIL OF THE
CITY OF AUBURN, WASHINGTON, AMENDING
SECTIONS 18.06.010, 18.48.020, 18.48.100,
18.50.050, AND 18.56.040 OF THE AUBURN CITY
CODE, CREATING A NEW SECTION 18.04.315
AND A NEW CHAPTER 18.31, C-4, MIXED-USE
COMMERCIAL ZONING DISTRICT, OF THE
AUBURN CITY CODE AND ADOPTING RELATED
ZONING CODE MAP AMENDMENTS, RELATED
COMPREHENSIVE PLAN MAP AND TEXT
AMENDMENTSl RELATED TO ADOPTION AND
IMPLEMENTATION OF THE NORTHEAST AUBURN
- ROBERTSON PROPERTIES SPECIAL AREA
PLAN
WHEREAS, the Robertson Properties Group (URPG") has applied to the
City for approvals necessary to redevelop its property consisting of the Valley Six
Drive-I n Theaters and several adjacent properties (collectively, the "Valley Six
Site'J) with retail, office and/or multiple family residential uses (the '~Auburn
Gateway Project"); and
WHEREASl the Valley Six Site is located within a larger area designated
as a "Special Planning Arean by the City's Comprehensive Plan; and
WHEREAS, development of the Auburn Gateway Project would require
adoption of amendments to the City's comprehensive plan,. development of a
special area plan, and amendments to the Cityls zoning code and zoning code
map, in addition to approvals for the project itself, and
WHEREAS, the City reviewed RPG's proposed development and
determined that it was in the best interest of the public for the City to imitate a
Ordinance No. 6183
June 5, 2008
Page 1 of 37
rezone of a broader area under ACe 18.68.030(8)(2) rather than rezoning only
the Valley Six site, as requested by RPG; and
WHEREAS, the City and RPG contracted with Herrera Environmental
Consultants, at RPG's expense, to prepare a special area plan for the Special
Plan Area; and
WHEREAS, the City transmitted the proposed code and comprehensive
plan amendments to the Washington State Department of Community Trade and
Economic Development and to other state agencies for review as required by
RCW 36.70A.160; and
WHEREAS the Planning Commission held a work session to review and
consider the proposed amendments on August 3, 2094; and
WHEREAS, on December 7, 2004 the City of Auburn Plannrng
Commission held a duly advertised public hearing on the proposed amendments
and made a recommendation of approval to the City Council; and
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
Ordinance No. 6183
June 5! 2008
Page 2 of 37
WH E REASJ the City of Aubu rn on September 5, 1995 reaffirmed that
action by Ordinance No. 4788; and
WHEREAS, amendments to the Comprehensive Plan may be made
outside the annual amendment limit pursuant to RCW 36.70A.130 if done in
conjunction with initial adoption of a subarea plan that does not modify the
comprehensive plan policies and designation applicable to the subarea; and
WHEREAS, the City and RPG agree that the City's adoption of the
comprehensive plan amendments, zoning code amendments, and special area
plan is contingent on the successful negotiation of a development agreement
between the City and RPG for the Auburn Gateway Project,
NOW, THEREFORE, THE CITY COUNCil OF THE CITY OF AUBURN,
WASHINGTON, DO ORDAIN AS FOLLOWS:
Section 1. Adootion of New Section of City Code. That a new
Section 18.04.315 of the Auburn City Code be and the same hereby is adopted,
to read as follows:
18~04.315 Discount club retailer.
BDiscount club retailerU means a discount store or warehouse where
shoppers pay a membership fee in order to take advantage of discounted
prices on a wide variety of items such as food, clothingt tires and
appliances; many items sold in large quantities or bulk.
Section 2. Amendment to City Code. That Section 18.06.010 of the
Auburn City Code be and the same hereby is amended to read as follows:
18.06.010 Districts designated.
A. The city is divided. into the following classes of districts:
1, R~R~ rural residential district (four acres per lot);
Ordinance No. 6183
June 5.2008
Page 3 of 37
2. R-S, one-family residential district (35,000 square feet per lot);
3. R-1, one-family residential district (81000 square feet per lot);
4. R-2, one-family.residential district (6,000 square feet per lot);
5. R-3, one- and two-family residential district;
6. R-4, multiple-family residential district;
7. R-M HP, manufactured home park district;
8. RO, residential office district and RO-H, residential office-
hospita 1 d istri ct;
9. C-N, neighborhood shopping district;
1 O. C-1, Ii 9 ht com.me rcia I district;
11. C-2, ce ntra I b usi ness district;
12. C-31 heavy commercial district;
13. C-4r mixed use commercial district
114-3. M-1, lig ht i nd ustria I district;
1Q.:t4. M-2, heavy industrial district;
1.Q+6. BP, business park district;
1Z4e. LF f airport landing field district;
~-1+~ P-1, public use district;
m4-8. UNC, unclassified use district;
20-+9. I, institutional use district;
2.12Q. LH, Lea Hill district:
a. LH RS, one-family residential district;
b. LH R 1, one-family residential district;
c. LHR2, one-family residential district;
d. lHR3, one- and two-family residential district;
e. LHR4, multiple-family residential district;
f. LHRMHP1 manufactured home park district;
g. lHC 1, light commercial district;
h. LHP1, public use district;
L LHI, institutional district;
222-:t. EP t environmental park district;
23~~ DUG, downtown urban center district.
8. The districts set out in subsection A of this section are established as
the designations, locations, and boundaries thereof as set forth and
indicated on the zoning map. (Ord. 6071 9 1, 2007; Ord. 6036 9 1, 2006;
Ord~ 5354 9 2,2000; Ord. 4229 ~ 2,1987.)
Section 3. Adoption of New ChaDter of City Code. That a new
Chapter 18.31, Mixed Use Commercial District, of the Auburn City Code be and
the same hereby is created to read as follows:
Ordinance No. 6183
June 5, 2008
Page 4 of 37
Chapter 18.31
C4 MIXED USE COMMERCIAL DISTRICT.
Sections:
18.31.010 Intent.
18.31.020 Permitted uses.
18.31 .030 Uses requiring perm it.
18.31 .040 Development standards.
18.31.050 Supplemental development standards.
18.31.010 Intent.
The intent and objective of the C-4 district classification and
its application is to provide for a pedestrian oriented mix of retailJ
office, and limited multiple family residential uses. This
classification is intended to provide flexibility in desig nand
combination of uses that is responsive to market demands. This
c1assification is also intended to implement the Northeast
Auburn/Robertson Properties Special Area Plan, a Planned Action
for specific properties that have completed the Planned Action
process per RCW 43.21 C. 031 and WAC 197 -11 . The uses
enumerated in this classification represent a mix that
accommodates multiple family residential, retail, and office uses
antici pated th rough a coordinated I site-specific planning process.
The multiple family residential must be located in a multistory
building the ground floor of which must contain a permitted use or
combination of uses, other tha n parking t as listed in th is section.
Certain heavy commercial uses permitted in. other commercial
classifications are not permitted in this district because of the
potential for conflicts with multiple family residential uses, in order
to achieve a quality of environment that is conducive to this mix of
uses.
18.31.020 . Permitted Uses.
Hereafter all buildings, structures, or parcels of land in the C-
4 district shall only be used for the following, unless otherwise
provided for in this title:
A. Arcadesl if accessory to a permitted use;
B. Art, music and photography studios;
C. Automobile Service Station, if accessory to a permitted
use subject to the following development conditions:
1. Gasoline dispensing facilities for passenger
vehicles, provided the following requirements are met
These facilities are not intended to be the same as or
Ordinance No. 6183
June 5, 2008
Page 5 of 37
allow for an automobile service station as defined by
ACe 18.04.140. .
a~ The gasoline dispensing facility must be
accessory to an existing retail/service
establishment in which the principal tenant has
a minimum floor area of at least 25,000 square
feet and the property must be at least 100,000
square feet in area. The principal tenant must
own and/or manage the facility. The facility
must be located on the same parcel of property
as the -principal tenant or be subject to a
permanent recorded deed restriction that the
facility must be accessory to the retail/service
establishment
b. The facility must be located and configured
on the property to minimize the amount of
conflict with pedestrian traffic.
c. The facility must be located on and have
direct access to an arterial using curb cuts and
driveways meeting city standards. If the curb
cuts and driveways do not meet current city
standards then they shall be brought up to
such standards.
d. The facility cannot interfere with the existing
parking and/or traffic circulation on the
property. There shall be enough room on the
property to allow for adequate stacking space
for vehicles waiting for fuel in order to avoid
interference with vehicles on the street. The
facility cannot reduce the amount of parking
required by the zoning code.
e. The facility shall have a roof that covers all
activities including the pay windowt refuse
containers, fuel pumps and area being used for
vehicle fueling~ The area that is covered by the
roof of the facility shall be no larger than 6,000
square feet. The number and configuration of
pumps shall be limited such that no more than
10 veh icles may be fueled at anyone time.
f. Columns or similar architectural features
shalJ be provided that screen the visibility of the
pump islands as well as give the visible
impression of an enclosed structure. If
Ordinance No. 6183
June 51 2008
Page 6 of 37
necessary, provisions must be made to avoid a
safety issue of enclosing any fumes associated
with the fueling of the vehicles~ The overall
height of the facility shall not exceed 20 feet.
g~ The designt architectural treatment and
streetscape features of the facility must provide
some design continuity between the facility and
primary structure.
h. A five-foot width of Type III landscaping shall
be provided along the street frontage(s) that
the facility is oriented to.
L Any other products for sale shall only be
displayed within the building containing the pay
window and any such products shall be
incidental to automobile care/maintenance, or
snacks and beverages. No sales of alcoholic
beverages will be allowed.
j. Signs shall be limited to permanent wall
signs, attached to the face of the canopy, only.
k~ The application for a conditional use permit
shalf illustrate how it complies with these
standards.
D. Banking and related financia t institutions; to include drive
through service.
E. Brew pubs;
F. Daycare, including home based. mini daycare, daycare
centers, preschool or nursery schools;
G. Delicatessens and coffee houses; to include drive through
service;
H. Discount club retailers~
I. Dry cleaning and laundry services;
J. Grocery stores;
K~ Health and physical fitness clubs;
L. Hobby shops;
M. Veterinary clinics, but does not allow outside runs or
kennels~
N.. Hotels, including convention facilities, reception and
meeting rooms as an accessory use;
O~ Liquor store;
P. Massage studio;
Q~ Multiple family residential, subject to the following
cond itions:
Ordinance No. 6183
June 51 2008
Page 7 of 37
1. The multiple family residential must be located in a
multistory building and the ground floor must contain
a permitted use or combination of uses, other than
parking, as listed in this section.
2~ An exception to this ground floor commercial
requirement is allowed for uses accessory to the
upper story residential at a rate of 11500 square feet
of area per upper story of residential. The ground
floor areas accessory to the upper story residential
may include, but are not limited to, entry space, lobby,
hallway, mail areas~ The 1,500 square feet per upper
floor does not inc'ude exiting required to meet
applicable building and fire codes;
R. Personal service shops;
S. Pharmacies;
T ~ Small-sea Ie reprod uction and printing services, includ ing
mailing and mail box services;
U~ Professiona' offices;
V. Post offices, accessory or branch locations only;
W. Restaurants; including drive through service
X. Retail stores and shops, including department and variety
stores that offer for sale the following and similar related
goods:
1 ~ Art supplies,
2~ Automobile and motorcycle parts and accessories,
3. Baked goods,
4 t Beverages,
5. Bicycles,
6w Books, magazines, and newspapers
7. Candy, nuts and confectionery,
8. Clothing,
9. Computers, parts and accessories
1 o~ Dairy products,
11 ~ Dry goods,
12. Flowers and house plants,
13. Fruits and vegetables,
14. Furniture and home furnishings,
15. Hardware, including electrical, heating, plumbing,
glass, paint, wallpaper, and related goods,
16. Home garden supplies,
17. Household appliances,
18. Household pets and supplies,
19. Housewares1
Ordinance No. 6183
June 5, 2008
Page 8 of 37
20~ Jewelry and clockst
21. Meat, fish, and poultry, preprocessed,
22. Nursery and horticultural products,
23. Office supplies and equipment,
24. Photographic equipmentJ including finishing,
25. Radio, television, stereos and household
electronics,
26. Shoes}
27. Sporting goods,
28. Stationery,
29. Toys;
Y. Schools1 including art, business, barber, beauty, dancing,
driving! martial arts and music;
Z. Secretarial services;
AA. Theaters, including walk up and outdoor projection;
BB. 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.
18.31.030 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 ACe:
A. Government facilities, this excludes offices and related
uses that are permitted outright;
B. Nursing homes;
C. Utility substations;
D. Taverns
18.31.040 Development Standards.
Development standards in a C-4 district are as follows:
A. Minimum lot area: none required;
B. Minimum lot width: none required;
C. Minimum lot depth: none required;
D. Maximum lot coverage: none required;
E. Minimum lot size:
1 ~ Commercial uses: none required;
2. Residential uses: no minimum lot size, provided
that residentjal density does not exceed 20 units per
gross acre (including privately owned open space
tracts but excluding dedicated public roads). The
multifamily must be located in a muitistory building
and the ground floor must contain a permitted use or
Ordinance No. 6183
June 5. 2008
Page 9 of 37
combination of uses, other than parking, as listed in
Section 18~31 ~020(Q)t above.
F. Maximum building height: 45 feet. Buildings may exceed
45 feet if one additional foot of setback is provided from each
property line for each foot the building exceeds 45 feet;
G. Minimum yard setbacks:
1. Front: 20 feet,
2. Side, interior: none required,
3. Side J street: 15 feet ~
4. Rear: none required;
H. Fences and hedges: see Chapter 18.48 ACe;
I. Parking: see Chapter 18.52 ACe;
J. Landscaping: see Chapter 18.50 ACe;
K. Signs: see Chapter 18.56 ACC~
18.31.050 Supplemental Development Standards
Supplemental development standards in the C-4 district are as
follows:
A. All uses shall be conducted entirely within a building or
structure except:
1 . Automobile parking lots;
2~ Display or sales of goods that do not extend eight
feet past the front of the build ing I do not block
entrances or interfere with pedestrian travel, do not
interfere with the parking areas and do not encroach
upon public property;
3. Outdoor seating for restaurants or other
entertainment;
4. Temporary uses as permitted by the hearing
examiner, building official, planning director or city
engineer pursuant to applicable ordinances;
5. Unloading and loading areas;
6. Utility substations;
7. Refuse containers;
8. P~ay areas for daycaresl on-site residential or retail
uses.
9. Drive-through facilities
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 enterpriser except
Ordinance No. 6183
June 51 2008
Page 10 of 37
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.
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)4
Section 4~ Amendment to City Code. That section 18.48.020
of the Auburn City Code be and the same hereby is amended to read as
follows:
18.48.020 Fences.
A. Height Regu'ations. The mlnlmum or maximum height
requirements as stipulated throughout this chapter shall be
considered to be met if the height of the fence is within six percent
of the height required. The height of the fence shall be determined
from the existing, established grade on the property.
1. The following regulations shall apply in the R-S, LHRS, R-
1, LHR1, R-2, LHR2, R-3, LHR3J R-4, LHR4, R-MHP,
LHRMHP, RO, RO-H, I, LHI, eN, C-1, LHC1 r C-2, C-4, and
DUe districts:
8. Fences may be constructed to a height not to
exceed the following in each of the required setback
areas, as regulated per each zone, or as modified by
subsection B of this section:
Front yard: 42 inches; provided that fences
constructed of chain link1 wrought iron or similar
materials that provide visibility may be 72 inches in
height;
Side yard: 72 inches;
Rear yard: 72 inches;
Ordinance No. 6183
June 5) 2008
Page 11 of 37
Street side yard: 42 inches.
2~ Fences and walls built within the building area of a lot
may be as high as the maximum building height allowed
within the applicable zone district. Building permits for
fences exceeding six feet in height are required.
B I Special Height Restrictions.
1. There shall not be anything constructed or reconstructed,
and no obstruction permitted to grow, other than a post,
column or tree not exceeding one foot square or one foot in
diameter, between a height three feet and 10 feet above the
established grade within the triangular areas described
below, without the express approval of the city engineer:
a. The triangular area formed by a line 20 feet along
the right-of-way lines of two intersecting streets,
measured from the point of intersection of the right-of-
way Iinest and the line connecting the two ends of the
two 20-foot lines;
b. The triangular area formed by a line 15 feet along
the street right-af-way fine measured from the point of
intersection of the alley right-of-way line and a line 15
feet along the alley right-of-way line measured from
the point of intersection of the street and alley right-of-
way lines and the line connecting the unconnected
ends of the two lines~
2. In genera'l, no fence, hedge, structure or other obstruction
shall act as a sight hazard to traffic, and the city engineer
may order the removal of such hazard whether or not such
object otherwise complies with the provisions of this title.
C. Screened Fence Defined.
1. A screened fence shall consist, at a minimum, of a chain
nnk fence interwoven with slats placed in every row or
available space in the fence;
2. A 100 percent sight-obscuring fence shall be constructed
of solid wood, metal, concrete or other appropriate material
which totally conceals the subject use from adjoining uses.
D. Fences and Associated Landscaping.
1 ~ When landscaping is required along the property line, the
fence shall be set back a minimum of five feet if the fence
abuts a street right-af-way, so as to not obscure such
landscaping;
2. At other property lines the landscaping shall be located to
serve the greatest public benefit.
E. Obstructions - Generally Prohibited.
Ordinance No. 6183
June 5, 2008
Page 12 of 37
1. I n no case shall any fence and/or hedge be constructed or
grown, within a distance of three feet, around any fire
hydrant~ as well as no fence or hedge shall deter or hinder
the fire department from gaining access to any fire
department connection, fire protection control valve, fire
hydrant, or fire department appliance or device;
2. In no case shall any fence and/or hedge obstruct the
visibility of any fire hydrant from a distance of 150 feet1 in
any direction, of vehicular approach to the hydrant;
3. In no case shaU any fence and/or hedge be constructed or
grown in a manner which interferes with access to storm or
sanitary sewer manholes and other appurtenances which
require access for maintenance purposes.
F. Other than in the P-1, M-1, or M-2 zones, no fence may
include the use of barbed wire; provided, that pasture areas a
minimum of one acre in area may be fenced with barbed wire in
any zone. Barbed wire may be attached to the top of any in
addition to the height of a 72-inch fence, provided in does not
extend more than one additional foot in height.
G. Any fence located within a front yard that features a locking
gate or similar security device shall provide emergency access in a
manner acceptable to the fire marshal. (Ord. 6071 9 2, 2007; Ord.
6031 S 3, 2006; Ord. 5398 9 2, 2000; Ord. 5342 9 2, 2000; Ord.
4304 9 1 (31)t 1988; Ord. 4229 ~ 2l 1987.)
Section 5. Amend ment to City Code. That section 18.48.100 of
the Auburn City Code be and the same hereby is amended to read as
foUows:
18.48.100 Wireless communications facilities siting standards.
The following siting standards are intended to guide the location
and development of wireless communications facilities (WCF) as
defined by ACe 18.04~912 but not including microcells. The siting
of microcells shall be in accordance with the definition of microcel1s
found in Ace 18.04.912(G).
A. Separation between Facilities~
1. New, Freestand.ing Primary Support Structures.
a. The minimum separation, i.e., distance, between a proposed
monopole (that is 75 feet or less in height) and any other existing
primary support structure, of any height1 shall be the height of the
proposed monopole, including antenna. multiplied by a factor of 10.
Ordinance No. 6183
June 5l 2008
Page 13 of 37
b. The minimum separation, Le., distance1 between a proposed
monopole (that is more than 75 feet in height, or lattice towers of
any height) and any other existing primary support structure, of any
height, shall be the height of the proposed monopole, including
antenna, multiplied by a factor of 20.
2. The distance between primary support structures shall be
measured by following a straight line, without regard to intervening
buildings, from the base of one support structure to the base of the
other support structure(s).
3. A primary support structure would be considered "existing" if
a conditional use permit or administrative use permit has been
issued and is still valid for sites which have not been built upon.
B. Co-Location Requirements.
1. For monopoles that are more than 75 feet in height and
lattice towers of any height (Type 3-8 facilities)t the owner of the
property shall execute and provide evidence of a nonexclusive
lease with the carrier that allows for other carriers to place
antennas on the structure.
2. Any application for a Type 3-8 facility shall include technical
justification that an existing Type 3-8 facility with a nonexclusive
lease could not be used instead of constructing a new tower.
C. Height.
1. Unless otherwise provided for, the height of any primary
support structure and/or antenna shall not exceed the height
Hmitations of the zoning district.
2. The maximum height of any primary support structure shall
not exceed 120 feet.
3. There shall be no variances allowed to the height limitations~
4. The carrier shall provide evidence that the Federal Aviation
Administration (FAA) has approved the location of a primary
support structure relative to the Auburn Municipal Airport.
5. Unless otherwise restricted by this section1 building- or
structure-mounted antennas may extend a maximum of 15 feet
above the maximum height permitted for structures within the zone~
6. Antennas that are mounted on structures that do not
otherwise have a height restriction may be allowed to increase the
overall height of the structure by no more than 1 0 percent of the
height of the structure unless additional approvals are obtained.
D. Setbacks.
1. All equipment shelters, cabinets1 support structures or other
above-ground facilities shall meet the setback requirements of the
zone in which located except as follows. All equipment shelters1
cabinets, or other above-ground facilities used to support primary
Ordinance No. 6183
June 5. 2008
Page 14 of 37
support structures shall be set back the same distance required of
the primary support structure. All equipment shelters, cabinets, or
other above-ground facilities within a nonresidential zone shall be
set back a minimum of 50 feet from any adjacent R zone.
2. The minimum distance from any primary support structure,
of any height, to any residentially zoned parcel of property shall be
a distance equal to the overall height of the primary support
structure (including antennas) multiplied by a factor of two.
3. Where possible, roof-mounted antennas and equipment
shelters and/or cabinets are to be placed towards the center of the
buildingl or away from public views. Equipment shelters and/or
cabinets shall be screened by a parapet or similar architectural
feature.
E. Fencing and Landscaping.
1. Fencing. Fencing is required to enclose all above-ground
support equipment that is associated with primary support
structures. Fencing will be 100 percent sight-obscuring as defined
in ACe 18.48.020(C)(2), if visible from public right-af-way or less
intense zoning district. Equipment shelters and/or cabinets shall be
enclosed by fencing a minimum of six feet in height.
2. Landscaping.
a. Where above-ground support equipment is visible from
public right-at-way, a minimum width of five feet of Type II
landscaping as defined in ACe 18.50.040 will be provided on the
exterior of the enclosing fence in order to effectively screen the
equipment from the pubnc right-af-way.
b. Where facilities are visible from adjacent residential uses, a
minimum width of five feet of Type I landscaping as defined in ACe
18~50.040 will be provided on the exterior of the enclosing fence in
order to effectively screen the equipment from the adjacent
residentiat uses.
c. Existing on-site vegetation may be used to meet the
landscape requirements if approved by the planning director.
F. Aesthetics.
1. In order to minimize any potential, negative aesthetic
impacts from new primary support structures including protecting
views to and from residential neighborhoods, mitigation may be
required to blend the facilities in with the adjacent development or
environs. Typical solutions for the support structure might include:
an extension of the building, a component of a sign structure,
disguising the facility as a tree, planting of tall trees, moving the
location of the facility, painting or textu ring the facility 1 etc.
Ordinance No. 6183
June 51 2008
Page 15 of 37
2. Building- or roof-mounted antennas will be painted or
textured to "blend11 with the adjacent surfaces.
3. No lettering, symbols, images or trademarks large enough to
be legible to occupants of vehicular traffic on any adjacent street
shall be placed on or affixed to any part of the WCF, unless
required by the FCC or FAA.
4. Except as specifically required by the FAA (but must be
approved by the city), freestanding primary support structures shall
be painted a color that best allows them to blend into the
surroundings. The use of grays, blues and greens might be
appropriate; however, each application shall be evaluated
individ ually.
G. Lighting.
1. Freestanding support structures shall .not be artificially
lightedl unless required by the FAA or other applicable authority.
Any proposed lighting shall be submitted at the time of the initial
app1ication. Any lighting must be reviewed and approved by the
city.
2. Security lighting used to light the equipment facility shall be
directed downward, shielded and kept within the boundaries of the
site.
H. Abandoned Facilities.
1. Any WCF which is not utilized for a period of nine months or
more will be considered abandoned.
2. Any WCF which falls into a state of disrepair as determined
by the planning director will be considered abandoned.
3. Any WCF considered to be abandoned must be removed
completely within 90 days from the date of notification by the city's
code enforcement personnel. The code enforcement personnel
may extend the gO-day period should a valid application for use of
the facility be submitted to the city.
I. Noise. For the purposes of this section, WCF will be
considered a Class B, commerciaL noise source. pursuant to WAC
173-60-040.
J. Supp'emental Information Required for Applications. In
addition to the information that is othelWise required for an
application for a permit for a WCF, the following is also required:
1. For a new primary support structure and related equipment,
the applicant shall provide the carrier's master network plan for the
city showing the carrier's existing WCF locations and narrative
explaining the potential WCF locations over the next year, if known.
The applicant shall also provide technical justification supporting
the need for the height of the primary support structure and why a
Ordinance No. 6183
June 51 2008
Page 16 of 37
shorter support structure could not be utilized~ Any application for a
Type 3-8 facility shall provide technical justification as to why a
Type 3-A facility could not be utilized instead to adequately serve
the Auburn community.
2. Narrative description of the facility including whether there is
capacity of the proposed structure for more antennas, methods for
minimizing visual impacts of the facilities, etc.
3. A color swatch for the proposed primary support structure.
4. Photographs or similar illustrations that show a reasonable
likeness of the proposed facility including the antenna arrays and
above-ground support equipment.
K. Zoning Districts in Which WCF Are Permitted. The following
table illustrates which zoning districts the types of facilities, as
defined by ACe 18.04.912(J), are allowed in and which permits are
required. Microcells, as defined by ACe 18.04.912(G), are allowed
only in residential zones and shall be permitted outright pursuant to
the provisions of ACe 18. 04. 912(G)~
Ty De of Permit Required
Zoning Permitted Administrative Conditional
District Outright Use Permit Use Permit
All Zones 1-D 1-D 1 1-02
RO-H 1-A 1-8 1-C
C-N 1-A 1-8 . .1-C
C-1, LHC1 1-A 1-8 1-C
C-2 1-A 1-8 1-C
I C-31 C-4 1-8, 2-A 1-Cl 2-8, 3-A 3-8
M-1 1-8, 2-A 1-Ct 2-B, 3-A 3-8
M-2 1-8, 2-A 1-C, 2-8, 3-A 3-8
P-1, LHP1 1-8,2-A 1-C,2-8 3-A3
I, LHI 1-A 1-8 1-C
LF 1-A 1-8 1-C
1 Allowance for the WCF to extend to a height of 20 percent of the
su pporting structu re.
2 Allowance for the WCF to extend to a height of 30 percent of the
su pporting structu re.
3 The maximum height allowed f including antennas, is 45 feet.
L. Exemptions.
1. Unless otherwise provided for, the foUowing are exempt from
the provisions of this section:
Ordinance No. 6183
June 51 2008
Page 17 of 37
a. Mrcrocells as defined by ACe 18.04.912(G).
b. Mobile testing facilities/equipment used to test network
limitations~ The facilities/equipment shall not be at anyone location
for more than 14 days and shall otherwise meet the requirements of
any other ordinancet regulation or code provision.
2. The following is exempt from the provisions of subsection A
of th is section, Separation between Facilities:
a. Emergency communication systems operated by a local
public agency responsible for providing emergency services. (Ord.
6071 9 3, 2007; Ord. 6036 ~ 2, 2006; Ord. 5645 S 1, 2002; Ord.
5342 9 2, 2000; Ord. 5020 9 1 r 1997.)
Section 6. Amendment to City Code. That section 18.50.050 of the
Auburn City Code be and the same hereby is amended to read as follows:
18.50~050 Regulations by zone.
A. R-R, R-S, LHRS, R-1, LHR1, R-2, LHR2, R-3, and LHR3
Districts. Landscaping shall only be required in conjunction with a
conditional use permit. The type and amount to be determined at
that time the CUP is approved.
B. R-4 and LHR4 Districts.
1. Street frontage: five-foot width of Type III;
2. Adjacent to R-R, R-S, LHRS, R-1, LHR1, R-2, or
LHR2 zone: five-foot width of Type III, adjacent parking or
driveways will require a five-foot width of Type II;
3. Adjacent to R-3 or LHR3 zone: five-foot width of Type
IV, adjacent parking. or driveways will require a five-foot
width of Type III.
C. RO and RO-H Districts.
1. Street frontage: 1 O-foot width of Type III;
2. Adjacent to R-R, R-S, R-1, R-2, or R-3 zone: 10-foot
width of Type III, adjacent parking or driveways will require a
10-foot width of Type II;
3. Adjacent to R-4, R-MHP: five-foot width of Type IV,
adjacent parking or driveways will require a five-foot width of
Type III.
D. I, LHI, C-1, LHC1, C-2, C-N, P-1, and LHP1 Districts.
1. Street frontage: five-foot width of Type III, no street
frontage landscaping is required for the C-2 zone except for
parking lots and as may be required by ACe 18.28.050(F);
Ordinance No. 6183
June 5t 2008
Page 18 of 37
2. Adjacent to R-R~ R-S, LHRS, R-1, LHR1 f R-2, LHR2t
R-3, or LHR3 . zone: five-foot width of Type II, adjacent
parking or driveways will require a five-foot width of Type I;
3. Adjacent to R-4, LHR4, RO, RO-H, R-MHPJ or
LHRMHP zone: five~foot width of Type III, adjacent parking
or driveways will require a five-foot width of Type II.
E. C-31 C-4 ~ LF Districts.
1. Street frontage: five-foot width of Type III;
2. Adjacent to R-R, R-S J R-1, R-2, or R-3 zone: 10-foot
width of Type III adjacent parking or driveways will require a
1 Q-foot width of Type I;
3. Adjacent to R-41 RO, RO-H or R-MHP zone: 1 Q-foot
width of Type III, adjacent parking or driveways will require a
1 O-foot width of Type II;
4. Outdoor storage yards adjacent to any C, P, I or M-1
zone.
F. M-1 District.
1. Street frontage: 1 O-foot width of Type III, an additional
1 Q-foot width will be required when loading and unloading
docks face a street. In lieu of the additional 1 Q-foot width of
Type III tandscapingf a Type II landscaping may be provided;
2. Adjacent to any R zone: 10-foot width of Type I;
3. Adjacent to I, C-1, C-2, P-1, or C-N zone: 10-foot
width of Type II, adjacent outdoor storage yards will requ.ire
a 1 O-foot width of Type 1;
4. Adjacent to C-3, C-41 LF zone: 10-foot width of Type
1111 adjacent outdoor storage yards will require a 10-foot
width of Type I;
5. For those buildings that have frontage on a street a
minimum of a 10-foot width of Type III landscaping shall be
placed next to the building;
6. Outdoor storage yards adjacent to other M-1 zoned
property shall have a minimum width of a five-foot Type I
landscaping;
7. Adjacent to the Interurban Trail. Outdoor storage
yards adjacent to the Interurban Trail (regardless of the
zoning of the Interurban Trail) shall have a minimum 1 Q-foot
width of Type I landscaping.
G. M-2 District.
1 . Street frontage: 1 OMfoot width of Type III;
2. Adjacent to any R zone: 3D-foot width of Type I;
Ordinance No. 6183
June 5, 2008
Page 19 of 37
3~ Adjacent to I, C-1t C-2, P-1, or C-N zone: 10-foot
width of Type 11, adjacent outdoor storage yards will require
a 1 Q-foot width of Type I;
4~ Adjacent to C-3 C-4, or LF zone: 1 Q-foot width of
Type II, adjacent outdoor storage yards will require a 1 Q-foot
width of Type I;
5. For those buildings that have frontage on a street a
minimum of a 1 Q-foot width of Type II landscaping shall be
placed next to the building~
H. BP District. The amount and type of landscaping shall be
determined at the time of the approval of the business park. The
landscaping requirements shall however be guided by the M-1
requirements and a minimum of 15 percent of the business park
shall be landscaped.
I. E P District.
1. Except as provided for in subsection (1)(2) of this
section, all required yards shall be landscaped with Type III
landscaping.
2. The planning director may reduce the width of
required landscaping by up to 50 percent for projects
employing drip irrigation or similar water conservation
measures, use of native plant materials~ or xeriscaping.
3. In no case shall less than 15 percent of the lot be
landscaped.
4. Outdoor storage areas shall be screened with a minimum
width of five-foot Type I landscaping. (Ord~ 6036 S 3, 2006;
Ord. 5863 9 5, 2004; Ord. 5342 ~ 2, 2000; Ord. 4914 9 1,
1996; Ord. 4304 9 1(36) - (39),1988; Ord. 4229 S 2,1987.)
Section 7. Amendment to City Code. That sections 18.56.030 and
18.56.040 of the Auburn City Code be and the same hereby are amended to
read as follows:
18.56.030 General provisions, all districts.
A. Community Signs. The planning, building .and community director may
approve and permit to be erected entrance signs, at or near the city limits,
on city public right-of...way or on privately owned parcels with the owner's
permission, on which may be listed institutional names, service clubs or
Ordinance No. 6183
June 5~ 2008
Page 20 of 37
organizations or points of interest or similar public information, Right-of-
way use permits may be required for signs located in the public right-of-
way.
B. Temporary Signs.
1. Special event signage may be allowed subject to the following:
8. Use of such signage is limited to 10 days per display, not to exceed 10
days in any gO-day period;
b. The area of any single sign shall not exceed 30 square feet;
2. Banners may be allowed subject to the following:
a. No more than two such signs may be used per site at any given time;
b. Use of such signs is limited to 90 consecutive days, and may not
exceed 90 days in any 120-day period;
c. The area of any single banner shall not exceed 120 square feet;
3. Signs which are placed upon or within a window and which are intended
to be viewed from the right-of-way shall not exceed 50 percent of the
window area;
4. Permits are not required, except that signs exceeding the allowable size
and time duration must receive a permit issued by the planning, building
and community director if special circumstances exist that warrant the
additional signage.
C. Civic Events. Street banners may be permitted subject to approval and
installation in accordance with rules and procedures established by the
city of Auburn public works department
D. Sign Lighting Provisions.
1. All lighting shall be arranged to reflect away from any residentiar zone.
No person shall construct, establish, create or maintain any stationary
exterior lighting or illumination system or any interior system which is
intended to be viewed from a street, highway or other public thoroughfare
used for vehicular traffic which system. contains or utilizes:
Ordinance No. 6183
June 5, 2008
Page 21 of37
a. Any exposed incandescent lamp with wattage in excess of 25 watts,
b. Any exposed incandescent lamp with a metallic reflector,
c. Any exposed incandescent lamp with an external reflector,
d. Any revolving beacon light,
e. Any continuous or sequential flashing operation, except as allowed for
changing message center signs in subsection (F)(1) of this section;
2. The provisions of subsection (D)(1) of this section shall not apply to:
a. Lighting systems owned or controlled by any public agency for the
purpose of directing or controlling navigationJ traffic, or highway or street
illu mination,
b. A~rcraft warning lights.
E. Construction Provisions1 Sight Distance, Exposed Angle Iron and Wire.
1. Each sign shall be adequately constructed in accordance with the
requirements of the International Building Codes, as amended;
2. Signs containing electrical circuitry shall meet the requirements of the
National Electrical Code and all state laws, and shall include an approved
testing lab sticker;
3~ Signs must meet vehicular sight distance requirements established by
the city engineer pursuant to ACe 18.48.020(8);
4. When a projecting sign is used, no angle irons, guy wires or braces
shall be visible, except those that are an integral part of the overall design~
such as decorative metals or woods, or unless they are required for
safety.
F. Changing Message Center Signs.
1. Where permitted under this Chapter, changing message center signs
shall comply with the following requirements; provided that changing
message center signs that only display time and temperature or similar
public service information shall be exempt from these requirements.
Ordinance No. 6183
June 5. 2008
Page 22 of 37
8. Where allowed~ Changing Message Center signs shall only be allowed
in the I, P1, C1, C2, DUC, C3, C4~ M1 and M2 zones.
i. In the I and C1 zones, changing message center signs shall only
be allowed on frontages along a collector, minor or principal arterial street.
iL In the I zone, no changing message center sign shall operate
between the hours of 10:00 p~m~ and 6:00 a.m.
iii. In the DUe zoneJ changing message center signs shall only be
allowed when located adjacent and oriented to Auburn Way North/Auburn
Way South street frontages. (For other sign standards for the DUe zone,
see ACe 18.29.060.1).
b. Number~ No more than one changing message center sign per street
frontage shall be permitted on each property.
c. Sign Face Area. Except in the I and P1 zones, the changing message
center shall not constitute more than seventy five percent (75) of a sign's
total sign .face area.
d. Display.
1. The display of the sign shall not change more rapidly than once every
one and one-half (1.5) seconds.
2. No scroJling message shall require more than five (5) seconds to be
displayed in its entirety.
e. Light Levels.
Ordinance No. 6183
June 51 2008
Page 23 of 37
1 ~ Changing message center signs shall have installed ambient light
monitors and shall at all times allow such monitors to automatically adjust
the brightness level of the sign based on ambient light conditions.
2. At no time shaH a changing message center sign be operated at a
brightness level greater than the manufacturer's recommended levels.
3. AU lighting shall be arranged to reflect away from any residentiat zone.
The director shall have the authority to require a sign permit application
include information to ensure the intent of this requirement is met.
4. The brightness level shall not exceed eight thousand (8,000) nits when
measured from the sign's face at its maximum brightness during daylight
hours and five hundred (500) nits when measured from the sign's face at
its maximum brightness between dusk and dawn;
f. On Premise Advertising Only~ Changing message center signs shall only
advertise on-premise products and services, or display public service
messages or messages on behalf of not-far-profit organizations.
g. Additional Requirements. A copy of the manufacturer's operating
manual shall be provided to the City upon request.
h. Amortization. All changing message center signs that do not comply
with the requirements of ACe sections 18.56.030 F.1.(d) and F~1.(e) shall
be brought into compriance with those requirements by April 1, 2009~
G. Change of Copy. The holder of a permit, for the duration thereof, shall
have the right to change the advertising copy on the structure or sign for
which the permit was issued without being required to pay any additional
fees.
Ordinance No. 6183
June 5, 2008
Page 24 of 37
H. Exemptions. Unless otherwise specified or unless expressly prohibited,
it is not the intent of this chapter to regulate the following signs:
1. The flag of a government or noncommercial institutions such as
schools, with the poles treated as structures;
2. Official public notices, official co urt notices;
3. Incidental signs (see ACe 18.56.020(0), Definitions);
4. Signs not visible from public right-of-way;
5. Lettering or symbols painted directly onto or flush-mounted magnetically
onto an operable vehicle;
6. Painting,. repainting1 cleaning, repairing1 and other norma' maintenance
unless structural or electrical changes are made;
7. Religious symbols not attached to a permitted sign;
8. Memorial signs or tablets, names of buildings, dates of erection and the
like, which are incorporated into the building material and facade;
9. Signs required by law1 traffic or pedestrian control signs, signs
indicating scenic or historic points of interest, which are erected by or on
the order of a public officer in the performance of his or her public duty;
1 O~ Sculptures, fountains, mosaics, and design features which do not
incorporate advertising or identification;
11. Temporary signs limited exclusively to noncommercial speech~
I. Prohibited Signs. From and after the effective date of the ordinance
codified in this chapter it shall be unlawful for any person to erect or place
with in the city ~ except as otherwise authorized:
1. A swinging projecting sign;
2. Portable signs, except as permitted by ACe 18.56.025 (Real Estate
Signs) and ACe 18.56.040(E) (C-2 District);
3. Banners, pennants, ribbons, streamers, spinners, rotating or blinking
lights, strings of lights, or similar devices, except as permitted by
subsection B of this section (Temporary Signs);
Ordinance No. 6183
June 5,2008
Page 25 of 37
4. Flashing signs, except as permitted in subsection 0 of this section
(Lighting Provisions);
5. Changing message center signs, except as allowed in the I, P1, C1,
C2, C3, C4, M1 and M2 zones.
6. Signs attached to, or placed on, a vehicle or trailer parked on private or
public property that is not associated with the business advertised on said
sign(s). This provision is not to be construed as prohibiting the
identification of a firm or its principal products on a vehicle used in the
normal course of business. This does not include automobile for sale
signs or signs attached to franchised buses or taxis;
7. Private signs placed in or on a public right-of-way, except for as
expressly permitted by this chapter;
8. Any sign which constitutes a traffic hazard or detriment to traffic safety
by reason of its sizet location, movement, coloring, or method of
illumination, or by obstructing the vision of drivers, or detracting from the
visibility of any official traffic control device by diverting or tending to divert
the attention of drivers of moving vehicles from traffic movement on
streetsr roads, intersectionsl or access facilities. No sign shall be erected
so that it obstructs the vision of pedestrians by glare or method of
illumination or constitutes a hazard to traffic. No sign may use words,
phrases, symbols or characters in such a manner as to interfere with,
mislead, or confuse traffic;
9. Any sign or advertising structure or supporting structure that is torn~
damaged. defaced or destroyed;
10. Signs attached to poles installed by governmental agencies, utility
palest trees, rocks or other natural features;
11. Signs attached to benches, garbage cans, or other street furniture
located within the public right-af-way;
12. Rotating signs;
Ordinance No. 6183
June 5, 2008
Page 26 of 37
13. Billboards;
14. Any sign which does not structurally or materially conform to the
requirements of the city's adopted International Bui'ding Code.
J~ Nonconforming Signs. Permanent signs established legally prior to the
adoption of this chapter that do not conform to the regulations of this
chapter with regard to number, size, height or location shall be allowed to
remain as legal nonconforming signs except as follows:
1. Whenever a new building replaces the principal building.
2~ When there is an expansion of an existing building, the requirements of
this section shall apply only if there is an increase in floor area of 25
percent or more (including the cumulative increase of previous expansions
after the effective date of the ordinance amending this section).
3. Whenever a nonconforming use is replaced by a conforming use, the
requirements of this section shall apply in full to the new use if and only if
there is a change in required signage due to the zoning district
4. Any sign, including the sign structure, now or hereafter existing which
no longer advertises a bona fide business conducted or a product sold.
Such sign(s) shall be taken down and removed by the owner, agent or
person having the beneficial use of the land, building or structure upon
which such sign may be found within 90 days after written notification from
th.e buHding official.
K. Master Sign Plans Authorized. The planning, building and community
director has the authority to require a master sign plan to ensure a
consistent and coordinated signage scheme for development proposals. In
approving master sign plans under the provisions of this subsection, the
director has the authority to approve signage schemes that allow for signs
greater in area and height than allowed in the particular zone in which the
development is located when a coordinated signage scheme is used.
Master signage plans shall.be recorded. (Ord. 6162 S 2, 2008, Ord. 5993
Ordinance No. 6183
June 5, 2008
Page 27 of 37
S 1, 2006; Ord~ 5342 ~ 2, 2000; Ord. 4705 ~ 21 1994; Ord. 4229 S 2t
1987. )
18.56.040 Regulation by district.
A. R-R. R-S, LHRS, R-1, LHR1, R-2, LHR2, R-3, LHR3, R-4,
LHR4, R-MHP f LHRMHP Zoning Districts (Nonresidential Uses,
Except as Noted).
1. Residential entry monument: A cumulative area of 50
square feet or 1 0 feet in height (highest point of sign
structure) not to exceed two per entrance; provided, that no
sign exceeds 32 square feet in area.
2. Maximum sign area of all signs is 40 square feet per
frontage.
3. Freestanding Signs.
a. Total number permitted: one per frontage not
to exceed two total freestanding signs per property.
b. Maximum height: 10 feet.
c. Maximum area: 32 square feet per face,
calculated at a rate of one square foot of sign area for
every three lineal feet of frontage. The minimum
entitlement for freestanding signs shall be one 16-
square-foot sign for those sites with frontages less
than 48 feet.
4. Wall Signs (for Building or Tenant Space).
a. Total number permitted: one per frontage not
to exceed two total wafl signs per building.
b. Maximum area: 32 square feet. calculated at a
rate of one square foot of sign are.a for every three
lineal feet of frontage. The minimum entitlement for
wall signs shall be one 16-square-foot sign for those
sites with frontages less than 48 feet.
5. Signs may be indirectly illuminated only.
B. RO, RO-H, C-Nl C-1, LHC1, BP Zoning Districts
(N on residential Uses).
1. Maximu m sign a rea of all signs is 150 square feet per
frontage.
2. Freestanding Signs.
a. Total number permitted: .one per frontage not
to exceed two total.
b. Maximum height: 22 feet, 10 feet in the RO
zone.
Ordinance No. 6183
June 5, 2008
Page 28 of 37
C. Maximum area: 100 square feet per face, 75
square feet per face in the RO zone, calculated at a
rate of one square foot of sign area for every two
lineal feet of frontage~ Minimum entitlement for
freestanding signs shall be one sign at 32 square feet
for those sites with less than 64 feet of frontage.
d. If perm itted, the second freestanding sign shall
not exceed 50 percent of the area allowed for a single
freestanding sign and 150 feet measured in a straight-
line distance must separate multiple pole signs.
3. Wall Signs (for Building or Tenant Space)~
a. Total number permitted: One per frontage.
b~ Maximum area: 100 square feet, calculated at
a rate of one square foot of sign area for every 1.5
lineal feet of frontage. For multitenant buildings where
freestanding signage contains the name of not more
than one tenant business (e.g., a prime tenant name
or a shopping center name), an additional 25 percent
of wall signage per tenant space shall be allowed~
This increase in signage shall not apply to minimum
entitlement for wall signs, which shall. be one sign at
16 square feet.
c. Signs may be directly or indirectly illuminated.
4. Suspended Signs.
a. Total number permitted: one per entrance.
b. Maximum area: six square feet per face.
c. Minimum clearance is eight feet from sign to
grade.
5. Projecting Signs.
8. Not permitted in C-N, RO or RO-H.
b. Total number permitted: one in lieu of a
permitted freestanding sign~
c. Maximum height height requirement of the
zoning district.
d. Maximum area: 50 percent of the area allowed
for single freestanding signs.
C. P-1, LHP1, I, LHI Zones.
1. Freestanding Signs.
a. Total number permitted: one per frontage not
to exceed two total.
b. Maximum height: 18 feet.
c. Maximum area: 80 square feet per face,
calcutated at a rate of one square foot of sign area .for
Ordjnance No. 6183
June 51 2008
Page 29 of 37
every two lineal feet of frontage. The minimum
entitlement for freestanding signs is one sign at 32
square feet.
d~ If permitted, the second freestanding sign shall
not exceed 50 percent of the area allowed for a single
freestanding sign and 150 feet measured in a straight-
line distance must separate multiple pole signs.
e. For projects, parcels or complexes that have a
singre street frontage and more than 300 feet of street
frontage, a changing message center sign may be
permitted for a total of two signs per frontage subject
to the following:
i. Only one changing message center is
provided.
ii. Multiple signs are separated by at least
150 feet.
iii. The combined area of the two signs
does not exceed 120 square feet in size and
neither sign is greater than 80 square feet in
size t
2. Wall Signs (for Building or Tenant Space).
8. Total number permitted: two per street
frontage.
b. Maximum area: 50 square feet for total of all
watl signs per frontage.
c. Signs may be directly or indirectly illuminated.
D. LF, M-1, M-2 Zoning Districts~
1. Maximum sign area of all signs is 150 square
feeVfro ntage.
2. Freestanding Signs.
a. Total number permitted: two per frontage not to
exceed four total.
b+ Maximum height: 30 feet.
c~ Maximum area: 125 square feet per face,
caJculated at a rate of one square foot of sign area for
every two lineal feet of frontage. Minimum entitlement
for freestanding signs is 32 square feet for those sites
without 64 feet of frontage..
d. The total area of freestanding signs on any
given frontage shall not exceed the area allowed for a
single freestanding sign~
e~ The maximum height of signs located on a
second or third frontage shall be 20 feet~
Ordinance No. 6183
June 5t 2008
Page 30 of 37
f. Multiple freestanding signs must be separated
by 150 feet measured in a straight-line distance.
3. Wall Signs (for Building or Tenant Space)~
a~ Total number permitted: one per frontage,
b~ Maximum area: 100 square feet, calculated at
a rate of one square foot of sign area for every 1.5
lineal feet of frontage.
4. Projecting Signs~
a. Total number permitted: one in lieu of a
permitted freestanding sign.
b. Maximum height: height requirement of the
zoning district
c. Maximum area: 50 percent of the area allowed
for single freestanding sign.
E. C-2 Zoning District.
1. Maximum sign area of all signs is 200 squ.are feet..
2. Hanging signs that are designed to display the
availability of a specific product in a businessf limited to
three square feet and no more than two such signs per
business, shall be considered permanent signs, but shall not
be ca leu lated as. part of the maximum allowed signage.
3. Freestanding Signs.
a. Freestanding signs are not allowed on
properties abutting or oriented toward Main Street.
b. Total number permitted: one per frontage not
to exceed two total.
c. Maximum height: 20 feet.
d. Maximum area: 75 square feet per face,
calculated at a rate of one square foot of sign area for
each lineal foot of frontage. Minimum entitlement for
freestanding signs shall be one sign at 32 square feet.
4. Wall Signs.
a. Total number permitted: one per frontage.
b. Maximum area: 150 square feet, calculated at
a rate of one square foot of sign area for everyone
lineal foot of frontage. For multitenant buildings where
freestanding signage contains the name of not more
than one tenant business (e.g., a prime tenant name
or a shopping center name)1 an additional 25 percent
of wall signage per tenant space shall be allowed.
This increase in signage shall not apply to minimum
entitlement for walls signs, which shall be one sign at
16 square feet.
Ordtnance No. 6183
June 5, 2008
Page 31 of 37
5. Suspended Signs. One double-faced suspended sign,
not exceeding three square feet per face, may be allowed for
each business entrance. There shall be a minimum of eight
feet of clearance between the grade and the sign.
6. Portable Signs. One portable sign may be allowed for
each business entrance, not to exceed one portable sign per
building frontagel subject to the following:
8. May be placed within public right-of-way
subject to the guidelines provided by the planning,
building and community development director in
consultation with the city engineer such that sign does
not interfere with pedestrian or vehicular traffic and
conforms to the requirements of the Americans with
D isa bi lities Act.
b~ May not exceed 36 inches in height and 30
inches in width and be limited to two faces.
c. May be displayed during business hours only.
d. Must be constructed of either wood or another
sturdy material to ensure stability in the wind.
e. May not move, spin, flash, or otherwise be
animated.
f. Shall meet applicable supplemental design
requirements of the Auburn downtown association~
7. Supplemental Sign Standards, C-2 Zone~
a. Sign Design and Construction.
i. All signs, other than temporary signs,
shall be made of professional, durable
materials such as wood, metal, and/or glass.
ii. Signs that are indirectly illuminated shall
have their light sources shielded from view.
iii. Internally illuminated signs are not
permitted abutting or oriented toward Main
Street.
b. Sign Placement.
i. Signs shall be oriented toward
pedestrian visibility and shall be positioned at
such a height as to be readable by
pedestrians.
ii. Externally mounted wall signs shall not
be mounted so as to block building windows.
F. C-3 and C-4 Zoning Districts (Nonresidential Uses~ Except .
as noted).
1 ~ Freestanding Signs.
Ordinance No. 6183
June 5, 2008
Page 32 of 37
a. Total number permitted: two per frontage not to
exceed four total.
b. Maximum height: 30 feet.
c. Maximum area: 200 square feet, calculated at
a rate of one square foot of sign area for every two
lineal feet of frontage; provided, that the maximum
size of any sign does not exceed 125 square foot per
face. The minimum entitlement for freestanding signs
is 32 square feet for those sites without 64 feet of
frontage.
d. The total area of freestanding signs on any
given frontage shall not exceed the area allowed for a
single freestanding sign.
e. The maximum height of signs located on a
second or third frontage shall be 20 feet.
2. Wall Signs (for Building or Tenant Space).
a. Maximum area: 125 square feet, calculated at
a rate of one square foot of sign area for every 1.5
lineal feet of frontage.
3. Projecting Signs.
a. Total number permitted: one in lieu of a
permitted freestanding sign.
b. Maximum height: height requirement of the
zoning district.
c+ Maximum area: 50 percent of the area allowed
for single freestanding sign~
4. Suspended Signs.
a. Total number permitted: one.
b. Maximum placement height: 25 feet.
c. Maximum area: six square feet per face.
d. Minimum clearance is eight feet from sign to
grade.
5. Off-Premises Signs.
a. Total number permitted: one per business and
one per parcel.
b. Location: Off-premises sign must be located in
a zone that permits off-premises signs.
c. Maximum height: 20 feet
d. Maximum area: 50 percent of the area allowed
for single freestanding sign, calculated using the feet
of frontage of the site where the sign is located.
e. Must be within 750 feet of the business being
advertised.
Ordinance No. 6183
June 5l 2008
Page 33 of 37
f. Must be separated from any existing pole sign
a minimum distance of 150 feet measured in a
straight-line distance.
94 Sign can be no more than two faces.
h. Signs may be directly or indirectly illuminated.
6. Residential entry monument (residential uses): A
cumulative area of 50 square feet and 10 feet in
herqht (measured at the highest point of sian
structure) not to exceed two per entrance: provided,
that no sian exceeds 32 square feet in area.
G. EP Zoning District.
1. Maximum sign area of all signs is 150 square feet per
street frontage.
2. Freestanding Signs.
a. Freestanding signs shall be limited to ground
signs.
b. Total number permitted: one per frontage not
to exceed two total.
c. Maximum height: 10 feet.
d. Maximum area: 100 square feet per face,
calculated at a rate of one square foot of sign area for
every two lineal feet of frontage. Minimum entitlement
for freestanding signs is 32 square feet for those sites
with less than 64 feet of frontage.
e4 Multiple freestanding signs must be separated
by 150 feet measured in a straight-line distance.
f. Minimum Yard Setbacks.
i. Directly illuminated signs: 10 feet;
ii. Indirectly illuminated signs: five feet.
3. Wall Signs (for Building or Tenant Space).
a~ Total number permitted: one per frontage~
b. Maximum area: 100 square feet, calculated at
a rate of one square foot of sign area for every 1.5
lineal feet of frontage. For multitenant buildings where
freestanding signage contains the name of not more
than one tenant business (e.g., a prime tenant name),
an additional 25 percent of wall signage per tenant
space shall be allowed. This increase in signage shall
not apply to minimum entitlement for wall signs, which
shall be one sign at 16 square feet. (Ord. 6036 9 4,
2006; Ord. 5993 ~ 1, 2006; Ord4 4229 S 2, 1987.)
Ordinance No. 6183
June 5,2008
Page 34 of 37
Section 8. Adoption of Comprehensive Plan Amendments. The
Comprehensive Plan text and map amendments as set forth in Exhibits UA" and
"BU, . respectively I attached hereto and incorporated by reference are herewith
adopted and approved and shall be filed along with the Ordinance with the City
Clerk and be available for public inspection.
The Comprehensive Plan text and map amendments modify the
Comprehensive plan adopted on August 18, 1986 by Resolution No. 1703 and
adopted by Ordinance No~ 4788 on September 5, 1995 ~
The Comprehensive Plan and text amendments are herewith designated
as a basis for the exercise of substantive authority under Washington State
Environmental Policy Act by the city's responsible environmental official in
accordance with RCW 43.21.060.
Section 9. Adoption of Subarea Plan" The subarea plan, the
Northeast Auburn/Robertson Properties Special Area Plan document, as set forth
in Exhibit '~CUI attached hereto and incorporated by referenceJ is herewith
ad.opted and approved and shall be filed along with the Ordinance with the City
Clerk and be available for public inspection.
Section 10. Adoption of Zonina Code Map Amendments. The Zoning
Code Map Amendment, as set forth in Exhibit ~~Dn attached hereto and
incorporated by referenceJ is herewith adopted and approved and shall be filed
along with the Ordinance with the City Clerk and be available for public
inspection.
Ordinance No. 6183
June 5, 2008
Page 35 of 37
Section 11. ImDlementation. The Mayor is hereby authorized to
implement such administrative procedures as may be necessary to carry out the
directions of this legislation.
Section 12. Severabilitv. The provisions of this ordinance are declared
to be separate and severable. The invalidity of any clause, sentence, paragraph,
subdivision, section or portion of this ordinance, or the invalidity of the application
thereof to any person or circumstance shall not affect the validity of the
remainder of this ordinance, or the validity of its application to other persons or
circumstances.
Section 13. Effective date..
This Ordinance shall take effect and be
in force five days from and after its passage, approval and publication as
provided by law; provided, that this ordinance not take effect unless the City and
RPG executed a development agreement for the Auburn Gateway Project within
one hundred eighty (180) days of the effective date of this Ordinance.
DATED and SIGNED this _ day of
, 2008.
INTRODUCED:
PASSED:
APPROVED:
Ordinance No. 6183
June 51 2008
Page 36 of 37
ATTEST:
Danielle E. Daskam,
City Clerk
APPROVED AS TO FORM:
~~ '2~. /k~ft,'h~ &v
nisi B. Heid,
City Attorney
Published:
Ordinance No. 6183
June 5~ 2008
Page 37 of 37
CITY OF AUBURN
PETER B. LEWIS
MAYOR
~
LEGAL DESCRIPTION
PROJECT NAME:
Valley Six Drive-In
PROJECT ADDRESS:
Northwest Quarter and the Southwest Quarters of Section
31, Township 22N, Range 05E
Auburn, Washington
PROJECT A.P.N.:
9360600305, 9360600330,9360600323, 9360600325, and
9360600270
PARCEL A:
Tf-Lt\T PORTION OF THE DONATION lAND ClAIM OF W1LLIAM A. COX AND HIS \X1IFE,
ELIZABETH COX, DESIGNATED AS CLJ\L~vl NO. 38, BEING A PART OF SECTION 31, TOWNSHIP
22 NORTH, RANGE 5 EAST, W1LlAMETTE 1,1ERIDIAN, IN KING COUNTY, WASHINGTON,
DESCRIBED AS FOLLOWS:
COMMENCING AT THE NORTHEAST CORNER OF SAID DONATION lAND ClAIM;
THENCE SOUTH 1053'45" WEST 898.20 FEET TO THE SOUTH LINE OF SOUTH 280TH STREET
i\S ESTABLISHED BY DEED TO KING COUNTY RECORDED UNDER RECORDING NUMBER
5869551 AND THE TRUE POINT OF BEGINNING;
THENCE CONTINUING SOUTH 1053145" WEST 859.86 FEET;
THENCE SOUTH 56001'19" WEST 203.43 FEET;
THENCE NORTH 89017'18" WEST 485.03 FEET;
THENCE NORTH 1 053'45" EAST 285.8 FEET;
THENCE NORTH 89047'15" WEST 350.00 FEET;
THENCE NORTH 1 053'45" EAST 166.01 FEET TO _A. POINT WHICH IS 1,000 FEET WEST OF, AS
11EASURED AT RIGHT ANGLES TO, THE E-1\ST LINE OF SAID DONATION lAND CLAIM;
THENCE NORTH 88006'15" WEST TO THE EAST l\iARGIN OF KENT-AUBURN ROAD, 86TH
AVENUE SOUTH, AS ESTABLISHED BY DEEDS TO KING COUNTY RECORDED UNDER
RECORDING NUMBERS 761006 AND 761007;
THENCE NORTHERLY ALONG SAID EASTERLY LINE TO THE NORTH\'V'EST CORNER OF
Tl-LJ\T PORTION OF 49TH STREET NORTHE-l\ST, AS VACATED UNDER ORDINANCE NUMBER
2627 IN THE CITY OF AUBURN, ALSO RECORDED UNDER RECORDING NUMBER 7301120384;
THENCE SOUTH 89008'15" EAST, 1,005.22 FEET;
THENCE SOUTH 1053'45" WEST 10 FEET;
THENCE SOUTH 89008'15" EAST TO THE TRUE POINT OF BEGINNING;
EXCEPT THAT PORTION THEREOF DESCRIBED AS FOLLOWS:
COMJ\fENCING AT THE NORTHEAST CORNER OF SAID DONATION lAND ClAIM NO. 38;
THENCE NORTH 88055' WEST 420.15 FEET;
THENCE SOUTH 1053'4511 WEST 1,229.725 FEET;
THENCE NORTH 87024'27" WEST 579.90 FEET TO THE TRUE POINT OF BEGINNING;
THENCE CONTINUING NORTH 87024'2711 WEST 42.4 FEET;
THENCE SOUTH 1053'45" WEST 117.60 FEET;
THENCE NORTH 88006'15" WEST TO THE EAST J\1ARGIN OF KENT-AUBURN ROAD, 86TH
AVENUE SOUTH, AS ESTABLISHED BY DEED TO KING COUNTY RECORDED UNDER
RECORDING NUMBER 761007;
THENCE NORTHERLY ALONG SAID EASTERLY lvfA.RGIN TO THE NORTH\'V'EST CORNER OF
THAT PORTION OF 49TH STREET NORTHEAST AS VACATED UNDER ORDINANCE NUrvrnER
2627 IN THE CITY OF AUBURN AND ALSO RECORDED UNDER RECORDING NU:MBER
7301120384;
Va/lry Six Drive-In - Auburn, Washington
DBM Consulting Engineers
Legal Description - Page 1
THENCE SOUTH 89008'15" EAST ALONG THE NORTHERLY LINE OF SAID VACATED
PORTION OF 49TH STREET NORTHEAST TO A POINT NORTH 1053'45" EAST FROM THE TRUE
POINT OF BEGINNING;
THENCE SOUTH 1 053'45" WEST TO THE TRUE POINT OF BEGINNING;
TOGETHER WITH THAT PORTION OF VACATED "D" STREET NORTHEAST (86TH AVENUE
SOUTH) AS VACATED BY ORDINANCE NUMBER 2626, AS WOULD A1TACH BY OPERATION
OF U\W;
TOGETHER WITH THOSE PORTIONS OF VACATED 49TH STREET NORTHEAST (SOUTH
280TH STREET) ADJOINING AS VACATED BY AUBURN ORDINANCES 2627, 3594, & 3614,
RECORDED UNDER RECORDING NUMBERS 7301120384, 8102090641 & 8104220744,
RESPECTIVELY, AS WOULD A TTj\CH BY OPERATION OF LAW;
(ALSO KNO\VN AS PORTIONS OF TRACTS 34, 35, 36, 37, 38 AND 39, TOGETHER WITH
VACATED STREETS ADJOINING, WHITE RIVER VALLEY H011E TRACTS 2ND ADDITION,
ACCORDING TO THE UNRECORDED PL\.T THEREOF).
PARCEL B:
THA.T PORTION OF THE DONATION LAND CLAIM OF WILLIAM A. COX AND HIS WIFE,
ELIZABETH COX, DESIGNA1ED AS CLAIM NO. 38, BEING A PART OF SECTION 31, TO\VNSHIP
22 NORTH, RANGE 5 EAST, WILLAMETTE MERIDIAN, IN KING COUNTY, WASHINGTON,
DESCRIBED AS FOLLOWS:
BEGINNING AT A POINT ON THE NORTH LINE OF SAID DONATION LAND CLAIM, A
DISTANCE OF 420.15 FEET WEST OF THE NORTHEAST CORNER THEREOF;
THENCE SOUTH 839.74 FEET TO THE NORTH 1vLA.RGIN OF SOUTH 280TH STREET, AS
ESTABLISHED BY DEEDS TO KING COUNTY, RECORDED UNDER RECORDING NUMBERS
544796 AND 5869551;
THENCE WEST ALONG SAID NORTH J\1ARGIN 259.26 FEET;
THENCE NORTH 840.74 FEET TO A POINT ON THE NORTH LINE OF SAID DONATION CLAIM
A DISTANCE OF 259.24 FEET WEST OF THE POINT OF BEGINNING;
THENCE EAST ALONG SAID NORTH LINE TO THE POINT OF BEGINNING;
EXCEPT THE EAST 30 FEET; AND
EXCEPT THAT PORTION, IF ANY, LYING WITHIN SOUTH 277TH STREET (52ND STREET
NORTHEAST); AND
EXCEPT THAT PORTION THEREOF CONVEYED TO KING COUNTY FOR ROAD PURPOSES BY
DEED RECORDED UNDER RECORDING NUl\1BER 7103110262;
TOGETHER WITH THAT PORTION OF VACATED 49TH STREET NORTHEAST (SOUTH 280TH
STREET) .A.D]OINING AS VACATED BY .A.UBURN ORDINANCE 3594 RECORDED UNDER
RECORDING NUNIBER 8102090641, AS WOULD ATTACH BY OPERATION OF LAW;
(ALSO KNO\VN AS A PORTION OF TRACT 42, TOGETHER WITH VACATED STREETS
ADJOINING, WHITE RIVER VALLEY HOME TRA.CTS 2ND ADDITION, ACCORDING TO THE
UNRECORDED PLAT THEREOF).
PARCEL C:
THAT PORTION OF THE DONATION lAND ClAIM OF WILLIAM A. COX AND HIS WIFE,
ELIZABETH COX, DESIGNATED AS CU\IJ\f NO. 38, BEING A PART OF SECTION 31, TO\VNSHIP
22 NORTH, RANGE 5 EAST, WILlAMETfE MERIDIAN, IN KING COUNTY, WASHINGTON,
DESCRIBED AS FOLLOWS:
BEGINNING ON THE NORTH LINE OF SAID DONATION CLAIM, AT A POINT 679.39 FEET
WEST OF THE NORTHEAST CORNER THEREOF;
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DBM Consulting Engineers
ugal Description - Page 2
THENCE SOUTH 89010'30" WEST ALONG SAID NORTH LINE 258.94 FEET;
THENCE SOUTH 0049'30" WEST 841.71 FEET TO THE NORTH MARGIN OF SOUTH 280TH
STREET, AS ESTABLISHED BY DEEDS TO KING COUNTY, RECORDED UNDER RECORDING
NUMBERS 544796 AND 5869551, SAID POINT BEING SOUTH 88056'30" WEST 938.52 FEET FROM
THE EAST LINE OF SAID DONATION CLAIM;
THENCE 88056'30" EAST ALONG SAID NORTH M.ARGIN 258.95 FEET;
THENCE NORTH 840.70 FEET TO THE POINT OF BEGINNING;
EXCEPT THAT PORTION, IF ANY, LYING WITHIN SOUTH 277TH STREET (52ND STREET
NORTHEAST);
TOGETHER WITH THAT PORTION OF VACATED 49TH STREET NORTHEAST (SOUTH 280TH
STREET) ADJOINING AS VACATED BY AUBURN ORDINANCE 3594 RECORDED UNDER
RECORDING NUJ\ffiER 8102090641, AS WOULD ATTACH BY OPERATION OF LAW;
(.<'1.LSO KNOWN AS TRACT 43, TOGETHER WITH VACATED STREET ADJOINING, WHITE
RIVER VALLEY HOME TRACTS 2ND ADDITION, ACCORDING TO THE UNRECORDED PLAT
THEREOF).
PARCEL D:
THAT PORTION OF THE DONATION LAND CLAIM OF WILLIAM A. COX AND HIS WIFE,
ELIZABETH COX, DESIGNATED AS CLAIM NO. 38, BEING A PART OF SECTION 31, TOWNSHIP
22 NORTH RANGE 5 EAST, WILLAMETTE MERIDIAN, IN KING COUNTY, WASHINGTON,
DESCRIBED AS FOLLOWS:
BEGINNING AT A POINT ON THE NORTH LINE OF SAID DONATION CLAIM, WHICH POINT
IS 938.33 FEET SOUTH 89010'30" WEST OF THE NORTHEAST CORNER OF SAID DONATION
CLAIM;
THENCE SOUTH 89010'30" WEST ALONG THE NORTH LINE OF SAID DONATION CLAIM 258.64
FEET;
THENCE SOUTH 0049'30" WEST 842.68 FEET TO A POINT ON THE NORTH LINE OF THE
COUNTY ROAD, AS ESTABLISHED BY DEEDS TO KING COUNTY RECORDED UNDER
RECORDING NUl\1BERS 544796 AND 5869551, WHICH POINT IS 1,197.18 FEET SOUTH 88056'30"
WEST OF THE EAST LINE OF SAID DONATION CLAIM;
THENCE NORTH 88056'30" EAST ALONG THE NORTH LINE OF SAID COUN1Y ROAD 258.66
FEET; THENCE NORTH 0049'30" EAST 841.71 FEET TO THE POINT OF BEGINNING;
EXCEPT THAT PORTION, IF ANY, LYING WITHIN SOUTH 277TH STREET (52ND STREET
NORTHEAST);
TOGETHER WITH THAT PORTION OF VACATED 49TH STREET NORTHEAST (SOUTH 280TH
STREET) ADJOINING AS VACATED BY .A.UBURN ORDINANCE 3594 RECORDED UNDER
RECORDING NUMBER 8102090641, AS WOULD i\TTACH BY OPERATION OF LAW;
(ALSO KNOWN AS TRACT 44, TOGETHER WITH VACATED STREET ADJOINING, WHITE
RIVER VALLEY HO:ME TRACTS 2ND ADDITION, ACCORDING TO THE UNRECORDED PLAT
THEREOF).
PARCEL E:
THAT PORTION OF THE DONATION LAND CLAIM OF WILLIAM A. COX AND HIS WIFE,
ELIZABETH COX, DESIGNATED AS CLAIM NO. 38, BEING A PART OF SECTION 31, TOWNSHIP
22 NORTH, RANGE 5 EAST, WILLA METTE MERIDIAN, IN KING COUNlY, WASHINGTON,
DESCRIBED AS FOLLOWS:
BEGINNING ON THE NORTHERLY LINE OF SAID DONATION LAND CLAIM, AT A POINT
WHICH IS SOUTH 89010'30" WEST 1,196.97 FEET FROM THE NORTHEAST CORNER THEREOF;
THENCE SOUTH 89010'30" WEST ALONG Sl\ID NORTHERLY LINE 258.34 FEET;
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L.egal Descnption - Page 3
THENCE SOUTH 1003'30" \VEST 843.64 FEET TO THE NORTHERLY LINE OF COUNTY ROAD,
AS ESTABLISHED BY DEEDS TO KING COUNTY RECORDED UNDER RECORDING NU1\ffiERS
544796 AND 5869551, AT A POINT WHICH IS SOUTH 88056'30" \VEST 1,455.53 FEET FROM THE
EAST LINE OF SAID DONATION LAND CLAIM;
THENCE NORTH 88056'30" WEST 258.35 FEET;
THENCE NORTH 0049'30" EAST 842.68 FEET TO THE POINT OF BEGINNING;
EXCEPT THE WESTERLY 30 FEET THEREOF FOR COUNTY ROAD; AND
EXCEPT THAT PORTION, IF ANY, LYING WITHIN SOUTH 277TH STREET (52ND STREET
NORTHEAST); AND
EXCEPT THAT PORTION THEREOF CONVEYED TO KING COUN1Y FOR ROAD PURPOSES BY
DEED RECORDED UNDER RECORDING NUJ\ffiER 7103110262;
TOGETHER WITH THAT PORTION OF VACATED 49TH STREET NORTHEAST (SOUTH 280TH
STREET) ADJOINING AS VACATED BY AUBURN ORDINANCE 3594 RECORDED UNDER
RECORDING NU:MBER 8102090641, AS WOULD ATTACH BY OPERATION OF lAW;
(ALSO KNOWN AS A PORTION OF TRACT 45, TOGETHER WITH VACATED STREET
ADJOINING, WHITE RIVER VALLEY HOME TRACTS 2ND ADDITION, ACCORDING TO THE
UNRECORDED PLAT THEREOF).
PARCEL F:
THAT PORTION OF THE W.A. COX D.L.C., IN SECTION 31, TOWNSHIP 22 NORTH, RANGE 5
EAST, WILLAMETTE MERIDIAN, IN KING COUNTY, WASHINGTON, DESCRIBED AS
FOLLOWS:
BEGINNING AT THE NORTHEAST CORNER OF SAID W.A. COX D.L.C.;
THENCE WEST ALONG THE NORTH LINE THEREOF 210.15 FEET TO THE TRUE POINT OF
BEGINNING;
THENCE CONTINUING \X1EST ALONG SAID NORTH LINE 210.0 FEET;
THENCE SOUTH 839.74 FEET, MORE OR LESS, TO THE NORTH LINE OF SOUTH 280TH
STREET AS ESTABLISHED BY DEEDS TO KING COUNTY RECORDED UNDER RECORDING
NU:MBERS 544796 AND 5869551, AT A POINT 420.31 FEET WEST FROM THE EAST LINE OF SAID
COX D.L.C.;
THENCE EAST ALONG SAID NORTH LINE 209.94 FEET;
THENCE NORTH 839.0 FEET, MORE OR LESS, TO THE TRUE POINT OF BEGINNING;
EXCEPT THE SOUTH 414.56 FEET THEREOF; AND
EXCEPT THAT PORTION, IF ANY, LYING WITHIN SOUTH 277TH STREET (52ND STREET
NORTHEAST);
(ALSO KNOWN AS A PORTION OF TRACT 41, WHITE RIVER Vf\LLEY HOME TRACTS 2ND
ADDITION, ACCORDING TO THE PLAT THEREOF).
PARCEL G:
THAT PORTION OF THE W.A. COX D.L.C. IN SECTION 31, TOWNSHIP 22 NORTH, RANGE 5
EAST, WILL\METTE j\ffiRIDIAN, IN KING COUNlY, WASHINGTON, DESCRIBED AS
FOLLOWS:
BEGINNING AT THE NORTHEAST CORNER OF SAID W.A. COX D.L.C.;
THENCE WEST ALONG THE NORTH LINE THEREOF 210.15 FEET;
THENCE SOUTH 839 FEET, MORE OR LESS, TO THE NORTH LINE OF SOUTH 280TH STREET
AS ESTABLISHED BY DEEDS TO KING COUNTY RECORDED UNDER RECORDING NUI\1BERS
544796 AND 5869551, AT A POINT 210.37 FEET WEST OF THE EAST LINE OF SAID D.L.C.;
THENCE EAST ALONG SAID NORTH LINE 210.37 FEET TO THE EAST LINE OF SAID D.L.C.;
THENCE NORTHERLY ALONG SAID EAST LINE 838.2 FEET TO THE POINT OF BEGINNING;
EXCEPT THE SOUTH 414.56 FEET THEREOF; AND
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L.ega/ Descnption - Page 4
EXCEPT THAT PORTION, IF ANY, LYING WITHIN SOUTH 277TH SlREET (52ND SlREET
NORTHEAST);
(ALSO KNOWN AS A PORTION OF TRACTS 41 AND 42, WHITE RIVER VALLEY HOrvIE TRACTS
2ND ADDITION, ACCORDING TO THE UNRECORDED PLAT THEREOF).
PARCEL H:
THAT PORTION OF THE DONATION LAND CLAIM OF WILLIAM A. COX AND HIS WIFE,
ELIZABETH COX, DESIGNATED AS CLAIM NO. 38, BEING A PORTION OF SECTION 31,
TOWNSHIP 22 NORTH, RANGE 5 EAST, WILLA1\ffiTTE 1\ffiRIDIAN, IN KING COUN1Y,
WASHINGTON, DESCRIBED AS FOLLOWS:
BEGINNING AT THE NORTHEAST CORNER OF SAID DONATION LAND CLAIM NO. 38;
THENCE NORTH 88055' WEST 420.15 FEET;
THENCE SOUTH 1053'45" WEST 1,229.725 FEET;
THENCE NORTH 87024'27" WEST 622.30 FEET TO THE TRUE POINT OF BEGINNING;
THENCE SOUTH 1 053'45" WEST 117.60 FEET;
THENCE 88006'15" WEST TO THE EAST I\1.A.RGIN OF KENT-AUBURN ROAD (86TH AVENUE
SOUTH), AS ESTABLISHED BY DEED TO KING COUN1Y RECORDED UNDER RECORDING
NUMBER 761007;
THENCE NORTHERLY ALONG SAID EASTERLY MARGIN TO A POINT FROM WHICH THE
TRUE POINT OF BEGINNING BEARS SOUTH 87024'27" EAST;
THENCE SOUTH 87024'27" EAST TO THE TRUE POINT OF BEGINNING;
TOGETHER WITH THAT PORTION OF \TACATED "D" SlREET NORTHEAST (86TH AVENUE
SOUTH) ADJOINING, WHICH UPON VACATION, A1TACHED TO SAID PROPERlY BY
OPERATION OF LAW;
(ALSO KNOWN AS A NORTHWESTERLY PORTION OF TRACT 36, TOGETHER WITH VACATED
STREET .A.D]OINING, WHITE RIVER VALLEY HOrvIE TRACTS 2ND ADDITION, ACCORDING
TO THE UNRECORDED PLAT THEREOF).
PARCEL I:
A TRACT OF LAND IN THE W.A. COX DONATION LAND CLAIM NO. 38, IN SECTION 31,
TOWNSHIP 22 NORTH, RANGE 5 EAST, WILLAI\1ETTE MERIDIAN, IN KING COUN1Y,
WASHINGTON, DESCRIBED AS FOLLOWS:
BEGINNING AT AN INTERSECTION IN THE CURVE OF THE EASTERLY J\1ARGIN OF THE
KENT-1,\UBURN ROAD, AS ACQUIRED BY KING COUNlY IN SUPERIOR COURT CAUSE NO.
85322, -ALSO KNOWN AS ROAD #76, AND rrHE NORTHEASTERLY j\fj\RGIN OF AUBURN WAY
NORTH;
THENCE SOUTH 35014'08" EAST ALONG THE EASTERLY MARGIN OF AUBURN WAY NORTH
65.00 FEET TO THE POINT OF BEGINNING OF SAID TRACT OF LAND;
THENCE CONTINUING SOUTH 35014'08" EAST 248.49 FEET;
THENCE NORTH 49055'00" EAST 126.88 FEET;
THENCE NORTH 34044'00 \VEST 146.85 FEET;
THENCE NORTH 89047'15" WEST 156.77 FE:ET TO THE POINT OF BEGINNING;
(ALSO KNOWN AS A PORTION OF TRACTS 34 AND 35, WHITE RIVER VALLEY H01\ffi TRACTS
2ND ADDITION, ACCORDING TO THE UNRECORDED PLAT THEREOF).
Valley Six Drive-In - Auburn, Washington
DBM Consulting Engineers
L1gal Descnption - Page 5
PARCELJ:
PARCEL 1, CITY OF AUBURN SHORT PLAT NU1ffiER SP-29-79, RECORDED UNDER
RECORDING NU1ffiER 7912120806, SAID SHORT PLAT BEING A SUBDIVISION OF A PORTION
OF THE W.A. COX DONATION LAND CLAIM NO. 38, IN SECTION 31, TOWNSHIP 22 NORTH,
RANGE 5 EAST, WILLAMElTE MERIDIAN, IN KING COUNTY, WASHINGTON;
TOGETHER WITH THAT PORTION OF VACATED "D" STREET NORTHEAST ADJOINING, AS
WOULD A1TACH BY OPERi-\TION OF LAW;
TOGETHER WITH AN EASEMENT FOR INGRESS, EGRESS AND UTILITIES OVER PARCEL 2 OF
SAID SHORT PLAT, AS ESTABLISHED BY INSTRUMENT RECORDED UNDER RECORDING
NUl\ffiER 7909281042.
PARCEL K:
THAT PORTION OF PARCEL 2, CITY OF i\UBURN SHORT Pu\T NUMBER SP-29-79, RECORDED
UNDER RECORDING NU}vffiER 7912120806, LYING WEST OF THE SOUTHERLY PRODUCTION
OF THE EAST LINE OF PARCEL 1 OF SAID SHORT PLAT;
i\LSO
THE WEST 427.03 FEET OF THAT PORTION OF PARCEL 2 OF SAID SHORT PLAT LYING EAST
OF THE SOUTHERLY PRODUCTION OF THE EAST LINE PARCEL 1 OF SAID SHORT PLAT;
SAID SHORT PLAT BEING A SUBDIVISION OF A PORTION OF THE W.A. COX DONATION
LAND CLAIM NO. 38, IN SECTION 31, TOWNSHIP 22 NORTH, Ri-\NGE 5 EAST, WILLA1ffiTTE
:MERIDIAN, IN KING COUN1Y, WASHINGTON.
Valley Six Drive-In - Auburn, Washington
DBM Consulting Engineers
L.egal Descnption - Page 6
LEGAL DESCRIPTION
Parcel 2, City of Auburn Short Plat No. SP-29-79, recorded under Recording
No. 7912120806, records of King County, Washington;
EXCEPT that portion of said Parcel 2 lying West of the Southerly extension of the East
line of Parcell, said Short Plat;
AND EXCEPT the west 427.03 feet of that portion of said Parcel 2 lying East of the
Southerly extension of the East line of Parcell, said Short Plat;
Said Short Plat being a portion of the W.A. Cox Donation Land Claim No. 38, in
Section 31, Township 22 North, Range 5 East, W.M., records of King County,
Washington.
(ALSO KNOWN AS adjusted Lot A of City of Auburn Lot Line Adjustment
No. LLA-0038-89 recorded under Recording No. 9201292262.
Situate in the County of King, State of Washington.
Legal Description of Parcel No. 9360600300
EXHIBIT A
~
co
,.,
o
en
N
~
o
~
en
PARCRL 1\
ThQt portion of the Donation Land Claim of william A. cox and hio
wife, Elizabeth Cox, designated aa claim No. 38, being a part of
Se.ction 31, Townohip 22 North, Rango 5 East, W.H., in King
County, Waohington, described a6 follows:
commencing at the north~aBt corner of said Donation Land Claim
No. J 8;
thenco north BBQ55' west 420.15 feet;
thence south 1053'45" wast 1,229.725 foeti
thenco north B 70'24' 2711 west 579.90 foot to the true point of
beginning;
thence continuing north B7024127" west 42.4 feet;
thence south 1053'45" weat 117.60 feet;
thence north 88"06' 15" west to the east margin of Itent-Auburn
Ro~d (86th Avenue South), aD established by deed to King County
recorded under recording number 761001;
thence northerly along said easterly margin to the northwest
corner of that portion of 49th street Northeoot, 56 vacated under
Ordinanco No. 2627 in the City of Auburn, also recorded under
recording number ljOl120384;
thonco south 9900B'15" east along the northerly line of oaid
vacated portion of 49th street Northeast to a point north
1053'45" east from the true point of beginning;
thence south l053'45~ west to the true point of beginning;
TOGETHER WITH that PQrtlon ..,r vacated "D" street Northeast (86th
Avenue South) OR vacated by Ordinance No. 2626 which would attach
by operation of law.
Legal Description of Parcel No. 9360600325
~
8
~
N
N
(\J
co
n.l'W'ALD L.. n.r.c"'r, LA\1mnIrCE It. BOSI ood DAVID M.. DOS!, UtJ equal tenant 8
THE GRANTOR Sm.... DVV.l. ~
tn:n~l 110/100 ("0.00) IXlLLARS ~;J;:rynt'\.1 n'iY
tor .HId in con..i~atiQll of .LAO..... (1 .p.L <.,.... .... ~
(Bltl, 8 Q30
in lund paid. coovcys. a,nd WJfranU H> RCJfAtD B. ~, B single man
the following de1.cribed r~l estene SilUJTeO In rhl." Counrv of
Ww,ingtoll:
~og:
XV! 3StJ~f
J.Vl{\OO DM~ __
Ttte Boutl'; 011;. ')6 feet or tl1at port! on or W.. ft. Cox 1>0031:10{) Lend Cleil2l in Toweh1p 22,
'forth, Ran~ 1) Eest, .'i.M.. t in ~n.g County, \!aablD~OD de8cr1.~ 38 :--.ollove:
~g1nn1~ tit the n~et eorner or fJ.ftld 'W, A.. Cox DOObtlon Lftnd C1.ab: thence \reater-
1,. along 'tht! North tine of natd dooation lbnd clAlm ~20.15 teet; th~ee ~ 839.. ~
1"tet mart' or lerlU, to the North ~tnf.! of t.he County Roed "South 2JOth street- 8t a point
1J20.. 31 f'erl Ve 3t f'rt:m t~e East line 0: cR1d donation laud e181m; tbence EaIJt alaog eatd
county roetl 1:.20.31 re't'!t +'0 tl1e Ef,,1; line of na1.d dona-:1oo lena claim; tberlce 1Jortlie:rly
fJlo:tg' t:he- l".ast 11ne of t'R~d don.o.tton leoo Clf\bI 938..2 t'eet to the p1..oee O't beg1nn1ng.
~l1f~.r nth an etlBetOent for ln~o(J ond CgT'e80 OYer that pert100 o"f eaid '\1. A. Cox
IJttJ.et1on te:nd C1..n 1m, dee:cr1.'bed a B t-oll CT'Srn ~
~nntng et th~ lforth~ofJt; OOl"ner or B'el~ w. f:... em DOOltt.1on Ieo~ Cl81al: then~ vener-
ly I!illlD~ the Rol-th 11M or .aid '\1. ~. Cw- LaM C1nlm 230.15 feet to the true pOint or
be~tm1ng or thIs e88em~t; thence easterly alonA: said Norlh line 40.00 :feet; thence
90utbeTly to B point on the- Rorth line or the County Road' "South 260th street" 1ltI1eh is
1 <lO. 37 f....t lIe.-t 0 f t "le l;: a I!t 11 n" of' Oa to Co.- Donat! on V3 na C to 1..; t bee l!e ""8t<!r ly
alnna t',. Ilort~ Un. or satd rOad ~O.OO fee,,; thence n<>rlherl,y to the troll l'Olnt of' ~
!doni"!, ""~ the South 1.1 I.. 511 ,en; "&il1~ knmm ". th." llwth "1".56 1"ee1; D<f ~.
1.0 and 1;1, ..cO<>d !l<!~!t!0!1 to \/hit. Rlll'el" Valley Hme TractB, ftccorll1.ng to tlw,_~~
"""'~ pI,tt the",of. Tomher vtth on eaBetnent for l'"'>/ld ~r thl! !:allt I,Q ~--Gt '
;[,,01; 230 f'~ t "r t l,.t portion ot' "" 1 c Tract "1, lyinlf lloM:het-ly of 1l81d II*.(.! '1'- "
feet. _ _ ",. 0'"_ ,....
w~ '1'b:1n dt!e';3 1s given in fulf'111ment of all the terms nnd cood1t!OO6 of" that certain '~eal
g; Xrtote CI>utr..ct" doted th~ lGt dOY or JUly, 1969, betveen JD8l!pb Koch ond Allee 1:. Kceh,
C hie vit'e. aB selleru, und Rona 1cl B. st~ln, :) single man.. aa purchaser, lIttleh ~8 8Sa1goed
~ by Deed 800 Sel1~rtG AS!1gnment or Real Estate Controct dated Octu~r 8, 1919 to GrantorB
~ h~1n, end 18 8 \leIToDty 88 or date ot above Mect100ea cO'Otl"8ct.
::J Reel "!rtat~ '!'xrl8e TaX" Paid U~er Receipt !fo. E-Q'1'lJ899
en ge'ller'" .lBfJignment ftrr1devit !foe. 251bOO and es65791
Introduction
Land Use
Designa tions:
Plan Map
Residential Categories
ORDINANCE NO. 6183
EXHIBIT "A"
Draft Revision to the Comprehensive Plan
CHAPTER 14
COMPREHENSIVE PLAN MAP
(Proposed revisions shown bv strike through and underline. See pages 14..
12~ 14-20 & 14-21)
The previous chapters presented the goals, objectives and policies intended
to guide Auburn's future physical development The Comprehensive Plan
Map presented in this chapter (Map 14.1) applies those policies to the
various areas of the City, by indicating the appropriate locations for
various categories of land use. The Plan Map should be consulted together
. with the written policies of this Plan when decisions about land use and
public facility development are considered~
This chapter also explains the reasoning and intention behind the Plan
Map's land use designations~ This should be useful in developing and
applying implementing tools (such as zoning provisions); for interpreting
the Plan Map as it applies to specific regulatory decisions or development
proposals; and in adjusting or amending the Plan Map when changing
conditions or land use markets warrant
Finally, this chapter sets forth some special policies intended to deal with
the unique problems or opportunities that exist in certain specific locations
within Auburn. These specific policies supplement the general goals,
objectives and policies of earlier chapters.
Rural
Purpose: To protect areas with significant environmental constraints or
values from urban levels of development and to protect the City's water
sources.
Page 14 -1 I
Chapter 14
Description: This category should consist primarily of low density
residential uses (with densities not exceeding one unit for four acres) in
areas with environmental constraints and/or areas requiring special
protection such as the City's watershed that do not have public facilities
readily available~ Examples include the Coal Creek Springs watershed
area. From a practical standpoint, this watershed. area cannot be readily
served by public facilities due to its physical separation from public
facilities by an existing gravel mine operation that is expected to c.ontinue
operation years into the future. The designation will serve to both protect
environmental features and hold areas for higher density development until
such time public facilities become available.
Compatible Uses:. Low density residential uses consistent with protecting
the City's water resources and environmental constraints are appropriate~
Low intensity cottage industry appropriate for rural areas may be allowed,
subject to review. Various public. and quasi-public uses which are
consistent with a rural character may be permitted as conditional uses.
Resource extractive uses can only be allowed if the basic environmental
character of the area is preserved.
Criteria for Designation: This designation should be applied to areas
with either significant environmental values worthy of protection or to
those areas which may pose environmental hazards if developed, such as
areas tributary to public water sources~ It may also be appropriate, to a
limited extent, as a means of delimiting the edge of the City or to areas
that are impractic.al to develop to urban levels until a later time period due
to preexisting development patterns and the absence of public facilities.
Considerations Against Applying this Designation: Due to the costs of
providing City services to these areas, this designation should be applied
sparingly. It should be applied as a means of conserving significant
environmental resources, to achieve watershed protection and/or to areas
where development served by public facilities has been made impractical
due to pre-existing use patterns.
Appropriate Implementation: The RR (rural residential) district will
implement this designation.
Single Family
Purpose: To designate and protect areas for predominantly single family
dwellings.
Description: This category includes those areas reserved primarily for
single family dwellings~ Implementing regulations should provide for an
r Page 14-2
Camp. Plan
Map
appropriate range of lot sizes and in the highest density of these zones
allow, as conditional uses, duplexes and limited multi..family housing.
Compatible Uses: Single family residences and uses that serve or support
residential development, such as schools, daycare centers, churches and
parks shall be considered appropriate and may be permitted on a
conditional basis. Other public buildings and. semi-public uses may be
permitted if designed and laid out in a manner which enhances rather than
detracts from the residential character of the area. In siting such uses,
however, special care shall be given to ensuring adequate parking,
landscaping, and traffic circulation with a minimum of conflict with
residential uses. Uses which generate significant traffic (such as large
churches) should only locate on developed arterials~
Intrusion of industrial uses into any of these single family areas shall be
prohibited. Only very limited commercial uses such as home occupations
or strictly limited appropriate conditional uses can be allo,ved.
Planned unit developments should be encouraged in these designations to
allow optimal flexibility. In providing such flexibility the emphasis
should be on low density multifamily development and a mixture of types,
and design diversity should be sought Except where conditional use
permits have been previously granted, alternate structure types shall not
exceed more than 40 percent of the units, and alternative structures should
in most cases contain no more than four dwelling units each. However,
where substantial offsetting community benefits can be identified, such
alternative structures may be allowed to contain more than three units
each.
Criteria for Designation: Areas suitable for this designation include
those areas designated in goals and policies of this Plan as single family
areas~ Consistent with those policies, areas within the Community Serving
Area of the City suitable for this category should be reserved for these
uses. This designation should also be applied to areas adjacent to lower
density residential plan designations.
Considerations Against Applying this Designation: This designation
would not be generally appropriate (although exceptions may exist) in the
following areas:
1. Areas with high volumes of through traffic.
2. Areas developed in or more appropriate under the Plan
policies for another use.
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Chapter 14
3~ Areas within the Region Serving Area of the City.
Appropriate Implementation: Three zones implement this category:
1) R-l - Single Family Residential District permits 8,000 square foot
lotSt This zone is intended to provide for moderate sized lot single
family development It is intended to be applied to the relatively
undeveloped portions of the City to encourage the development of
a high quality single family housing stock.
2) R-2 - Single Family Residential District permits 6,000 square foot
lots. This zone provides for relatively small lot sizes and allows
for some multi-family development as conditional uses. It applies
to the older neighborhoods of the City and reflects the typically
smaller lot sizes found there. Its provision for multifamily
development as a conditional use makes redevelopment of these
older areas possible if they begin to degrade. Application of this
zone should be considered for areas considered appropriate for a
mix of housing types, particularly in some of the Special Planning
Areas as discussed below.
3) RS - Single Family Residential District permits 35,000 square foot
lots. This zone is intended to provide for high quality large lot
single family development and is primarily applied to areas
designated as urban separators under the King County Countywide
Planning Policies where rezones from existing densities (typically
one unit per acre) are not allowed for a 20 year period and/or to
areas with significant environmental constraints.
Moderate Density
Purpose: To provide a transition between single family residential areas
and other more intensive designations, as well as other activities which
reduce the suitability of potential residential areas for single family uses
(such as high traffic volumes)~ In so doing this designation will offer
opportunities for housing types which balance residential amenities 'hith
the need to provide economical housing choice, in a manner consistent
with conserving the character of adjacent single family areas.
Description: Moderate density residential areas are planned to
accommodate moderate densities of varying residential dwelling types.
Appropriate densities in these areas shall range from 6 to 10 units per acre.
Dwelling types would generally range from single family units to fourplex
units, with larger structures allowed (at the same overall density) where
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Comp. Plan
Map
offsetting community benefits can be identified~ Structures designe.d to be
occupied by owner-managers shall be encouraged within this designation.
Compatible Uses: Public and quasi-public uses that have land use
impacts similar to moderate to high density residential uses are appropriate
within this category. Also, uses which require access to traffic (such as
schools and churches) are appropriate for these areas~ Carefully developed
low intensity office, or residentially related commercial uses (such as day
care centers) can be compatible if developed properly. This designation
can include manufactured home parks.
Criteria for Designation: Areas particularly appropriate for such
designation are:
1 . Areas. between single family residential uses and all other uses~
2. Areas adjacent to, or close to major arterials designated in the
transportation element
3. Existing manufactured home parks.
4. Areas sandwiched between higher intensity uses, but not directly
served by an arterial.
5. Urban intill areas not appropriate for single family uses but also
not capable of supporting higher density uses.
Considerations Against Applying this Designation: Areas to generally
be avoided by moderate density residential designations include:
1. Areas surrounded by lower density uses~
2. Areas more. appropriate for commercial or higher density uses due
to traffic or extensively developed public facilities.
3~ Areas within the Region Serving Area designated by this Plan
(except as otherwise provided by the Plan).
4. Any areas not planned to be served by water and sewer systems.
Appropriate Implementation: This designation can be implemented by
two zones:
1) The R-3 - Two-Family (Duplex) Residential District allows single
family dwellings and duplexes as permitted uses. F ourplexes,
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Cha pter 14
some residential supporting uses, and professional offices are
permitted as c.onditional uses.
2) MHP Residential Manufactured Home Park District permits the
development of manufactured home parks on property that is at
least 5 acres in size. The maximum density per unit should be
5,200 square feet.
High Density
Purpose: To provide an opportunity for the location of the most
economical forms of housing in areas appropriately situated for such uses
under the policies of this Plan.
Description: This category shall be applied to those areas which are
either now developed or are reserved for multiple family dwellings.
Densities may range from 10 to 20 units per acre. Dwelling types may
range from single family units to apartment complexes, and would include
manufactured home parks. Adequate recreation areas shall be provided by
the developer for any development involving more than 10 units. Higher
density developments and special development standards may be
authorized for senior housing projects, the Downtown area and within 1/4
mile of regional transit service4
Compatible Uses: Compatible uses are similar to those identified under
the other residential categories, except higher intensities of use may be
appropriate. Public uses and open spaces which tend to visually relieve
the high density character of these areas should be encouraged. This
category can include manufactured home parks.
Criteria for Designation: In addition to areas already developed to this
density, this designation should be applied only to areas which have or
may be most efficiently served \~lith high capacity and high quality public
services and facilities. Of particular concern is the provision of adequate
traffic circulation, and this category shall only be applied to areas with
developed arterial access. Other siting concerns may include access to
commercial services and open space amenities. This category may also be
applied to areas which are threatened with deterioration and multiple
family dwellings offer the potential for rehabilitation. Areas suited for
manufactured home parks may also be designated by this category of use.
Considerations Against Applying this Designation: Areas not
appropriate for this zone include areas surrounded, without physical
separation, by lower intensity uses.
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Publicly or Quasi-
Publicly Olvned or
Public Access
Categories
Camp. Plan
Map
Appropriate Implementation: This designation can be implemented by
two zones:
1) R-4 Multiple Family Residential District permits a full range of
residential uses. Residential supporting uses and some
professional offices are permitted as conditional uses.
2) RMHP Residential Manufactured Home Park District permits the
development of manufactured home parks on property that is at
least 5 acres in size. The maximum density per unit should be
5,200 square feet
In no case should these uses be authorized for construction until all
appropriate public facilities are available to full standard.
Open Space
Purpose: To ensure adequate open space amenities for present and future
residents by reserving and protecting important open space resources and
to identify lands useful for public purposes (ReW 36.70A.150) as well as
open space corridors (ReW 36.70A.160) as required by the GMA.
Description: This category shall be applied to areas which are to be
managed in a largely open space character. It includes parks, watersheds,
shoreline areas, significant wildlife habitats, large stonn drainage ponds,
utility corridors with public access and areas with significant development
restrictions, such as steep slope and.flood hazard areas.
Compatible Uses: Appropriate uses include low intensity recreational
uses, low density residential uses and associated open areas, wildlife
habitat, stormwater detention, watershed and similar low intensity uses.
Criteria for Designation: This designation should be applied to any site
in which exists a significant developmental hazard or open space value
suitable for public protection without unduly encroaching on private
property rights.
Appropriate Implementation: Where land in this category is o\vned
publicly it shall be implemented by the P-I Public Use District; Land in
this category which is privately owned will generally be zoned for lo\v
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Cha pter 14
density residential use. Where the open space is linear it may be
appropriately managed by means other than zoning, such as public
ownership or easements, particularly as development takes place on
adjacent land. The Shoreline Management Program shall regulate the
open spaces designated adjacent to the rivers. Subdivisions of property
involving steep slope or shoreline areas shall consider these development
limitations and avoid creating inappropriate, or unbuildable lots.
Public and Quasi-Public
Purpose: To designate areas of significant size needed to provide public
and quasi-public services to the community.
Description: This category includes those areas whic.h are reserved for
public or quasi-public uses of a developed character. It is intended to .
include those of a significant extent, and not those smaller public uses
which are consistent with and may be included in another designation.
Public uses of an industrial character, such as the General Services
Administration, are included in the industrial designation. Streets, utilities
and other public activities supporting other uses are not considered
separate uses and are not so mapped. This designation includes large
churches, private schools and similar uses of a quasi...public character.
Developed parks are also designated under this category.
Compatible Uses: Uses more appropriately designated under another
category should not be designated under this category, irrespective of
ownership. Industrial and commercial uses which are affiliated with and
managed by educational institutions for vocational educational purposes
may be classified as a public use and permitted on a conditional basis.
Criteria for Designation: Designation of these areas should be consistent
with the character of adjacent uses.
Appropriate Implementation: This designation will generally be
implemented by three zones:
1) P-I (Public Use) District provides for the location and
development of public uses that serve the cultural, educational,
rec.reational and public service needs of the community~
2) I (Institutional Use) District provides for similar uses, but includes
schools and typically allows a much more broad list of uses.
3) LF (Landing Field) District provides for the operation and
management of the Auburn Municipal Airport.
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Map
The designation can also be implemented as a conditional use under
various zones. Approval of these types of uses (and open space uses), not
individually designated on the Plan Map, under a conditional use pennit or
rezone consistent with or related to adjacent zoning, shall not be
considered inc.onsistent with the designations under this Plan.
Commercial Categories
Light Commercial
Purpose: To create people oriented commercial areas to supply a wide
range of general commercial services to area residents.
Description: This category represents the prime commercial designation
for small to moderate scale commercial activities. These commercial
areas should be developed in a manner. which is consistent with and
attracts pedestrian oriented activities. The ambiance of such areas should
encourage leisure shopping and should provide amenities conducive to
attracting shoppers~
Compatible Uses: A. wide range of consumer oriented goods and services
are compatible within this designation since the emphasis would be on
performance criteria which create an attractive shopping environment.
However, uses which rely on direct access by vehicles or involve heavy
truck traffic (other than for merchandise delivery) are not appropriate in
this category~ Unsightly outdoor storage and similar activities should be
prohibited. Permitted uses would consist of retail trade, offices, personal
services, indoor eating establishments, financial institutions, governmental
offices, and similar uses. Multiple family d\\rellings should be encouraged
on a conditional basis where they do not interfere 'V,7ith the shopping
character of the area, such as within the upper stories of buildings. Since
taverns can break up the continuity of people oriented areas, taverns would
be permitted generally only as a conditional use. Drive in windows should
only be allowed as ancillary to a pennitted use, and only when carefully
sited under the conditional use perinit process in order to ensure that an
area's pedestrian environment is not seriously affected.
Criteria for Designation: This designation should include moderate
sized shopping centers, and centrally located shopping areaSt This
designation should be preferred for commercial sites where visual and
pedestrian amenities are an important concern outside of the downtown~
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Chapter 14
Considerations Against Applying this Designation: Commercial areas
which can not be readily separated from high traffic volumes (such as
shallow lots along busy arterials) should not be included in this
designation. Areas not large enough for separation from any adjacent
heavier commercial or industrial area should not be designated as light
commercial.
Appropriate Implementation: This designation is implemented by the
C-I Light Commercial District. This district provides for a wide range of
small and moderate scale commercial oriented towards the leisure shopper
and pedestrian oriented activities~
Downtown
Purpose: To create a vibrant people oriented downtown which serves as
the business, governmental and cultural focal point of the Community that
includes multifamily residential development.
Description: This category is intended to be applied only in Downtown
Auburn. The area should be developed in a manner which is consistent
with and attracts pedestrian oriented activities. The ambiance of the
downtown should encourage leisure shopping, should provide services to
local residents, area employees and should provide amenities conducive to
attracting visitors and shoppers.
Compatible Uses: A broad mix of uses is appropriate and encouraged
within the Downtown. A wide range of consumer oriented goods and
services are compatible within this designation since the emphasis would
be on performance criteria which create an attractive pedestrian oriented
shopping environment. However, uses which rely on direct access by
vehicles or involve heavy truck traffic (other than for ~erchandise
delivery) are not appropriate in this category. Unsightly outdoor storage
and similar activities should be prohibited. Permitted uses would consist
of retail trade, offices, personal services, indoor eating establishments,
financial institutions, governmental offices, and similar uses~ Multiple
family dwellings should b_e encouraged with some restrictions, particularly
within the upper stories of buildings which include retail and commercial
uses. Since taverns can break up the continuity of people oriented areas,
they should be prohibited. Drive in windows should not be permitted to
maintain the area's pedestrian environment. Parking standards within the
downtown should reflect the pedestrian orientation of the area, but also
consider parking's impact for economic development.
I pag'e 14-10
Comp. Plan
Map
Criteria for Designation: This designation should apply only In
Downtown Auburn~
Considerations Against Applying this Designation: This designation
should not be used other than for the Downtown area.
Appropriate Implementation: This designation can be implemented by
five possible zoning districts, depending upon the specific character of that
portion of the downtown:
1) The Main Street retail core should be implemented by the C-2
Downtown Urban Center District.
2) The area around Auburn Regional Medical Center should be
designated with the RO-H (Residential Office-Hospital) District.
3) For some portions the C-3 (Heavy Commercial) district may be
appropriate.
4) For primarily residential areas, the R-4 (Multiple Family
Residential) district may be appropriate.
5) For some portions the C~l (Light Commercial) district may be
appropriate.
Heavy Commercial
Purpose: To provide automobile oriented commercial areas to meet both
the local and regional nee_d for such services.
Description: This category is intended to accommodate uses which are
oriented to automobiles either as the mode or target of providing the
commercial service. The category would also accommodate a wide range
of heavier commercial uses involving extensive storage or heavy vehicular
movement.
Compatible Uses: A \Vide variety of commercial services oriented to
automobiles are appropriate within this category. This includes
automobile sales and service, drive in restaurant or other drive in
commercial business, convenience stores, etc. Since these uses are also
compatible with heavier commercial uses, lumber yards, small scale
warehousing, contractor yards and similar heavy commercial uses are
appropriate in this designation.
Criteria for Designation: This designation should only be applied to
areas \vhich are highly accessible to automobiles along major arterials.
Generally this category would characterize commercial strips. This zone
is appropriate for the intersections of heavily traveled arterials, even if
adjac.ent sites are best suited for another commercial designation.
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Chapter 14
Considerations Against Applying this Designation: Areas which
conflict with single family residential areas or areas more suited for other
uses. Whenever possible this category should be separated from all uses
. by extensive buffering.
Appropriate Implementation: This category is implemented by the C-3
Heavy Commercial District and the C-4~ Mixed Use Commercial District.
Neighborhood Commercial
Purpose: To provide accessible commercial services frequently needed in
residential areas without creating land use conflicts between those
commerc.ial uses and the residential areas they serve.
Description: Residential areas require commercial services almost on a
daily basis. Such services, while necessary, can also conflict with the
quality of residential areas. Consequently, commercial areas need to be
reserved that are either carefully restricted (if located within residential
areas) or are accessible to!! but buffered from, residential areas.
Compatible Uses: In restricted areas (those within neighborhoods)~ uses
must be carefully controlled both in the kind of uses permitted and in
terms of design and other performance criteria. A much less restricted
type of neighborhood commercial use can be designated near intersections
of a major arterial and a residential arterial. A much wider range of
commerc.ial activities are appropriate in such an area, including grocery
stores, convenience stores, service stations, hardware stores, small
restaurants and drinking establishments. However, activities (such as
outdoor storage) which can alter the character of these areas into heavier
commercial areas should only be permitted on a conditional basis in order
to control potential adverse impacts.
Criteria for Designation: In all cases, neighborhood commercial areas
should be at the intersections of major streets. In the case of restricted
types, such streets may be residential arterials, while in the case of the less
restricted type at least one of the streets should be a major arterial.
Adequate buffering should be planned in the process of designating any
new areas as neighborhood commercial.
Considerations Against Applying this Designation: This designation
should be avoided whenever it is not possible to adequately buffer the
commercial uses from adjacent residential uses.
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Camp. Plan
Map
Appropriate Implementation: This c.ategory is implemented by the C-N
Neighborhood Commercial District
Office-Residential
Purpose: To reserve areas to accommodate professional offices for
expanding medical and business services, while providing a transition
between residential uses and more intensive uses and activities.
Description: This category is a restricted commercial designation
reserved only for certain types of activities. As a growing medical center,
areas need to be reserved to accommodate growth in this sector, which is
largely expressed in the form of professional offices. This category also
assures space to accommodate the rapid growth that is occurring in
business services and other service oriented activities~ Such uses also
provide a means for an appropriate transition. for areas originally
developed as a residential area but now not appropriate for that type of
use.
Compatible Uses: To be fully effective as a transition or a buffer, resi..
dential uses should be permitted on a conditional basis.
Criteria for Designation: As a transition this designation can serve as an
appropriate buffer between heavily traveled arterials and established
single family areas. It would be particularly appropriate in areas where
large traffic volumes have affected an established residential area. It can
be applied where amenity values mitigate against heavy commercial uses
along major arterials. This designation should also be used to
accommodate the expansion of medical services in the area around Auburn
Regional Medical Center.
Considerations Against Applying this Designation: This zone is
intended for particular applications as described. It generally should not
be applied on a large scale basis.
Appropriate Implementation: This category IS implemented by two
zones:
1) RO - Residential Office District which is intended to primarily
accommodate business and professional offices where they are
compatible with residential uses~
2) RO-H Residential Offic.e-Hospital District is to be used exclusively
for the area around Auburn Regional Medical Center.
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Chapter 14
Industrial Categories
Light Industrial
Purpose: To reserve quality industrial lands for activities that implement
the City.s ec.onomic development policy.
Description: This category is intended to accommodate a wide range of
industrial and commercial uses. It is distinguished from heavier industrial
uses by means of performance criteria. All significant activities shall take
place inside buildings, and the processing or storage of hazardous
materials shall be strictly controlled and permitted only as an incidental
part of another use. The siting and design of industrial buildings shall be
of an '1industrial or business park" character. Certain re.sidential uses may
be permitted, especially in industrial areas that have been established to
promote a business park environment that complements environmental
features, and/or if development standards are developed to promote
compatibility between residential and other non-residential land uses.
Compatible Uses: A wide range of industrial and heavy commercial uses
may be permitted, subject to performance standards. These uses include
warehousing and indoor processing of materials. Certain residential uses
may be permitted if development standards are developed to promote
compatibility between residential and other non-residential land uses
Outside storage shall be permitted only subject to performance criteria
addressing its quantity and location to ensure it is compatible with
adjacent uses and so that such storage would not detract from the potential
use of the area for light industry. In all cases such storage shall be
extensively screened. In the Environmental Park District that implements
the "L.ight Industrial" plan map designation, outdoor storage will be
strictly limited to promote compatibility with adjacent environmental land
uses. Uses involving substantial storage or processing of hazardous
materials as well as substantial emissions should not be permitted in these
areas. A wide range of commercial activities may be allowed provided
that such uses support rather than detract from the industrial character of
the area.
The Burlington Northern Santa Fe Railroad Auburn Yard located within
the Railroad Special Plan Area is considered a compatible use at its current
level of usage (as of August 14, 1996). It is not bound by the policies
concerning outside storage under the existing light industrial designation
as it was an existing use prior to the development of this policy~ Should
BNSF decide to reactivate its applications to upgrade the yard to an
i Page 1 4-14
I CO~~:lan
intermodal facility, the proposal will be subject to the essential public
facility siting process as defined in the Capital Facilities Element (Chapter
5)~
Criteria for Designation: This designation should be applied to a
majority of the Region Serving Area designated under this Plan. It is
particularly appropriate for industrial land within high visibility corridors.
This category should separate heavy industrial areas from other uses.
Considerations Against" Applying this Designation: Within the
Community Serving Area, this designation should only be applied to sites
now developed as light industrial sites. Industrial sites along rail corridors
are generally more appropriate for heavier industrial uses, unless in high
visibility corridors.
Appropriate Implementation: This designation is implemented by the
M-I, Environmental Park (EP) or Business Park (BP) zone.
Heavy Industrial
Purpose: To provide a place for needed heavy industrial uses in areas
appropriately sited for such uses~
Description: This designation allows the full range of industrial uses as
well as certain c.ommercial uses. Certain residential uses may be permitted
if development standards are developed to promote compatibility between
residential and other non-residential land uses.
Compatible Uses: While this zone should be reserved primarily for the
heavier forms of industrial activities, a wide range of industrial and
commercial activities may be permitted, along with residential uses ~lth
appropriate compatibility protections.
Criteria for Designation: The most appropriate area for this designation
is in the central part of the Region Serving Area adjoining the rail lines.
This designation is also appropriate in the southern portion of the area
which is now developed in large scale industrial facilities (the Boeing and
the General Services Administration facilities).
Considerations Against Applying this Designation: This designation.
can only be applied in the Community Serving Area to sites now
developed in this character along A Street S.E. These areas should not
abut commercial or residential areas; heavy industry should be buffered by
light industrial uses~ It is not an appropriate designation for highly visible
areas.
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Chapter 14
Appropriate Implementation: This designation is implemented by the
M-2 zone~
Planned Areas
Special Plan Areas (See Map 14.2)
Purpose: To allow large areas within the City, under a single or a
coordinated management, to be developed as a planned unit. This
designation can also be used to provide flexibility when there is
uncertainty regarding how an area may be most appropriately developed in
the future.
Description: This designation applies to specific areas identified as being
appropriate for mixed, urban level development on a planned basis. It is
intended that the future development of these areas will be guided by
individual "elementsU of the Comprehensive Plan, to be developed and
adopted at a later date. The Plan elements should be consistent with the
following.
Compatible Uses: Uses and intensities within Special Planning Areas
shall be determined for each area through individual planning processes.
Each individual planning process will result in the adoption of a
Comprehensive Plan element for that particular Special Planning Area.
Each Plan element shall be consistent with the general goals, objectives
and policies of the Comprehensive Plan. Development of the individual
Plan elements shall also be based upon the following guidelines:
Academy Special Planning Area: The Auburn Adventist Academy Plan
was adopted by resolution No. 2254 in November 1991. The Plan applies
to the area within the property owned by the Academy and allows for a
diversity of uses on the site~ primarily those related to the mission and
objectives of the Academy. As part of the adoption of the Plan, the area
was zoned under the I-Institutional Use District which permits uses such
as schools, daycare, churches, nursing homes, recreation and single family
us e s.
Auburn lVorth Business Area Planning Area: The Auburn North Business
Area Plan was adopted by resolution No.. 2283 in March 1992. The Plan
covers an approximately 200 ac.re area located directly north of the Auburn
Central Business District. The Plan calls for development to be pedestrian
oriented with high de.nsity residential and light commercial components.
I Page 14..16
Comp9 Plan
Map
Downtown Special Planning Area: Downtown Auburn is a unique area in
the City which has received significant attention in the past and there will
be continued emphasis in the future. This Comprehensive Plan recognizes
DO\V11town as the business, governmental and cultural focal point of
Auburn with a renewed emphasis on providing housing in the Downtown.
Development of the Downtown Area Plan should consider and integrate:.
1. The Downtown Auburn Design Master Plan.
2. The Commuter Rail Station Siting Report.
3. The Auburn Downtown Plan (2001).
Lake/and Hills Special Planning Area.. The Lakeland Hills Plan was
adopted by resolution No. 1851 in April 1988. The Plan covers the
approximately 458 acres of the Lakeland Hills development which falls
within the City of Auburn. The Plan calls for a mix of residential uses
including single and multi-family housing as well as supporting
recreational, commercial, public and quasi-public uses. The plan calls for
phasing of development in coordination with the provision of necessary
urban services.
Lake/and Hills South Special Planning Area: The Lakeland Hills South
Plan initially covered approximately 685 acres owned by The L.akeland
Company within Pierce County and contained within the City of Auburn
potential annexation area (urban growth area). The Plan is intended to be
consistent with the conditions of approval of the Lakeland Hills South
POD (Pierc.e County Hearings Examiner Case No~ Z15-90/UP9-70) as
amended.
The City of Auburn has accepted the Lakeland Hills South PUD as an
approved PUD. This acceptance is implemented in part through an
annexation and utilities agreement between the City and the developer of
Lakeland Hills South PUD. The Lakeland Hills South PUD is further
implemented by the City's zoning code, including ACe Chapter 18.76
entitled "Planned Unit Development District-Lakeland Hills South Spec.ial
Plan Area".
Residential development within the PUD is primarily single family and
moderate density dwellings with a wide range of lot sizes, including lots
smaller than those typically allowed by the City's zoning ordinance for
non-PUD's. The maximum allowable number of residential units
provided for originally was 3,408 based upon an overall gross density of 5
units per acre~ High density multifamily units are limited to one area of
the PUD to approximately 669 units. Twenty acres are to be used for light
commercial development and significant area has been set aside as open
space. In 2007, the developer of Lakeland Hills South PUD was granted
Page 14-171
Chapter 14
an expansion to the Lakeland Hills South PUD to add an additional 4 acres
of commercial land. The development includes a developed IS-acre park,
an undeveloped IS-acre park, two 5-acre parks and a linear park along
Lakeland Hills Way. The locations of the parks are shown on the
comprehensive plan map. Changing the location of any or all of the parks
does not constitute a comprehensive plan amendment provided that the
total park acreage does not change and the location is agreed upon by the
City.
Within the Lakeland Hills South Special Plan area only, the permitted
density ranges for the comprehensive plan designations are as follows:
Single Family Residential: 1-6 units per acre; Moderate Density
Residential: 2-14 units per acre; and High Density Residential: 12.19 units
per acre. The development is occurring in phases in coordination with the
provision of required urban services.
In 2004, the developer of Lakeland Hills South PUD requested an
expansion to the Lakeland Hills South PUD involving several parcels
totaling approximately 77 acres - bringing the total PUD acreage to
approximately 762 acres. The proposal designated these additional parcels
as "Moderate Density Residential" (from "Single Family Residential")
with the objective of increasing the total number of units allowed in the
PUD from 3,408 to approximately 3,658. Subsequently, in 2005, it was
determined and agreed that the total number of units within even the
expanded boundaries of the PUD would be no greater than 3,408.
In c.onsidering expansion to the PUD, the City established provisions and
conditions to be followed during subsequent review of land US~ actions
affecting the PUD expansion area. These include:
1. Expansion of the Lakeland Hills South PUD and the
amendment to a "Moderate Density Residential"
comprehensive plan designation (from "Single Family
Residential") shall expire and revert back to a "Single Family
Residential" Comprehensive Plan designation if the applicant
fails to complete a rezone as required by ACe Section
18.76.170(C) to extend the exterior boundaries of the PUD
prior to December 1, 2005.
This condition shall not apply if the applicant has made a good
faith effort to execute the rezone and a delay is associated with
elements other than the applicant's delay in filing for a rezone
in a timely manner.
2. The rezone and any related applications shall demonstrate that
the northernmost approximately 20..acres adjacent to and
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I Compo Plan
Map
contiguous with the Lakeland Hills South PUD neighborhoods
of Evergreen and Eastpointe shall not be developed as "for
rent", ~'semi-detached" or "attached" housing products so that
the existing single family residential character can transition to
and be extended into the subject parcels~ Development within
this northerly 20 acres shall be restricted to utilizing the
development standards no more intense than "Single Family
Detached (SFD-5)" provisions of Ace Chapter 18.76.
LakevielV Special Planning Area: The Lakeview Special Planning Area is
currently the site of two independent sand and gravel mining operations.
While mining activity continues in the eastern operation, indications in
1995 are that the western operation has ceased. Activity in the western
portion is now limited to a concrete batch plant and future site
reclamation. Fallowing reclamation, the area should be developed as a
primarily single family residential neighborhood of low to moderate urban
density. A planned unit development would be particularly appropriate for
this approximately 235 acre site. The permitted de.velopment density of
the site will depend heavily upon the ability of the transportation system
near the site to handle the new uses~ Consideration shall be given to the
environmental, recreational and amenity value of White Lake, as well as
the historical and cultural significance to the Muckleshoot Tribe, in the
development of the Lakeview Plan element Permit applications have
been accepted and are currently being processed by the City with respect to
the mining activity on the eastern portion of the area. The pennit process
should continue, however, any permit for continued mining in this portion
of the area should be limited to 10 years to encourage completion of the
mining, and subsequent reclamation by the property owner in preparation
for development The Lakeview Plan element should be adopted prior to
the City's acceptance or processing of any other permit applications for the
mining operation in the Lakeview Special Planning Area. The
environmental information and analysis included in the Final
Environmental Impact Statement for Lakeview (November 1980), shall be
considered in the development of the Lakeview Plan element. While
heavy commercial or industrial uses would not be appropriate as
permanent uses of this area, conversion of the area now zoned for heavy
industry to office commercial (or similar) uses would be appropriate.
Rail Yard Special Planning Area: This approximately 150 acre Special
Planning Area is located in the south-central portion of the City and
surrounded by SR-l 8 to the North, Ellingson Road to the South, C Street
SW to the west and A Street SE to the East~ The Spec.ial Planning Area
should consider both sides of C Street and A Street Consideration should
be given to:
Page 14-19]
Cha pter 14
1.. The needs of Burlington Northern.
2. Providing pedestrian, bicycle and vehicular access across the site to
connect the southeast and southwest sides of the city~
3. Providing a more visually appealing "entry corridor" into the City
from the south along A and C Streets.
4. Allowing for a mix of uses including single and multifamily
development and commercial and industrial uses where
appropriate.
Mf. Rainier Vista Special Planning Area,~ This 145 acre Special Planning
Area is located south of Coal Creek Springs Watershed. Overall
development of the Mt. Rainier Vista element shall be consistent with the
following conditions:
1 ~ Primary consideration in use and development of the property shall
be given to protection of Coal Creek Springs' water quality.
Development types, patterns and standards determined to pose a
substantial risk to the public water sourc.e shall not be allowed.
2~ The maximum number of dwelling units allowed should be
approximately 145. Dwelling units shall be loc"ated within portions
of the property where development poses the least risk of
c.ontamination for Coal Creek Springs. Lands upon \vhich any
level of development would have a high risk for c.ontaminating the
water supply shall not be developed, but would be retained as open
space. The development pattern shall provide for a logical
transition between areas designated for rural uses and those
designated for single family residential use.
3. All dwelling units shall be served by municipal water and sanitary
sewer service, and urban roads. If 53rd Street S.E. is the major
access to serve the Special Planning Area, the developer will be
responsible for developing the street to urban standards, from the
property oV\ners eastern property line that abuts 53rd Street, west
to the intersection of 53rd and Kersey Way.
4. Perc.olation type storm sewer disposal systems shall not be
permitted. All surface water drainage shall be conveyed to the
Stuck River via Bowman Creek or municipal stormwater facilities.
Treatment of stormwater shall occur prior to its discharge to any
surface water body, consistent with standard public works or other
requirements in general effect at the time of development.
I Page 14-20
Camp. Plan
Map
5. The site shall be zoned temporarily, at one unit per four acres, until
the Special Planning Area element is completed and the long-term
urban zoning determined.
Stuck River Road Special Planning Area: A portion of the Stuck River
Road Special Planning Area is currently the site of a large sand and gravel
mining operation. This area and other adjacent land comprising a total of
approximately 661 acres has been designated as a long term resource area
(mineral resource area), so development of the Special Area Plan for this
area should be a low priority as mining is expected to continue on this site
for as long as 30 years. The Stuck River Road Special Planning Area is
intended to ultimately be developed as a residential area, to include
supporting recreational and possibly limited commercial facilities as v/ell.
This approximately 560 acre area shall ultimately have approximately
2675 dwelling units, including a moderate amount of multiple family
units. The Plan element should be adopted taking into consideration the
period during which mining is expected and the intent of the ultimate
development of the area. A permit application has been accepted and is
currently being processed by the City with respect to the mining activity on
a portion (approximately 285 acres) of the mineral extraction operation.
The permit process should continue, however, any permit for mining in the
mineral resource area should be granted for the life of the resource, with
reviews conducted periodic.ally (ever five years) to determine whether
changes in the originally proposed mineral extraction operation have
arisen and give rise to the need for additional or revised permit conditions
to address the new impacts (if any) of any such changes. Any permit
applications for additional acreage within the mineral resource area shall
be processed by the City. Development of this area should not occur until
adequate public facilities are available to support the development
consistent with City concurrency policy.
The City recognizes the potential for expanding the Stuck River Road
Special Planning Area to include additional land east of Kersey Way and
north of the Covington-Chehalis power line easement, and will consider a
proposal by all affected property owners 9 If the area is expanded, the
number of non-multiple family, non-manufactured home .park dwellings
units may be inc.feased proportionate to the increase in acreage. Any such
proposal shall specifically apportion the types and quantities of
development to occur within each separate ownership~
.l'lorthcast ..4ubu,w.'I}q Special ..Dlan ~1,Mca: This spacial plan areJ. CO"'icrs the.
propcrt)r east of .L^:t..uburn '"llay North, \V~st of the Green River, south of
277th (52nd Street) and north of approximately 37th Street ]\lE. Se-veral
Page 14-211
Chapter 14
propert)r Q"vvners in this urea are interested in de"l/eloping a master plan
. ~"yhich 't:,,'/ill address, among other things, the follo'E"ving issues:
1 ~ I Street alignment and design
2. Storm drainage and other utility issues
3 ~ Lund use types and density
4 ~ Financing necessary' infrastructure improvements
5. The Port of Seattle's 1;"vetland mitigation proposal
Northeast Auburn Special Plan Area: The Northeast Auburn/Robertson
Properties Soecial Area Plan was adopted by Ordinance No. 6183 the
Spring of 2008. The plan was nrepared in fulfillment of polic.ies included
in the comprehensive plan for the area between Auburn Way North and
the Green River" south of 277th (52nd Street) and north of approximately
37th Street NE in the City of Auburn (Map 1442). The planning area was
narrowed to an area covering approximately 120 acres'! north of 45th Street
NE and between Auburn Way North and the existing I Street NE rhzht-of-
way. The Northeast Aubum/Robertson Properties Special Area Plan
focuses on proposed development of the Auburn Gateway pro;ect area.. a
6.0-acre group of properties owned or under consideration for purchase by
Robertson Properties Group'l owners of the Valley 6 Drive-in Theater. The
plan calls for a mix of office~ retaiL and multifamily development under a
new zoning designation (C-4~ Mixed Use Commercial) for the central
portion of this planning area" created to accommodate mixed use
development. The plan calls for phased development in coordination \vith
the provision of new roads.. stormwater and other utilities~ and flood
management measures.
Criteria for Designation: Additional Special Planning Areas should be
designated only through amendment of the Comprehensive Plan.
Appropriate Implementation: Plan elements establishing City policy
regarding the development of the Special Planning Areas shall be adopted
by amendment of the Comprehensive Plan, or shall be adopted concurrent
with adoption of the Comprehensive Plan~ Special Planning Area eleme.nts
shall be implemented in the same manner as other elements of the
Comprehensive Plan; that is, under the City's zoning and subdivision
ordinances, development standards and public facilities programs..
Plan Map
Policies
In some cases the general policies established by this Plan need further
articulation or clarification due to particular geographic concerns
associated with specific areas. In other cases, the application of the Plan's
I Page 14~22
Camp. Plan
Map
In frastructure
Related
Policies
general policies may be inappropriate for a specific area due to unique
circumstances, requiring that specific "exceptions'l to these general
policies be established~ This section identifies these specific areas and
establishes either supplemental policies or exceptions to the general
policy, as appropriate.
Pike Street
Area: North of 8th N.E., east of Harvey Road, and south of 22nd N .E.
Problem: This area is inadequately served by residential arterials. Further
intensification of use in this area would c.ompound this problem.
Policy III.A. No increase in density or other development which would
increase traffic demand in this area should be approved.
8th Street N.E.
Area: 8th Street N.E. between Auburn Way and M Street~
Problem: The Comprehensive Plan Map designates multiple family use
as the ultimate use in ac.cord with the Comprehensive Plan policies. While
8th Street is designated as a major arterial, it is not currently constructed to
that standard and is not able to support current traffic demand adequately.
The Plan designation would greatly increase traffic volumes. Water
service is also not sufficient to support multiple family density at the
present time.
Policy III.B. Implementation of the Plan designations should not occur
until 8th Street is constructed to the adequate arterial standard and water
service is upgraded. Up zones should not be granted from current zoning
until these systems are upgraded or guaranteed~
Auburn Way South, Auburn Black Diamond Road
Area: Auburn Way South in the vicinity of the Enumclaw Plateau; Area
between Auburn-Black Diamond Road and the Burlington Northern
Railroad.
Problem: This Plan does not fully represent the intensity of uses that
could ultimately be supported in these areas (in part due to the current
weakness of the City's infrastructure to support future growth). In spite of
Page 14-231
Chapter 14
this fact, the development intensity now planned will still need to be
coordinated with the nec.essary infrastructure to support that growth.
Particularly significant is the need to assess the ability of both Auburn
Way and Auburn-Black Diamond Road to support continued increases in
traffic volumes.
Policy III.C. The area between Auburn-Black Diamond Road and the
Burlington Northern Railroad tracks is designated as Rural by the Plan
Map. The primary reason for this Rural designation is the current lack of
urban facilitie.s necessary to support urban development. Major
development proposals shall be carefully assessed under SEP A to ensure
that the development can be supported by the available facilities. Once
property owners are able to demonstrate to the City that they can provide
urban services (municipal water and sewer service, urban roads and storm
water management) necessary to support the intensity of development
proposed within the entire area, the Plan designation and zoning for this
area should be changed to an urban residential or commercial
classification. The appropriate classification(s) shall be determined after a
review of the development proposal and the pertinent Comprehensive Plan
policies.
Transition Areas
15th Street Commercial Area
Area: Area served by 15th Street N.E. and N~W. between D Street N.E.
and B Street N.W.
Problem: The Plan Map designates the area immediately served by 15th
Street as commercial. Most of the rest of the area retains the industrial
designation of the previous Plan. Actual development of this area will
depend on market trends, and commercial use is as appropriate as light
industrial. Expansion of the area designated as heavy industrial would
conflict with the westward expansion of the commercial area from Auburn
Way.
Policy III.D. Additional appropriate commercial zoning in this area would
not be in conflict \vith this Plan~ Further heavy industrial zoning beyond
the area now designated would conflict with this Plan.
Area }./orth of West Main
Policy III.E. Deleted.
I Page 14-24
Camp. Plan
Map
East Main Street
Area: East Main Street between Auburn Way and M Street
Problem: A full range of commercial uses will seek to locate in this area.
Such uses could adversely affect adjacent residential amenities. Heavy
commercial strip zoning would be particularly detrimental, not only to
adjacent areas but also to the capacity of Main Street. Existing
c.ommercial uses have nonetheless been accommodated~
Policy III.F. Land use decisions shall seek to minimize any adverse impact
on adjacent residential uses. Existing commercial uses should be allowed
to continue as permitted uses. New development should be consistent
with the office/residential use designation.
M Street Residential
Area: Area along 9lMn Street S~E., south of East Main and north of
Highway 18.
Problem: This is a high quality viable residential area. Pressure will
continue for conversion to commercial uses. Once some conversion
occurs, the area vvill no longer be viable as a residential area.
Policy lILO. The City will resist conversion in this area from single.
family.
Golden Triangle
Area: Bordered on the north by Highway 18, on the south and west by
Auburn Way South, and on the east by Dogwood Street.
Problem: Auburn Way South provides a thoroughfare for thousands of
commuters each day. The "pass through" traffic represents thousands of
potential customers for the businesses in this area. The challenge is. to
create an area that encourages potential consumers to take the time to
patronize the businesses in this area~ either through stopping during their
commute or returning during leisure time hours~
Policy III~ G.l ~ Support opportunities for the development of commercial
clusters at 12th Street SE and Auburn Way South, Auburn Way South to M
Street SE south of 12 Street SE, and on the east side of 12th and M Street
SE. Capitalize on possible relocations of existing uses to develop
coordinated commercial cluster opportunities and on the development of
Les Gave Park to support adjacent commercial and high end residential
development.
A Street SE
Page 14-251
Chapter 14
Problems Related
to Existing Uses
Area: A Street SE corridor, extending from Highway 18 to the north to
the.city limits to the south, the BNSF rail lines/rail yard to the west and.D
Street SE (extended to the south) to the east.
Problem: A Street SE provides for a significant level of traffic that offers
the potential to attract customers to support existing and future business
. along this corridor~ Challenges include better definition of the transition
between residential neighborhoods and future .commercial development to
provide predictability for both neighborhood residents and commercial
uses, as well.as how to address historical uses such as mobile home parks
and industrial development along this corridor that occupy property that is
better suited for other uses.
Policy III. G.2. Define appropriate transition boundaries between
commercial and residential development in a manner that protects
residential uses while providing for economic development opportunities
along the corridor ~
Policy III. G.3. To ensure protection the of adjacent residential
neighborhood and residential uses located east of B Street SE between 8th
and 17th Streets SE from commercial development on the west side of B
Street SE, , special development standards shall be adopted~ The special
development standards could include requirements for increased building
and parking setbacks and/or landscape buffer treatment The standards
may_also include the implementation of traffic claming measures as
appropriate to reduce traffic impacts on the adjacent residential
neighborhood located east ofB Street SE between 8th and 17th Streets SE.
West Auburn
Area: South of West Main between the rail lines.
Problem: This is an older part of town developed in a pattern of
c.ommercial uses along Main Street and residential uses south to Highway
18. This area is in the Region Serving Area as designated in this Plan.
The homes in this area are typically older singer family homes that have
been converted to multi-family housing. Some may have historic
signific.ance. Preservation and restoration of the existing housing in this
area is a priority.
I Page 14-26
Camp. Plan
Map
Policy III.H. This area should be planned for local serving multiple family
uses even though it is in the Region Serving Area~
Western and Clay Streets
Area: Existing residential area north of West Main Street served by
Western and Clay Streets.
Problem: There is an established residential area in .the middle of a
designated industrial area. However, economic pressure, the desire to
promote a '~Green Zone" to complement the Auburn Environmental Park,
combined with adjacent development patterns will ultimately convert this
area to other uses.
Policy IIIJ. As long as this area remains viable as a residential area, City
policy will try to protect that use in assessing the impact of industrial
development of adjacent areas.
Airport Area
Area: Industrially designated area east of the Airport.
Problem: This area is highly suited for air related activities~ Other
industrial type uses are now located here.
Policy III.J. The City will encourage use in this area to take advantage of
its proximity to the Airport.
Page 14-271
ORDINANCE NO. 6183
EXHIBIT "e"
DRAFT SPECIAL AREA PLAN
Northeast Auburn/Robertson Properties
Auburn, Washington
Prepared for
City of Auburn
July 2004
Revised J one 2008
DRAFT SPECIAL AREA PLAN
Northeast Auburn/Robertson Properties
Auburn, Washington
Prepared for
City of Auburn
25 West Main Street
Auburn, Washington 98001-4998
Prepared by
Herrera Environmental Consultants, Inc.
2200 Sixth Avenue, Suite 1100
Seattle, Washington 98121
Telephone: 206/441-9080
July 2004
Revised December 2004
Revised June 11, 2008
Contents
1 . In tr 0 due t ion .. ~ . . . . . . . . . . ~ . . . . . . . ~ . . . . . . . . . . . . ~ . . ~ ~ . . ~ . . . . . . . ~ ~ ~ . . . . . . . . . . . . . . . . . . . . . . . . ., . . .
~ . . . . .. ~ . .. . . . . . . . ~ . ~ ~ . . . . . . . . . . . . . . . . + . . . . . .. . .. ~ 1
1 . 1 . Purpo se 0 f the S pee ial Area Plan ......................... ~ . t . ~ ~ . ~ . . . . . . . ~ . ~ . . . . . . . ~ . . . . . . . . . ~ . . . . . . ~ . . . . . . . . . . ~.. 1
1.2. Background/Study Area...~. ............ ... ............ ..... ~....... ~.... ..... ... .......... ........... ~.~......... ~.. ~.. 1
1 ~3. Relationship of Special Area Plan to Auburn Comprehensive Plan .....H...oo.......un..... 5
1 .4. Pub 1 i c P race ss ~ . . . . . . .. . . . .. . . . . . . . . .. . . . . . . . . . .. ... .. . . .. . . . ~. ~ ~ ~ . . . . . . . . . . . . .. . . . . . . .. . . ~ . . . . t . ~
~ . ~ . . . . . . . . . . .. . . . . . . . .. . . .. .. . . ~ . 5
2. Pol i c ie sand 0 bj ecti v es .. t . . ~.. ..... . . . . . ~."' ~" . . . .. . ~ . . ~.. .. . . . . . . ~. .... . .. .. . .. . . ~. ~. . . . ~. . ~.. .. .. . . . ... . ~:.; . . .
. . ...~;;.:~ ~. . . . . . ~ ~ . . ~.. .. . 6
~ ~... ..
2. 1 . 0 verall Vision ...... ~. ~ ~.. . . . . . ~..... . . . .. . . . .... .. . . . . . . .. ~ ~. ~. .' . . . ~. ~... .. . . . . . ~. ,: .i :~..~. ....:~ .... :9.."" ~.... . .. . .
. .~: . ...... .. · 6
2.2. Land Use..... ............ ~.......... .............. ............ ~.. ~....... ... ~....... ...~:i:.~..... +.~. ~,.:~.....~. .... ,:,t :.~:~.~,~..... ~...;...... ..~..... 6
2.3. Traffic and Circulation ...~~..........~...............u...H.....u~.....~f[Pt.,.~.......~~............. :;:..........10
2 . 4. S to rm w ate r Mana gem e n t ........... ~ . . . . . . . . . . . . . . . . . . . . . . . . . .. .. ~ . . . . . .:, :"~.. .. ,~,.~. ~^ 9,.~... . . . . . . . . . . . . . .. .
.. .. . . . . . . . . . ~ . . . . . . .. 16
2.5. Floodplain Management.u....................................u...... :" .... ~::'~'..........~}.~..........u.......... 17
2.6. Urban Design and Public Amenities ...............+It.................H~...:~~./:> ~...'..~.~....................18
3 . Imp 1 em e n t a ti 0 n . . ~ . . . . . . . . . . . . . . . . . . . . . .. . . . . . . . . . ~ ~ . ~ ~ . . . . . . . . . . . . . . . . . . . . .'.!! . . . . ~ . ~ ~ . . . . . . .
. ./":~.. . . . + . . . . . . . . . . . . . . . . . . . . . . . . . . . . 21
. .
.. ...
3.1. Establishment of a Plan for New Streets ~d Utilltte:s>.~~:~t.... It It. ~u II...... ....,... It. .....01. 11...21
,p ,.., .
3.2. Apportionment of Floodplain Compensation;,:~B.e :.ltS from the Port of Seattle
~:~: r~;;1?~n~~:~~:i:~.~~~~:~!i~:j~~~:~ ~:~~~~ :~~ ~::: ::::::::: :::: ::::::: ::: :::::::::::: ~~
4 ~ Refer en c e s ................................ ~ i~':~\':i;;~ti ~..'~. ~ .~. . ~ . . . . . . . ~ . . . . . . . . . . . . . . . . . . . . .. . . . . . . . . . . . . ~ . ~ . . . .
. . . . ~ . ~ .. . . . . . . . . . . . . . . . ~ . . . t . . .. .. 2 5
Figures
. .
. .
. .
.' :. -,", . ..J":.
Figure. 1. Vicinit~i}naP..:.pf''the planning area for the NE Auburn/Robertson Properties
Spec.ial:Area.."Plan in Auburn, Washington. ... .... t. t. ~~.."""". ............00......... u.... ~.... .......~...... 3
Figure 2. Aerialmap of the planning area for the NE AuburnJRobertson Properties
S pee i al Are a P I an. . . . . . . . . t . . . . . ~ . . . . ~ . . . . ~ .. ~ . . . . . . . . . . . . . . .. . . . . . . . . .. . . . . . . ~ . . . . . . . . . . .. "' ~ .. . . . ..
. ~ . ~. . . . . . . . . . . ~. ~ · · · · · · · · 4
Figure 3~ Proposed zoning for the NE AubumlRobertson Properties Special Area Plan. .............9
Figure 4. Road layout and c.lassifications under the Preferred Alternative for the NE
Au burn/Ro bertso n Properti e s Special Are a P Ian.. ~ ~. . .. . . . . . ... ~.. . . .. . ........ .' .. . . .. ~.. . . . ~ . .. . ... . .. . + . ~. 12
Special Area P/an-Norlheast Auburn/Robertson Properties
Northeast Auburn/Robertson Properties
Special Area Plan
1. Introd uction
1.1. Purpose of the Special Area Plan
The purpose of the Northeast AuburnlRobertson Properties Special Area Plan is to address the
issues identified in the City of Auburn Comprehensive Plan (Auburn 2007) for the ng.rthernmost
portion of the city, between Auburn Way North and the Green River, whi U::isxceKerred to as the
Northeast Auburn Special Plan Area (Figure 1). The Comprehensive Id.:, .:/:':~.~:fled land use,
transportation, stormwater, flooding, and development of the Port of.Seattl..fe,i\veiIa.pdli:tn1itigation
, .!. .f~ . . ,.... .,.
site as key elements to be addressed in the plan for this area~ This ,~H'e.ciar>area plan:;,presents
solutions for limitations that have previously discouraged developrh~l1fin this area and proposes
*actions that will both expedite development and protect against,~~ffve~,;~.~;::environmental impacts
due to development.
This Special Area Plan is intended to be implemented only ,.t,... m'" .. uDsequent approval of a
dev~elopment agreement pursuant to RCW 36. 70B.170w.21 O'''an .:.: anned action ordinance
pursuant to RCW 43.21C.031 and WAC 197-11-164, -168, arr'. -172~
1.2. Background/Study Area
The area identified in the Comprehe1l$l~l:"":':.:/J~ in~ludes several large tracts of land that are either
llndeveloped or in low-intensiJy uses.. P.ii()i~.to the adoption of the Northeast AuburnJRobertson
Properties Special Area:Pl:l1n~i:~z6ntng in the. .study area allowed multifamily residential
development in the:ruJrtheastern portion of the area and heavy commercial development in the
western portion Qf.the area. A f~W large parcels in the center of the area (the Valley 6 Drive~in
Theater) had Unclassified zoni~~, which allowed only low...density residential development and
was intended to.. be a temporaryF:!designation until appropriate zoning for the property was
established. . ~i:the area, there are few roads, limited drainage infrastructure, and several
wetlands, andijt::;!;.;,,;.,;;:~.;~}s subject to flooding. The area is also underserved by public utilities.
The area is adjac~n :to two principal arterials. The construction of a minor arterial through the
area (I Street NE) is planned; it will serve as an alternative north-south route and provide access
to properties in the area. Its potential for excellent vehicle access and its flat terrain make the
area well suited for commercial and multifamily development.
For this special area plan, the City established a "planning area" or study area of approximately
120 acres of land bordered by Auburn Way North, South 277th Street, 45th Street NE, and the
existing undeveloped right-of-way of I Street NE (Figure 2)~
The planning effort for the Northeast Auburn/Robertson Properties Special Area Plan was driven
largely by the desire of Robertson Properties Group (RPG), the largest property holder in the
planning area, to redevelop the Valley 6 Drive-in Theater complex and adjacent properties. RPG
dd ,:106I6-Jb, .\pec:ial urea plan.doc
June 11 t 2008
Herrera Environmental Consultants
Special Area Plan-Northeast Auburn/Robertson Properties
proposes to redevelop these properties (referred to hereafter as the Auburn Gateway project area)
with a mix of retail, office, and/or multifamily residential useSA The Auburn Gateway project
dd /10616-36, !pecial area pJal1.doc
Herrera Environmental Consultants
2
June 11, 2008
Special Area Plan-Northeast Aubum/Roberlson Properties
Figure 1. Vicinity map of the planning area for the NE Auburn/Robertson Properties
Special Area Plan in Auburn, Washington..
8.5x 11 b/w
dJ l06 I (J-3h, special area plcm.doc
June 11, 2008
3
Herrera Environmental Consultants
Special Area Plan-Northeast Auburn/Robertson Properlies
Figure 2. Aerial map of the planning area for the NE AuburnlRobertson Properties
Special Area Plan.
8.5xll b/w
Herrera Environmental Consultants
4
rid /I06J6-jh, .~pecial area pimuloc
June 11} 2008
Special Area Plan-Norlheast Auburn/Robertson Properties
area also includes three adjacent parcels (identified as the McKee property, Stein property, and
the southeast comer residence) that could be developed together with or separately from the RPG
properties. The Auburn Gateway project area includes a total of approximately 59.5 acres. The
boundaries of the planning area, the Auburn Gateway project area, and these three properties are
shown in Figure 2.
The special area plan is intended to allow flexibility for responding to market conditions within a
specified range of land uses. The plan would be implemented in multiple phases over
approximately 15 years.
2;..
1.3. Relationship of Special Area Plan to Auburn Comprehensjv.e.PJ.an..~.:.
..:::::" " ".." " ":
This Northeast Auburn/Robertson Properties Special Area Plan is a/~6mponent oni~e.:~ity of
A uburn Comprehensive Plan; therefore, the policies contained here~ are~:'policies oflthe'.
Comprehensive. Plan. ...
. The Northeast Auburn Special Plan Area identified in the Cornprehensl ;uuTan had different
boundaries from those of the planning area chosen for the . .e.9ial area r>,J . The planning area
for this plan was chosen for several reasons. Allofthe<.'-. ., .'. ..;Gat~way project area is included.
. ... . .d..
Because the Port of Seattle construction access prop,~rty i,.pcf< ,,11 undeveloped street right-of-
\vay (I Street NE) and because of a desire to examm~. al,temati e location for roads serving the
planning area~ the northern portion of this P : roiJerty:,.was included in the planning area.
The property east of the planning area./(J3ristol property, also know as River Sands) was omitted
at the o\V11ers' request. The Port of .Sei\tt!.~::i~etland mitigation site was left out of the planning
area for the Northeast Aubu.!wRJ~?,pertson ~:~Ri).erties Special Area Plan because the permitting
process for the Port's proJecti:;:;!...:.... ... pected.'lo proceed in advance of this planning process.
Permits for that p:~ject have b . sued with conditions that address concerns related to the
larger plannin.~tarea.
"::: <:~; ~
" "" "
. .
Properties.::s..9ij~~c,of the Port o.f:'Seattle wetland mitigation site were not examined in this planning
process becau;~;:e':1ittle is ~noWn about specific development plans for these properties~ As with
all adjacent pro.pt~l1iys,. the owners were contacted; however, they submitted no comments during
the planning process.::
1.4. Pu blic Process
The planning process for the Northeast Auburn/Robertson Properties Special Area Plan has
included public meetings and requests for public input at several stages~ Mailings were provided
to all owners and oc.cupants within the planning area and within 1,000 feet of the planning area.
Public meetings were held to explain the purpose of the planning process, to obtain input on the
environmental review of the proposal, and to obtain input on the alternatives under
consideration.
The special area plan is organized in two parts:
del :106/ti.3b, l/xdal area p/cm.doc
June 11, 2008
5
Herrera Environmental Consultants
Special Area Plan-Northeast Auburn/Roberlson Properlies
.
Policies and Objectives, which describes the overall vision for the
planning area and the policies that express the objectives of the special
area plan
.
Implementation, which desc.ribes the methods by which the special area
plan will be implemented.
2. Policies and Objectives
2,1. Overall Vision
The Northeast Auburn/Robertson Properties Special Area Plan provide.s::a.vls
mixed-use urban development in the largely undeveloped or underutilized.::.plann. ,~ea:near
South 277th Street and Auburn Way North. A wide range of uses ~ltq~;;possible in the planning
area but will likely include a large retail shopping center with the Pg:~~,~.~,bility of substantial office
and multifamily residential uses in the Auburn Gateway project area in: .>"... ~p.ter of the planning
area. Development in the Auburn Gateway project area will be guided' '.. :~-set of design
guidelines that will provide a cohesive and attractive app~!~~.ce for th~. area. Development east
and \vest of the Auburn Gateway project area will be ~acl1i~ted":..by .floodplain management
planning and the completion of new streets throug~,:.!.he ~~.anrii .: rea.
Ne\v roads will improve access to all parcels in the pI · area. I Street NE will extend from
South 277th Street to 45th Street NE and 499i Street Nt 'Ill extend from Auburn Way North to
the eastern edge of the planning area,J.m. ...L ving overall circulation in the area. New trails and
\valkways will provide a pedestrian-frio ~:..~ .tern of circulation that is linked to other
recreation resources.
. . ...
. . ...
Areas constraine~l::J.r)y..'flooding -Wi" ..'be made available for development by placing fill and
redirecting flood'waters to const:[,\lcted storage areas, while wetlands will generally remain
protected and enhanced. Storp~ater systems will be upgraded in accordance with the Auburn
C'omprehensiV:~::ugrainage F;lan (Auburn 2002a), and new projects will be designed to avoid
overloading thaf':is:ystem.Jlrifing major storms.
The special area plan inc-ludes five general topics: land use, traffic and circulation, storm water
management, floodplain management, and urban design and public amenities, each of which is
discussed in the following sections. Some of the policies listed below pertain to the entire
planning area, while others are intended to apply only within the Auburn Gateway project area.
2.2. Land Use
This Special Area Plan is intended to be implemented after subsequent approval of a
development agreement pursuant to RCW 36. 70B.170-21 0 and a planned action ordinance
pursuant to RCW 43.21C.031 and WAC 197-11-164, -168, and -172.
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2.2.1. Recommended Uses
After floodplains in the planning area have been filled and new roads and infrastructure have
been built, the area will be appropriate for both heavy commercial and multifamily residential
uses. The City of Auburn already has adequate land to accommodate the expected needs for
housing, and it has an adequate supply of apartments serving low- to moderate-income
households. In addition, residential development often does not generate as large a tax base as
commercial uses!! and it generates more demand for services than commercial development. For
these reasons, a mixture of land uses should be allowed, but there should be a preference for
commercial uses.
Policy NE-I
Policy NE-2
Policy NE-3
In order to provide flexibility to respond to market conditions,. ...
commercial and limited multifamily residential uses S1fi"~uld}b€" a,.9.inthe
Auburn Gateway project area in a new mixed-use c ,~rc'ial zone<(Efgure 3)~
Heavy commercial uses that can conflict with re.si ~ ,.velo<pment should not
be allowed in the new mixed-use commercial zon': , or .hould be allowed
only after conditional use permit approvaL The types of . es that can conflict
with residential uses include commercial..ac,~ivities \-'lith a high proportion of
outdoor activity, noise, and/or odorso:i' '.
.. ..
The development of commercial use:s .~thin: the Auburn Gateway project area are
favored over multifamily resJde.ntial U~$;~......'. .. esidential uses should only be
... ... -':' ...... ..~...
allowed when located in<:~,:-#"ldtistory Btii ding and the ground floor contains a
permitted use or combin~1~A}! of uses, other than parking.
.. ...
. .~. . ... . ..
2.2.2. Density and Limitsan.,'~ii'~yerall Deyelopment .
No change in the allowable deli~l:~XYof development within the planning area is plalUled except
\\rithin the Auburn .Gateway proj~'~l area. Within the Auburn Gateway project area office and
retail density would not be lim~t.ed except as a result of other development standards like parking,
building h~i.gI11,.. and setback~.. .:. Within the Auburn Gateway project area, overall development
limits for ihe:Jh.f.e primary::c.ategories of use should be as follows:
... .. . ....
. . . ..
. .. . . ..
.. ..
Policy NE-4 A ,>::.:".:..-tf~ll maximum of 1.6 million square feet of office space will be established
fot the Auburn Gateway project area planned action ordinance. If developed in
three-story buildings, this represents approximately 35 percent coverage of the lot
with office buildings. Office development of this density could also include
parking structures.
Policy NE-5 An overall maximum of 720,000 square feet of retail space will be established in
the Auburn Gateway project area planned action ordinance. If developed in one-
and two-story buildings, this represents approximately 35 percent coverage of the
lot with retail buildings.
Policy NE-6 Consistent with policies in the Auburn. Comprehensive Plan, the maximum
allowable density for residential uses should be 20 units per gross acre.
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Policy NE-7 No more than 500 dwelling units should be constructed in the Auburn Gateway
project area under the planned action ordinance~ Residential uses should only be
allowed when located in a multistory building and the ground floor contains a
permitted use or combination of uses, other than parking.
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Figure 3. Proposed zoning for the NE Auburn/Robertson Properties Special Area Plan.
8.5xll color for PDF, B/w for printed copy
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2.3. Traffic and Circulation
The planning area is adjacent to one of the busiest intersections in the Auburn (Auburn Way
North and South 277th Street). South 277th Street is a principal arterial that needs to be widened
to accommodate expected grovvth, and Auburn Way North is a heavily used principal arterial that
is one of the few north-south routes through Auburn. In addition to providing access to adj acent
properties, the circulation plan shown in Figure 4 will facilitate the development of a new north-
south through route eventually connecting I Street NE from Harvey Street NE to South 277th
Street. The streets shown in Figure 4 have been planned to accommodate the through traffic
expected as a result of future connections to arterials and the development of a~jacef.lt properties~
. ." .".:... ..::.::~ .:.: :::::::"
The timing and character of transportation improvements may need tob': . 'odil1""i:"to logifally
support a phased de"velopment of the land and/or conditions that may'"have change:at~!D~,~/the EIS
\vas prepared. Any such modifications will be evaluated by the Ci~&il~.d. recorded":irl$a~i>..
de\'elopment agreement, provided that any impacts of such modific,~ti Jl~ are equal to or less
than those impacts disclosed in the Draft and Final NE Auburn.lR~oe .~.>.!:)i'..Properties Special
Area Plan EIS or subsequent or subsequent environmental review. \i;:::<,,:.:......
2.3.1. South 27th Street
Completion of the previously planned road-widenil}.g pn?jed' . uth 27th Street is critical for
the success of the Northeast AubumlRobertso~..Properties Special Area Plan~ This principal
arterial has been envisioned to include at le(;\sflwo westbound and three eastbound through lanes,
and auxiliary lanes for local maneuvering ~h~re necessary. The Northeast Auburn/Robertson
Properties Special Area Plan has helpe4'ixefine the design of South 277th Street, including the
following policies:
Policy NE-8 The (,:ity may ift?'P!~fuent restrictions on access to South 277m Street as part of its
ong.oing access rl).atfagement of that corridor.
Policy NE. -9. Widening of S,::;/:. ,:' 277th Street tlrrough the planning area should occur primarily
..... on the south sitle of the existing South 277th Street roadway~
Policy NE-l 0 Sou-tl\:'277th Street should be developed to include two lanes of westbound and
thre.c.' lanes of eastbound through traffic through the planning area.
Policy NE-Il Only one traffic signal should be constructed on South 277th Street between
Auburn Way North and the Green River Bridge, and that signal should be at I
Street NE~
Policy NE-12 Left turns to and from South 277th Street should be permitted only at I Street NE
and at Auburn Way North.
Policy NE-13 A double left-turn lane should be provided from South 277th Street to I Street NE.
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Policy NE-14 The trail on the south side of the road should be separated from the street by at
least 5 feet of landscape strip with street trees and it should be a 12-foot-wide
paved trail connecting Auburn Way North to the pedestrian bridge over the Green
River.
2.3.2. I Street NE
I Street NE is critically important for access to and visibility for the commercial development
expected in the Auburn Gateway project area. In aligning and designing I Street NE as shown in
Figure 4, priority has been given to the following criteria in the following order:
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Figure 4. Road layout and classifications under the Preferred Alternative for the NE
Auburn/Robertson Properties Special Area Plan.
81/2 x 11 b/w
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1. Ensure adequate capacity and signal spacing so that South 277th Street
performs well as a principal arterial.
2. Ensure that I Street NE functions well as a minor north-south arterial from
South 277th Street to Harvey Street NE~
3. Ensure commercial access to the area south of South 277th Street
4~ Allow for access to I Street NE from residentially zoned properties
adjacent to the I Street NE corridor~
.);(.!i!~!>'~;;'~'.. .
5~ Ensure that, if development of the Auburn Gateway PldJect are ..\'k~rR,eeds
before I Street NE is completed from Harvey Street .'" t9,Sbuth 1~;~;";;;",
Street, the streets connecting to I Street NE will pr .: deqriate access
to and from Auburn Way North.
Polic.y NE-15 I Street NE should be developed in the location shown in Figure 4, so that it
connects to South 277th Street at approximately<:the s~me :location as the existing
G Street NE right-of-way. The G St~~et NJ?rigIlt~o.ILway should be incorporated
into the I Street NE right-of-way, aI},~r an,{"right~of-way property not required for
development of I Street NE coul.d bt~~':'v.a~~a~~~.t
;:::::.:;:":::J .
. ; :.t=:- ~~ -:
....... . . .... .
.... . "..
Policy NE-16 The new I Street NE shqJJ~d:~.be developed as a minor arterial meeting City
standards with a minimu1l1>.of five lanes, including two lanes in each direction plus
a left-turn lane where app:t~f"; .Je;;
- .
........ .
... . .
. ........ . .
.. . .. .
.. .
Policy NE-17 The illf~t~~ctioit;9f~;;Street NE and South 27ih Street should be signalized in the
first phase of dev~ ..:. .pment in the Auburn Gateway project area.
Policy NE.~18< The intersections at I Street NE and 49th Street NE and at I Street NE and 45th
. Street NE should be signalized as soon as the intersections meet traffic signal
warrants~:
Policy NE-19 Ph:...s.ed development of I Street NE may be permitted, provided that, at a
minimum, I Street NE is completed from South 277th Street to 49th Street NE in
the first phase of development of the Auburn Gateway project area. With earlier
construction of road segments, full development of the road, i.e~, drainage, curbs,
gutters, plantings, sidewalks, etc. should be c.ompleted to reduce/avoid future
disturbance of traffic flow.
Policy NE-20Consider vacating portions of the existing I Street NE right-of-way on the 34-acre
Port of Seattle construction access property in trade for new right-of-way in the I
Street NE alignment shown in Figure 4 and for right-of-way crossing the Port's
property from east to west and connecting to the extension of 49th Street NE~
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2.3.3. Auburn Way North
Auburn Way North is a regionally important arterial and an important commercial corridor. This
corridor carries a high volume of traffic; therefore, modification to the corridor should be
designed to improve the flow of traffic. New signals are anticipated in at least two locations on
Auburn Way North, at 45th Street NE and at 49th Street NE. In addition, a major driveway to the
Auburn Gateway project area will be located between these two intersections and may be
signalized at some stage in the future.
Policy NE-21 New signalized intersections on Auburn Way North at 45th Street NE,.,and at the
new driveway to the Auburn Gateway project area should b.~i;i:al. .ed. only when
traffic signal warrants are met and after it is demonstra~.ed tnat ". .. :ditional
signal or signals will not have a noticeable adverse a~fect o.~ ,: ':~.. of service at
the intersection of Auburn Way North and South 277th Stre'et or the ~uburn Way
North corridor.
Policy NE-22 The intersection at 49th Street NE and Auburn Way North sl"l0t11d be signalized in
the first phase of development, regardless 9;~~ignal warr~ts, in order to
encourage the use of this alternative rogte.. . ...
Policy NE-23 D Street NE should be closed at the:.existfng i ,. ersection with Auburn Way North
because of the poor intersectio-p:geom~~...,..>!;:..:. the proximity of other access points
that are safer. . \tY~l\ ); ,.,.,.
Policy NE-24 The City may impleme.rit:::Q:~h~r re.~trictions on access to Auburn Way North as
part of its ongqing::i;tpanage" '........ of that corridor.
. . :.~/~~
2.3.4. D Street NE
o Street NE is .an existing collector street that is not developed to City standards. It is important
for local acce~~ to abutting commercially zoned propertie.s.
. ... .
Policy NE-25~1;'~)lb~,J71":Way North, D Street NE should be closed and south of 49th Street NE
it should become a local access road. If desired, this road could be vacated south
of4.9th Street NE, provided adequate access to adjacent properties and easements
for utilities can be maintained or relocated.
Policy NE-26 D Street NE should be widened north of 49th Street NE and improved to City
standards for collector arterials unless D Street NE is vacated.
Polic.y NE-27 Access to South 277th Street from D Street NE should be limited to right-in/right-
out only to reduce conflicts with growing traffic volumes at South 277th Street and
Auburn Way North even ifD Street NE is vacated and replaced by a private
access point.
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Policy NE-28 The sidewalk on the east side of the D Street NE should be separated from the
street by at least 5 feet of landscape strip with street trees, and it should be at least
an 8-foot-wide paved trail connecting to the trail at South 277tb Street A non-
motorized trail easement should be maintained through this area in the event D
Street NE is vacated~
2..3.5. 45th Street NE
Forty-fifth Street NE is a collector arterial that provides access to both commercial and
multifamily residential properties and has recently been improved to City standards4 It will also
provide access to the south side of the Auburn Gateway project area and t91.S. ...~.~~":'NE. It will
likely become a significant short-cut for avoiding the intersection of SotitH;.27,:.:. ...:::.:. ...eet an~
Auburn Way North once I Street NE is developed and the intersections ar~:.sign.~t+:~>~4:....:.... ...
. ..
~..
Policy NE-29 Forty-fifth Street NE should be extended to I Street .NE.,<)~Then the portion of the
Auburn Gateway project area south of 49th Street,~ i.. ,.lop,e.d.
Policy NE-30The intersections on 45th Street NE should ~.~..:.i,.,/ .proved as,., , . .uarranted by increases
.......,..,. . d-
in traffic, including eventual signalizati9n..at;:~u Way North and at I Street
NE~ ..,..,-....
2.3.6. 49'h Street NE
. . . .... ..
. ..... ..
... .. . .: .... .
..... : ...:::":"
As shown in Figure 4, this road will become. an impoii:ant connection between Auburn Way
North, I Street NE, and the propertieseast~'ofthe planning area~ It also provides a connection
across Auburn Way North to B Street ~:~
." .:~C~0
~ . . .. ..
Policy NE-31 Forty~":.~il1fh Stre.et--.N:E should be developed as a collector arterial. The existing
49th.:"Street NE rq~.Qway between Auburn Way North and D Street NE. should be
widened to meett)~lty standards.
Policy NE232 The designgf49th Street NE should be flexible to encourage maximum utilization
of the p~operties abutting the street but should ensure an adequate connection for
pedestrrans and bicycles as well as for vehicles.
Policy NE-33 Use of 49th Street NE should be encouraged as an alternative route between South
277th Street and Auburn Way North by the installation of a signal at 49th Street
NE and Auburn Way North~ This will improve traffic flow and provide greater
visibility for the commercial properties in the planning area.
Policy NE-34 Either a roundabout or a traffic signal shall be installed at the_ intersection of I
Street NE and 49th Street NE when signal warrants are met~
Policy NE-35 East of I Street NE, 49th Street NE should be extended to the eastern edge of the
Auburn Gateway project area as shown in Figure 4. This will allow an eventual
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connection to the properties east of the Auburn Gateway project area and an
adequate replacement for the current alignment of the I Street NE right-of-way~
2.3. 7. PedestrianINonmotorized Circulation
The planning area is served by a new pedestrian bridge to the east, which connects to
recreational trails along the Green River~ The plan envisions building on this connection and
developing a trail network in the planning area that will facilitate pedestrian/nonmotorized
movement with minimal conflict with vehicle traffic.
Policy NE-36 A master plan for a pedestrianlnomnotorized network sho4~19!:::b~,i:::9~~veloped by
each property owner before the construction of the first,ph.a.se gI?ijl~..Aubum
Gateway project. This should be consistent with the;;pblici~s listed he;; .';a in the
section Urban Design and Public Amenities. ~"n'.:.. .-:::-/.
~H~~.::
Policy NE-37 Urban trails should parallel South 277th Street andn!;S..,~.;~,j,N~Jo provide a major
route for movement.
. ...... .
..... . .
......:. ... ",. ..
Polic.y NE-38 All streets in the planning area should b.e d:~! :....:...011ed yvith sidewalks built to City
standards or a functional equivalent ifit re,Ptes t* an improved design.
(;,
... .. /.
Policy NE-39 Major destinations such as st9~yS, otfi9.eul?uildlngs, residential developments, open
space, recreation areas, and.parking fa~i~:ities within the Auburn Gateway project
area should be connecte.~ to..the public pedestrian/nonmotorized circulation
network in a coordin~ted;)n~er. ...
Policy NE-40The pede~.trian/noIith.'otoriz~,sl~irculation network should include amenities such as
benches, landscaping, and."interpretive materials to enhance the quality of the
eXJlerience and encourage use by a wide range of citizens.
. . . .
2.4. St(lr.rirwater Manag.e'rnent
. . .. .: ~ .
": "..: :": . ~: .;:-:-::;:.. . .
. . . ... .: . .
2.4.1. Storm.willet.Detention and Treatment
Storm water detention and treatment is required by the Auburn City Code for all new
development. In order to ensure that new stormwater systems function adequately, several
specific policies should be followed for development throughout the planning area~
Policy NE-41 Stormwater drainage, detention, and treatment for public property, including
public streets, should generally be provided within the public right-of-way or on
other public parcels. Stormwater facilit.ies for public infrastructure may be
located on private property consistent with City policies regarding liability for and
maintenance of such facilities.
Policy NE-42 Stormwater detention and treatment for portions of the planning area that will
remain private should be provided on the development site~
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Policy NE-43 Stonnwater detention and flow control designs should address the 1 aD-year storm
event and flood conditions in the public storm conveyance system~
2.4.2.. Extension of Public Stormwater Conveyance System
Policy NE-44 The storm sewer along D Street NE should be upgraded in accordance with the
City of Auburn Comprehensive Drainage Plan (Auburn 2002a)~
Policy NE-45 The development of1 Street NE should be designed to accommodate future.
improvement of the stormwater conveyance east of the Auburn Gateway project
area, in accordance with the City of Auburn Comprehensive Drainage Plan
(Auburn 2002a).
2.5. Floodplain Management
The planning area encompasses substantial areas that have been. .: .u:'~~ being within the 100-
year floodplain. City policy does not allow filling of floodplain areas.. ' ti equal volume of
functionally equivalent floodplain is provided in compensation. The Po. ... Seattle has received
permits and has developed a wetland mitigation site sO\J.ful~."X'!!+. ,.east ~pf the planning area that
includes approximately 66.2 acre-feet of floodplain c.apacity ..- .qan be used to compensate for
fill to be placed in other areas south of South 277thStree~~"'an . f'of 80th Avenue South (located
\vest of Auburn Way North) (Parametrix 2007). The ./:' oject included construction of a
conveyance channel from the mitigation site. north to,.; 277th Street to hydrologically
connect the floodplain to the proposed floo:dplain storage. The existing channel along South
27ih Street is not large enough to cOlJ.t~ipand convey expected flood water flows, and will need
to be widened. Filling necessary fot:.'.roa<l ::.:' '!< . - ing or other development adj acent to South
277th Street must be desig.n~~:l..~(-1 preserve .'. ydrological connection between the Port of
Seattle \vetland mitigation site .apd.:the floodplain in order for that c.onveyance channel to be
effective.
/;'"
2.5.1. Port.oJ.Seattle Wetland.Mitigation Site and Floodplain Compensation
Construction:.6f:tl1e Port of Seattle wetland mitigation site was completed in the Fall of 2006.
Full establishme*l}~l,~.,!tl1e plant community continued into 2007 and performance monitoring will
extend for additidnal>years. The project included the construction of a floodwater conveyance
c.hannel across the Port of Seattle construction access property (Figure 2). This conveyance
extends to the south side of South 277th Street but does not reach the twin culverts under South
277th Street that are designed to carry floodwaters below the road.
Policy NE.-46 The floodwater conveyance channel must be hydrologically connected from the
twin culverts under South 277th Street to the floodplain compensation area on the
Port's wetland mitigation site before the compensation will be functional. The
hydrologic connection should be completed as part of the widening of South 277th
Street. If the hydrologic connection is needed to serve development that occurs
before construction of the road, the right-of-way needs for road construction
should be taken into account
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2.5.2. Phasing of Development and Floodplain Compensation
The volume of floodplain compensation to be provided on the Port's wetland mitigation site is
approximately 66.2 acre-feet This is considered live storage and does not include areas that are
anticipated to be open water. The total volume of floodplain capacity that is occupied by the
lOO-vear flood has been estimated at 42.1 acre-feet for all areas south of South 277th Street and
east ~f 80th Avenue South (located west of Auburn Way North) (Parametrix 2007). As such, the
Port of Seattle wetland mitigation site will compensate for the filling of all areas of the
floodplain, and the compensation provided by the Port's. project is not anticipated to have to be
apportioned. Apportioning may be necessitated by future changes in the floodplain "bY FEMAt
..!, ..i.V..
Policy NE-47 The first priority for floodplain compensation should b;e
compensate for the construction of public infrastructlJfe~ F.1l11:;:"co.;.:
should be provided for all floodplain filling that is r~ql1.ir.. d. to cons. . .:oads,
public storm water facilities, and other public facilitl:e~r:i~ the planning area.
Policy NE-48 All compensation available after accounting for comperl's:atioil for public
infrastructure must be apportioned to indivjgH~l properti~s based on the volume of
floodplain that occurs on each property a.. :.:.p:e'~:c:~nt~ge of the entire floodplain
volume south of South 277th Street and. west o:f:z\ub:um Wa North.
Policy NE-49 Any areas of floodplain filling<tl1at ca1vf.. . ::"::~:'compensated for by the Port of
Seattle wetland mitigation site -must be:u:"~.. .. pensated for on an individual basis in
accordance with City p, ic..i.es.
.:<:;......
. ",". .
. ... .... .~ . .
2.6. Urban Designa~~;:;;: ; Jic~:;~men;ftie~;
Urban design can b~::!!a lmpo.. ap.mtool in achieving goals for land use and development. The
Northeast Aubu.g1fRobertson Prop'erties Special Area Plan provides an opportunity to achieve a
high degree o.:f::a.esign quality.
. ..
Robertson Pr~QP,~rties Group.lias helped to develop and has committed to adhere to the Auburn
Gateway Design':.G;tli.d~Jiries, which are more stringent than those required by zoning. In order to
achieve a consiste.nta.n.d cohesive urban design character, the following policies describe the
objectives of the Auburn Gateway Design Guidelines, and would apply throughout the planning
area. The guidelines are
2.6.1. Urban Design Site Planning, Building Characteristics, and Land Uses
Policy NE-50 Site planning and building massing should be conducive to a retail/commercial
focus and visual character, and comfortable human...scale environments should be
incorporated within all land uses in the planning area.
Policy NE-51 A visually friendly frontage with "street appeal" for passersby on major streets
(South 277th Street, D Street NE, I Street NE, 49th Street NE, and Auburn Way
North) should be developed.
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Policy NE-52 Building and/or landscape forms should be articulated as focal points, and major
site entrance points should be framed.
Policy NE-53 The landscape design should include themes that unify the site character across
multiple phases of development.
Policy NE-54 Landscape plantings should be used to reduce the visual impact of open parking
areas and loading, service, and storage functions.
Policy NEw-55 Multifamily development should be of high-quality design, ~rea ,e a.i:~ense of
community, and include active- and passive-use open SR .p , .ate foruse.by
all age groups.
2.6.2. Transportation Infrastructure illll!;
Policy NE..56 Develop a clear hierarchy of road systems that prQgf:. .. ..<?~,.}najor public
thoroughfares to intimate pedestrian-scale roads to inte ::o'a'as serving parking
areas and site use.s~ This system must be cQ~stent with .' e road configuration
shown in Figure 4.
Policy NE-57 Provide for bus zones and pedestriarF:anq':'bicy y e travel in a safe manner~
Policy NE-58 Satisfy access requirements. for solid waste handling, utility, police, fire, and
emergency persolll1eL
2.6.3. Project Area Boun,dary and Entry.~~-rlits
.. -:.. '......: ~ .'~~ : . ~,...:.. ,.../..... 0~/
Policy NE-59 Esta91isli":!a:.;cle~t"i:~t:<:.nse of,place" that defines the distinct character of the Auburn
q.~te'\.vay project ?d;' .a through a unified approach to boundary and entry design~
Policy NE-60 Clearly signify major entrance points to the Auburn Gateway project area and to
subareas within the project area by means of features such as prominent
architectural or artistic landmarks.
Policy NE-61 Define differenc.es in land u~es within the Auburn Gateway project area~
Policy NE-62 Develop hierarchies of spaces from public to private spaces to delineate areas of
ownership and responsibility.
Policy NE-63 Protect property values and unify the Auburn Gateway project area by means of a
consistent landscape theme~
Policy NE-64 Screen unsightly views from public areas by a combination of walls, landscape
planting, screening and/or use of building massing~
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Policy NE-65 Identify an interconnected system of bicycle and pedestrian pathways around the
perimeter of the Auburn Gateway project area, linking to natural areas and the
regional trail system.
2.6.4. Parking Areas
Policy NE-66 Design parking areas to maximize their navigability by pedestrian and vehicles
and minimize their visual and ecological impacts.
Policy NE-67 Provide adequate efficient onsite parking in locations convenient to d~stinations~
0>.
Policy NE-69 Use crime prevention through environmental desig
reduce fear of crime and ensure user safety.
Policy NE-68 Ensure pedestrian safety by providing ample walkways ",lrr~il~~"';arated from
parking and travel lanes.
2~6.5. PedestrianINonmotorized Circulation Network
Policy NE- 70 Create a cohesive and continuous net~Gtk 9f.::.",,<>q<.
facilities in the Auburn Gateway pr ..'~ct !:ea
)~ an/nonmotorized circulation
cinity~
.. .. .
... ~ . . ..... . .
. ... . .. ....
Po liey NE- 71 Create a pedestrian environme"llf; in w~i9Pittt:!::rs easy, safe, convenient, and
comfortable to walk bet~.~~h businesses.~:'.to transit stops, across streets, and
through parking lots~ .. .';.:<'?~<
. ~ . . . ~ ~ .:.: ": .:." : ,.
Policy NE-72 Encoura~,~,,':~~!,i:.us.~ ofnonm.()torized transportation to and within the Auburn
Gate\Vay:j1fojeet-~ea by providing facilities that are adequately sized, well-built,
well-.maintained, :fmd connected to existing or planned pedestrianlnonmotorized
. circulation facilities in the vicinity.
2.6. 6. Sit~:~l!~ling,
. ....... .
Policy NE.. 73. ..i:.::~::P~~i~..'pedestrian safety by providing adequate lighting on pedestrian routes~
Policy NE-74 ~iilimize the negative effects of onsite and offsite glare.
Policy NE-75 Provide energy-efficient lighting.
2~6. 7. Natural Amenities and Recreation Areas
Policy NE-76 Provide habitat preservation, enhancement and opportunities for human
enjoyment of wildlife.
Policy NE-77 Wetlands that contain low-functions and values as evidenced by limited size and
isolation from hydrological systems, may be considered by the city for
development and displacement in conjunction with specific environmental
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review, appropriate mitigation and permitting from the city and applicable outside
agencIes.
Policy NE-78 Provide attractive options for integrating wet ponds, stormwater treatment
facilities, and detention ponds as an amenity to the land uses in the project area.
Policy NE-79 Reduce downstream floodwater volumes from runoff~
Policy NE-80 Enhance property values by incorporating sustainable water management
practices~
2.6.8. Sitewide Signage and Graphics,{;""'",
Policy NE-81 Enrich the experience of visitors and customers by prbvip.i:ng direct
information in a visually pleasing way that and preve.',../: ,,:.,onfusion~
Policy NE..82 Provide clear and legible site directions and signage for c~~~omers, bus
passengers, and visitors~
Policy NE-83 Define the character of the Auburn GatewflY pro~e.9t area as a distinct entity for
instant roadside recognition and str~~t al,?pea~;i.;;" attract customers.
.. . .........
. ... ......
. . .. ........
: . ":.. :: .":
.".. ... .."::: "..::.:" ".-::":--
Policy NE-84 Use creative designs and dqra' ""le, reSOt~r~h~~!:'efficient materials.
., . :'. ,.,.\
Policy NE-85 Minimize the adverse irrip~;9t~..of..~igns, such as visual clutter and glare~ through
the develop,111~}1.11::of a maste::m~;sign.age plan to be adhered to throughout the
developm.ertt~>~' ;.';:~::""~uburn~"Gateway project area~
.:.:;.:
.....~~.
3. Implementation
3.1. Esta'blishment of a Plan for New Streets and Utilities
3.1.1. Public Streets. ::.
Public streets in the planning area will be developed according to the conceptual plan shown in
Figure 4. Final/requirements for lane configuration and geometry of intersections will be
developed by the City Engineer. Improvements will consist of the following:
· Widening of South 277th Street adjacent the Auburn Gateway project area
· Widening ofD Street NE on the east side of the existing roadway, from
49th Street NE to South 277th Street
· Closure of D Street NE at Auburn Way North and construction of a cul-
de-sac (unless this street is vacated)
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Construction of I Street NE from South 277th Street to 45th Street NE
.
Construction of 49th Street NE from D Street NE. to the eastern edge of the
Auburn Gateway project area
.
Construction of 45th Street NE from the existing eastern end of the street
to the new alignment of I Street NE~
.
Widening of South 277th Street adjacent to properties other than those in
the Auburn Gateway project area
.
:" ". ~. :"": ~~::~?:.=: . : .. .
Widening ofD Street NE on the west side of the existing roadway, from
49th Street NE to South 277th Street (unless this street. is vacated) :. ::;:/!i:;;:~
. .. ...
.
Widening of 49th Street NE from D Street NE to AubUrrji:uM{ay N9rth
.
th .....u
Construction of 49 Street NE from the eastern edge of the::"..' uburn
Gateway project area to the eastern edge<qf.~. ...;.'.\. ort of Seattle construction
access property .;:~
· Construction of I Street NE south of":45th;;.Stre.et NE~
3.1.2. Puhlic Utilities
Stormwater conveyance systems in th.e...af~~;.~ill;be upgraded as streets are developed in the
planning area~ SpecificallY,/~)VQ::;~elements'> ..:.<u e City of Auburn Comprehensive Drainage Plan
(Auburn 2002a) will be:.:..imple~~Il~~d as fgllows:
.
... . ...
. .. .. ..
... . . ...
.. . ......
... .. ... .......
. . .....
.. ... ....
..,;.:.%.he storm sewer:!!:~.Iong D Street NE will be upgraded by the developer of
. ::m'the Auburn Gate.way project area as part of the required street
. .
.. ..
. i..i"improvements.::6n D Street NE. The improvements will be in accordance
.. .vvith projectVl as described in the City of Auburn Comprehensive
D~~l!Jf!ge Plan (Auburn 2002a).
..~:n%+,;:;.
.JY. ~f1'
With the future construction of I Street NE future improvement of the
storm water conveyance east of the Auburn Gateway project area will be
acc.ommodated in accordance with projects V5 and V6 as described in the
City of Auburn Compr:ehensive Drainage Plan~ This could include either
replacing the existing drainage ditch with a pipe of appropriate size to
convey future flows or widening the ditch and keeping it on the ground
surface adjacent to I Street NE, as described in the Comprehensive
Drainage Plan. This improvement will be constructed by the City
(dependant on available funding) or adjacent property owners as
development occurs.
.
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3.2. Apportionment of Floodplain Compensation Benefits from the Port of Seattle
Wetland Mitigation Site
The total volume of flood capacity during a 100...year flood has been estimated to be 42.1 acre-
feet in the area south off South 277th Street and east of 80th Avenue South (west of Auburn Way
North) (Parametrix 2007). The Port of Seattle wetland mitigation site will provide 66.2 acre-
feet of new flood storage capacity during a 100-year flood event (Parametrix 2007). Therefore,
the compensation provided by the Port's wetland mitigation site will compensate for the filling
of all floodplain areas. Apportioning may be necessitated by future changes in the floodplain by
FEMA. If necessitated, floodplain compensation benefits from the Port's wetland mitigation site
will be apportioned to all properties south of South 277th Street and east of." . 'u ,...; ay North,
using the following approach:
1. Once the public street configuration is finalized for'!I: <".
compensation will be allocate.d for fill required for ~:."".../.>i:::;:~:~t areas and any
other fill necessary for public infrastructure, such .as .sid.ew~IJ(s.:F\nd
storm water detention facilities associated with public streetsi~~~(/'.
2. After deducting the flood storage volu1pe.tha~.Will be"filled for public
infrastructure, the remaining flood stqf'ag~),Siblithof South 27ih Street and
east of Auburn Way North will be c:gl1p:a:red With the remaining
compensatory flood storage capacity . ... <'e Port's wetland mitigation
site to establish a ratio ofcompensatid' ,. ailable to each property owner.
(For exam~le, ifthere~~'i,~tO[~ge for 30 acre-feet offloodw~ter south of
South 277t Street al1d.2. ... ore-fe:~.t of compensatory capacIty from the
Port's project remain, the r ..>>.,.0... "ould be 90 percent).
. . :.;i
~. .~.. ~~ .~~:..
3. As each applicatibri.:.for private development is made, the project will be
. ..:able to utilize flo.od capacity compensation at the ratio of compensation
.., .,. established by ~tep 2. Any remainder would be the respon.sibility of the
. individual d~1elopment and would have to be provided on the site in
. j~9'sprdan2e\Vith City policies and regulations.
3.3. Creation of.Ne,v Land Use District (Currently Termed C4)
3.3.1. Purpose. of tI,e C4 Mixed-Use Commercial District
The intent and objective of the C4 district classification and its application is to provide for a
pedestrian-oriented mix of retail, office, and multifamily residential uses. This classification is
intended to provide flexibility in design and a combination of uses that is responsive to market
demands.
This Special Area Plan is intended to be implemented only through subsequent approval of a
de\'elopment agreement pursuant to RCW 36. 70B.170-21 0 and a planned action ordinance
pursuant to RCW 43.21 C.03! and WAC 197-11-164, -168, and -172.
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3.3.2. Locational Criteria
The new mixed-use commercial district should be applied to the Auburn Gateway project area as
shown in Figure 3. This group of properties is composed of large enough parcels to
accommodate multifamily residential development that includes buffers for adjacent roads and
commercial areas and/or a wide range of commercial uses. Properties closer to the intersection
of South 277th Street and Auburn Way North may also be suitable for this zoning designation.
3.3.3. Specific Use and Development Standards
The uses enumerated for this zoning classification constitute a mix that accommo~.~tes
multifamily residential, retail, and office uses anticipated through a coord~.nate.g.t::$.ite-specific
planning process~ In order to achieve a quality of environment that is:condu,?iiiuu'': ::"YIis mJx of
.:." .. : ~:-:xX':.. N/:
uses, certain heavy commercial uses that are permitted in other commercial class " lP' .,~,u .~.9f{s are
not permitted in this district because of the potential for conflicts wlth..xesidential us: .
The C4 district will allow most of the uses allowed in the C3 district"'~li~the exception of free-
standing gas stations, light manufacturing, automobile sales, and similar'llses that could have
adverse affects on residential uses if constructed in clos~: Pt~~imity. Unlike the C3 district,
:::=-..:::-:"::;::" ~ :":..:.::". :. ..~,/' ..
multifamily uses will be permitted outright in the C4"prs'tri"ct:~u:.:;.:..
., fi. 1~U
Development standards for commercial uses it.l. the::::!c;:4.d'istrict are the same as those for
commercial uses in the C3 district, except t.!1f~fthey .5".'0:,.(. u'clude several standards for gasoline
stations that are accessory to another use~ ~imilar to t se in the C2 district. Development
standards for multifamily development in. the C4 district will generally be the same as those for
the R4 district. In order to be consistent With the. Comprehensive plan policy regarding
multifamily density, a density. limit of onellllit per 2,000 square feet of lot area will be required,
\vhich would result in approximately 20 uriits per acre.
...~~.
. :.... ~. <<"": .:
3.4. Adoption of the Plann~<<a~;;/Action Ordinance
..%{~.
3.4.1. Pu,:/]",~sef!the Planned Action Ordinance
The adoptiori"" 6f.a;!!j:l~.~~:~d;.action ordinance will allow the City to define specific actions that can
be taken witholitJ}~:i"th.er environmental review. The environmental review process for this
special area plan was combined with the preparation of an EIS for the Auburn Gateway project
area. By means of the EIS, the City was able to identify measures for mitigating any potentially
significant environmental impacts, the Auburn Gateway project can be designated as a planned
action consistent with state law (Revised Code of Washington, Chapter 43.21C, Section 031)~
The purpose of adopting a planned action ordinance is to establish both the range of actions and
the types of mitigation measures that will be required for those actions, and to establish a
timeframe within which the. planne.d action must be completed. Designation as a planned action
will streamline and expedite the review process for land use permits for the Auburn Gateway
project by relying on a completed and existing detailed environmental analysis for the project
area.
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3.4.2. Thresholds for Review under the Planned Action
Thresholds will be established for the planned action defining the types of land uses that will be
permitted and the quantity of each, the total number of peak-hour primary vehicle trips that could
be generated by the project, the types and locations of modifications that could be made to major
regional arterials, the amount of excavation and filling. that can take place in the project area, the
amount of impervious surface that could be placed in the project area, the amount of fill that may
be placed in a floodplain, and the amount of fill that may be placed in wetlandst In addition, the
timeframe for the planned action will be limited to an approximately IS-year timeframe , which
is concurrent with the furthest projection for which reliable traffic modeling informaJion could
be provided. Projects that exceed the thresholds established 'in the planned.acttbq:;'Loi~ainance or
occur after the 15- year timeframe will be subject to the normal environment~tu:."";'" .~::tW pr()cess.
3.4.3. Design Review Process and Design Guidelines
A design review process will be established as part of the site plau,,::-,': . for projects that are
covered under the planned action ordinance. The City will adopt.a set.:.o ..'d~sigi1 guidelines for
implementing the urban design policies described in this plan. Any pro )::constructed as a
plalUled action under the ordinance will be required to d,~m<?nstrate ho . .: . e project meets the
design guidelines. To facilitate c.oordinated design, ~"a:sier:.'p.l8ns for site grading, driveways,
pedestrianlnon~motorized circulation, signage and ."kt-ds9Rpingwill be required. The Director of
Planning Building and Community will have the authority to. require revisions to the site plans to
make them conform with the design guidel~.~\;1s and the.:..apIJroved master plans.
~;,.
~ ~..
3~4.4. Tracking of Impacts and Mitl. ';.. ~lJn
.... ....,'. sL:.>r::
The City will track the de\l:~19P~ent ofthe.::.Auburn Gateway project area to ensure that all
mitigation measures are b:eing:itiiplement~~d'"at the appropriate time in the development and to
ensure that the overall threshold~.f()r the planned action have not been exceeded. The City will
track vehicle trips.'.generated, to~t\lolume offill and excavated soil, volume offill placed in
floodplains, area of fill placed irl~r.wetlands, and the quantity of uses in three general use
c ate gori e s ::<.btl:1.~.e ~ retail, an4.:.:resi dential A
4. Referenc.~s.i/;
Auburn, City of 2001. Geographic information system dataA Provided to Herrera Environmental
Consultants, Seattle, Washington, on January 23, 2003~ The data include an orthographic aerial
photo of the planning area taken in 2001.
Auburn~ City of. 2002a. Comprehensive Drainage Plan. Produced by Tetra TechIKCM, Seattle,
V\Tashington. August 2002~
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Auburn, City of~ 2002b. Geographic information system data~ Provided to Herrera Environmental
Consultants, Inc., Seattle, Washington, on May 14, 2002, by Ed Knight, City of Auburn. Hazard
area maps provided by City of Auburn, Planning Department Data include city limits; street
centerlines; Comprehensive Plan designations; zoning designations; FEMA zones; digital
orthophotos; water, storm, and sewer utility systems; buildings; topography; wetlands; and
as 5 essor' s parcels ~
Auburn, City of. 2007. City of Auburn Comprehensive Plan. Originally adopted in August 1986;
amended in April 1995 to comply with the Growth Management Act. Revised December 2007.
Thomas Bros. Maps. 2000. The Thomas Guide: Pacific Northwest, Washingtb.
Ulman, Joe. 2003. Personal communication (email to Ralph Wessel~,;.Port 0 .,.
flood studies). Parametrix, Inc., Kirkland, Washington. March 12, 2.gf,()~~. .
gaiding
regon.
University of Washington. 1990. Aerial photographs from the Unjv~~~r'
database. Photographs dated 1990; source unknown. Obtained April 4, 2
<http://duff~ geolo gy. W ashington.eduJ data/raster! doq s>. . .~"'~Y??V\..
. Washington map
.from website:
'. ><(0
Wessels, Ralph. 2003. Personal communication (lett~t to Tf ...:.:..:...::@~;. , City of Auburn, regarding
flood control zone permit application for Port ofSe~ftle'swetl~a.:.developrnent project). Third
Runway Project Manager, Port of Seattle. 05 'er 30, 2003. ,,'
. .........
. . ..... ...
.. .. ..
.. ..
..... .
Parametrix.2007. Federal Emergency Marl&gement Agency Conditional Letter of Map Revision.
Prepared for City of Auburn DePartll1x@:rf. .. ::PMblic Works. July 2007
., . .. .
FEMA (Federal Emerg
and Incorporated Are. .
. ..
..Manag~,ment ~- ncy). 1995 Flood Insurance Rate Map, King County
ap NWBB~r 5303'3C1252 F and 53033C1251 F . Revised May 16, 1995.+
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