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HomeMy WebLinkAbout6183ORDINANCE NO. 6 18 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 AMENDMENTS, RELATED TO ADOPTION AND IMPLEMENTATION OF THE NORTHEAST AUBURN - ROBERTSON PROPERTIES SPECIAL AREA PLAN WHEREAS, the Robertson Properties Group ("RPG") has applied to the City for approvals necessary to redevelop its property consisting of the Valley Six Drive -In Theaters and several adjacent properties (collectively, the "Valley Six Site") with retail, office and/or multiple family residential uses (the "Auburn Gateway Project"); and WHEREAS, the Valley Six Site is located within a larger area designated as a "Special Planning Area" 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 City's 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 ACC 18.68.030(6)(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, 2004; and WHEREAS, on December 7, 2004 the City of Auburn Planning 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 WHEREAS, the City of Auburn 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. Adoption 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. "Discount club retailer" 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, clothing, 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 (8,000 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 -MHP, manufactured home park district; 8. RO, residential office district and RO-H, residential office - hospital district; 9. C -N, neighborhood shopping district; 10. C-1, light commercial district; 11. C-2, central business district; 12. C-3, heavy commercial district; 13 C-4 mixed use commercial district: 144. M-1, light industrial district; 154-4. M-2, heavy industrial district; 164-5. BP, business park district; 174-6. LF, airport landing field district; 184. P-1, public use district; 194-6. UNC, unclassified use district; 204-9. I, institutional use district; 2120. LH, Lea Hill district: a. LHRS, one -family residential district; b. LHR1, 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. LHRMHP, manufactured home park district; g. LHC1, light commercial district; h. LHP1, public use district; i. LHI, institutional district; 2224. EP, environmental park district; 2322. DUC, downtown urban center district. B. 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 § 1, 2007; Ord. 6036 § 1, 2006; Ord. 5354 § 2, 2000; Ord. 4229 § 2, 1987.) Section 3. Adoption of New Chapter 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 permit. 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 retail, office, and limited multiple family residential uses. This classification is intended to provide flexibility in design and combination of uses that is responsive to market demands. This classification 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 43.21C.031 and WAC 197-11. The uses enumerated in this classification represent a mix that accommodates multiple family residential, retail, and office uses anticipated through a coordinated, 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 than parking, as listed in this 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. Arcades, 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 ACC 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 window, 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 vehicles may be fueled at any one time. f. Columns or similar architectural features shall 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 5, 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 design, 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. i. 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 shall illustrate how it complies with these standards. D. Banking and related financial 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 conditions: Ordinance No. 6183 June 5, 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 1,500 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 include exiting required to meet applicable building and fire codes; R. Personal service shops; S. Pharmacies; T. Small-scale reproduction and printing services, including mailing and mail box services; U. Professional 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. Beverages, 5. Bicycles, 6. Books, magazines, and newspapers 7. Candy, nuts and confectionery, 8. Clothing, 9. Computers, parts and accessories 10. 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. Housewares, Ordinance No. 6183 June 5, 2008 Page 8 of 37 20. Jewelry and clocks, 21. Meat, fish, and poultry, preprocessed, 22. Nursery and horticultural products, 23. Office supplies and equipment, 24. Photographic equipment, including finishing, 25. Radio, television, stereos and household electronics, 26. Shoes, 27. Sporting goods, 28. Stationery, 29. Toys; Y. Schools, 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 ACC: 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 residential 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 multistory 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), 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, street: 15 feet, 4. Rear: none required; H. Fences and hedges: see Chapter 18.48 ACC; I. Parking: see Chapter 18.52 ACC; J. Landscaping: see Chapter 18.50 ACC; 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 building, 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. Play areas for daycares, 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 enterprise, except Ordinance No. 6183 June 5, 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). 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 Regulations. The minimum 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, LHR3, R-4, LHR4, R -MHP, LHRMHP, RO, RO-H, I, LHI, CN, C-1, LHC1, C-2, C-4, and DUC districts: a. 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 link, 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. 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 lines, 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-of-way line 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 general, 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 link 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-of-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. In 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 feet, in any direction, of vehicular approach to the hydrant; 3. In no case shall 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 § 2, 2007; Ord. 6031 § 3, 2006; Ord. 5398 § 2, 2000; Ord. 5342 § 2, 2000; Ord. 4304 § 1(31), 1988; Ord. 4229 § 2, 1987.) Section 5. Amendment to City Code. That section 18.48.100 of the Auburn City Code be and the same hereby is amended to read as follows: 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 ACC 18.04.912 but not including microcells. The siting of microcells shall be in accordance with the definition of microcells found in ACC 18.04.912(G). A. Separation between Facilities. 1. New, Freestanding 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 height, shall be the height of the proposed monopole, including antenna, multiplied by a factor of 10. Ordinance No. 6183 June 5, 2008 Page 13 of 37 b. The minimum separation, i.e., distance, 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 3-13 facilities), 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-B facility shall include technical justification that an existing Type 3-13 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 limitations 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 section, 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 10 percent of the height of the structure unless additional approvals are obtained. D. Setbacks. 1. All equipment shelters, cabinets, support structures or other above -ground facilities shall meet the setback requirements of the zone in which located except as follows. All equipment shelters, 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 building, 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 ACC 18.48.020(C)(2), if visible from public right-of-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-of-way, a minimum width of five feet of Type II landscaping as defined in ACC 18.50.040 will be provided on the exterior of the enclosing fence in order to effectively screen the equipment from the public right-of-way. b. Where facilities are visible from adjacent residential uses, a minimum width of five feet of Type I landscaping as defined in ACC 18.50.040 will be provided on the exterior of the enclosing fence in order to effectively screen the equipment from the adjacent residential 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 texturing the facility, etc. --------------------------- Ordinance No. 6183 June 5, 2008 Page 15 of 37 2. Building- or roof -mounted antennas will be painted or textured to "blend" 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 individually. G. Lighting. 1. Freestanding support structures shall not be artificially lighted, unless required by the FAA or other applicable authority. Any proposed lighting shall be submitted at the time of the initial application. 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 90 -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. Supplemental Information Required for Applications. In addition to the information that is otherwise 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 5, 2008 Page 16 of 37 shorter support structure could not be utilized. Any application for a Type 3-13 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 ACC 18.04.912(J), are allowed in and which permits are required. Microcells, as defined by ACC 18.04.912(G), are allowed only in residential zones and shall be permitted outright pursuant to the provisions of ACC 18.04.912(G). Zoning District Type of Permit Re uired Permitted Outright Administrative Use Permit Conditional Use Permit All Zones 1-D 1-D' 1-D2 RO-H 1-A 1-B 1-C C -N 1-A 1-13 1-C C-1, LHC1 1-A 1-B 1-C C-2 1-A 1-13 1-C C-3, C-4 1-13, 2-A 1 -C,2 -13,3-A 3-13 M-1 1-13, 2-A 1-C, 2-13, 3-A 3-13 M-2 1-B, 2-A 1-C, 2-13, 3-A 3-13 P-1, LHP 1 1-13, 2-A 1-C, 2-13 3-A3 I, LHI 1-A 1-13 1-C LF 1-A 1-13 1-C ' Allowance for the WCF to extend to a height of 20 percent of the supporting structure. 2 Allowance for the WCF to extend to a height of 30 percent of the supporting structure. 3 The maximum height allowed, including antennas, is 45 feet. L. Exemptions. 1. Unless otherwise provided for, the following are exempt from the provisions of this section: Ordinance No. 6183 June 5, 2008 Page 17 of 37 a. Microcells as defined by ACC 18.04.912(G). b. Mobile testing facilities/equipment used to test network limitations. The facilities/equipment shall not be at any one location for more than 14 days and shall otherwise meet the requirements of any other ordinance, regulation or code provision. 2. The following is exempt from the provisions of subsection A of this section, Separation between Facilities: a. Emergency communication systems operated by a local public agency responsible for providing emergency services. (Ord. 6071 § 3, 2007; Ord. 6036 § 2, 2006; Ord. 5645 § 1, 2002; Ord. 5342 § 2, 2000; Ord. 5020 § 1, 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: 10 -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 ACC 18.28.050(F); Ordinance No. 6183 June 5, 2008 Page 18 of 37 2. Adjacent to R -R, R -S, LHRS, R-1, LHR1, R-2, LHR2, 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 -MHP, or LHRMHP zone: five-foot width of Type III, adjacent parking or driveways will require a five-foot width of Type II. E. C-3, C-4, LF Districts. 1. Street frontage: five-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 II, adjacent parking or driveways will require a 10 -foot width of Type I; 3. Adjacent to R-4, RO, RO-H or R -MHP zone: 10 -foot width of Type III, adjacent parking or driveways will require a 10 -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: 10 -foot width of Type III, an additional 10 -foot width will be required when loading and unloading docks face a street. In lieu of the additional 10 -foot width of Type III landscaping, 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 require a 10 -foot width of Type I; 4. Adjacent to C-3, C-4, LF zone: 10 -foot width of Type III, 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 10 -foot width of Type I landscaping. G. M-2 District. 1. Street frontage: 10 -foot width of Type III; 2. Adjacent to any R zone: 30 -foot width of Type I; Ordinance No. 6183 June 5, 2008 Page 19 of 37 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 require a 10 -foot width of Type I; 4. Adjacent to C-3 C-4, or LF zone: 10 -foot width of Type II, 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 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. EP 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 § 3, 2006; Ord. 5863 § 5, 2004; Ord. 5342 § 2, 2000; Ord. 4914 § 1, 1996; Ord. 4304 § 1(36) — (39), 1988; Ord. 4229 § 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: a. Use of such signage is limited to 10 days per display, not to exceed 10 days in any 90 -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 residential 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 of 37 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 navigation, traffic, or highway or street illumination, b. Aircraft warning lights. E. Construction Provisions, 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 ACC 18.48.020(B); 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 a. 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. ii. 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 DUC zone, 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 DUC zone, see ACC 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 scrolling message shall require more than five (5) seconds to be displayed in its entirety. e. Light Levels. Ordinance No. 6183 June 5, 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 shall a changing message center sign be operated at a brightness level greater than the manufacturer's recommended levels. 3. All lighting shall be arranged to reflect away from any residential 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-for—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 ACC sections 18.56.030 F.1.(d) and F.1.(e) shall be brought into compliance 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 court notices; 3. Incidental signs (see ACC 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, repainting, cleaning, repairing, and other normal 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 law, 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; 10. 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 within the city, except as otherwise authorized: 1. A swinging projecting sign; 2. Portable signs, except as permitted by ACC 18.56.025 (Real Estate Signs) and ACC 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 D 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 size, 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 streets, roads, intersections, 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 poles, trees, rocks or other natural features; 11. Signs attached to benches, garbage cans, or other street furniture located within the public right-of-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 Building 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 the building 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 § 2, 2008, Ord. 5993 Ordinance No. 6183 June 5, 2008 Page 27 of 37 § 1, 2006; Ord. 5342 § 2, 2000; Ord. 4705 § 2, 1994; Ord. 4229 § 2, 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, LHRMHP Zoning Districts (Nonresidential Uses, Except as Noted). 1. Residential entry monument: A cumulative area of 50 square feet or 10 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 wall signs per building. b. Maximum area: 32 square feet, calculated at a rate of one square foot of sign area 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 -N, C-1, LHC1, BP Zoning Districts (Nonresidential Uses). 1. Maximum sign area 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 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. 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. a. 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, calculated at a rate of one square foot of sign area for Ordinance No. 6183 June 5, 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 single 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. 2. Wall Signs (for Building or Tenant Space). a. Total number permitted: two per street frontage. b. Maximum area: 50 square feet for total of all wall 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 feet/frontage. 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, 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 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 5, 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 square feet. 2. Hanging signs that are designed to display the availability of a specific product in a business, limited to three square feet and no more than two such signs per business, shall be considered permanent signs, but shall not be calculated 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 every one 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), 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. Ordinance 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 frontage, subject to the following: a. 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 Disabilities 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 5, 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. g. Sign can be no more than two faces. In. Signs may be directly or indirectly illuminated. 6. Residential end monument (residential uses): A cumulative area of 50 square feet and 10 feet in height (measured at the highest point of sign structure) not to exceed two per entrance; provided, that no sign 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. e. 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 § 4, 2006; Ord. 5993 § 1, 2006; Ord. 4229 § 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 "A" and "B", respectively, 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 "C", attached hereto and incorporated by reference, is herewith adopted and approved and shall be filed along with the Ordinance with the City Clerk and be available for public inspection. Section 10. Adoption of Zoning Code Map Amendments. The Zoning Code Map Amendment, as set forth in Exhibit "D" attached hereto and incorporated by reference, 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. Implementation. The Mayor is hereby authorized to implement such administrative procedures as may be necessary to carry out the directions of this legislation. Section 12. Severability.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 thisday of C�-- CPQ-<., , 2008. JUN 16 2008 INTRODUCED: PASSED: APPROVED: Ordinance No. 6183 June 5, 2008 Page 36 of 37 JUN 16 2008 JUN 16 2008 r-CITTYO URN PETER B. LEWIS MAYOR ATTEST: Da Ile E. Daskam, City Clerk APPROVED AS TO FORM: niel B. Heid, City Attorney Published: (—', <- - � .� Ordinance No. 6183 June 5, 2008 Page 37 of 37 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: 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: 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 AS ESTABLISHED BY DEED TO KING COUNTY RECORDED UNDER RECORDING NUMBER 5869551 AND THE TRUE POINT OF BEGINNING; THENCE CONTINUING SOUTH 1053'45" WEST 859.86 FEET; THENCE SOUTH 56001'19" WEST 203.43 FEET; THENCE NORTH 89017'18" WEST 485.03 FEET; THENCE NORTH 1053'45" EAST 285.8 FEET; THENCE NORTH 89047'15" WEST 350.00 FEET; THENCE NORTH 1053'45" EAST 166.01 FEET TO A POINT WHICH IS 1,000 FEET WEST OF, AS MEASURED AT RIGHT ANGLES TO, THE EAST LINE OF SAID DONATION LAND CLAIM; THENCE NORTH 88006'15" WEST TO THE EAST MARGIN 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 NORTHWEST CORNER OF THAT PORTION OF 49TH STREET NORTHEAST, AS VACATED UNDER ORDINANCE NUMBER 2627 IN THE CITY OF AUBURN, ALSO RECORDED UNDER RECORDING NUMBER 7301120384; THENCE SOUTH 89°08'15" 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: COMMENCING AT THE NORTHEAST CORNER OF SAID DONATION LAND CLAIM NO. 38; THENCE NORTH 88°55' WEST 420.15 FEET; THENCE SOUTH 1053'45" WEST 1,229.725 FEET; THENCE NORTH 87024'27" WEST 579.90 FEET TO THE TRUE POINT OF BEGINNING; THENCE CONTINUING NORTH 87024'27" WEST 42.4 FEET; THENCE SOUTH 1053'45" WEST 117.60 FEET; THENCE NORTH 88°06'15" WEST TO THE EAST MARGIN OF KENT -AUBURN ROAD, 86TH AVENUE SOUTH, AS ESTABLISHED BY DEED TO KING COUNTY RECORDED UNDER RECORDING NUMBER 761007; THENCE NORTHERLY ALONG SAID EASTERLY MARGIN TO THE NORTHWEST CORNER OF THAT PORTION OF 49TH STREET NORTHEAST AS VACATED UNDER ORDINANCE NUMBER 2627 IN THE CITY OF AUBURN AND ALSO RECORDED UNDER RECORDING NUMBER 7301120384; Valley 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 1053'45" 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 ATTACH BY OPERATION OF LAW; 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 ATTACH BY OPERATION OF LAW; (ALSO KNOWN AS PORTIONS OF TRACTS 34, 35, 36, 37, 38 AND 39, TOGETHER WITH VACATED STREETS ADJOINING, WHITE RIVER VALLEY HOME TRACTS 2ND ADDITION, ACCORDING TO THE UNRECORDED PLAT THEREOF). PARCEL B 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 LAND CLAIM, A DISTANCE OF 420.15 FEET WEST OF THE NORTHEAST CORNER THEREOF; THENCE SOUTH 839.74 FEET TO THE NORTH MARGIN OF SOUTH 280TH STREET, AS ESTABLISHED BY DEEDS TO KING COUNTY, RECORDED UNDER RECORDING NUMBERS 544796 AND 5869551; THENCE WEST ALONG SAID NORTH MARGIN 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 NUMBER 7103110262; TOGETHER WITH THAT PORTION OF VACATED 49TH STREET NORTHEAST (SOUTH 280TH STREET) ADJOINING AS VACATED BY AUBURN ORDINANCE 3594 RECORDED UNDER RECORDING NUMBER 8102090641, AS WOULD ATTACH BY OPERATION OF LAW; (ALSO KNOWN AS A PORTION OF TRACT 42, TOGETHER WITH VACATED STREETS ADJOINING, WHITE RIVER VALLEY HOME TRACTS 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 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 ON THE NORTH LINE OF SAID DONATION CLAIM, AT A POINT 679.39 FEET WEST OF THE NORTHEAST CORNER THEREOF; Valley Six Drive -In — Auburn, Wasbington DBM Consulting Engineers Legal 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 MARGIN 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 NUMBER 8102090641, AS WOULD ATTACH BY OPERATION OF LAW; (ALSO 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 NUMBERS 544796 AND 5869551, WHICH POINT IS 1,197.18 FEET SOUTH 88°56'30" WEST OF THE EAST LINE OF SAID DONATION CLAIM; THENCE NORTH 88056'30" EAST ALONG THE NORTH LINE OF SAID COUNTY ROAD 258.66 FEET; THENCE NORTH 0°49'30" 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 AUBURN ORDINANCE 3594 RECORDED UNDER RECORDING NUMBER 8102090641, AS WOULD ATTACH BY OPERATION OF LAW; (ALSO KNOWN AS TRACT 44, TOGETHER WITH VACATED STREET ADJOINING, WHITE RIVER VALLEY HOME 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, WILLAMETTE MERIDIAN, IN KING COUNTY, 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 SAID NORTHERLY LINE 258.34 FEET; Valley Six Drive -In — Auburn, Washington DBM Consulting Engineer Legal Description - Page 3 THENCE SOUTH 1003'30" WEST 843.64 FEET TO THE NORTHERLY LINE OF COUNTY ROAD, AS ESTABLISHED BY DEEDS TO KING COUNTY RECORDED UNDER RECORDING NUMBERS 544796 AND 5869551, AT A POINT WHICH IS SOUTH 88°56'30" WEST 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 COUNTY FOR ROAD PURPOSES BY DEED RECORDED UNDER RECORDING NUMBER 7103110262; TOGETHER WITH THAT PORTION OF VACATED 49TH STREET NORTHEAST (SOUTH 280TH STREET) ADJOINING AS VACATED BY AUBURN ORDINANCE 3594 RECORDED UNDER RECORDING NUMBER 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 WEST 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 NUMBERS 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 VALLEY 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, 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; 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 NUMBERS 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 EGINNING;EXCEPT THE SOUTH 414.56 FEET THEREOF; AND Valley Six Drive -In — Auburn, Warbingtan DBM Consulting Engineers Legal Description - Page 4 EXCEPT THAT PORTION, IF ANY, LYING WITHIN SOUTH 277TH STREET (52ND STREET NORTHEAST); (ALSO KNOWN AS A PORTION OF TRACTS 41 AND 42, WHITE RIVER VALLEY HOME 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, WILLAMETTE MERIDIAN, IN KING COUNTY, WASHINGTON, DESCRIBED AS FOLLOWS: BEGINNING AT THE NORTHEAST CORNER OF SAID DONATION LAND CLAIM NO. 38; THENCE NORTH 88°55' 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 1053'45" WEST 117.60 FEET; THENCE 88006'15" WEST TO THE EAST MARGIN OF KENT -AUBURN ROAD (86TH AVENUE SOUTH), AS ESTABLISHED BY DEED TO KING COUNTY RECORDED UNDER RECORDING NUMBER 761007; THENCE NORTHERLY ALONG SAID EASTERLY MARGIN TO A POINT FROM WHICH THE TRUE POINT OF BEGINNING BEARS SOUTH 87°24'27" EAST; TI IENCE SOUTH 87024'27" EAST TO THE TRUE POINT OF BEGINNING; TOGETHER WITH THAT PORTION OF VACATED "D" STREET NORTHEAST (86TH AVENUE SOUTH) ADJOINING, WHICH UPON VACATION, ATTACHED TO SAID PROPERTY BY OPERATION OF LAW; (ALSO KNOWN AS A NORTHWESTERLY PORTION OF TRACT 36, TOGETHER WITH VACATED STREET ADJOINING, WHITE RIVER VALLEY HOME TRACTS 2ND ADDITION, ACCORDING TO THE UNRECORDED PLAT THEREOF). PARCELI: A TRACT OF LAND IN THE W.A. COX DONATION LAND CLAIM NO. 38, IN SECTION 31, TOWNSHIP 22 NORTH, RANGE 5 EAST, WILLAMETTE MERIDIAN, IN KING COUNTY, WASHINGTON, DESCRIBED AS FOLLOWS: BEGINNING AT AN INTERSECTION IN THE CURVE OF THE EASTERLY MARGIN OF THE KENT -AUBURN ROAD, AS ACQUIRED BY KING COUNTY IN SUPERIOR COURT CAUSE NO. 85322, ALSO KNOWN AS ROAD #76, AND THE NORTHEASTERLY MARGIN 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 WEST 146.85 FEET; THENCE NORTH 89047'15" WEST 156.77 FEET TO THE POINT OF BEGINNING; (ALSO KNOWN AS A PORTION OF TRACTS 34 AND 35, WHITE RIVER VALLEY HOME TRACTS 2ND ADDITION, ACCORDING TO THE UNRECORDED PLAT THEREOF). Vallg Six Drive -In — Auburn, Washington DBM Consulting Engineers Legal Description - Page 5 PARCELJ: PARCEL 1, CITY OF AUBURN SHORT PLAT NUMBER SP -29-79, RECORDED UNDER RECORDING NUMBER 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, WILLAMETTE MERIDIAN, IN KING COUNTY, WASHINGTON; TOGETHER WITH THAT PORTION OF VACATED "D" STREET NORTHEAST ADJOINING, AS WOULD ATTACH BY OPERATION 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 NUMBER 7909281042. PARCEL K: THAT PORTION OF PARCEL 2, CITY OF AUBURN SHORT PLAT NUMBER SP -29-79, RECORDED UNDER RECORDING NUMBER 7912120806, LYING WEST OF THE SOUTHERLY PRODUCTION OF THE EAST LINE OF PARCEL 1 OF SAID SHORT PLAT,- ALSO LAT;ALSO 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, RANGE 5 EAST, WILLAMETTE MERIDIAN, IN KING COUNTY, WASHINGTON. Valley Six Drive -In — Auburn, Washington DBM Consulting Engineers Legal Description - Page 6 Legal Description of Parcel No. 9360600300 EMISIT A PARCEL A That portion of the Donation Land Claim of William A. Cox and his wife, Elizabeth Cox, designated an Claim No. 38, being a part of Section 31, Township 22 North, Range 5 East, W.M., in King County, Washington, described as follows: Commencing at the northeast corner of said Donation Lard Claim No. 38; thence north 881551 west 420.15 feet; thence south 1"53145" west 1,229.725 foot; thence north 07°24127" west 579.90 foot to the true point of beginning; thence continuing north 87°24127" west 42.4 feet; thence south 1"53145" west 117.60 feet; thence north 88°06115" west to the east margin of Kent—Auburn Road (86th Avenue South), as established by deed to King County recorded under recording number 761007; thence northerly along said easterly margin to the northwest cornor of that portion of 49th Street Northeast, an vacated under Ordinance No. 2627 in the City of Auburn, oleo recorded under recording number 7301120304; thence south 09°08115" east along the northerly line of said vacated portion of 49th Street Northeast to a point north 1°53045" east from the true point of beginning; thence south 1.53145" west to the true point of beginning; l?' TOGETHER WITH that portion •"f Vacated "D" street Northeast (86th Tq Avenue South) as vacated by Ordinance No. 2626 which would attach by operation of law. d' 4 G7 Legal Description of Parcel No. 9360600325 aor O THE GRANTOn S RMALD L. MOST, LAWMCE R. BM and DAVID ]IL BOSI, no equal tmmnte 00 in common N for and in mr.sidcration of M and 1101100 (.110.00) DCLLARS ,zv 00 Anrs N in hand paid. conveys and wa,ran to ROAALD B. STM, a single man CIL 8 030 CD IN following df cribed rent esuare rit=td In the COUMY of King XVI 3MMW, Washington: 421iAW OMx The South 414.56 feet of that portion of W. A. Cox Donation Land Claim in T'ounehip 22, north, Range 5 Bast, V.H , to King Ctnmty, 118abio;ton desoribed 39 rollover Beginning at the Rortheast corner of said W. A. Cox Donation Land Clain; thence venter - 1y along the North line or said donation land clAim 420.15 feet; thence South 839.74 fret Mum or lees, to the Borth line o' the County Road "South 280th Street" at a point 420.'1 feet West Tran the East line of said donation land claim; thence Zest along said county road 420.31 feet to the Eart line or Bald donation lata claim; thence Atrrthff�ly along the Fast line of ea'_d donation land claim 939.2 feet to the place 0-1 beginning. Together with an easement for ingress andoA. Cmcgress over that portion of said W. Donation fend Claim, described an tollcvs: nenlUnIng at the Northeoot oorner or onto W, ly slang the Nop, Cox Donation land Claim; thence wester - aft" line o! amid W. p, Co- Lena Claim 230.15 feet to the true point a- lr�lvalug or southerly to ahis pointaonetho NorthellaetorlthelOnK Cotent>iRoedT"goathe2gpt�street-'vpd is 100.7/ feet vent or the East line o! said Cox Donation TAnd Claim; thence vesterly along the Borth Line or said road 10.00 reef; thence northerly to the true point of be ginning except the South 414.56 ^eet; "Being known as the South 4.14.56 feet of treaty40 and 4l, second addition to White River Valley Rome Tracts, according to tbe, Is corded plat thereof." Together, with on easement for read over the Zafrt 40 :feet 230 feet of that portion or astd Tract 41, lyingr northerly or said lifii{r 11 feet. J� Thin deed is given in fulfillment of all the terms and cooditions of that certain "Real O Estate Cobtxvct" dated the lst day of July, 1969, betveen JOeepb Koch and Allee E. Such, C hie wife, as sellers, and Ronald B. Stein? 9 single man, as purchaserr which van assigned by Deed and Seller's, Assigmsent of Reel Estate Contract dated October 3, 1979 to Grantors herein, and in a Warranty Be of date of above mentioned cootTact. H N Real Estate Zxciae Tax Paid Under Receipt No. E-D74B99 00 Seller's Assignment Arrldovlt Aon. 251420 and ?565791 ORDINANCE NO. 6183 EXHIBIT "A" Draft Revision to the Comprehensive Plan CHAPTER 14 COMPREHENSIVE PLAN MAP (Proposed revisions shown by strike through and underline. See pages 14- 12, 14-20 & 14-21) Introduction 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. Land Use Designations: Plan Map Residential Categories 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 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 continue 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 impractical 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 Page 14-2 Comp. Plan 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 allowed. 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. Page 14-3 Chapter 14 3. Areas within the Region Serving Area of the City. Appropriate Implementation: Three zones implement this category: 1) R-1 - Single Family Residential District permits 8,000 square foot lots. 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 with 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 Page 14-4 Comp. Plan offsetting community benefits can be identified. Structures designed 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 infill 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. Fourplexes, Page 14-5 Chapter 14 some residential supporting uses, and professional offices are permitted as conditional 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 service. 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 with 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. Page 14-6 Publicly or Quasi - Publicly Owned or Public Access Categories Comp. Plan Mao 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 (RCW 36.70A.150) as well as open space corridors (RCW 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 storm 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 owned publicly it shall be implemented by the P-1 Public Use District; Land in this category which is privately owned will generally be zoned for low Page 14-7 Chapter 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 which 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-1 (Public Use) District provides for the location and development of public uses that serve the cultural, educational, recreational 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. Page 14-8 Comp. Plan 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 permit or rezone consistent with or related to adjacent zoning, shall not be considered inconsistent 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 dwellings should be encouraged on a conditional basis where they do not interfere with 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 permitted use, and only when carefully sited under the conditional use permit 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 areas. This designation should be preferred for commercial sites where visual and pedestrian amenities are an important concern outside of the downtown. Page 14-9 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-1 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 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 dwellings should be 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. Page 14-10 Comp. Plan 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-1 (Light Commercial) district may be appropriate. Heavy Commercial Purpose: To provide automobile oriented commercial areas to meet both the local and regional need 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 wide 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 which 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 adjacent sites are best suited for another commercial designation. Page 14-11 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 commercial 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 commercial 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. Page 14-12 Comp. Plan Map Appropriate Implementation: This category 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 Office -Hospital District is to be used exclusively for the area around Auburn Regional Medical Center. Page 14-13 Chapter 14 Industrial Categories Light Industrial Purpose: To reserve quality industrial lands for activities that implement the City's economic 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 "industrial or business park" character. Certain residential 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 "Light 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 Page 14-14 Comp. Plan Map 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-1, 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 commercial 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 with 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. Page 14-15 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 "elements" 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 uses. Auburn North 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 acre area located directly north of the Auburn Central Business District. The Plan calls for development to be pedestrian oriented with high density residential and light commercial components. Page 14-16 Comp. Plan Man 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 Downtown 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). Lakeland 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. Lakeland Hills South Special Planning Area: The Lakeland Hills South Plan initially covered approximately 685 acres owned by The Lakeland 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 PDD (Pierce 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 ACC Chapter 18.76 entitled "Planned Unit Development District—Lakeland Hills South Special 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 14-17 Chapter 14 an expansion to the Lakeland Hills South PUD to add an additional 4 acres of commercial land. The development includes a developed 15 -acre park, an undeveloped 15 -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 considering expansion to the PUD, the City established provisions and conditions to be followed during subsequent review of land use 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 ACC 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 Page 14-18 Comp. Plan Man 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 ACC Chapter 18.76. Lakeview 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. Following 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 development 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 permit 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 -18 to the North, Ellingson Road to the South, C Street SW to the west and A Street SE to the East. The Special Planning Area should consider both sides of C Street and A Street. Consideration should be given to: Page 14-19 Chapter 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. Mt. 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: 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 source shall not be allowed. 2. The maximum number of dwelling units allowed should be approximately 145. Dwelling units shall be located within portions of the property where development poses the least risk of contamination for Coal Creek Springs. Lands upon which any level of development would have a high risk for contaminating 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 owners eastern property line that abuts 53rd Street, west to the intersection of 53rd and Kersey Way. 4. Percolation 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. Page 14-20 Comp. Plan 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 well. 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 periodically (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. If the area is expanded, the number of non -multiple family, non -manufactured home park dwellings units may be increased proportionate to the increase in acreage. Any such proposal shall specifically apportion the types and quantities of development to occur within each separate ownership. • Page 14-21 Chapter 14 M9 NOW Northeast Auburn Special Plan Area: The Northeast Auburn/Robertson Properties Special Area Plan was adopted by Ordinance No. 6183 the Spring of 2008. The plan was prepared in fulfillment of policies included in the comprehensive plan for the area between Auburn WU North and the Green River, south of 277th (52nd Street) and north of approximately 37th Street NE in the City of Auburn (Map 14.2) The planning area was narrowed to an area covering approximately 120 acres, north of 45th Street NE and between Auburn Way North and the existingLI Street NE ri hg� t -of - way. The Northeast Auburn/Robertson Properties Special Area Plan focuses on proposed development of the Auburn Gateway project area, a 60 -acre group of properties owned or under consideration for purchase by Robertson Properties Group, 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 with 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 elements 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 Page 14-22 Infrastructure Related Policies Comp. Plan Map general policies may be inappropriate for a specific area due to unique circumstances, requiring that specific "exceptions" 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 compound 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 accord 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 14-23 Chapter 14 this fact, the development intensity now planned will still need to be coordinated with the necessary 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 facilities necessary to support urban development. Major development proposals shall be carefully assessed under SEPA 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 with this Plan. Further heavy industrial zoning beyond the area now designated would conflict with this Plan. Area North of West Main Policy III.E. Deleted. Page 14-24 Comp. 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 commercial 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 "M" 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 will no longer be viable as a residential area. Policy III.G. 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.I. 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 Gove Park to support adjacent commercial and high end residential development. A Street SE Page 14-25 Chapter 14 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 Stn 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 of B Street SE between 8th and 17th Streets SE. Problems Related to Existing Uses West Auburn Area: South of West Main between the rail lines. Problem: This is an older part of town developed in a pattern of commercial 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 significance. Preservation and restoration of the existing housing in this area is a priority. Page 14-26 Comp. 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 III.I. 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 14-27 W I ORDINANCE NO. 6183 EXHIBIT "C" DRAFT SPECIAL AREA PLAN Northeast Auburn/Robertson Properties Auburn, Washington Prepared for City of Auburn July 2004 Revised June 2008 SPECIAL AREA PLAN Northeast Auburn/Robertson Properties Auburn, Washington Prepared for City of Auburn June 2008 Contents 1. Introduction............................................................................................................................... l 1.1. Purpose of the Special Area Plan..................................................................................1 1.2. Background/Study Area................................................................................................1 1.3. Relationship of Special Area Plan to Auburn Comprehensive Plan .............................5 1.4. Public Process...............................................................................................................5 2. Policies and Objectives.............................................................................................................6 2.1. Overall Vision...............................................................................................................6 2.2. Land Use.......................................................................................................................6 2.3. Traffic and Circulation...............................................................................................10 2.4. Stormwater Management............................................................................................16 2.5. Floodplain Management.............................................................................................17 2.6. Urban Design and Public Amenities...........................................................................18 3. Implementation.......................................................................................................................21 3.1. Establishment of a Plan for New Streets and Utilities................................................21 3.2. Apportionment of Floodplain Compensation Benefits from the Port of Seattle WetlandMitigation Site..............................................................................................23 3.3. Creation of New Land Use District (Currently Termed C4) ......................................23 3.4. Adoption of the Planned Action Ordinance................................................................24 4. References...............................................................................................................................25 Figures Figure 1. Vicinity map of the planning area for the NE Auburn/Robertson Properties Special Area Plan in Auburn, Washington.....................................................................3 Figure 2. Aerial map of the planning area for the NE Auburn/Robertson Properties SpecialArea Plan............................................................................................................4 Figure 3. Proposed zoning for the NE Auburn/Robertson Properties Special Area Plan..............9 Figure 4. Road layout and classifications under the Preferred Alternative for the NE Auburn/Robertson Properties Special Area Plan..........................................................12 11 Special Area Plan—Northeast Auburn/Robertson Properties Northeast Auburn/Robertson Properties Special Area Plan 1. Introduction 1.1. Purpose of the Special Area Plan The purpose of the Northeast Auburn/Robertson Properties Special Area Plan is to address the issues identified in the City of Auburn Comprehensive Plan (Auburn 2007) for the northernmost portion of the city, between Auburn Way North and the Green River, which is referred to as the Northeast Auburn Special Plan Area (Figure 1). The Comprehensive Plan identified land use, transportation, stormwater, flooding, and development of the Port of Seattle wetland mitigation site as key elements to be addressed in the plan for this area. This special area plan presents solutions for limitations that have previously discouraged development in this area and proposes *actions that will both expedite development and protect against adverse environmental impacts due to development. This Special Area Plan is intended to be implemented only through subsequent approval of a development agreement pursuant to RCW 36.70B.170-210 and a planned action ordinance pursuant to RCW 43.21 C.031 and WAC 197-11-164, -168, and -172. 1.2. Background/Study Area The area identified in the Comprehensive Plan includes several large tracts of land that are either undeveloped or in low -intensity uses. Prior to the adoption of the Northeast Auburn/Robertson Properties Special Area Plan, zoning in the study area allowed multifamily residential development in the northeastern portion of the area and heavy commercial development in the western portion of the area. A few large parcels in the center of the area (the Valley 6 Drive-in Theater) had Unclassified zoning, which allowed only low-density residential development and was intended to be a temporary designation until appropriate zoning for the property was established. In the area, there are few roads, limited drainage infrastructure, and several wetlands, and the area is subject to flooding. The area is also underserved by public utilities. The area is adjacent 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 277`" 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 /ord61 N3 exhibit c special area plan.doc June 17, 2008 1 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 uses. The Auburn Gateway project dd /ord6183 exhibit c special area plan.doc Herrera Environmental Consultants 2 June 17, 2008 Special Area Plan—Northeast Auburn/Robertson Figure 1. Vicinity map of the planning area for the NE Auburn/Robertson Properties Special Area Plan in Auburn, Washington. 8.5x11 b/w dd /ord6183 exhibit c special area plan.doc June 17, 2008 3 Herrera Environmental Consultants gZOOZ ujngny'OOOZ sdew •sag sewogl :sooanog N JS AY H NLOTS �' u t3 35/6i 3S ro" �^ .� '��►tr. Y x w wwc Rt cu so gZOOZ ujngny'OOOZ sdew •sag sewogl :sooanog ry N ro" �^ .� '��►tr. Y Rt cu so 4 1� N ...+dl ICt1tt i5 ld Z »� roc rot AVS � 108TH- PkT 3S AV H#i0T Li U u as an al xrerna3tHi r S AV x = a� > HI" p, k w N d `~S LO i"+ A" w.__.Z_. rei,� eary ienaasnnn-znc-nnn-rozF�n-inrm-oroa4aravrroo-c�-nn C CL co Ec E Q o co 7 i5 " d w U) Q c Z v) 0 = N .a) FE N oQ �E co n o oU 2— Mo E� 'Ea):3Q Co Qa) co Z"_ . , Special Area Plan—Northeast Auburn/Robertson Properties Figure 2. Aerial map of the planning area for the NE Auburn/Robertson Properties Special Area Plan. 8.5x11 b/w dd /ord6183 exhibit c special area plan. doc Herrera Environmental Consultants 4 June 17, 2008 Figure 2. Aerial map of the planning area for the NE Auburn/Robertson Properties Special Area Plan. Special Area Plan—Northeast Auburn/Robertson Properties area also includes three adjacent parcels (identified as the McKee property, Stein property, and the southeast corner 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. 1.3. Relationship of Special Area Plan to Auburn Comprehensive Plan This Northeast Auburn/Robertson Properties Special Area Plan is a component of the City of Auburn Comprehensive Plan; therefore, the policies contained herein are policies of the Comprehensive Plan. The Northeast Auburn Special Plan Area identified in the Comprehensive Plan had different boundaries from those of the planning area chosen for the special area plan. The planning area for this plan was chosen for several reasons. All of the Auburn Gateway project area is included. Because the Port of Seattle construction access property includes an undeveloped street right-of- way (I Street NE) and because of a desire to examine alternative location for roads serving the planning area, the northern portion of this Port property was included in the planning area. The property east of the planning area (Bristol property, also know as River Sands) was omitted at the owners' request. The Port of Seattle wetland mitigation site was left out of the planning area for the Northeast Auburn/Robertson Properties Special Area Plan because the permitting process for the Port's project was expected to proceed in advance of this planning process. Permits for that project have been issued with conditions that address concerns related to the larger planning area. Properties south of the Port of Seattle wetland mitigation site were not examined in this planning process because little is known about specific development plans for these properties. As with all adjacent properties, the owners were contacted; however, they submitted no comments during the planning process. 1.4. Public 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 occupants 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: dd /ord6183 exhibit c special area plan. doc June 17, 2008 5 Herrera Environmental Consultants Special Area Plan—Northeast AuburniRobertson Properties ■ 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 describes 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 provides a vision of high-quality mixed-use urban development in the largely undeveloped or underutilized planning area near South 277th Street and Auburn Way North. A wide range of uses will be possible in the planning area but will likely include a large retail shopping center with the possibility of substantial office and multifamily residential uses in the Auburn Gateway project area in the center of the planning area. Development in the Auburn Gateway project area will be guided by a set of design guidelines that will provide a cohesive and attractive appearance for the area. Development east and west of the Auburn Gateway project area will be facilitated by floodplain management planning and the completion of new streets through the planning area. New roads will improve access to all parcels in the planning area. I Street NE will extend from South 277th Street to 45th Street NE, and 491h Street NE will extend from Auburn Way North to the eastern edge of the planning area, improving overall circulation in the area. New trails and walkways will provide a pedestrian -friendly system of circulation that is linked to other recreation resources. Areas constrained by flooding will be made available for development by placing fill and redirecting floodwaters to constructed storage areas, while wetlands will generally remain protected and enhanced. Stormwater systems will be upgraded in accordance with the Auburn Comprehensive Drainage Plan (Auburn 2002a), and new projects will be designed to avoid overloading that system during major storms. The special area plan includes five general topics: land use, traffic and circulation, stormwater 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.170-210 and a planned action ordinance pursuant to RCW 43.21 C.031 and WAC 197-11-164, -168, and -172. dd /ard6I83 exhibit c special area plan.doc Herrera Environmental Consultants 6 June 17, 2008 Special Area Plan—Northeast Auburn/Robertson Properties 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 -1 In order to provide flexibility to respond to market conditions, both heavy commercial and limited multifamily residential uses should be allowed in the Auburn Gateway project area in a new mixed-use commercial zone (Figure 3). Policy NE -2 Heavy commercial uses that can conflict with residential development should not be allowed in the new mixed-use commercial zone, or they should be allowed only after conditional use permit approval. The types of uses that can conflict with residential uses include commercial activities with a high proportion of outdoor activity, noise, and/or odors. Policy NE -3 The development of commercial uses within the Auburn Gateway project area are favored over multifamily residential uses. 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. 2.2.2. Density and Limits and Overall Development No change in the allowable density of development within the planning area is planned except within the Auburn Gateway project area. Within the Auburn Gateway project area office and retail density would not be limited except as a result of other development standards like parking, building height, and setbacks. Within the Auburn Gateway project area, overall development limits for the three primary categories of use should be as follows: Policy NE -4 An overall maximum of 1.6 million square feet of office space will be established for 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. dd /ord6/83 exhibit c special area plan. doc June 17, 2008 7 Herrera Environmental Consultants Special Area Plan—Northeast Auburn/Robertson Properties 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. dd /ord6/83 exhibit c special area plan.doc Herrera Environmental Consultants 8 June 17, 2008 Special Area Plan—Northeast Auburn/Robertson Properties Figure 3. Proposed zoning for the NE Auburn/Robertson Properties Special Area Plan. 8.5x11 color for PDF, B/w for printed copy dd /ord6183 exhibit c special area plan.doc June 17, 2008 9 Herrera Environmental Consultants P61 Special Area Plan—Northeast Auburn/Robertson Properties 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 growth, 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 adjacent 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 adjacent properties. The timing and character of transportation improvements may need to be modified to logically support a phased development of the land and/or conditions that may have changed since the EIS was prepared. Any such modifications will be evaluated by the City and recorded in a development agreement, provided that any impacts of such modifications are equal to or less than those impacts disclosed in the Draft and Final NE Auburn/Robertson Properties Special Area Plan EIS or subsequent or subsequent environmental review. 2.3.1. South 277th Street Completion of the previously planned road -widening project for South 277th Street is critical for the success of the Northeast Auburn/Robertson Properties Special Area Plan. This principal arterial has been envisioned to include at least two westbound and three eastbound through lanes, and auxiliary lanes for local maneuvering where necessary. The Northeast Auburn/Robertson Properties Special Area Plan has helped to refine the design of South 277th Street, including the following policies: Policy NE -8 The City may implement restrictions on access to South 277th Street as part of its ongoing access management of that corridor. Policy NE -9 Widening of South 277th Street through the planning area should occur primarily on the south side of the existing South 277th Street roadway. Policy NE -10 South 277th Street should be developed to include two lanes of westbound and three lanes of eastbound through traffic through the planning area. Policy NE -11 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 2771h 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 2771h Street to I Street NE. dd /ord6183 exhibit c special area plan. doc Herrera Environmental Consultants 10 June 17, 2008 Special Area Plan—Northeast Auburn/Robertson 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: dd /ord6183 ealribil c special area plan.doc June 17, 2008 11 Herrera Environmental Consultants Special Area Plan—Northeast Auburn/Robertson Properties 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 dd /ord61 N3 exhibit c special area plan.doc Herrera Environmental Consultants 12 June 17, 2008 g Tui�i z , p Z , � Q 1 1 J 1 w I w , Jw Q 0 W Z OLL• O LoLfj W I Q•c:; I LL, LLI Q apwO I LLU � �QF- < (n \ ` u. Z 9 .a www \\\\ "0 0 \\ 0,J) Q d' \ Z d ; H I W a Z=-- U of Z lVRi3121b 210NIW Lu W Z W. Lw 3N.031:11 I O O w It al 0 a rn w K wo N w0 _ I p_w --� F �J 1 0 =0w W 1 cYi 0 (133N1S 2101031100) (133211S 11 00l) PJOJ�� (03N 001M) w 3N 133NiS 0LL U Z J w LL p Q Z w v¢ wz ~Z g a LUS2 w O z z 0 co z U) a wD 0QW w co L� w p Q J w I NOIlV3NIl3ONV Ol13M I dopy 1"4S 13dV0SONY1-S-1dH 1 :eweua6j pe�x •limeys aesN OyO wdEZ:GS:Co-400Z'Lo39o:eleplold 46ld:eweuellj O\Pe3\000-4Z6L o\.lWd\:O:Wed Special Area Plan—Northeast Auburn/Robertson Properties 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. 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. 5. Ensure that, if development of the Auburn Gateway project area proceeds before I Street NE is completed from Harvey Street NE to South 277th Street, the streets connecting to I Street NE will provide adequate access to and from Auburn Way North. Policy 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 same location as the existing G Street NE right-of-way. The G Street NE right-of-way should be incorporated into the I Street NE right-of-way, and any right-of-way property not required for development of I Street NE could be vacated. Policy NE -16 The new I Street NE should be developed as a minor arterial meeting City standards with a minimum of five lanes, including two lanes in each direction plus a left -turn lane where appropriate. Policy NE -17 The intersection of I Street NE and South 277th Street should be signalized in the first phase of development 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 Phased 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 completed 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. dd /ord6183 exhibit c special area plan. doc June 17, 2008 13 Herrera Environmental Consultants Special Area Plan—Northeast Auburn/Robertson Properties 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 be allowed only when traffic signal warrants are met and after it is demonstrated that the additional signal or signals will not have a noticeable adverse affect on the level of service at the intersection of Auburn Way North and South 277th Street or the Auburn Way North corridor. Policy NE -22 The intersection at 49th Street NE and Auburn Way North should be signalized in the first phase of development, regardless of signal warrants, in order to encourage the use of this alternative route. Policy NE -23 D Street NE should be closed at the existing intersection with Auburn Way North because of the poor intersection geometry and the proximity of other access points that are safer. Policy NE -24 The City may implement other restrictions on access to Auburn Way North as part of its ongoing management of that corridor. 2.3.4. D Street NE D Street NE is an existing collector street that is not developed to City standards. It is important for local access to abutting commercially zoned properties. Policy NE -25 At Auburn Way North, D Street NE should be closed and south of 491h Street NE it should become a local access road. If desired, this road could be vacated south of 49th 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. Policy 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 if D Street NE is vacated and replaced by a private access point. dd /ord6183 exhibit c special area plan.doc Herrera Environmental Consultants 14 June 17, 2008 Special Area Plan—Northeast Auburn/Robertson Properties 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 277th 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 standards. It will also provide access to the south side of the Auburn Gateway project area and to I Street NE. It will likely become a significant short-cut for avoiding the intersection of South 277th Street and Auburn Way North once I Street NE is developed and the intersections are signalized. Policy NE -29 Forty-fifth Street NE should be extended to I Street NE when the portion of the Auburn Gateway project area south of 491h Street NE is developed. Policy NE-30The intersections on 45th Street NE should be improved as warranted by increases in traffic, including eventual signalization at Auburn Way North and at I Street NE. 2.3.6. 4e Street NE As shown in Figure 4, this road will become an important connection between Auburn Way North, I Street NE, and the properties east of the planning area. It also provides a connection across Auburn Way North to B Street NW. Policy NE -31 Forty-ninth Street NE should be developed as a collector arterial. The existing 49th Street NE roadway between Auburn Way North and D Street NE should be widened to meet City standards. Policy NE -32 The design of 49th Street NE should be flexible to encourage maximum utilization of the properties abutting the street but should ensure an adequate connection for pedestrians 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 491h 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 dd /ord6183 exhibit especial area plan. doe June 17, 2008 15 Herrera Environmental Consultants Special Area Plan—Northeast Auburn/Robertson Properties 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. Pedestrian/Nonmotorized 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 pedestrian/nonmotorized network should be developed by each property owner before the construction of the first phase of the Auburn Gateway project. This should be consistent with the policies listed here and in the section Urban Design and Public Amenities. Policy NE -37 Urban trails should parallel South 277 1h Street and D Street NE to provide a major route for movement. Policy NE -38 All streets in the planning area should be developed with sidewalks built to City standards or a functional equivalent if it represents an improved design. Policy NE -39 Major destinations such as stores, office buildings, residential developments, open space, recreation areas, and parking facilities within the Auburn Gateway project area should be connected to the public pedestrian/nonmotorized circulation network in a coordinated manner. Policy NE-40The pedestrian/nonmotorized circulation network should include amenities such as benches, landscaping, and interpretive materials to enhance the quality of the experience and encourage use by a wide range of citizens. 2.4. Stormwater Management 2.4.1. Storm water Detention and Treatment Stormwater 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 facilities 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. dd /ord6/83 exhibit c special area plan.doc Herrera Environmental Consultants 16 June 17, 2008 Special Area Plan—Northeast Auburn/Robertson Properties Policy NE -43 Stormwater detention and flow control designs should address the 100 -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 of I 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 mapped as being within the 100 - year floodplain. City policy does not allow filling of floodplain areas unless an equal volume of functionally equivalent floodplain is provided in compensation. The Port of Seattle has received permits and has developed a wetland mitigation site south and east of the planning area that includes approximately 66.2 acre-feet of floodplain capacity that can be used to compensate for fill to be placed in other areas south of South 277`h Street and east of 801h Avenue South (located west of Auburn Way North) (Parametrix 2007). The Port's project included construction of a conveyance channel from the mitigation site north to South 277`h Street to hydrologically connect the floodplain to the proposed floodplain storage. The existing channel along South 277`h Street is not large enough to contain and convey expected flood water flows, and will need to be widened. Filling necessary for road widening or other development adjacent to South 277th Street must be designed to preserve the hydrological connection between the Port of Seattle wetland mitigation site and the floodplain in order for that conveyance channel to be effective. 2.5.1. Port of Seattle Wetland Mitigation Site and Floodplain Compensation Construction of the Port of Seattle wetland mitigation site was completed in the Fall of 2006. Full establishment of the plant community continued into 2007 and performance monitoring will extend for additional years. The project included the construction of a floodwater conveyance channel across the Port of Seattle construction access property (Figure 2). This conveyance extends to the south side of South 277`h Street but does not reach the twin culverts under South 277`h 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 2771h 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. dd /ord6183 exhibit c special area plan.doc June 17, 2008 17 Herrera Environmental Consultants Special Area Plan—Northeast Auburn/Robertson Properties 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 100 -year flood has been estimated at 42.1 acre-feet for all areas south of South 277th Street and east of 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 FEMA. Policy NE -47 The first priority for floodplain compensation should be that required to compensate for the construction of public infrastructure. Full compensation should be provided for all floodplain filling that is required to construct roads, public stormwater facilities, and other public facilities in the planning area. Policy NE -48 All compensation available after accounting for compensation for public infrastructure must be apportioned to individual properties based on the volume of floodplain that occurs on each property as a percentage of the entire floodplain volume south of South 277th Street and west of Auburn Way North. Policy NE -49 Any areas of floodplain filling that cannot be compensated for by the Port of Seattle wetland mitigation site must be compensated for on an individual basis in accordance with City policies. 2.6. Urban Design and Public Amenities Urban design can be an important tool in achieving goals for land use and development. The Northeast Auburn/Robertson Properties Special Area Plan provides an opportunity to achieve a high degree of design quality. Robertson Properties Group has helped to develop and has committed to adhere to the Auburn Gateway Design Guidelines, which are more stringent than those required by zoning. In order to achieve a consistent and 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. dd /ord6183 exhibit especial area plan. doc Herrera Environmental Consultants is June 17, 2008 Special Area Plan—Northeast Auburn/Robertson Properties 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 NE -55 Multifamily development should be of high-quality design, create a sense of community, and include active- and passive -use open space appropriate for use by all age groups. 2.6.2. Transportation Infrastructure Policy NE -56 Develop a clear hierarchy of road systems that progresses from major public thoroughfares to intimate pedestrian -scale roads to internal roads serving parking areas and site uses. This system must be consistent with the road configuration shown in Figure 4. Policy NE -57 Provide for bus zones and pedestrian and bicycle travel in a safe manner. Policy NE -58 Satisfy access requirements for solid waste handling, utility, police, fire, and emergency personnel. 2.6.3. Project Area Boundary and Entry Points Policy NE -59 Establish a clear "sense of place" that defines the distinct character of the Auburn Gateway project area 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 differences in land uses 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. dd /ord6183 exhibit special area plan.doc June 17, 2008 19 Herrera Environmental Consultants Special Area Plan—Northeast Auburn/Robertson Properties 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 destinations. Policy NE -68 Ensure pedestrian safety by providing ample walkways that are separated from parking and travel lanes. Policy NE -69 Use crime prevention through environmental design (CPTED) principles to reduce fear of crime and ensure user safety. 2.6.5. Pedestrian/Nonmotorized Circulation Network Policy NE -70 Create a cohesive and continuous network of pedestrian/nonmotorized circulation facilities in the Auburn Gateway project area and vicinity. Policy NE -71 Create a pedestrian environment in which it is easy, safe, convenient, and comfortable to walk between businesses, to transit stops, across streets, and through parking lots. Policy NE -72 Encourage the use of nonmotorized transportation to and within the Auburn Gateway project area by providing facilities that are adequately sized, well-built, well-maintained, and connected to existing or planned pedestrian/nonmotorized circulation facilities in the vicinity. 2.6.6. Site Lighting Policy NE -73 Ensure pedestrian safety by providing adequate lighting on pedestrian routes. Policy NE -74 Minimize 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 dd lord61N3 exhibit c special area plan.doc Herrera Environmental Consultants 20 June 17, 2008 Special Area Plan—Northeast Auburn/Robertson Properties 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 providing directions and information in a visually pleasing way that and prevents confusion. Policy NE -82 Provide clear and legible site directions and signage for customers, bus passengers, and visitors. Policy NE -83 Define the character of the Auburn Gateway project area as a distinct entity for instant roadside recognition and street appeal to attract customers. Policy NE -84 Use creative designs and durable, resource -efficient materials. Policy NE -85 Minimize the adverse impacts of signs, such as visual clutter and glare, through the development of a master signage plan to be adhered to throughout the development of the Auburn Gateway project area. 3. Implementation 3.1. Establishment of a Plan for New Streets and Utilities 3. L L 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 of D Street NE on the east side of the existing roadway, from 491h 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) dd /ord6183 exhibit c special area plan. doc June 17, 2008 21 Herrera Environmental Consultants Special Area Plan—Northeast Auburn/Robertson Properties ■ Construction of I Street NE from South 277th Street to 45th Street NE ■ Construction of 491h 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 of D Street NE on the west side of the existing roadway, from 49th Street NE to South 277th Street (unless this street is vacated) ■ Widening of 49th Street NE from D Street NE to Auburn Way North ■ Construction of 49th Street NE from the eastern edge of the Auburn Gateway project area to the eastern edge of the Port of Seattle construction access property ■ Construction of I Street NE south of 45th Street NE. 3.1.2. Public Utilities Stormwater conveyance systems in the area will be upgraded as streets are developed in the planning area. Specifically, two elements of the City of Auburn Comprehensive Drainage Plan (Auburn 2002a) will be implemented as follows: The storm sewer along D Street NE will be upgraded by the developer of the Auburn Gateway project area as part of the required street improvements on D Street NE. The improvements will be in accordance with project V1 as described in the City of Auburn Comprehensive Drainage Plan (Auburn 2002a). With the future construction of I Street NE future improvement of the stormwater conveyance east of the Auburn Gateway project area will be accommodated in accordance with projects V5 and V6 as described in the City of Auburn Comprehensive 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. dd /ord6183 exhibit c special area Herrera Environmental Consultants 22 June 17, 2008 Special Area Plan—Northeast Auburn/Robertson Properties 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 801h 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 Auburn Way North, using the following approach: Once the public street configuration is finalized for this area, full compensation will be allocated for fill required for all street areas and any other fill necessary for public infrastructure, such as sidewalks and stormwater detention facilities associated with public streets. 2. After deducting the flood storage volume that will be filled for public infrastructure, the remaining flood storage south of South 277th Street and east of Auburn Way North will be compared with the remaining compensatory flood storage capacity from the Port's wetland mitigation site to establish a ratio of compensation available to each property owner. (For example, if there is storage for 30 acre-feet of floodwater south of South 277th Street and 27 acre-feet of compensatory capacity from the Port's project remain, the ratio would be 90 percent). 3. As each application for private development is made, the project will be able to utilize flood capacity compensation at the ratio of compensation established by step 2. Any remainder would be the responsibility of the individual development and would have to be provided on the site in accordance with City policies and regulations. 3.3. Creation of New Land Use District (Currently Termed C4) 3.3.1. Purpose of the 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 development agreement pursuant to RCW 36.7013.170-210 and a planned action ordinance pursuant to RCW 43.21C.031 and WAC 197-11-164, -168, and -172. dd /ord6183 exhibit c special area plan. doc June 17, 2008 23 Herrera Environmental Consultants Special Area Plan—Northeast Auburn/Robertson Properties 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 accommodates multifamily residential, retail, and office uses anticipated through a coordinated, site-specific planning process. In order to achieve a quality of environment that is conducive to this mix of uses, certain heavy commercial uses that are permitted in other commercial classifications are not permitted in this district because of the potential for conflicts with residential uses. The C4 district will allow most of the uses allowed in the C3 district, with the exception of free- standing gas stations, light manufacturing, automobile sales, and similar uses that could have adverse affects on residential uses if constructed in close proximity. Unlike the C3 district, multifamily uses will be permitted outright in the C4 district. Development standards for commercial uses in the C4 district are the same as those for commercial uses in the C3 district, except that they also include several standards for gasoline stations that are accessory to another use, similar to those 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 one unit per 2,000 square feet of lot area will be required, which would result in approximately 20 units per acre. 3.4. Adoption of the Planned Action Ordinance 3.4.1. Purpose of the Planned Action Ordinance The adoption of a planned action ordinance will allow the City to define specific actions that can be taken without further 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 planned 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. dd lord6183 exhibit c special area plan.doc Herrera Environmental Consultants 24 June 17, 2008 Special Area Plan—Northeast Auburn/Robertson Properties 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 wetlands. In addition, the timeframe for the planned action will be limited to an approximately 15 -year timeframe, which is concurrent with the furthest projection for which reliable traffic modeling information could be provided. Projects that exceed the thresholds established in the planned action ordinance or occur after the 15- year timeframe will be subject to the normal environmental review process. 3.4.3. Design Review Process and Design Guidelines A design review process will be established as part of the site plan review for projects that are covered under the planned action ordinance. The City will adopt a set of design guidelines for implementing the urban design policies described in this plan. Any project constructed as a planned action under the ordinance will be required to demonstrate how the project meets the design guidelines. To facilitate coordinated design, master plans for site grading, driveways, pedestrian/non-motorized circulation, signage and landscaping will 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 guidelines and the approved master plans. 3.4.4. Tracking of Impacts and Mitigation The City will track the development of the Auburn Gateway project area to ensure that all mitigation measures are being implemented at the appropriate time in the development and to ensure that the overall thresholds for the planned action have not been exceeded. The City will track vehicle trips generated, total volume of fill and excavated soil, volume of fill placed in floodplains, area of fill placed in wetlands, and the quantity of uses in three general use categories: office, retail, and residential. 4. References Auburn, City of. 2001. Geographic information system data. 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 Tech/KCM, Seattle, Washington. August 2002. dd /ord6183 exhibit c special area plan. doc June 17, 2008 25 Herrera Environmental Consultants Special Area Plan—Northeast Auburn/Robertson Properties 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 assessor'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, Washington and Oregon. Ulman, Joe. 2003. Personal communication (email to Ralph Wessels, Port of Seattle, regarding flood studies). Parametrix, Inc., Kirkland, Washington. March 12, 2003. University of Washington. 1990. Aerial photographs from the University of Washington map database. Photographs dated 1990; source unknown. Obtained April 4, 2003, from website: <http://duff.geology.Washington.edu/data/raster/doqs>. Wessels, Ralph. 2003. Personal communication (letter to Tim Carlaw, City of Auburn, regarding flood control zone permit application for Port of Seattle's wetland development project). Third Runway Project Manager, Port of Seattle. October 30, 2003. Parametrix. 2007. Federal Emergency Management Agency Conditional Letter of Map Revision. Prepared for City of Auburn Department of Public Works. July 2007 FEMA (Federal Emergency Management Agency). 1995 Flood Insurance Rate Map, King County and Incorporated Areas Map Number 53033CI252 F and 53033CI251 F. Revised May 16,1995.+ dd /ord61 H3 exhibit c special area plan.doc Herrera Environmental Consultants 26 June 17, 2008 i ^t IN