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RESOLUTION NO. 2 2 5 4
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A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF AUBURN,
WASHINGTON, ADOPTING AND APPROVING AUBURN ADVENTIST ACADEMY
PLAN AS AN ELEMENT OF THE COMPREHENSIVE PLAN FOR THE CITY OF
AUBURN, WASHINGTON, PURSUANT TO THE PROVISIONS OF RCW CHAPTER
35A.63 OF THE LAWS OF THE STATE OF WASHINGTON, AND DESIGNATING
THIS ELEMENT AS GUIDELINES FOR EXERCISING THE CITY'S AUTHORITY
UNDER SEPA, AND DIRECTING THAT THIS RESOLUTION AND THE ELEMENT
OF THE COMPREHENSIVE PLAN IT ADOPTS AND APPROVES BE FILED WITH
THE AUBURN CITY CLERK AND BE AVAILABLE FOR PUBLIC INSPECTION.
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WHEREAS, the City of Auburn Comprehensive Plan, adopted
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by Resolution No. 1702 on August 18, 1986, designates the
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Academy Special Planning Area, and that the future development
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of this area shall be guided by an individual element of the
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Comprehensive Plan; and
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WHEREAS, the City of Auburn determined the need to draft
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the Academy Plan, an element of the City of Auburn
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Comprehensive Plan, and the City council has directed the City
Planning Commission and the Planning and Community Development
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Department to propose such a plan; and
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WHEREAS, the environmental impacts of the Academy Plan
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were considered in accordance with the procedures of the State
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Environmental Policy Act; and
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WHEREAS, the draft Academy Plan was transmitted to the
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Planning Commission in September 1991; and
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Resolution No. 2254
November 14, 1991
Page 1
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WHEREAS, in accordance with RCW 35A.63.070, after proper
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notice published in the City's official newspaper at least ten
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(10) days prior to the date of hearing, the Auburn City
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Planning Commission at a public meeting on October 8, 1991,
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conducted a hearing on the proposed approval Academy Plan for
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the City of Auburn, Washington; and
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WHEREAS, at said hearing the Auburn City Planning
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commission heard public testimony and took evidence and
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exhibits into consideration of said Academy Plan; and
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WHEREAS, thereafter in accordance with RCW 35A.63.070,
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the Auburn City Planning Commission transmitted a copy of
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their recommendation to approve the Academy Plan to the Auburn
City Council through the Mayor, who acknowledged receipt
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thereof and directed the Clerk to certify thereon the date of
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receipt; and
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WHEREAS, the Planning and Community Development Committee
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of the Auburn City Council reviewed the draft Academy Plan and
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the Auburn City Planning Commission's recommendations; and
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WHEREAS, within sixty (60) days from receipt of the
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Auburn City Planning Commission recommendations for the draft
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Academy Plan, the Auburn City Council, after proper notice
published in the City's official newspaper, at a public
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Resolution No. 2254
November 14, 1991
Page 2
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2 meeting conducted a hearing on November 4, 1991 on the
3 proposed Academy Plan. At said hearing the Auburn City
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Council heard public testimony and took evidence and exhibits
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into consideration of said Academy Plan.
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NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF AUBURN,
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WASHINGTON, IN A REGULAR MEETING DULY ASSEMBLED, HEREWITH
RESOLVES THAT:
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section 1. The aforementioned Academy Plan, attached
10 hereto as Exhibit "A", as recommended by the Planning
11 Commission is herewith adopted and approved in accordance with
12 RCW Chapter 35A.63 as an element of the City of Auburn
13 Comprehensive Plan, including amendments to the Comprehensive
14 Plan Text and comprehensive Plan Map, and it is herewith
15 directed that it be filed along with this Resolution with the
16 Auburn city Clerk and be available for public inspection.
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section 2. The aforementioned Academy Plan as an element
18 of the Comprehensive Plan and Amendments are herewith
19 designated as a basis for the exercise of substantive
20 authority under the Washington State Environmental Policy Act
21 Rules by the City's responsible environmental officer in
22 accordance with RCW 43.21C.060.
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26 Resolution No. 2254
November 14, 1991
Page 3
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section 3. The Mayor is hereby authorized to implement
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such administrative procedures as may be necessary to carry
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out the directives of this legislation.
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DATED and SIGNED this 18th day of November, 1991.
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CITY OF AUBURN
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MAYOR
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ATTEST:
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f!rt{N_;rLtJ.:tLILUw_i2;;~,
Robin Wohlhueter,
City Clerk
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APPROVED AS TO FORM:
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ste1;L~~~
City Attorney
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Resolution No. 2254
November 14, 1991
Page 4
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EXHIBIT "A" RESOLUTION NO. 2254
Page 6
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AUBURN ADVENTIST ACADEMY PLAN
PLAN FRAMEWORK
A. PURPOSE OF THE PLAN
The Comprehensive Plan for the City of Auburn was
adopted in August 1986 and provides the overall
vision and policy framework for the city. The
Comprehensive Plan provides a mechanism, called
Special Planning Areas, for detailed planning of
large areas under single or coordinated management
within the Community Serving Area of the City. Each
Special Planning Area is to have a specific plan
developed for it based on the goals, objectives and
policies contained in the Comprehensive Plan.
The Auburn Adventist Academy was designated as a
Special Planning Area in that a number of unique
uses occur at the Academy other than the school.
The Auburn Adventist Academy is a private secondary
school owned and operated by the washington
Conference of Seventh-Day Adventists. While this
has historically been the main use of the property,
the Church also desires to utilize its property to
serve other needs of the Church membership in a
manner compatible with the school. One need is the
development of an "Industrial Park" to utilize the
buildings which remained after the closure of Harris
pine Mills and to replace those buildings destroyed
by the fire in 1989. The Academy will also be
giving more focus to active agricultural uses of
land with possibilities of growing Christmas trees,
corn, hay and a variety of consumable products.
These ancillary activities of the Academy provide
employment opportunities for its students. Whenever
possible these employment opportunities also provide
real life learning experiences and vocational
education. Since the school is a boarding school,
opportunities for the students to earn their support
Exhibit "A!' Resolution No. 2254
November 14, 1991
Page 1
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is particularly important. The Academy is
interested l.n increasing the range of employment
opportunities it now provides in order to diversify
the student's educational opportunities and to
provide more employment to more students. Thus, the
versatility in the use of land for sChool/industry
programs is vital to the Academy needs.
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The Academy
experience
operation
property.
a unique educational
training through its
landing strip on their
also provides
in aviation
of a private
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B.
ORGANIZATION AND SCOPE
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The Academy Plan is designed to be incorporated into
the Comprehensive Plan as a Plan Element. The
Academy Plan is intended to provide long-term
predictability to both the city and the Academy and
will govern the future planning, zoning, subdivision
and development decisions of the city as they apply
to the subj ect area. This planning element is
compatible with, and will comply with the City's
existing comprehensive street, water, sewer and
parks and recreation plans as they apply to this
area.
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The Academy Plan applies the policy guidance
contained in the Comprehensive Plan to the area
known as the Academy. Plan policies are discussed
as they relate to three main subj ect areas: land
use; natural environment, and facilities. This Plan
will only apply to the area within the property
owned by the Auburn Adventist Academy.
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19 II. EXISTING CONDITIONS
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A.
LAND USE
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Of the 255 acres that comprise the Academy,
approximately 30% are developed. This development
consists of academic and church use (12%),
industrial, manufacturing and maintenance facilities
(5%), single family residential (6%), and aircraft
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Exhibit "A" Resolution No. 2254
November 14, 1991
Page 2
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landing field (4%), with other miscellaneous and
right-of-way uses.
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The remaining undeveloped land consists of steep
slopes (25%), vacant (22%), agriculture (17%) with
the rest being playground, camping or other open
space uses.
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A significant amount of the vacant land that fronts
on Auburn Way South and the vacant parcel that abuts
the north boundary of Janssen's Addition have been
identified by the City as containing wetlands.
These wetlands were identified through the City's
wetland inventory that was completed in 1990 using
the methodology contained within the Federal Manual
for Identifying and Delineating Jurisdictional
Wetlands, 1989.
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The wetland inventory does however only show that
wetlands are likely to be present on the site. The
inventory does not determine the exact location,
area or significance of the wetlands. If and when
the property is proposed to develop, then a specific
wetland delineation study will need to be done.
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B.
INFRASTRUCTURE
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The Academy is provided access by 32nd Street S.E.
and Academy Drive. Both of these streets intersect
with Auburn Way South. These streets have also been
identified on the Comprehensive Plan as arterials,
although neither street is developed to an arterial
standard.
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Academy Drive traverses north, down a steep hill,
and intersects with the Green Valley Road. This
portion of Academy Drive is steep, winding, narrow
as well as substandard and is often subject to
landslides.
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The utilities, particularly water and storm
drainage, marginally provide adequate service to the
Academy. There is also a concern with the
downstream capacity of the sanitary sewer. Any
significant development of the Academy area will
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Exhibit "A" Resolution No. 2254
November 14, 1991
Page 3
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likely result in the Academy preparing comprehensive
utility studies which may result in the need to
improve the utility infrastructure.
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C.
ZONING
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The Academy Special Planning Area previously
contained 3 separate zoning classifications: P-1,
Public Use District; UNCL, Unclassified Use
District; and I, Institutional Use District.
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The Institutional Use District was established in
1987. It was created primarily for the Academy.
The Institutional zone may permit such uses as
schools, daycare, churches, nursing homes,
recreation and single family uses. Through a
conditional use permit process, uses like colleges
and universities, assembly and light manufacturing,
manufactured home parks, mUlti-family dwellings, and
retail sales may be allowed.
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The Academy
Institutional,
Academy Plan.
Planning
as part
"I",
the
Area was zoned
of the adoption of
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III. PLAN POLICIES
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A.
LAND USE POLICIES
A.1.1.
The Comprehensive Plan Map shall be
amended to illustrate a Public and Quasi-
Public designation for the Academy. The
principal use of the Academy shall be
academic or church related. Any non-
traditional academic or church use shall
be considered secondary uses. Secondary
uses must support the principal use of the
property.
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A. 1. 2.
Secondary uses shall be related to the
Academy's "Mission Statement". Excerpts
of the Mission Statement, applicable to
this Plan, are found within the "Auburn
Academy special Planning Area, Background
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Exhibit "A" Resolution No. 2254
November 14, 1991
Page 4
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A.1. 3.
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A.1. 4.
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A.1.5.
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A. 1. 6.
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A.1.7.
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Exhibit "A" Resolution No. 2254
November 14, 1991
Page 5
Report," prepared by the city of Auburn
Planning Department in 1991.
Secondary uses shall be limited in area
and must be consistent with and compatible
to adjoining uses.
Any future construction of industrial/
manufacturing uses shall be located
adj acent to those similar types of uses
already existing.
The industrial/manufacturing area should
not expand much more than what now exists.
The total area developed as industrial/
manufacturing uses, which does not include
the Academy maintenance facilities shall
not exceed ten (10) acres.
A single lot or parcel shall be
established for the
industrial/manufacturing users. The
parcel shall be large enough to meet all
the development standards required of the
"I", Institutional use zoning. This shall
be established at the time of the first
conditional use permit application for a
manufacturing or industrial use.
The existing amount of outdoor storage
associated with the industrial/
manufacturing users should not be
expanded. The existing outdoor storage
should be landscaped and screened to
provide for more desirable views.
The area lying adjacent to and north of
Janssen' s Addition and south of the
Academy's airstrip, when developed, shall
be limited to single family homes on
platted lots.
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A.1. 8.
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A.1.9.
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A.1.10.
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A.1.11.
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Exhibit "A" Resolution No. 2254
November 14, 1991
Page 6
The interim use of
agricultural and
excluding livestock.
this parcel
associated
may be
uses,
The area lying generally north of Auburn
Way South and south of 32nd Street S.E.
shall either be used for academic,
including administrative offices; church,
residential to include nursing and
retirement homes, recreational, campground
or agricultural and associated uses,
excluding livestock.
other uses may involve retail sales and
service, but on a limited basis.
The airstrip shall be used only for
training, recreation or transportation for
the schools' uses, students and residents
of the Academy. No other use of the
airstrip shall be allowed.
The type of aircraft
shall be limited to
wing, as approved by
Administration (FAA)
airfield.
to use the airstrip
conventional, fixed
the Federal Aviation
for this type of
The uses generally abutting the airstrip
should be limited to agricultural and
associated uses, excluding livestock. If
the airstrip were to be abandoned, then
single family residential would be
appropriate.
The steep slopes on the northern boundary
of the Academy shall be retained as a
natural environment, except to allow for
passive recreational uses that are
compatible with the sensitivity of the
slopes. The slopes shall not be used to
meet any development standard for related
projects of the Academy.
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A.1.12.
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A.1.13.
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A.1.14.
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Exhibit "A" Resolution No. 2254
November 14, 1991
Page 7
The Academy shall be developed such that
its appearance is an open, campus-like
environment.
All the property owned by the Academy
shall be zoned "I", Institutional use.
This shall be implemented by an "area
wide" zoning initiated by the City. The
ordinance adopting the "I" zone shall
contain conditions limiting the location
of uses as the policies of this plan
direct.
Only the Academy shall be allowed to
develop secondary uses within the Special
Planning Area.
If the Academy were to sell property, that
is currently developed or is proposed to
be developed as a secondary use, to a
private party then the following shall
apply:
a.
I f the parcel (s) is vacant or
underdeveloped the parcel shall be
zoned to the appropriate city zone,
other than "I", and the Comprehensive
Plan Map amended accordingly.
Any new Comprehensive Plan Map
designation and zoning district must
be consistent with and compatible to
the existing, adjoining Comprehensive
Plan Map and zoning designations; or,
the proposal shall be denied.
b.
If the parcel is developed and cannot
be zoned wi th a zone that is
compatible and consistent with the
existing, adjoining Comprehensive
Plan Map and zoning designation, then
the use shall be considered non-
conforming and be governed pursuant
to the non-conforming regulations of
the Zoning Ordinance.
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B.
NATURAL ENVIRONMENT POLICIES
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A.2.1.
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A.2.2.
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The steep slopes on the northern boundary
of the Special Planning Area shall be
retained as a natural environment, except
to allow for passive recreational uses
that are compatible with the sensitivity
of the slopes.
Future development, or any change of use,
that may impact the existing wetlands
shall be consistent with the City's
existing wetland policies and any
subsequent amendments to those policies or
adoption of any City legislation affecting
wetlands.
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A.3.1.
FACILITY POLICIES
C.
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Exhibit "A" Resolution No. 2254
November 14, 1991
Page 8
Any proposed development, that is not
exempt from the State Environmental Policy
Act (SEPA), shall be required to provide a
study on each utility that the development
requires as well as a traffic study. The
study(ies) shall become part of the
required environmental review.
a.
The scope and content of the
study(ies) shall be determined by the
Public Works Director.
The studies shall be consistent with
and implement the city's existing
Utility and Street Comprehensive
Plans, including any subsequent
amendments.
b.
The study(ies) shall determine the
impacts and what mitigating measures
will be required to alleviate the
impacts. Mitigating measures may
include construction of off-site
improvements and/or financial
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Exhibit "A" Resolution No. 2254
November 14, 1991
Page 9
participation in the construction of
those off-site improvements.
The number of accesses to Auburn Way South
shall be limited. This may require the
construction of an additional public
street to connect Auburn Way South to 32nd
street S.E.