HomeMy WebLinkAboutITEM VIII-B-1
A UTY OF_ -RN
WASHINGTON
AGENDA BILL APPROVAL FORM
Agenda Subject: Date:
Resolution No. 4401 October 6, 2008
Department: Attachments: Budget Impact:
Human Resources Resolution No. 4401
Administrative Recommendation:
City Council adopt Resolution No. 4401.
Background Summary:
Resolution No. 4401 authorizes the Mayor and C ity Clerk to execute an agreement between the City of
Auburn and Alpert International, LLP for a Master Plan Development Agreement.
S1006-1
A3.13.4, 03.3.23
Reviewed by Council & Committees: Reviewed by Departments & Divisions:
? Arts Commission COUNCIL COMMITTEES: ? Building ? M&O
? Airport ? Finance ? Cemetery ? Mayor
? Hearing Examiner ® Municipal Serv. ? Finance ? Parks
? Human Services ® Planning & CD ? Fire ? Planning
? Park Board ?Public Works ? Legal ? Police
? Planning Comm. ? Other ? Public Works ? Human Resources
? Information Services
Action:
Committee Approval: ?Yes ?No
Council Approval: ?Yes ?No Call for Public Hearing
Referred to Until
Tabled Until
Councilmember: Backus Staff: Heineman
Meeting Date: October 6, 2008 Item Number: VIII.6.1
AUBURN* MORE THAN YOU IMAGINED
RESOLUTION NO.4 4 0 1
A RESOLUTION OF THE CITY COUNCIL OF THE
CITY OF AUBURN, WASHINGTON, AUTHORIZING
THE MAYOR AND CITY CLERK TO EXECUTE AN
AGREEMENT BETWEEN THE CITY OF AUBURN
AND ALPERT INTERNATIONAL, LLP FOR A
MASTER PLAN DEVELOPMENT AGREEMENT
WHEREAS, the City of Auburn seeks to establish a high quality
pedestrian oriented downtown in order to stimulate economic grow, provide a
central gathering place for the community; and provide a catalyst for
development in the downtown area; and
WHEREAS, the city established a process to select a developer of the
property in the target area and on April 21, 2008, selected Alpert International,
LLP, as the developer; and
WHEREAS, since that time the City and Alpert International, LLP have
worked on development guidelines and prepared conceptual design plans; and
WHEREAS, in order to memorialize each parties respective duties and
responsibilities to each other, the parties have negotiated the attached Master
Plan Development Agreement, the purpose of which is to determine the terms
and conditions under which the parties will prepare and select the preferred
design alternative for the site and conclude an agreement for sale by the City
and purchase and development of the site by the developer, including the
granting of options relative thereto.
Resolution No. 4401
September 15, 2008
Page 1 of 3
NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF AUBURN,
KING COUNTY, WASHINGTON, HEREBY RESOLVES as follows:
Section 1. The Mayor of the City of Auburn and the Auburn City Clerk
are hereby authorized to execute a Master Plan Development Agreement
between the City of Auburn and Alpert International, LLP, which agreement
shall be in substantial conformity with the Agreement a copy of which is
attached hereto, marked as Exhibit "A" and incorporated herein by this
reference.
Section 2. The Mayor is hereby authorized to implement such
administrative procedures as may be necessary to carry out the directives of
this legislation.
Section 3. This resolution shall be in full force and effect upon
passage and signatures hereon.
Dated and Signed this day of , 2008.
CITY OF AUBURN
PETER B. LEWIS
MAYOR
ATTEST:
Danielle E. Daskam, City Clerk
Resolution No. 4401
September 15, 2008
Page 2 of 3
APPRPVED TO FORM;,
E3an B. Heidi i y ttorney
Resolution No. 4401
September 15, 2008
Page 3 of 3
MASTER PLAN DEVELOPMENT AGREEMENT
THIS AGREEMENT ("Agreement") is made and entered into this day of
, 200_, by and between the CITY OF AUBURN ("City") and Alpert
International, LLP, 10218 Richwood Avenue NW, Seattle, Washington 98177, a Nevada
limited liability limited partnership ("Developer") (collectively, the "Parties").
RECITALS
The following recitals are a substantive part of this Agreement.
A. The Auburn downtown area has been identified as a sub-area within the
City of Auburn Comprehensive Plan as evidenced by the City Council's adoption of the
Auburn Downtown Plan/Final EIS in May 2001.
B. The Auburn downtown, and particularly the area shown in Exhibit "A"
("the Auburn Downtown Area"), attached hereto and incorporated herein by this
reference, which generally coincides with the City of Auburn designated urban center as
approved by King County and the Puget Sound Regional Council, is characterized by the
presence of vacant underutilized parcels that are difficult to develop due to their size and
difficulties in aggregating adjoining parcels under different ownership.
C. The City of Auburn Comprehensive Plan as evidenced by the City
Council's adoption of the Auburn Downtown Plan/Final EIS in May 2001 (the "Auburn
Downtown Plan") recognizes the goal of establishing a high quality pedestrian oriented
downtown.
D. The City Council finds that it is advantageous for the City to work with
public-private partnerships in proposed projects and anticipated private development
financing in the downtown area.
E. In furtherance of the goals and policies of the City's Comprehensive Plan
and the Auburn Downtown Plan, and to stimulate economic revitalization in the
downtown area, and at the same time providing for a central gathering place and focal
point for the community, and to provide a catalyst for development in the downtown area,
the City established a process to select a developer of property in the target area, and to
enter into a Master Development Agreement to develop properties in the downtown area
as described herein and as depicted in Exhibit 1113" ("Downtown Area"), and to promote
coordinated development within the City of Auburn designated urban center.
F. , On the 21S` day of April, 2008, the City Council selected the Developer as
the preferred development team, and approved a Letter of Intent with the Developer by
City of Auburn Resolution No. 4342, calling for an exclusive negotiating period between
the Parties.
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G. During that period, the City and the Developer have worked on
development guidelines and prepared conceptual design plans, and per this Agreement
are memorializing their respective duties and responsibilities to each other as
contemplated in Resolution No. 4342.
H. The parties agree and acknowledge that the purpose of this Agreement is
to determine the terms and conditions under which (i) the Parties will prepare and select
the preferred design alternative for the Site and (ii) conclude an agreement for sale by the
City and purchase and development of the Site by Developer, including the granting of
options relative thereto, as set forth herein.
1. The Parties intend that during the term of this Agreement, each will
perform certain actions and responsibilities under this Agreement.
AGREEMENT
Now, therefore, in consideration of the following terms and conditions, the Parties
agree as follows:
1. Development Plan Preparation and Site Description. Pursuant to input and
guidance from the City, the Developer shall prepare a preferred design and development
plan ("Conceptual Plan") for the City-owned parcels as described as Lots 1, 2, 3, 5, 6, 7,
9, 10, 11, 12, 13 & 14 in Exhibit "C" ("City Legals"), attached hereto and incorporated
herein by this reference, and as shown on Exhibit "D" ("City Parcel Map")% attached
hereto and incorporated herein by this reference, and shall include planning to address
potential purchases of non-City owned parcels located within the area depicted on
Exhibit "B" ("Downtown Area"), and incorporating additional parcels in the vicinity as
shown on Exhibit "E" ("Outparcel Map"), attached hereto and incorporated herein by
this reference, together with a feasibility analysis and finance plan for the Conceptual
Plan. The Conceptual Plan shall include uses allowed by City codes, and shall be
consistent with (1) the Auburn Comprehensive Plan, and (2) the Auburn Downtown
Plan/EIS (2001), and (3) Auburn City Code including but not limited to, the Downtown
Urban Center (DUC) zone and Downtown Design standards and the Auburn Junction
Design Guidelines (the "Guidelines"), a copy of the current version of which is attached
hereto as Exhibit "F" ("Auburn Junction Design Guidelines") and incorporated herein
by this reference. Any changes or amendment by the Auburn City Council to the Auburn
Junction Design Guidelines shall be done in consultation with the Developer.
For the purposes hereof, including the Developer's Rights/Options to Purchase or
Lease, as described herein below, "City Parcels" shall also include parcels located within
the four-block area bounded by Main Street to the North, A Street SW to the West, 2"d
Street SW/SE to the South and A Street SE to the East, that are subsequently purchased
by the City during the term of this Agreement or any extension(s) thereof, and may
include other "Outparcels" located within the area depicted in Exhibit "E" ("Outparcel
Map") that are subsequently purchased by the City during the term of this Agreement or
1 Lots 4 and 8 as shown on the Exhibit "C" are not currently owned by the City.
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any extension(s) thereof, provided that "City Parcels" shall not include parcels that may
be purchased by the City within the identified target areas where the parcels are expressly
purchased for municipal purposes.
2. Conceptual Plan and Guideline Development. The Conceptual Plan shall
be finalized by the Developer and the Auburn Mayor and designees, in consultation with
a downtown stakeholders group, and shall be approved pursuant to the City review
process as set forth in City codes and state statutes. The Auburn Junction Design
Standards as approved by the City shall be used in connection with the development
contemplated herein and the Conceptual Plan; provided that any revisions to or
modifications of the approved Auburn Junction Design Standards will be done in
consultation with the Developer and a downtown stakeholders group pursuant to the City
review process as set forth in City codes and state statutes.
3. The Developer's Project. The Developer's project shall be an
environmentally conscious, master planned mixed use development in an urban village
setting, to include a combination of retail, commercial, residential and public uses.
Additionally, the project shall provide aesthetic appeal, ambience and connectivity from
the Transit Station to Main Street, mixed facades to complement historic Main Street and
the nearby Transit Station and parking facility, and shall be developed in its entirety
consistent with design elements and standards provided in the Guidelines. Additional
properties may be annexed to the project with the concurrence and participation of the
owners of parcels if not owned by the Developer, and thus made subject to the applicable
Guidelines.
4. City Infrastructure. The Parties shall work in consultation with a
downtown stakeholders group to determine how infrastructure needs should be addressed
and incorporated into the design plans and guidelines for the Developer's Project, and
shall also negotiate in good faith to determine how infrastructure needs for the Project
would be funded, including public/private partnerships and other mechanisms and
strategies that may be available.
5. Term of Agreement and Developer's Rights/Options to Purchase City
Parcels. During the term of this Agreement, as described herein, the Developer shall
have the right to purchase the City Parcels identified as Lots 1, 2, 3, 5, 6, 7, 9, 10, 11, 12,
13 & 14 in Exhibit "C" ("City Legals"), for the purchase price as determined below.
The term of this Agreement shall be for a period of time ending on the second
anniversary of the date on which this Agreement is executed, which right may be
assigned by the Developer to one or more assignees acceptable to the City. For the
purposes hereof, the City's Mayor shall be authorized to approve such assignment(s)
subject to council approval. Any reference in this Agreement to the term or period of this
Agreement shall be deemed to include any extended period. It is provided, however, that
as an alternative to the purchase of City Parcels, the parties may negotiate and execute
agreements for long-term leases of said City Parcels.
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6. City Parcels Option to Purchase - Purchase Price. During the term of this
Agreement, the Developer shall have the right to purchase the City Parcels for the
purchase price determined through the process described below. The purchase price for
the City Parcels, along with any City right-of-way that may be vacated, and rights
pertaining to any City Parcels ultimately included in the Project, shall be equitably
negotiated in good faith by the parties during the term of this Agreement or any extension
hereof, reflective of factors pertinent to their reasonable valuation as determined as of the
date of the execution of this Agreement, and based on the value of the land only, as the
Parties agree that any buildings or improvements that may exist on the property are not of
value to the intended development. The Parties further agree that if they are not able to
successfully negotiate an agreed purchase price, in order to ensure a fair purchase price
for the City Parcels and any other City-owned property rights associated therewith, the
City may engage an independent MAI appraiser to determine the value of the City
Parcels, which valuation shall be the purchase price. If the valuation of the City's MAI
appraiser is not acceptable to the Developer, the Developer may engage an independent
MAI appraiser to determine the valuation. If the Developer's MAI appraiser determines
a value that is within ten percent (10%) of the City's MAI appraiser's value, the lower
valuation shall be used as the purchase price for the City Parcels. If the difference in
valuation exceeds ten percent (10%), the City's MAI appraiser and the Developer's MAI
appraiser shall select a third MAI appraiser and the three appraisers shall determine the
valuation, and that valuation shall be the purchase price for the City Parcels.
Alternatively, if the parties agree to pursue long-term leases of said City Parcels,
including agreement on the length and terms of the leases, as an alternative to and instead
of the purchase/sale of the parcels, if the parties cannot agree on the amount of lease
payments, the parties shall employ a similar strategy for determining valuation/payment
amounts of the leases similar to the strategy described above.
If the Developer does not exercise its option to purchase the City Parcels within
one year of the date of this Agreement, the purchase price (computed based upon value as
of the date of this Agreement) shall be adjusted upwardly as a cost of living increase by a
factor of five and five tenths percent (5.5%), and shall further be adjusted by five and five
tenths percent (5.5%) per year thereafter if the option to purchase is not exercised by the
end of the second year or by the end of any year(s) thereafter if this Agreement is
extended as provided herein.
The Parties further agree that if there are any buildings or improvements that
would need to be removed from the property when purchased by the Developer, the
Developer shall be responsible for their removal and the costs thereof shall be deducted
from the valuation in order to calculate the purchase price.
7. Closing. Closing on collective or individual purchase(s) of City Parcels,
as agreed to by the Parties, shall occur in a manner consistent with the phasing of the
Project, as set forth in the proposed development schedule, identified as Exhibit "G"
("Development Schedule") attached hereto and incorporated herein by this reference.
Initial redevelopment is intended to occur in the vicinity of Main Street, near City Hall.
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Further details of the phasing and closing processes shall be agreed upon during the term
of this Agreement. For the purposes hereof, the City's Mayor shall be authorized to
approve/grant such extension(s) subject to council approval. Additionally, for the
purposes hereof any reference to the term of this Agreement shall be construed to mean
and shall include the initial term of the Agreement and any extensions thereof.
8. Extension of Developer's Rights to Purchase City Parcels. The
Developer's rights/options to purchase the City Parcels as defined herein above may be
extended upon written approval by the City for up to one (1) year per extension based on
evidence presented to the City and reasonably satisfactory to the City that Developer is
making progress toward the mutual goals set forth in this Agreement.
9. Reports and Communication. The Developer shall submit written reports
to the Mayor, or designee, at the times requested by the City regarding progress toward
satisfying the terms and conditions of this Agreement. The Developer also shall provide
to the City representative such additional information as is reasonably requested by the
City representative. Unless otherwise agreed by the City representative and the Developer
representative, the Parties shall communicate with each other through such
representatives.
10. Site Environmental Assessments. The Developer at its sole cost and
expense shall be entitled (but shall not be obligated) to conduct or cause to be conducted
environmental assessments, audits and/or testing of the Site. Any such work shall be the
sole responsibility of the Developer in accordance with all applicable laws and
regulations, and shall be coordinated with the City to minimize disruption of existing uses
and activities at the Site. Upon request of Developer, the City shall make available to
Developer, without representation or warranty, any existing environmental reports
prepared by or on behalf of the City, or otherwise in the City's possession, concerning the
Site. Upon request by the City, the Developer shall make available to the City any
written documents relating to such environmental assessments, audits and/or testing of
the Site. The Developer shall have the right to terminate this Agreement upon fifteen
(15) days advance notice to the City if the Developer is not reasonably satisfied with the
findings and conclusions of such environmental assessments, audits and/or testing.
However, the Parties acknowledge and agree that specific representations and warranties,
agreements, obligations, liabilities, or responsibilities pertaining to the condition of the
Site will be the subject of negotiations between the Parties in connection with the
Development Agreement.
11. Reports and Analyses. Each Party reserves the right to request reasonable
additional information and data from the other Party to allow thorough review and
evaluation of the Conceptual Plan, Development Agreement and Site development. Each
Party agrees to provide such information and data to the other Party in a timely manner,
to the extent permitted by law. The City acknowledges that it may receive sensitive and
proprietary information regarding the Developer's business, the release of which could
cause harm to the Developer. The City shall keep such information and data confidential
to the extent permitted by law.
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12. Costs and Expenses. Except as provided otherwise by this Agreement, the
Parties shall be responsible for their respective costs and expenses related to the tasks,
activities, duties and obligations under this Agreement.
13. Change in Developer. The City selected the Developer based on its
qualifications as an experienced and successful developer of similar projects. No other
person or entity, including but not limited to a voluntary or involuntary successor of the
Developer, shall have any rights or powers under this Agreement. The Developer shall
not assign all or any part of this Agreement to any person or entity without the prior
written consent of the City, which consent the City may grant or deny at its sole
discretion. Notwithstanding the foregoing, upon notice to the City, Developer may
assign its rights and delegate its responsibilities hereunder to an entity controlled by
and/or whose principals are the herein named Developer or its officers.
14. Default. Failure by either party to perform any material duties of this
Agreement shall constitute an event of default. The non-defaulting party shall give
written notice of a default to the defaulting party, specifying the nature of the default and
the action required to cure the default. If the default remains uncured for twenty-one (21)
days after the date of such notice, the non-defaulting party may exercise the remedies set
forth in paragraph 15.
15. Remedies for Default Release. Parties reserve all rights under the law.
16. Definition of Party. For purposes of paragraphs 15 and 19 of this
Agreement, the term "Party" shall mean and include the Developer's officers, employees,
attorneys, agents, servants, representatives, subsidiaries, affiliates, partners, assigns,
predecessors and successors, and any other persons, firms or corporations with whom the
Party has been, is now or may hereafter be affiliated by contract in connection with this
Agreement.
17. Entire Agreement. This Agreement constitutes the entire understanding
and agreement of the Parties, although it contemplates and precedes other agreements
that may be negotiated and executed by and between the parties, including agreements for
the purchase and development of City owned property in the target areas described
above, and other agreements for infrastructure.
18. No Development Approval. Nothing in this Agreement shall be construed
as a grant of development rights or land use entitlements. Any such rights or entitlements
shall be subject to the review and approval of the City, subject to applicable statutes,
codes and policies, procedures and regulations. By execution of this Agreement, the City
is not committing itself to or agreeing to undertake the disposition and development of
the Site, or any other acts or activities requiring the subsequent independent exercise of
discretion by the City or any agency or department thereof.
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19. Hold Harmless: Third Party Rights. This Agreement is solely for the
benefit of the Parties and gives no right to any other party. No joint venture or partnership
is formed as a result of this Agreement. Each Party agrees to and hereby does hold the
other Party harmless from any and all claims, damages and injuries based on or arising
out of the subject matter or acts and omissions under this Agreement.
20. Notices. All notices provided for in this Agreement may be delivered in
person or sent by recognized overnight courier, facsimile, email or United States Mail,
return receipt requested, postage prepaid. If mailed by United States Mail, the notice shall
be considered delivered three (3) business days after deposit in the Mail. Any notice sent
by facsimile or email shall also be sent by United States Mail or recognized overnight
courier, and shall be deemed received on the date of receipt if received before 5:00 p.m.
Seattle time on a regular business day; otherwise, it shall be deemed received on the next
business day. The addresses to be used in connection with such correspondence are as
follows:
Developer:
Spencer Alpert, President
Alpert International, LLLP
10218 Richwood Avenue NW
Seattle, Washington 98177
City:
Peter B. Lewis, Mayor
City of Auburn
25 West Main Street
Auburn, Washington 98001
With a concurrent copy to:
John Charles McCullough Jr.
McCullough Hill PS
701 5th Avenue, Suite 7220
Seattle, Washington 98104-7097
With a concurrent copy to:
Jeff Smyth
Smyth & Mason PLLC
701 Fifth Avenue, Suite 7100
Seattle, Washington 98104
With a concurrent copy to:
Daniel B. Heid, City Attorney
City of Auburn
25 West Main Street
Auburn, Washington 98001
21. City Council Approval. The Parties acknowledge that this Agreement
does not bind the City of Auburn until the Mayor executes the Agreement and the City
Council approves the Agreement.
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IN WITNESS WHEREOF, the parties have caused this Agreement to be executed
by their authorized representatives on the date first above written.
Alpert International, LLLP CITY OF AUBURN
By: The Alpert Group Inc.
Its: General Partner
By
Spencer Alpert, President
Peter B. Lewis, Mayor
Attest:
Danielle Daskam, City Clerk
Approved as to Form:
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EXHIBITS
Exhibit "A" - The Auburn downtown Area
Exhibit "B" Downtown area
Exhibit "C" - City Legals
Exhibit "D" - City Parcel Map
Exhibit "E" - Outparcel Map
Exhibit "F" - Auburn Junction Design Guidelines
Exhibit "G" - Development Schedule
9/26/08
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EXHIBIT C
Lot # 1- 7815700240
Lots 3 and 4, Block 5, Town of Slaughter, according to the plat thereof recorded in
Volume 2 of Plats, page 56, in King County, Washington, subject to: Covenants,
Conditions, Restrictions and Easements contained in the Lot Line Adjustment recorded
January 17, 2006, under Recording Number 20060117002764; Agreement and the Terms
and Conditions thereof regarding the Common Wall recorded October 1, 1947, under
Recording Number 3729624, records of King County Washington.
[12 1" Street SW, Auburn, WA 98002]
Lot # 2 - 7815700225
Lots 1 and 2, Block 5, Town of Slaughter, according to the plat thereof recorded in
Volume 2 of Plats, page 56, in King County, Washington; together with that portion of
the vacated alley adjacent thereto as per City of Auburn Ordinance Number 5842,
recorded under King County Recording Number 20040708002028. Subject to: The
Easement and the Terms and Conditions therein reserved by the City of Auburn affecting
a portion of said premises within the vacated alley for utilities, recorded July 8, 2004,
under Recording Number 20040708002028; the Agreement and the Terms and
Conditions therein regarding the right to erect pilasters, recorded October 1, 1947, under
Recording Number 3729624.
[101 S. Division Street, Auburn, WA 98002]
Lot # 3 - 7815700250
That portion of the Northeast quarter of the Southeast quarter of Section 13, Township 21
North, Range 4 East, WM, in King County Washington, being more particularly
described as follows: Lots 5, 6 and the North half of Lots 7 and 8, Block 5, Town of
Slaughter, according to the plat thereof recorded in. Volume 2 of Plats, page 56, records
of King County, Washington,
Except that portion of said Lot 5 conveyed to the City of Auburn under Recording
Number 20010508002955,
[That portion of Lot 5, Black 5, Town of Slaughter, according to the plat thereof recorded in
Volume 2 of Plats, page 56, records of King County, Washington, described as follows: Beginning
at the southwest corner of said Lot 5, Thence north along the West margin of said.Lot.5, a
distance of 10 feet, Thence southeasterly to the south margin of said Lot 5, Thence west along the
south margin of said Lot 5, a distance of 10 feet to the point of beginning and containing 50
square feet/
Together with the South half of the vacated alley way abutting Lots 5, 6, 7 and 8, of said
Block 5, as vacated under Ordinance No 5842 and recorded under Recording Number
20040708002028; And Together With the North Half of the vacated alley way abutting
Lots 3 and 4, of said Block 5, as vacated under Ordinance Number 5842 and recorded
under Recording Number 20040708002028, All Situate in the County of King, State of
Washington.
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Lot # 4 - 7815700265
That portion of the Northeast quarter of the Southeast quarter of Section 13, Township 21
North, Range 4 East, WM, in King County Washington, being more particularly
described as follows: The South half of Lots 7 and 8, Block 5, Town of Slaughter,
according to the plat thereof recorded in. Volume 2 of Plats, page 56, records of King
County, Washington.
[121 S. Division Street, Auburn, WA 98002]
Lot # 5 - 7815700295
Lot 4, Block 6, Town of Slaughter, recorded in Volume 2 of Plats, Page 56, records of
King County, Washington.
[2 1 Sc Street SE, Auburn, WA 98002]
Lot # 6 - 7815700290
Lot 3, Block 6, Town of Slaughter, recorded in Volume 2 of Plats, Page 56, records of
King County, Washington.
Lot # 7 - 7815700285
Those Portions of Lots 1 and 2, Block 6, Town of Slaughter, according to the plat thereof
recorded in Volume 2 of Plats, page 56, in King County, Washington, lying Westerly of a
line described as follows: Beginning at a point on the North line of said Lot 1 lying 62.5
feet Easterly of the Northwest Corner of said Lot 2; Thence South 00°00'22" West 29.5
feet; Thence South 89°56'53" West 19 feet; Thence South 00°00'22" West 75.69 feet;
Thence South 89°56' 19" West 43.52 feet to the West line of said Lot 2; Thence
Southerly along said West line 15 feet to the Southwest corner of said Lot 2, being the
terminus of said line, also known as Lot A of City of Auburn Lot Line Adjustment No
0003-95, recorded under King County Recording No 9502160960.
Lot # 8 - 7815700280
Those Portions of Lots 1 and 2, Block 6, Town of Slaughter, according to the plat thereof
recorded in Volume 2 of Plats, page 56, in King County, Washington, described as
follows: Beginning at a point on the North line of said Lot 1 lying 62.5 feet Easterly of
the Northwest Corner of said Lot 2; Thence South 00°00'22" West 29.5 feet; Thence
South 89°56'53" West 19 feet; Thence South 00°00'22" West 75.69 feet; Thence South
89°56' 19" West 43.52 feet to the West line of said Lot 2; Thence Southerly along said
West line 15 feet to the Southwest corner of said Lot 2; Thence Easterly along the South
line of said Lots 120 feet to the Southeast corner of said Lot 1; Thence Northerly along
the East line thereof to the Northeast corner thereof, Thence Westerly to the Point of
Beginning, also known as Lot B of City of Auburn Lot Line Adjustment No 0003-95,
recorded under King County Recording No 9502160960.
[101 Auburn Way S., Auburn, WA 98002]
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Lot # 9 - 7815700300
Lot 5, Block 6, Town of Slaughter, recorded in Volume 2 of Plats, Page 56, records of
King County, Washington.
[122 S. Division Street]
Lot # 10 - 7815700305
Lot 6, Block 6, Town of Slaughter, recorded in Volume 2 of Plats, Page 56, records of
King County, Washington.
Lot # 11- 7815700310
Lot 7, Block 6, Town of Slaughter, recorded in Volume 2 of Plats, Page 56, records of
King County, Washington.
Lot # 12 - 7815700325
The North 29.80 feet of Lot 8 North 60 Feet of Lot 8, Block 6, Town of Slaughter,
recorded in Volume 2 of Plats, Page 56, records of King County, Washington.
[115 "A" Street SE, Auburn, WA 98001]
Lot # 13 - 7815700326
The South 30.2 feet of the North 60 feet of Lot 8, Block 6, Town of Slaughter, recorded
in Volume 2 of Plats, Page 56, records of King County, Washington.
[117 "A" Street SE, Auburn, WA 98001]
Lot # 14 - 7815700327
Lot 8, Block 6, Town of Slaughter, recorded in Volume 2 of Plats, Page 56, records of
King County, Washington, Except the North 60 feet thereof.
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Exhibit F
Auburn Junction
Design Guidelines
Approved 9-3-08
THE FOLLOWING STANDARDS SHALL ACT AS AN OVERLAY DISTRICT TO THE EXISTING
DOWNTOWN URBAN CENTER DESIGN GUIDELINES APPLYING ONLY TO THE FOUR BLOCK
AREA OF THE A UBURNJUNCTION PROJECT AS WELL AS ADJACENT SECTIONS IN PUBLIC
RIGHT OF WAY INCLUDING THE OPPOSITE SIDES OF ALL PERIMETER STREETS, AS
DEPICTED IN THE BELOW DRAWING. SHOULD ADDITIONAL AREAS BE ANNEXED INTO
THE AUBURNJUNCTION PROJECT PER CITY RESOLUTION, THEN THESE GUIDELINES
WOULD APPLY TO SUCH AREAS. NOTE THAT THE AUBURN JUNCTION DESIGN
GUIDELINES TAKE PRECEDENCE OVER THE DOWNTOWN URBAN CENTER DESIGN
GUIDELINES.
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- Page 17 -
- 9/26/08
TABLE OF CONTENTS
Definitions/Architectural Terms
II. Project Goals
III. Design Guidelines
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9/26/08
I. DEFINITIONS/ARCHITECTURAL TERMS
These words shall have the following meanings for the purposes of these guidelines:
a. Articulation - in art and architecture, is first of all a joint. Expanding from that definition,
articulation is also a method of styling the joints in the formal elements of architectural design.
Through degrees of articulation, each part is united with the whole work by means of a joint in
such a way that the joined parts are put together in styles ranging from exceptionally distinct
jointing to the opposite of high articulation-fluidity and continuity of joining. In highly
articulated works, each part is defined precisely and stands out clearly. The articulation of a
building reveals how the parts fit into the whole by emphasizing each part separately.
b. Canopy - means a cover over a sidewalk providing protection from the rain, which is constructed
of durable, permanent materials.
c. Cornice - upper section of an entablature, a projecting shelf along the top of a wall often
supported by brackets.
d. Director - means the director of the Auburn department of planning, building and community.
e. Green roof - means a roof designed with principles of environmental sustainability, involving the
use of vegetation and storm water collection and cleaning. It may or may not be accessible.
Neo-traditional - Design concept that promotes a more livable and alive community for residents;
more sustainable since it preserves land by encouraging more compact development and reduces
air pollution and carbon dioxide emissions by creating new opportunities to walk and bike rather
than using a car; and mixed-use with a combination of commercial and residential development.
g. Parking, structured - means parking contained within an enclosed building either part of or
designed to appear like it is part of the larger building complex, or a freestanding structure
devoted exclusively to above-grade parking.
h. Plinth - a block used as the base of a column or other upright support.
i. Public art - means any form of painting, mural, mosaic, sculpture, or other work of art, so long as
it can be appraised as a work of art and its value as such documented, displayed on the exterior of
a building, at or near the pedestrian entrance, or on a public plaza, and visible to users of the
public right-of-way at all times.
j. Public plaza - means an open space that is visible and accessible to the public at all times,
predominantly open to the sky, and for use principally by people, as opposed to merely a setting
for the building.
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9/26/08
k. Street level retail - means uses providing goods and services, including food and drink, adjacent
to, visible from, and directly accessible from the public sidewalk.
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9/26/08
II. PROJECT GOALS
1. To provide visual appeal and enhance the pedestrian environment, trees and other vegetation will be
introduced along the sidewalks and/or street medians on all streets throughout Auburn Junction as
well as streets on the opposite sides of all perimeter streets consistent with the Downtown Sidewalk
Standards.
2. To work with Sound Transit to redevelop the Transit Station plaza into a park facility and incorporate
"green" features. Altering bus traffic will need to be discussed with the appropriate agencies and
most likely will not take place until the 2nd parking garage is constructed on the west side of the
BNSF tracks.
3. To apply goals and intent statements specified in the United States Green Building Council's
Neighborhood Development (ND) Pilot Program (not yet officially adopted). Goals within the
Leadership in Energy and Environmental Design (LEED) ND program applicable to Auburn Junction
including the following:
A. Bicycle Network: To promote bicycling and transportation efficiency by providing bicycle
parking spaces, storage capacity, and access to bicycle lanes.
B. Housing and Jobs Proximity: Encourage balanced communities with a diversity of uses and
employment opportunities by including both residential and non-residential into the project.
C. Compact Devel_pment: Conserve land. Promote livability, transportation efficiency, and
walkability through more dense development.
D. Diversity of Housing Types: Attract a demographic mix to the Auburn Junction project and
community through a range of housing options.
E. Reduced Parking Footprint: Design parking to increase the pedestrian orientation of projects,
minimize the adverse environmental effects of parking facilities and encourage other modes of
transportation, such as bicycles.
F. Walkable Streets: Provide appealing and comfortable pedestrian street environments in order to
promote pedestrian activity. Promote public health through increased physical activity.
G. Transportation Demand Mana eg ment: Reduce energy consumption and pollution from motor
vehicles by encouraging use of public transit and other modes of transportation.
H. Access to Surrounding Vity: Provide direct and safe connections, for pedestrians and
bicyclists as well as drivers, to local destinations and neighborhood centers. Promote public
health by facilitating walking and bicycling.
1. Access to Public Spaces: To provide a variety of open spaces close to work and home to
encourage walking, physical activity and time spent outdoors. The goal is to have a park or green
plaza within a'A mile of the Auburn Junction project.
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J. Access to Active Spaces: To provide a variety of open spaces close to work and home to
encourage walking, physical activity and time spent outdoors. The goal is to have linkages
through and beyond Auburn Junction connecting to existing and future facilities such as the
Interurban Trail, C Street SW Trail, and F Street underpass.
K. Universal Accessibility and Diversity: Enable the widest spectrum of people, regardless of age or
ability, to more easily participate in their community life by increasing the proportion of areas
that are usable by people of diverse abilities. The goal is to have a mixed demographic in the
Auburn Junction development to create a vibrant downtown.
L. Community Outreach and Involvement: Encourage community participation in the project design
and planning and involve the people who live in a community in deciding how it should be
improved or how it should change over time.
M. Construction Activity Pollution Prevention: Reduce pollution from construction activities by
controlling soil erosion, waterway sedimentation, contamination of ground water, and airborne
dust generation.
N. Energy Efficiency in Buildings: Encourage the design and construction of energy efficient
buildings to reduce air, water, and land pollution and environmental impacts from energy
production and consumption.
0. Reduced Water Use: Minimize water use in buildings and reduce landscape irrigation that would
impact natural water resources and burden municipal water supply and wastewater systems.
P. Contaminant Reduction in Brownfields Remediation: Encourage brownfields cleanup and
redevelopment that reduce contaminant volume or toxicity and thereby minimize long-term
remediation or monitoring burdens, while redeveloping to a better use.
Q. Stormwater Mana eg ment: Reduce adverse impacts on water resources by mimicking the natural
hydrology of the region on the project site, including groundwater recharge. Reduce pollutant
loadings from stormwater discharges, reduce peak flow rates to minimize stream channel erosion,
and maintain or restore chemical, physical, and biological integrity of downstream waterways.
R. Heat Island Reduction: Reduce heat islands to minimize impact on microclimate and human and
wildlife habitat.
S. On-Site Energy Generation: Reduce air, water, and land pollution from energy consumption and
production by increasing the efficiency of the power delivery system.
T. On-Site Renewable Energy Sources: Encourage on-site renewable energy self-supply in order to
reduce environmental and economic impacts associated with fossil fuel energy use.
U. District Heating & Cooling: Reduce air, water, and land pollution resulting from energy
consumption in buildings by employing energy efficient district technologies.
V. Infrastructure Energy Efficiency: Reduce air, water, and land pollution from energy
consumption.
W. Wastewater Mana eg ment: Reduce pollution from wastewater and encourage water reuse.
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X. Recycled Content in Infrastructure: Use recycled materials to reduce the environmental impact of
extraction and processing of virgin materials.
Y. Construction Waste Management: Divert construction and demolition debris from disposal in
landfills and incinerators. Redirect recyclable recovered resources back to the manufacturing
process. Redirect reusable materials to appropriate sites.
Z. Comprehensive Waste Management: Reduce the waste hauled to and disposed in landfills.
Promote proper disposal of office and household hazardous waste streams. Strongly encourage
recycling.
AA. Light Pollution Reduction: Minimize light trespass from the site, reduce sky-glow to increase
night sky access, improve nighttime visibility through glare reduction, and reduce development
impact on nocturnal environments.
BB. LEED Accredited Professional: Include as part of the development team to support and
encourage the planning and design integration required by a LEED for Neighborhood
Development green neighborhood project and to streamline the application and certification
process.
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0UIDELINESAFFLIC'ABLE TOAUBURNJUN TION
Ceraerul Design ?
III. DESIGN GUIDELINES
Introduction
As stated in the Auburn Comprehensive Plan, Auburn Downtown Plan, and Auburn City Code, the
Auburn Junction Design Guidelines are meant "to encourage development which enhances the human,
pedestrian scale, creating a sense of community and place." The following guidelines promote
development which is consistent with the goals identified in the Comprehensive Plan and Auburn
Downtown Plan.
1. Buildings shall be built to at least a LEED Silver rating or meet a substantially equivalent standard,
and shall demonstrate compliance with that commitment.
2. The applicant shall make a commitment acceptable to the Planning, Building and Community
Director that the proposed development will meet Living Building Challenge standards or the
equivalent, or otherwise demonstrate to the satisfaction of the Director that the development will
comply to the extent feasible. Applicant shall further demonstrate compliance with that commitment.
3
In order to provide visual and pedestrian
connectivity between the Transit Center parking
garage and the SW corner of Main Street and
Auburn Avenue, a pedestrian "trail" will be
incorporated as follows:
a. Along I" Street between A
Street S.W. and S. Division
Street; and
b. Continuing between the
intersection of I" Street and S.
Division Street to the SW corner
of Main Street and Auburn
Avenue." `
c. The pedestrian trail may include
a "string of pearls" (i.e. a series
of pocket parks).
d. Creative patterns, vegetation,
attention to detail, wrought iron
with brick accents.
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- 9/26/08
4. Projects shall provide aesthetic appeal,
ambience and connectivity to Main Street,
mixed facades to complement historic Main
Street, the nearby Transit Station and parking
facility. Materials such as masonry and brick
should be a dominant feature. No corrugated
metal. Black framed windows and black
wrought iron balconies are preferred.
Three (3) plazas shall be incorporated at the intersection of Main Street and Division, I" Street
and S. Division, and 2"d Street and Division, which shall contain an iconic feature such as public
art. In the event a sculpture or other such artistic features are included, then the applicant shall
seek approval from the City's Arts Commission.
6. Parking for residences shall be contained within the development at the ratio required by ACC
18.29.060. There shall be no onsite parking required for uses other than residential; however,
adequate parking in public rights-of-way and offsite public facilities (including the Transit Center
parking facility for evenings and weekends) shall be demonstrated. Contributions to a parking
structure in the urban center shall be required of development within the Auburn Junction project
to the extent necessary to fulfill the requirements of this section.
7. Themed Auburn Junction signs will be required in key locations throughout the development
including Auburn Junction or Downtown Auburn street signs. A master signage plan shall be
submitted that includes a color palette for monuments signs and size dimensions in accordance
with the ACC Section 18.29.060(I).
8. An access easement to rooftops shall be provided to the City which will allow the installation of
devices for wireless coverage and maintenance of those devices. The applicant shall also provide
access to power on rooftops to be used for City wireless facilities. The parameters of the access
easement and location of devices shall be approved by the City. Any cabling and/or power needs
to be secured so the facilities are not damaged by other activity on the roof.
9. Loading zones shall be incorporated into the project and locations approved by the City.
10. It is encouraged that rooftop gardens be incorporated into the project and the space be available to
residents. Consideration of the wireless facilities to be located on rooftops shall be incorporated
into any landscape design of a rooftop garden.
11. Store front heights at the first floor of structures shall be a minimum of sixteen (16) feet in height.
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9/26/08
G UIDELINES APPLICABLE TO A UB URN ,T UNCTION
Site De,?is it
1. PARKING LOTS AND GARAGES
Intent: Reduce the visual impact of surface parking lots
and garages
A. General
1. Parking shall be located over, under, behind, or to the side of buildings. Parking
structures are strongly encouraged.
2. All parking lots shall meet the design and construction standards of ACC
18.52 unless modified herein.
• Parking stall standards for 90 degree stalls in structured parking facilities shall
be 18 feet in length and 9 feet in width. All other dimensions shall meet ACC
18.52.
• Parking stalls for motorcycles and scooters shall also be included in
developments.
3. Compact parking stalls may be allowed but only 30% of the total parking.
4. Secure bicycle storage shall be provided for residential units at five (5) percent
of the total parking.
5. Bicycle racks shall be incorporated into projects and it is preferred that an
artistic element be used in designing bicycle racks. Location of bicycle racks shall
be approved by the City
B. Screening and Landscaping - the applicant may demonstrate equivalency with
the screening and landscaping section by providing an alternative plan if approved
by the Planning, Building, and Community Director.
1. Surface parking lots consisting of ten or more stalls shall feature landscaped
planter beds at a ratio of one to every six (6) stalls. Each planter bed shall include
at least one tree, a minimum caliper of two (2) inches at the time of planting.
2. The minimum planter size shall be 100 square feet. Planters shall be protected
by concrete curbs and shall also feature shrubs and/or groundcover.
3. Surface parking lots located adjacent to any street (excluding alleys) shall be
screened by one or a combination of the following:
a. Low walls made of decorative concrete, masonry, or other similar
material, not exceeding a maximum height of 30 inches.
b. Combination of wrought iron fence and landscaping.
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9/26/08
c. Raised planter walls, with wrought iron, planted with a minimum of 80% evergreen shrubs, not
exceeding a total height of 30 inches.
d. Landscape plantings consisting of trees (of which at least 80% are deciduous) and shrubs and
groundcover materials (of which at least 80% are evergreen).
e. All plant material used for parking lot screening shall provide clear views between 30 inches
and eight (8) feet above the ground surface, for visibility and safety (site distance).
f. Planting areas shall be a minimum of five (5) feet in width and
shall be irrigated to sustain the vegetation. .,-L?l, .? "-7"&', ;»
C. Pedestrian Connections
1. Pedestrian connections not less than five (5) feet wide shall be
provided through parking lots to building entrances, sidewalks
and/or transit stops.
2. Pedestrian connections should be clearly defined by at least
two of the following:
a. Six (6) inch vertical curb in combination with a raised
walkway;
b. Textured paving, including across vehicular lanes, such as
unit pavers, stamped and scored concrete;
c. Bollards;
d. Trellis;
e. Continuous landscape area at least three (3) feet wide and
at least on one side of the walkway;
f Pedestrian-scale lighting, required
g. An element, as approved by the City, which meets the
intent of this section.
D. Width / Spacing of Driveways
1. Driveways should not exceed 24 feet in width at the property
line. Distance between curb cuts should not be less than 100 feet,
measured from the outer edge of the driveway aprons.
2. The sidewalk pattern and material shall continue across the
driveway.
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2. SHIELDED LIGHTING
Intent: Ensure that exterior site lighting contributes to the character of the site such as
accentuating architectural features (e.g., building entrances) and does not disturb adjacent
development
A. Only City-approved standard fixtures shall be used for public sidewalk lighting.
B. All site lighting shall be shielded from producing off-site glare, either through to, max.
exterior shields or through optical design inside the fixture, so that the direction of Wang
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the light is downward. walkways
C. The maximum height allowed for parking lot lighting is 24 feet. The maximum
height along pedestrian walkways is 16 feet.
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Page 27 -
- 9/26/08
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D. Site lighting should create adequate visibility at night, evenly distributed to increase security, and
coordinated with adjacent landscaping to avoid casting long shadows.
E. Incorporate electrical service into lighting fixtures for seasonal ornamental lighting and provide the
capability for the City to install a mesh access point on the pole.
3. SCREENING OF TRASH / SERVICE AREAS
Intent: screen trash storage, loading and service areas from public view
A. Trash and service areas shall be placed away from streets.
Adequate access shall be provided and reviewed by the
contracted hauler to ensure adequate and safe access.
B. All service, loading and trash collection areas shall be
screened by a combination of masonry walls and planting,
with similar character to the design of the building it serves.
C. Loading and service areas shall not face any residential
areas, unless no other location is feasible. Effort should be
made to buffer impacts to residential areas.
4. PLAZAS
Intent: If plazas are incorporated ensure plazas are readily accessible for use and offer a
pleasant environment
A. Public plazas must abut and be within three (3) feet in
elevation of a public sidewalk. Ramps shall be provided
consistent with ADA standards.
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B. At least ten (10) % of the plaza area shall be planted i
trees and other vegetation.
C. Plazas shall incorporate patterns and designs using
materials agreed to by the City. Plazas shall be consi!
with the City Hall Plaza.
Plazas shall include adequate lighting, allow for
penetration of sunlight, and provide seating in the form of
low walls, benches and/or tables and chairs.
E. Accessory site features such as, waste receptacles, street
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furniture and movable planters shall be of compatible 141
design to the main building served by the plazu.
Page 28 -
- 9/26/08
F. Courtyards between structures and interior courtyards are
encouraged to promote pedestrian activity, create open
space, and a stately entrance.
G UIDEL IVES AP-''LICABL 9 TO A UBURN ,TU2VC T102T
1. ENTRANCES
Intent: ensure that entrances are easily identifiable
and accessible from streets and sidewalks
A. Main building entrances should be oriented to the
property line abutting the primary street rather than to a
parking lot.
2.
B. Locate primary entrances so that they are visible from
the public right-of-way. The entry, particularly if on a
street corner, should be marked by architecturally
prominent elements such as canopies, ornamental lighting
fixtures and/or fixed seating that offer visual prominence
and a sense of safety.
GROUND LEVEL DETAILS
Intent: reinforce the character of the streetscape
A. Street-oriented fagades of commercial and mixed-use
buildings shall be designed to be pedestrian-friendly through
the inclusion of elements 3, 4, and 10 plus at least two of the
following elements:
1) Kickplates for storefront window
2) Projecting window sills;
3) Pedestrian scale signs;
4) Canopies;
5) Plinths for columns;
6) Containers for seasonal plantings;
7) Ornamental tilework;
8) Medallions;
9) Belt courses;
10) Lighting or hanging baskets supported by
ornamental brackets;
11) An element, as approved by the City, which
meets the intent of this section.
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9/26/08 Page 29 -
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3. BASE/MIDDLE/TOP
Intent: primarily emphasize the street level, but also
create a visually interesting skyline
4.
5.
A. Buildings above 30 feet in height should
distinguish a "base" at ground level using articulation
and materials such as stone, masonry, or decorative
concrete.
B. The "middle" of the building should be
distinguished by a change in materials or color,
windows, balconies, and stepbacks/modulation.
C. The "top" of the building should emphasize a
distinct profile or outline with elements such as„ &-
projecting parapet, cornice,_uppe-rr level setback or
pitched roofline. ----,.?,
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UPPER LEVEL SETBACK
Intent: reduce the apparent bulk of multi-story buildings and maintain pedestrian scale
A. Front facades of buildings abutting streets shall
have 20% (minimum) of upper level set back a
minimum depth of three (3) feet."
B. Views of Mount Rainier should be protected
where feasible and if protected five (5) percent
additional floor area can be achieved. w?:? rr
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TREATMENT OF BLANK WALLS y?
Intent: reduce the visual impact of blank walls by providing
visual interest . '`
A. Blank walls visible from the public street longer than 30
feet shall incorporate two (2) or more of the following
features:
1) Vegetation, such as trees, shrubs, ground cover and/or
vines adjacent to the wall surface;
Page 30 -
- 9/26/08
2) Artwork, such as bas-relief sculpture, murals, or trel
structures
3) Seating area with special paving, lighting fixtures ar
seasonal plantings; and/or
4) Architectural detailing, reveals, contrasting material
other special interest, consistent with character of d
downtown.
6. USE OF NEON
Intent: encourage the use of neon as an architectural embellishment in keeping with the character of
downtown.
A. Neon may be allowed to emphasize unique building features.
B. Neon may be used as artwork or as graphic symbols that portray the nature of the business, provided
that no written words shall be allowed.
7. PARKING STRUCTURES
Intent: reduce the visual impact of structured parking located above grade
A. At ground level, free-standing parking structures shall comply with
guidelines addressed under `Ground Level Details.'
B. Upper levels of structured parking should be screened or treated
architecturally by two or more of the following:
1) Roughly square openings rather than horizontal, or elements that
lessen the rectangular opening.
2) Planting designed to grow on the fagade
3) Louvers
4) Expanded metal panels
5) Decorative metal grills or artwork
6) Spandrel (opaque) glass
7) An element, as approved by the City, which meets the intent of this
section.
C. Lighting fixtures within garages should be screened from view from
the street.
D. In order to provide a safer environment, parking structure illumination
should be designed to a maximum uniformity ratio (proportion of average
to minimum illumination) of 4:1.
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8. SCREENING ROOFTOP EQUIPMENT
Intent: screen rooftop mechanical and communications
equipment from the ground level of nearby streets and residential
areas
A. Mechanical equipment shall be screened by an extended
parapet wall or other roof forms that are integrated with the
architecture of the building.
B. Painting of equipment and erecting fences are not acceptable
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methods of screening, although a screen wall is acceptable and it
must be incorporated into the architectural design of the structure.
C. The installation of Wireless Access Points by the City is
permitted however thought should be given to location to minimize
the visual impact of equipment if extended vertically from the roof.
G UIDELLVES APPLICABLE TO A UB URN ,1 UNCTION
1. LANDMARK SIGNS
Intent: preserve the unique character of the downtown
A. Retain existing historic signs (as determined by the City) that fPahira
the character of the area, wherever possible.
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2. INTEGRATION WITH ARCHITECTURE
Intent: ensure that signage is a part of the overall design of a project and not additive or an
afterthought
A. The design plans for buildings and sites shall
identify locations and sizes for future signs. As
tenants install signs, such signs shall be in
conformance with an overall sign program that
allows for advertising which fits with the
architectural character, proportions, and details of the
development. The sign program shall indicate
location, size, and general design.
Page 32 -
- 9/26/08
3.
4.
B. New signs should not project above the
roof, parapet or exterior wall unless part of
an integral architectural feature. Signs
mounted on a roof are not allowed.
CREATIVITY
Intent: encourage interesting, creative and unique approac,
to the design of signage
A. Signs should be highly graphic in form, expressive and
individualized. Signs should convey the product or service offered
the business in a bold, graphic form
B. If a projecting sign is designed by a graphic design professiona
and includes a non-verbal, three-dimensional symbol that succinctl
conveys the nature of the business and constitutes a dominant
proportion of the overall design, the sign may be allowed to exceed the
maximum area otherwise allowed by 50%.
GROUND SIGNS
Intent: ensure that signs are not principally
oriented to automobile traffic
A. All freestanding signs shall be ground (monument) signs no higher
than five (5) feet.
B. The area around the base of any ground sign shall be planted with
shrubs and seasonal flowers.
C. Internally-lit signs are prohibited except when located adjacent and
oriented to Auburn Way North/Auburn Way South street frontages and
only with electronic message center signs in accordance with Auburn
City Code Chapter 18.56 Signs. If an internally lit sign is utilized, the
sign shall also conform to all other applicable standards for changing
message center signs as described in this same chapter.
9/26/08
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ADDITIONAL 0UIDELINESDEVELOPMENTADJACENT TOPEDESTRLANSTREETS-
A UBURN JUNCTION
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PEDESTRIAN STREETS
(F,xhihit A)
1. LIMITATIONS ON DRIVEWAYS
Intent: maintain a continuous sidewalk by
minimizing driveway access
A. Curb cuts are prohibited on Main Street and Division Street unless access from no other street is
available. Curb cuts on other Pedestrian I Streets is permitted, however limited to the fewest access
points.
2. LOCATION OF PARKING
Intent: reduce the visual impact of parking
and enhance the pedestrian experience
A. Parking shall be located under or behind buildings or within structures.
B. On Pedestrian I Streets, surface parking is not permitted between the building front and the right-of-
way.
3. LOCATION OF DRIVE-THROUGH LANES
Intent: preserve a safe and comfortable
pedestrian experience
A. Drive-through lanes are not allowed between the building
and the public right-of-way on Pedestrian I Streets.
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- 9/26/08
ADDITIONAL GUIDELINES DEVELOPMENTADJACENT TOPEDESTRL4NSTREEM-
A UEURN JUNCTION
1. LAND USE
Intent: ensure a rich, uninterrupted mixture of
lively activities aimed at pedestrians
A. Along Pedestrian I Streets, ground floor uses that
face the sidewalk shall be retail, restaurant or person-all
service uses.
2. PROXIMITY TO SIDEWALK
Intent: reinforce an active pedestrian expE
along Pedestrian Streets
A. Buildings along Pedestrian Streets shall be
immediately at the back of the sidewalk, with the exception of
providing open space for public use such as plazas, courtyards
and seating areas.
B. Control of water run-off from canopies/awnings i;
encouraged.
3. GROUND LEVEL TRANSPARENCY
Intent: provide a visual connection between activities
inside and outside of buildings
A. Along Pedestrian I Streets, a minimum of 70% of any
ground floor fagade (between two (2) feet and 12 feet above
grade) facing a street or public space shall be comprised of
clear, "vision" glass.
B. Along Pedestrian II Streets, a minimum of 60% of any
ground floor fagade (between two (2) feet and 12 feet above
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Page 35 -
- 9/26/08
grade) facing a street or public space shall be comprised of
clear, "vision" glass.
C. Along Main Street, doors and windows should reflect the
historic Main Street rhythm of 25-foot wide storefronts.
4. WEATHER PROTECTION
Intent: provide pedestrians with protection from the weather
A. Canopies and awnings shall be provided along all fagades
that are adjacent to Pedestrian Streets.
B. The minimum depth of any canopy or awning shall be
four (4) feet. The vertical dimension between the underside of
the canopy or awning and the sidewalk shall be at least eight
(8) feet and no more than 12 feet.
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C. Canopies and awnings shall be of shed or marquee style,.
except that bowed awnings may be used over arched windows. '
"Bubble" awnings and backlit awnings with translucent
materials are not permitted.
D. Weather protection can be combined with the method
used to achieve visual prominence at entrances.
E. If constructing covered walkways, then the height may
exceed 12 feet.
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ADDITIONAL 0UIDEL12VES DEVELOPMENTADJACENT TO PEDESTRI MSTREEYS -
A UB URN,T UNCTION
Sign
1. PEDESTRIAN ORIENTATION
Intent: provide signs that activate and strengthen
the pedestrian realm
A. Signs shall be primarily oriented to pedestrians, rather
than people in vehicles. The following are types of signs are
encouraged along Pedestrian Streets:
1) Blade signs (projecting over sidewalk)
2) Window signs (painted on glass or hung behind
glass)
3) Logo signs (symbols, shapes)
4) Wall signs over entrance.
B. Pole signs and monument or ground signs are not
permitted on Pedestrian Streets.
C. Signs shall be evaluated with respect to size, scale,
relationship to other signs, function, location and other factors.
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Exhibit A
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A DOWNTOWN URBAN CENTER ZONE
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EXHIBIT "G"
Development Schedule
Phase 1 - September 2011
Phase 2 - September 2012
Phase 3 - September 2013
Phase 4 - September 2014
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