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HomeMy WebLinkAbout2254 - 1 2 RESOLUTION NO. 2 2 5 4 3 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. 4 5 6 7 8 WHEREAS, the City of Auburn Comprehensive Plan, adopted 9 by Resolution No. 1702 on August 18, 1986, designates the 10 Academy Special Planning Area, and that the future development 11 of this area shall be guided by an individual element of the 12 Comprehensive Plan; and 13 WHEREAS, the City of Auburn determined the need to draft 14 the Academy Plan, an element of the City of Auburn 15 16 Comprehensive Plan, and the City council has directed the City Planning Commission and the Planning and Community Development 17 Department to propose such a plan; and 18 WHEREAS, the environmental impacts of the Academy Plan 19 were considered in accordance with the procedures of the State 20 Environmental Policy Act; and 21 WHEREAS, the draft Academy Plan was transmitted to the 22 Planning Commission in September 1991; and 23 24 25 26 Resolution No. 2254 November 14, 1991 Page 1 1 2 WHEREAS, in accordance with RCW 35A.63.070, after proper 3 notice published in the City's official newspaper at least ten 4 (10) days prior to the date of hearing, the Auburn City 5 Planning Commission at a public meeting on October 8, 1991, 6 conducted a hearing on the proposed approval Academy Plan for 7 the City of Auburn, Washington; and 8 WHEREAS, at said hearing the Auburn City Planning 9 commission heard public testimony and took evidence and 10 exhibits into consideration of said Academy Plan; and 11 WHEREAS, thereafter in accordance with RCW 35A.63.070, 12 the Auburn City Planning Commission transmitted a copy of 13 their recommendation to approve the Academy Plan to the Auburn City Council through the Mayor, who acknowledged receipt 14 15 thereof and directed the Clerk to certify thereon the date of 16 receipt; and 17 WHEREAS, the Planning and Community Development Committee 18 of the Auburn City Council reviewed the draft Academy Plan and 19 the Auburn City Planning Commission's recommendations; and 20 WHEREAS, within sixty (60) days from receipt of the 21 Auburn City Planning Commission recommendations for the draft 22 Academy Plan, the Auburn City Council, after proper notice published in the City's official newspaper, at a public 23 24 25 26 Resolution No. 2254 November 14, 1991 Page 2 1 2 meeting conducted a hearing on November 4, 1991 on the 3 proposed Academy Plan. At said hearing the Auburn City 4 Council heard public testimony and took evidence and exhibits 5 into consideration of said Academy Plan. 6 NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF AUBURN, 7 WASHINGTON, IN A REGULAR MEETING DULY ASSEMBLED, HEREWITH RESOLVES THAT: 8 9 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. 17 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. 23 24 25 26 Resolution No. 2254 November 14, 1991 Page 3 1 2 section 3. The Mayor is hereby authorized to implement 3 such administrative procedures as may be necessary to carry 4 out the directives of this legislation. 5 DATED and SIGNED this 18th day of November, 1991. 6 7 CITY OF AUBURN 8 9 ~~ MAYOR 10 11 12 13 ATTEST: 14 f!rt{N_;rLtJ.:tLILUw_i2;;~, Robin Wohlhueter, City Clerk 15 16 17 18 19 APPROVED AS TO FORM: 20 21 ste1;L~~~ City Attorney 22 23 24 25 26 Resolution No. 2254 November 14, 1991 Page 4 '\ Q J GREEN RIVER COMMUN ITY COLLEGE 1&1 In lBURN iAME ARM 1&1 ~ 3: l- t RD STUCK RIVER DRIVE ~ I o I 2000' , I I 1&11 In, 1&11 ~: Zl 0(1 21 ~I zl !l3RD ST SE ill! i~ 1&1:>>1 o..~", 0,;., 3:, iC SE c K~.2._COUNTY PIERCE COONTY ILl a:U) c ILl Q. :111I ~ !~ _ _ CITY UMITS I; VICINITY MAP EXHIBIT "A" RESOLUTION NO. 2254 Page 6 1 2 3 4 I. 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 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 1 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. 2 3 4 5 6 The Academy experience operation property. a unique educational training through its landing strip on their also provides in aviation of a private 7 8 B. ORGANIZATION AND SCOPE 9 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. 10 11 12 13 14 15 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. 16 17 18 19 II. EXISTING CONDITIONS 20 A. LAND USE 21 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 22 23 24 25 26 Exhibit "A" Resolution No. 2254 November 14, 1991 Page 2 1 landing field (4%), with other miscellaneous and right-of-way uses. 2 3 The remaining undeveloped land consists of steep slopes (25%), vacant (22%), agriculture (17%) with the rest being playground, camping or other open space uses. 4 5 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. 6 7 8 9 10 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. 11 12 13 14 B. INFRASTRUCTURE 15 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. 16 17 18 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. 19 20 21 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 22 23 24 25 26 Exhibit "A" Resolution No. 2254 November 14, 1991 Page 3 1 2 likely result in the Academy preparing comprehensive utility studies which may result in the need to improve the utility infrastructure. 3 C. ZONING 4 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. 5 6 7 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. 8 9 10 11 12 The Academy Institutional, Academy Plan. Planning as part "I", the Area was zoned of the adoption of 13 14 III. PLAN POLICIES 15 16 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. 17 18 19 20 21 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 22 23 24 25 26 Exhibit "A" Resolution No. 2254 November 14, 1991 Page 4 1 2 3 A.1. 3. 4 5 6 A.1. 4. 7 8 9 10 11 A.1.5. 12 13 14 15 16 A. 1. 6. 17 18 19 20 A.1.7. 21 22 23 24 25 26 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. 1 2 3 A.1. 8. 4 5 6 7 8 9 A.1.9. 10 11 12 13 14 15 A.1.10. 16 17 18 19 A.1.11. 20 21 22 23 24 25 26 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. 1 A.1.12. 2 3 A.1.13. 4 5 6 7 8 A.1.14. 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 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. " 1 . 2 B. NATURAL ENVIRONMENT POLICIES 3 A.2.1. 4 5 6 A.2.2. 7 8 9 10 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. 11 A.3.1. FACILITY POLICIES C. 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 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 ..... ... 1 2 3 A.2.2. 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 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.