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1 RESOLIITION NO. 2 2 8 3
2
3 A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF AUBURN,
WASHINGTON, ADOPTING AND APPROVING THE AUBURN NORTH BUSINESS
AREA PLAN AS AN ELEMENT OF THE COMPREHENSIVE PLAN FOR THE CITY
4 OF AUBURN, WASHINGTON, PURSUANT TO THE PROVISIONS OF RCW
5 CHAPTER 35A.63 OF THE LAWS OF THE STATE OF WASHINGTON, AND
DESIGNATING THIS ELEMENT AS GUIDELINES FOR EXERCISING THE
6 CITY'S AUTHORITY UNDER SEPA, AND DIRECTING THAT THIS
RESOLUTION AND THE ELEMENT OF THE COMPREHENSIVE PLAN IT ADOPTS
7 AND APPROVES BE FILED WITH THE AUBURN CITY CLERK AND BE
AVAILABLE FOR PUBLIC INSPECTION.
8
9 WHEREAS, the City of Auburn determined the need to draft
10 the Auburn North Business Area Plan as an element of the City
11 of Auburn Comprehensive Plan, and the City Council has
12 directed the Planning Commission and the Planning and
13 Community Development Department to propose such a plan; and
14 WHEREAS, the environmental impacts of the Auburn North
15 Business Area Plan were considered in accordance with the
16 Procedures of the State Environmental Policy Act (SEPA); and
17 WHEREAS, the draft Auburn North Business Area Plan was
ig transmitted to the Planning Commission in December 1991; and
19 WHEREAS, in accordance with RCW 35A.63.070, after proper
20 notice published in the City's official newspaper at least ten
21 (10) days prior to the date of hearing, the Planning
22 Commission at a public meeting on January 7, 1992, conducted a
23 hearing on the proposed Auburn North Business Area Plan for
24 the City of Auburn, Washington; and
25
26
Resolution No. 2283
February 26, 1992
Page 1
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2 WHEREAS, at said hearing the Planning Commission heard
3 public testimony and took evidence and exhibits into
4 consideration of said Auburn North Business Area Plan; and
5 WHEREAS, thereafter in accordance with RCW 35A.63.070,
6 the Planning Commission transmitted a copy of its
7 recommendation to approve the Auburn North Business Area Plan
8 to the City Council through the Mayor, who acknowledged
9 receipt thereof and directed the Clerk to certify thereon the
10 date of receipt; and
11 WHEREAS, the Planning and Community Development Committee
12 of the City Council reviewed the draft Auburn North Business
13 Area Plan and the Planning Commission's recommendations; and
14 WHEREAS, within sixty (60) days from receipt of the
15 planning Commission recommendations for the draft Auburn North
16 Business Area Plan, the City Council, after proper notice
17 published in the City's official newspaper, at a public
18 meeting conducted a hearing on February 3, 1992 on the
19 proposed Auburn North Business Area Plan. At said hearing,
20 the City Council heard public testimony and took evidence and
21 exhibits into consideration of said Auburn North Business Area
22 Plan; and
23
24
25
26
Resolution No. 2283
February 26, 1992
Page 2
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2 WHEREAS, the City Council continued the public hearing to
3 February 18, 1992 to hear additional public testimony; at the
conclusion of which the Council referred the item to the
4
5 Planning and Community Development Committee for a report
thereon.
6
7 NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF AUBURN,
8 WASHINGTON, IN A REGULAR MEETING DULY ASSEMBLED, HEREWITH
RESOLVES THAT:
9
Section 1. The aforementioned Auburn North Business Area
10
11 Plan, attached hereto as Exhibit "A", as recommended by the
12 Planning Commission, is herewith adopted and approved in
13 accordance with RCW Chapter 35A.63 as an element of the City
14 of Auburn Comprehensive Plan, including amendments to the
15 Comprehensive Plan Text and Comprehensive Plan Map, and it is
16 herewith directed that it be filed along with this Resolution
17 with the Auburn City Clerk and be available for public
18 inspection.
Bection 2. The aforementioned Auburn North Business Area
19
20 Plan as an element of the Comprehensive Plan and Amendments
21 are herewith designated as a basis for the exercise of
22 substantive authority under the Washington State Environmental
23 Policy Act Rules by the City's responsible environmental
24 officer in accordance with RCW 43.21C.060.
25
26
Resolution No. 2283
February 26,1992
Page 3
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2 Bection 3. The Mayor is hereby authorized to implement
3 such administrative procedures as may be necessary to carry
4 out the directives of this legislation.
5 DATED and SIGNED this 2nd day of March, 1992.
6
7 CITY OF AIIBIIRN
8
9
10
11 M A Y O R
12
13
14 ATTEST:
15
16
17 Robin Wohlhueter,
City Clerk
18
19
20 APPROVED AS TO FORM:
21
22
23 Ste hen R. Shelton,
City Attorney
24
25
26
Resolution No. 2283
February 26,1992
Page 4
DRAFT (February 26, 1992) '
AUBURN NORTH BUSINESS AREA - IMPLEMENTATION PLAN
1. INTRODUCTION
In June, 1990 the City of Auburn initiated a planning study for the area located
directly north of the Auburn Central Business District. The purpose of the study was to
analyze and recommend appropriate land uses, circulation, and urban form/design
features for this 200 acre area (referred to as the Auburn North Business Area).
The need for a comprehensive planning study of the Auburn North Business Area
area has arisen for a number of reasons. First, there has been increasing development
pressure in the area during the past few years, best evidenced by the completion of the
175,000 square foot Fred Meyer store in 1989. Recent development proposals have
included rezone applications to change industrial zoned properties to commercial, while
other proposals have intended to reclassify commercial designation to industrial. A
comprehensive planning analysis of the Auburn North Business Area was viewed as a
preferable alternative to continued consideration of rezone requests on a parcel-by-
parcel basis.
Second, while there is a substantial amount of vacant land in the Auburn North
Business Area, a significant portion of that land has been identified by the City as likely to
contain wetlands. Recent changes in wetlands regulations may significantly affect the
amount of development permitted within the Auburn North Business Area. Finally, the
study area is located directly adjacent to downtown Auburn and with the increased
development pressure being experienced, the time is ripe to reconsider the future of the
Resolution No• 2283 Pa e 1
Exhihit ~~A~~ g
DRAFT (February 26, 1992) Auburn North Business Area. Should this area develop with industrial uses, or is it more
appropriate to develop with commercial and/or high density residential uses that may be
more compatible with the existing CBD?
The Planning Study is incorporated within a Final Environmental Impact Statement
that was issued in November of 1991.
II. PURPOSE AND SCOPE
The purpose of the policies contained within this Plan is to implement the findings
and conclusions of the Planning Study.
The policies will be incorporated into the Comprehensive Plan as a Plan Element.
The Plan is intended to provide long-term predictability to both the City and the property
owners and will govern the future planning, zoning, subdivision and development
decisions of the City as they apply to the subject area. This Planning Element is
compatible with, and will comply with the City's existing Comprehensive Street, Sewer,
Water, Storm Drainage and Parks and Recreation Plans as they apply to this area.
The policies contained within this implementation plan will only apply to the area
identified as the "Planning Area" as illustrated in Figure #1. The Planning Area is
somewhat smaller than the study area.
Page 2
DRAFT (February 26, 1992)
The Planning Area was chosen in that it contains the largest, most cohesive
undeveloped parcel of land that provides the greatest opportunities for a planned area
development.
The remaining portion of the study area is either developed or there is not a need
for additional policies that would guide redevelopment of the area.
III. PLAN POLICIES
A. Land Use Policies:
1. A mix of land uses that include light commercial and high density
residential, which complement the Central Business District (CBD), are to be the
principal uses of the Planning Area.
Commercial uses that could complement the CBD may include but
not be limited to entertainment, professional office, dining, medical/dental and personal
services.
2. The development of the area shall be oriented towards pedestrians.
Development shall provide design considerations that promote pedestrian use.
3. In order to attain open space amenities that are conducive to
pedestrians, multi-story buildings are encouraged.
Page 3
DRAFT (February 26, 1992) ' 4. High density multi-family development is encouraged if it is directly
linked to a commercial development, e.g. part of a multi-story building that has the
ground floor devoted to commercial uses.
5. Multi-family development may be allowed independent from a
commercial development if the multi-family development does not have frontage on a
street.
6. Multi-family developments shall also provide recreational facilities
commensurate with the size of the development.
7. Automobile drive-in facilities (the person remains in the vehicle to
conduct their business at a drive-in facility), service stations, or automobile sales and/or
leasing will not be permitted within the Planning Area.
8. The Comprehensive Land Use Map shall be amended to illustrate
the majority of the Planning Area as General Commercial. An exception will be a 5.5±
acre parcel, that lies east of the fire station, which should be designated light industrial,
and the developed Fred Meyer store site shall retain the existing heavy commercial
designation.
9. The Planning Area shall be zoned C-1, Light Commercial, with the
exception of the light industrial designated property, which shall be zoned M-1, Light
Industrial, and the developed Fred Meyer store site which will retain the existing C-3,
Heavy Commercial zone.
Page 4
DRAFT (February 26, 1992)
This zoning shall be implemented by an "area wide" zoning to be
initiated by the City. The ordinance adopting the zoning shall contain conditions
necessary to implement the policies of this Plan.
10. For those industrial properties that lie within and adjacent to the
Planning Area, special provisions shall be made to ensure that future development of
those industrial properties will not conflict with the uses in the C-1 zone.
These special provisions may include landscape buffers, additional
setbacks and building orientation.
B. Desian Policies:
1. Each building, shall provide at least one public entry to the building.
The public entry shall provide pedestrian amenities such as benches, lighting, trash
receptacles or weather protection features.
2. Corner lots shall be developed such that the building is oriented to
both streets or as may be allowed pursuant to Design Policy #8. Parking shall be
oriented to the rear and sides whenever possible.
3. Non-residential buildings that have frontage on a street shall provide
at least 50% of the first floor building facade with window space that is not obscured by
signs.
Page 5
DRAFT (February 26, 1992) ' 4. In order for a building to be considered to not have street frontage,
another building must intervene between the street and the building.
5. Pedestrian walkways, at least 5 feet wide, shall be provided between
each property when possible. If there is more than one building in the development,
then pedestrian walkways shall be provided between the buildings as well. Sidewalks
typically associated with a public street are not intended to implement this policy but may
if that is the most practical option.
The walkways shall be easily identified and be constructed of either
asphalt concrete, cement concrete, brick or other similar hard surface.
6. Pedestrian walkways shall be "stubbed" to adjacent properties when
it is conceivable that the adjacent property may also be able to provide for and utilize a
similar walkway.
7. Pedestrian walkways shall be provided to connect the parking lot to
the building the parking lot serves. The walkways shall be separated from the parking lot
driveway except to allow a driveway to bisect the walkway.
8. Parking shall not be allowed in the required zoning setbacks and
shall be located in the side or rear yards whenever possible. Parking is strongly
encouraged to not be located between the front of the building and the street. Parking
may only be located between the front of the building and the street if the developer
clearly demonstrates that there are significant design benefits or that other options are
Page 6
DRAFT (February 26, 1992) feasible. In such a case, pedestrian walkways must be provided between the street and
building.
9. Parking lots shall be oriented so that adjoining uses can share the
parking lot and pedestrian walkways.
10. For parking lots and/or driveways that abut the side and rear yards
of adjacent properties, there shall be provided a 5 foot width of Type III landscaping
along that portion of the property line that the parking lot abuts. Driveways and
pedestrian walkways that connect one property to another are excepted.
11. 20% of each parcel, to be developed, must consist of pedestrian
amenities such as walkways, plazas, landscaping, recreation or a combination of these
or similar pedestrian amenities.
12. The entire width of the zoning setbacks of the parcel to be
developed shall be landscaped with the type of landscaping required by the Zoning
Ordinance, except for driveways or pedestrian accesses.
13. Freestanding signs shall not exceed twelve (12) feet in height.
14. Exterior lighting shall be provided for pedestrian walkways and for
parking lots. The lights shall be designed for the pedestrian with regard to height,
design, and illumination for safety.
Page 7
DRAFT (February 26, 1992) '
This exterior lighting is not intended to replace the lighting required
for public streets.
15. Landscaping shall be provided between any wetland buffer and any
new development, including streets. Plantings should be clustered to allow occasional
views into the wetlands. At least one pedestrian walkway or sidewalk, public or private,
should be provided adjacent to any wetland buffer or accompanying landscape area
whenever the opportunity may exist. Interpretive signs should be placed close to the
buffer and pedestrian walkway or sidewalk. These signs should be coordinated with the
City to ensure adequate coverage of interpretive information along the wetland buffer,
without unnecessary repetition.
16. The design schematics contained with the Auburn North CBD Final
EIS may be used as a guide to implement these policies.
17. Anyone who develops within this Planning Area shall be required to
prepare a site design plan that is consistent with the policies of this plan and other
applicable City regulations.
The Planning Director shall be authorized to approve, deny,
condition or modify the site plan based upon the policies of the Plan.
Page 8
DRAFT (February 26, 1992) ' C. Facility Policies:
1. Any proposed development, that is not exempt from the State
Environmental Policy Act (SEPA), shall be required to provide a study on each utility that
the development requires as well as a traffic study. The study(ies) shall become part of
the required environmental review.
a. The scope and content of the study(ies) shall be determined
by the Public Works Director.
The study(ies) shall be consistent with and implement the
City's existing Utility and Street Comprehensive Plans, including any subsequent
amendments.
b. The study(ies) shall determine the impacts and what
mitigating measures will be required to alleviate the impacts. Mitigating measures may
include construction of off-site improvements and/or financial participation in the
construction of those off-site improvements.
Page 9
DRAFT (February 26, 1992) ` 2. "A" Street N.E. shall not be continued north through the Planning
Area. "A" Street N. E. shall however be available for pedestrian access.
Development within the Planning Area shall plan for this pedestrian
connection.
ANCDB-IP
Page 10
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STATE OF WASHINGTON )
) ss.
COUNTY OF KING )
I, Robin Wohlhueter, the duly appointed, qualified City
Clerk of the City of Auburn, a Municipal Corporation and Code
City, situate in the County of King, State of Washington, do
hereby certify that the foregoing is a full, true and correct
copy of Resolution No. 2283 of the resolution of the City of
Auburn, entitled "A RESOLUTION."
I certify that said Resolution No. 2283 was duly passed by
the Council and approved by the Mayor of the said City of Auburn,
on the 2ND day of MARCrI A.D., 1992.
Witness my hand and the official seal of the City of Auburn
this March 11, 1992, A.D.
Robin Wohlhueter
City Clerk
City of Auburn
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