HomeMy WebLinkAboutITEM VIII-B-5
A
P
CITY OF
lUBu" AGENDA BILL APPROVAL FORM
''J WASHINGTON
Agenda Subject: Resolution No. 4663 Date: December 7, 2010
Department: Planning and Attachments: Resolution No. 4663; Budget Impact: N/A
Development Auburn Junction Conceptual Plan
Administrative Recommendation:
City Council adopt Resolution No. 4663.
Background Summary:
The City issued a Request for Proposals in February 2008 for the City owned property within the four
block area south of City Hall also referred to as the Downtown Catalyst properties and Auburn Junction.
Two proposals were received and following their evaluation, the City selected Alpert International. The
Auburn City Council approved Resolution No. 4401 on October 6, 2008 for a two-year Master
Development Agreement with Alpert International. This Agreement expired October 6, 2010.
City staff has been negotiating with Spencer Alpert of Alpert International on a new agreement that the
Planning and Community Development Committee (PCDC) reviewed at their December 13, 2010
meeting. The primary changes from the previously expired agreement include the inclusion of
quantitative and qualitative performance measures and a three-year effective period.
Spencer Alpert previously presented to the Planning and Community Development Committee at its
September 27, 2010 meeting on the Auburn Junction project. During this presentation, Mr. Alpert
presented an updated version of the Auburn Junction conceptual plan that is attached.
L1220-1
A3.13.4, 03.3.23
Reviewed by Council & Committees: Reviewed by Departments & Divisions:
❑ Arts Commission COUNCIL COMMITTEES: ❑ Building ❑ M&O
❑ Airport N Finance ❑ Cemetery ❑ Mayor
❑ Hearing Examiner ❑ Municipal Serv. ❑ Finance ❑ Parks
❑ Human Services ® Planning & Dev. ❑ Fire ® Planning & Development
❑ Park Board ❑ Public Works N Legal ❑ Police
❑ Planning Comm. ❑ Other ❑ Public Works ❑ Human Resources
❑ Information Services
Action:
Committee Approval: ❑Yes ❑No
Council Approval: ❑Yes ❑No Call for Public Hearing
Referred to Until
Tabled Until
Councilmember: Norman Staff: Snyder
Meeting Date: December 20, 2010 Item Number: VIII.B.5
AUBURN *MORE THAN YOU IMAGINED
RESOLUTION NO.4 6 6 3
A RESOLUTION OF THE CITY COUNCIL OF THE
CITY OF AUBURN, WASHINGTON, AUTHORIZING
THE MAYOR AND CITY CLERK TO EXECUTE A
MASTER DEVELOPMENT AGREEMENT . WITH
ALPERT INTERNATIONAL
WHEREAS, the City Council of the City of Auburn, Washington,
previously entered into a Master Development Agreement with Alpert
International for development of properties belonging to the City and assistance
in development proposals for other neighboring properties in the downtown
area; and
WHEREAS, the initial Master Development Agreement expired and the
City is in need of continuing development services or exploration services and
strategies for development of downtown properties belonging to the City; and
WHEREAS, Alpert International is interested in continuing with the
activities of the Master Development Agreement and the terms and conditions
of the Master Development Agreement have been refined to reflect the current
needs and strategies desired by the City
NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF AUBURN,
KING COUNTY, WASHINGTON, HEREBY RESOLVES as follows:
Section 1. The Mayor of the City of Auburn and the Auburn City Clerk
are hereby authorized to execute a Master Development Agreement with Alpert
International, which agreement shall be in substantial conformity with the
Agreement attached hereto as Exhibit "A" and incorporated herein by this
reference.
Resolution No. 4663
December 8, 2010
Page 1 of 2
Section 2. The Mayor is hereby authorized to implement such
administrative procedures as may be necessary to carry out the directives of
this legislation.
Section 3. This resolution shall be in full force and effect upon
passage and signatures hereon.
Dated and Signed this day of ,
CITY OF AUBURN
PETER B. LEWIS, MAYOR
ATTEST:
Danielle E. Daskam, City Clerk
APR 0 WAttorne
Resolution No. 4663
December 8, 2010
Page 2 of 2
MASTER PLAN DEVELOPMENT AGREEMENT
THIS AGREEMENT ("Agreement") is made and entered into, this day of
20_, by and between the, CITY OF AUBURN, a Washington
municipal corporation (hereinafter "City") and Alpert International, LLLP, 10218
Richwood Avenue NW, Seattle, Washington 98177, a Nevada limited liability limited
partnership (hereinafter "Developer") (collectively, the "Parties").
RECI'T'ALS
The following recitals are a substantive part of this Agreement.
A. The Auburn downtown area has been identified as a sub-area within the
City of Auburn Comprehensive Plan as evidenced by the City Council's adoption of the
Auburn Downtown Plan/Final EIS in May 2001.
B. The City of Auburn Comprehensive Plan as evidenced by thei City
Council's adoption of the Auburn Downtown Plan/Final EIS in May 2001 (the "Auburn
Downtown Plan") recognizes the goal of establishing a high quality pedestrian oriented
downtown.
C. The City Council finds that it is advantageous for the City to work with
public-private partnerships in proposed projects and anticipated private development
financing in the downtown area.
D. In furtherance of the goals and, policies of the City's Comprehensive Plan
and the Auburn Downtown Plan, and to stimulate economic revitalization in the
downtown area, and at the same time providing for a central gathering place and focal
point for the community, and to provide a catalyst for development in the downtown. area,
the City established a process to select a developer of property in the target area, and to
enter into a Master Development Agreement to develop properties in the downtown area
as described herein and as depicted in Exhibit "A" ("Downtown Area"), and to promote
' coordinated development within the City of Auburn designated urban center.
E. On the 21" day of April, 2008, the City Council selected the Developer as
the preferred development team, and approved a Letter of Intent with the Developer by
City of Auburn Resolution No. 4342, calling for an exclusive negotiating period between
the Parties.
F. During that period, the City and the Developer worked on development
guidelines and prepared conceptual design plans and memorialized their respective duties
and responsibilities to each other in an agreement dated October 8, 2008 (the "Master
Plan Development Agreement" or MPDA"
G. During the initial term of the MPDA, the Parties each performed certain
actions and responsibilities as called for in the MPDA, including as follows:
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(1.) Development Plan Preparation and Site Description. Pursuant to input and
guidance from the City, the Developer (a) prepared, and from time to time revised, a
preferred' design and development plan ("Conceptual Plan") for the City-owned parcels
as described. in Exhibit. "B."1 (as. revised) '("City Legals"), attached hereto and
incorporated by this~.reference; and as shown on Exhibit "C"' (as revised) ("City Parcel
Map"), attached hereto and incorporated herein by this reference; (b) consulted on and
advised the City-with regard to the planning and completion of purchases of former non-
City owned parcels " located within the - area depicted on Exhibit "A" ("Downtown
Area"); as well as (c) on the incorporation of additional parcels in the vicinity as shown
on Exhibit. "D" ("Outparcel Map"), attached hereto and incorporated herein by this
reference; and (d) work with the City to prepare a feasibility analysis and finance plan for
the Conceptual Plan. The Conceptual Plan included uses allowed by City codes, and was
deemed consistent with (1) the Auburn Comprehensive Plan and (2) the Auburn
Downtown Plan/EIS (2001), and (3) Auburn City Code including but not limited to, the
Downtown Urban Center (DUC) zone and Downtown Design standards and the Auburn
Junction Design Guidelines (the "Guidelines"), a copy of the current version of which is
attached hereto as Exhibit "E" ("Auburn Junction Design Guidelines") and incorporated
herein by this reference. Any changes or amendment by the Auburn City Council to the
Auburn Junction Design Guidelines shall be done in consultation with the Developer.
(2). City Infrastructure. The Parties worked in consultation with a downtown
stakeholders group to determine how infrastructure needs should be addressed and
incorporated into the design plans and guidelines for the Developer's Project and also
negotiated in good faith to determine how infrastructure needs for the Project would be
funded, including public/private partnerships and other mechanisms and strategies that
were available; and
(3). City Accomplishments.
' (a) The City obtained a three million dollar Economic Development
Administration grant for downtown infrastructure improvements specifically for the
South Division Street Promenade.
(b) The City obtained, through the state legislature, Local Revitalization
Funding for downtown infrastructure improvements to encourage economic
development. Through this program the City is remodeling and expanding the City Hall
Plaza as well as constructing the South Division Street Promenade.
(c) Land exchange with other downtown property owner(s) in order to create
the opportunity for full'blockredevelopment.
1. The Parties now desire to enter into a new MPDA to allow for further
mutual planning and development of Downtown Auburn.
Lots 4 and 8 as shown on the Exhibit "B" are not currently owned by the City.
-Page 2-
AGREEMENT
Now, therefore, in consideration of the following terms and conditions, the Parties
agree as follows:
1. For the purposes hereof, including the Developer's Rights/Options to
Purchase or Lease, as described herein below, "City, Parcels" shall also include parcels
located within the four-block area bounded by Main Street to the North, A. Street SW to
the West, 2nd Street SW/SE. to the South and A Street SE to the, East, that are
subsequently purchased by the City during the term of this Agreement or any
extension(s) thereof, with the exception of Parcel No. 7815700085, and may include
other"Outparcels" located within the area-depicted in Exhibit,"D" ("Outparcel Map")
that are subsequently purchased by the City during the term of this Agreement or any
extension(s) thereof, (collectively, the "Term") provided that "City Parcels" shall not
include parcels that may be purchased by the City within the identified target areas where
the parcels are expressly purchased for municipal purposes.
2. Conceptual Plan and Guideline Development. The Conceptual Plan shall
be revised and updated by the Developer and the Auburn Mayor and designees, in
consultation with- a downtown stakeholders group, and shall be approved pursuant to the
City review process as set forth in City codes and state statutes. The Auburn Junction
Design Standards, as approved by the City, shall be used in connection with the
development contemplated herein and the Conceptual Plan; provided that any revisions to
or modifications of the approved Auburn Junction- Design Standards will be done in
consultation with the Developer and a downtown stakeholders group pursuant to the City
review process as set forth in City codes and state statutes.
3. The Developer's Project. The Developer's project shall be an
environmentally conscious (as required by the Auburn Junction Design Standards),
master planned mixed use development in an urban village setting, to include a
combination of retail, commercial, residential and.public uses. Additionally, the project
shall provide aesthetic appeal, ambience and connectivity from the Transit Station to
Main Street, mixed-facades to complement historic Main Street and the nearby Transit
Station and parking facility, and shall be developed in its entirety consistent with design
elements and standards provided in the Auburn Junction Design Standards. Additional
properties may be annexed to the project with the concurrence and participation of the
owners of parcels if not owned by the Developer, and thus made subject to the applicable
Standards. The project may also be developed in '/4 block, `/2 block and/or other
development scenarios as may be proposed by Developer and agreed to by the City for
those properties owned by the City from time to time.
4. Term of Agreement and Developer's Rights/Options to Purchase City
Parcels. During the term of this Agreement, as described herein, the Developer shall
have the right to purchase the City Parcels identified as Lots 1, 2, 3, 5, 6, 7, 9, 10, 11, 12,
13 and 14, in Exhibit "B" ("City Legals"), for the purchase price, lease arrangements or
other alternative financial arrangements as determined below or enter into such other
- Page 3 -
agreements for the purchase, lease,. alternative financial arrangements an&or
development of said City Parcels as shall be negotiated from time to time by the Parties.
The term of this Agreement shall be for a,period'of time ending on December 31, 2013,
which right may.be assigned by the Developer to one or more assignees acceptable to the.
City or as otherwise set forth in Section 13, below. -For the purposes hereof, the City's
Mayor shall be authorized to approve such assignment(s) subject to council approval..
Any reference in this Agreement to the term or period of this Agreement shall be deemed
to.include any extended period. It is provided, however, that as an alternative to the
purchase of City Parcels, the parties may negotiate and execute agreements for long-term
leases of said City Parcels.
5. City Parcels Option to Purchase - Purchase Price. During the term of this
Agreement, the Developer shall have the right to purchase the City Parcels for the
purchase price determined through'the process described below. The purchase price for
the City Parcels, along, with any City right-of-way that may be vacated, and rights
pertaining 'to any City Parcels ultimately included in the . Project, shall be equitably
negotiated in good faith by the parties`'during the term of this Agreement or any extension
hereof, reflective of factors pertinent to their reasonable valuation as determined as of the
date of the execution of this Agreement, and based on the value of the land only, as the
Parties agree that any buildings or improvements that may exist on the property are not of
value to the.intended development. The Parties further agree that if they are not able to
successfully negotiate an agreed purchase price, in.order to ensure a fair purchase price
for the City Parcels and any other City-owned property rights associated therewith, the
City may engage an independent MAI appraiser. to determine the value of the City
Parcels, which valuation shall be the purchase price. If the valuation of the City's MAI
appraiser is not acceptable to the .Developer, the Developer may engage an independent
MAI appraiser to determine the valuation. If the Developer's MAI appraiser determines
a value that is within ten percent (10%) of the City's MAI appraiser's value, the lower
valuation shall be used as the purchase price for the City Parcels. If the difference in
valuation exceeds ten percent (10%), the City's MAI Appraiser and the Developer's MAI
appraiser shall select a third MAI appraiser and the three appraisers shall determine the
valuation, and that valuation shall be the purchase price for the City Parcels. Each party
shall be responsible for the costs of its appraiser, and the two parties shall share, equally,
in the costs of the third appraiser.
Alternatively, if the parties agree to pursue long-term leases of said City Parcels,
including agreement on the length and, terms of the leases, as an alternative to and instead
of the purchase/sale of the parcels, if the parties cannot agree on the amount of lease
payments, the parties shall employ .a' similar strategy for determining valuation/payment
amounts of the leases similar to the strategy described above. Any other arrangements
contemplated by this Agreement shall be by mutual consent of the Parties.
The Parties further agree that if there are any buildings or improvements that
would need to be removed from the property when purchased by the Developer, the
Developer shall be responsible for their removal.
= Page 4 - -
1
6. Closing. Closing on collective or individual purchase(s) of City Parcels,
as agreed to by the Parties, shall occur in a manner, consistent with the phasing of the
Project, as set forth in the proposed development schedule, identified as. Exhibit "F"
"Development Schedule") as maybe updated from time to time with the mutual consent
_of both, parties, attached hereto- and incorporated herein by -this 'reference.. Initial
redevelopment is intended to occur in the vicinity of Main Street, near City Hall along the
Promenade or across from the Transit Center. Further details of the phasing and closing
processes shall be agreed upon during the term of this Agreement. For the purposes
hereof, the City's Mayor shall .be authorized to.approve/grant such extension(s) subject to
-council approval. Additionally,. for the. purposes hereof any reference to the term of this
Agreement shall be construed to mean and shall include the initial term of the Agreement
and any extensions thereof.
7. Extension of Developer's Rights to Purchase City Parcels. The
Developer's rights/options to purchase the City Parcels as defined herein above may be
extended upon written approval by the City Council, by separate agreements, for up to
one (1) year per extension based 'on evidence presented to the City and reasonably
satisfactory to the City that Developer is making progress toward the mutual goals set
forth in this Agreement.
8. The Developer shall perform the tasks appropriate for and consistent with
the Performance Measures identified and set forth on Exhibit "G" attached hereto.
9. Reports and Communication. The Developer shall submit written reports
to the Mayor, or designee, at the times requested by the City regarding progress toward
satisfying the terms and conditions of this Agreement. The Developer also shall provide
to the City representative .such additional information as is reasonably requested by the
City representative. Unless otherwise agreed by the City representative and the Developer
representative, the Parties shall communicate with each other through such
representatives.
10. Site Environmental Assessments. The Developer at its sole cost and
expense shall be entitled (but shall not be obligated) to conduct or cause to be conducted
environmental assessments, audits and/or testing of the Site. Any such work shall be the
sole responsibility of the Developer in accordance with all applicable laws and
regulations, and shall be coordinated with the City to minimize disruption of existing uses
and activities at the Site. Upon request of Developer, the City shall make available to
Developer, without representation or warranty, any existing environmental reports
prepared by or on behalf of the City, or otherwise in the City's possession, concerning the
Site. Upon "request by the City, the Developer shall make available to the City any
-written documents relating to such environmental assessments, audits and/or testing of
the Site.
11. Reports and Analyses. Each Party reserves the right to request reasonable
. additional information and data from the other Party to allow thorough review and
evaluation of the Conceptual Plan, Development Agreement and Site development. Each
- Page 5 -
Party agrees to provide such information and data to the other Party in a timely manner,
to the extent permitted by law. The City acknowledges that it may receive sensitive and
proprietary information regarding the Developer's business, the release of which could
cause harm to the Developer. The City shall keep such information and data confidential
to the extent permitted by law.
12. Costs and Expenses. Except as provided otherwise by this Agreement, the
Parties shall be responsible for their respective costs and expenses related to the tasks,
activities, duties and obligations under this Agreement.
13. Change in Developer. The City selected the Developer based on its
qualifications as an experienced and successful developer of similar projects. No other
person or entity, including but not limited to a voluntary or involuntary successor of the
Developer, shall have any rights or powers under this Agreement. The Developer shall
not assign all or any part of this Agreement to any person or entity without the prior
written consent of the City, which consent the City may grant or deny at its sole
discretion.
14. Public Facilities. As part of Developer's duties under this Agreement,
Developer will, at City's request, assist and advise the City with the planning and
potential third party funding for a cultural arts center or other public facility (collectively,
the "Public Facility") to be potentially developed in conjunction with the Developer's
project or elsewhere in downtown Auburn. Should such Public Facility be so planned
during the Term of this Agreement and such Public Facility be funded and developed by
the City and/or another public entity or entities, Developer shall be entitled to a fee equal
to 1.5% of the total cost of such Public Facility.
15. Default. Failure by either party to perform any material duties of this
Agreement shall constitute an event of default. The non-defaulting party shall give
written notice of a default to the defaulting party, specifying the nature of the default and
the action required to cure the default. If the default remains uncured for twenty-one (21)
days after the date of such notice, the non-defaulting party may exercise the remedies set
forth in paragraph 16 hereof, and/or such remedies as are available under the law.
16. Remedies for Default Release. Parties reserve all rights under the law,
including rescission, termination, specific performance and damages.
17. Definition of Party. For purposes of hereof, the term "Party" shall mean
and include the officers, employees, attorneys, agents, servants, representatives,
subsidiaries, affiliates, partners, assigns, predecessors and successors of the City and the
developer, and any other persons, firms or corporations with whom said parties have
been, are now or may hereafter be affiliated by contract in connection with this
Agreement.
18. Engagement of Realty Services. The Developer shall work with the City
on engaging real estate services, including listing agreements, if such services are deemed
-Page 6-
necessary, advantageous or appropriate, whether such services are for the purposes of
sale, lease or other development of the City's property, including bringing to the City
proposals for comprehensive real estate development packages.
19. Entire Agreement. This Agreement constitutes the entire understanding
and agreement of the Parties, although it contemplates and precedes other agreements
that may be negotiated and executed by and between the parties, including agreements for
the purchase and development of City owned property in the target areas described
above, and other agreements for infrastructure.
20. No Development Approval. Nothing in this Agreement shall be construed
as a grant of development rights or land use entitlements. Any such rights or entitlements
shall be subject to the review and approval of the City, subject to applicable statutes,
codes and policies, procedures and regulations. By execution of this Agreement, the City
is not committing itself to or agreeing to undertake the disposition and development of
the Site, or any other acts or activities requiring the subsequent independent exercise of
discretion by the City or any agency or department thereof.
21. Hold Harmless: Third Party Rights. This Agreement is solely for the
benefit of the Parties and gives no right to any other party. No joint venture or partnership
is formed as a result of this Agreement. Each Party agrees to and hereby does hold the
other Party harmless from any and all claims, damages and injuries based on or arising
out of the subject matter or acts and omissions under this Agreement.
22. Notices. All notices provided for in this Agreement may be delivered in
person or sent by recognized overnight courier, facsimile, email or United States Mail,
return receipt requested, postage prepaid. If mailed by United States Mail, the notice shall
be considered delivered three (3) business days after deposit in the Mail. Any notice sent
by facsimile or email shall also be sent by United States Mail or recognized overnight
courier, and shall be deemed received on the date of receipt if received before 5:00 p.m.
Seattle time on a regular business day; otherwise, it shall be deemed received on the next
business day. The addresses to be used in connection with such correspondence are as
follows:
Developer: City:
Spencer Alpert, President Peter B. Lewis, Mayor
Alpert International, LLLP City of Auburn
10218 Richwood Avenue NW 25 West Main Street
Seattle, Washington 98177 Auburn, Washington 98001
With a concurrent copy to: With a concurrent copy to:
John Charles McCullough Jr. Daniel B. Heid, City Attorney
McCullough Hill PS City of Auburn
701 5th Avenue, Suite 7220 25 West Main Street
Seattle, Washington 98104-7097 Auburn, Washington 98001
- Page 7 -
With a concurrent copy to:
Jeff Smyth
Smyth & Mason PLLC
701 Fifth Avenue, Suite 7100
Seattle, Washington 98104
23. During the first year of this Agreement, each party shall have the right to
terminate this Agreement for default pursuant to Section 15 hereof. After the first year of
this Agreement, each party shall have the right, regardless of cause, fault or default, to
terminate this Agreement upon thirty (30) days advance written notice to the other party.
24. City Council Approval. The Parties acknowledge that this Agreement
does not bind the City of Auburn until the Agreement is approved by the City Council
and executed by the Mayor.
IN WITNESS WHEREOF, the parties have caused this Agreement to be executed
by their authorized representatives on the date first above written.
Alpert International, LLLP CITY OF AUBURN
By: The Alpert Group Inc.
Its: General Partner
By Peter B. Lewis, Mayor
Spencer Alpert, President
Attest:
Danielle Daskam, City Clerk
Appr e as to
Daniel B. Heid, ity ttorney
- Page 8 -
EXHIBITS
Exhibit "A" - Downtown area
Exhibit "B" - City Legals
Exhibit "C" - City Parcel Map
Exhibit "D" - Outparcel Map
Exhibit "E" - Auburn Junction Design Guidelines
Exhibit "F" - Development Schedule
Exhibit "G" - Performance Measures
- Page 9 -
EXHIBIT A
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- Page 10 -
EXHIBIT B
Lot # 1- 7815700240
Lots 3 and 4, Block 5, Town of Slaughter, according to the plat thereof recorded in
Volume 2 of Plats, page 56, in King County, Washington, subject to: Covenants,
Conditions, Restrictions and Easements contained in the Lot Line Adjustment recorded
January 17, 2006, under Recording Number 20060117002764; Agreement and the Terms
and Conditions thereof regarding the Common Wall recorded October 1, 1947, under
Recording Number 3729624, records of King County Washington.
[12 1St Street SW, Auburn, WA 98002]
Lot # 2 - 7815700225
Lots 1 and 2, Block 5, Town of Slaughter, according to the plat thereof recorded in
Volume 2 of Plats, page 56, in King County, Washington; together with that portion of
the vacated alley adjacent thereto as per City of Auburn Ordinance Number 5842,
recorded under King County Recording Number 20040708002028. Subject to: The
Easement and the Terms and Conditions therein reserved by the City of Auburn affecting
a portion of said premises within the vacated alley for utilities, recorded July 8, 2004,
under Recording Number 20040708002028; the Agreement and the Terms and
Conditions therein regarding the right to erect pilasters, recorded October 1, 1947, under
Recording Number 3729624.
[101 S. Division Street, Auburn, WA 98002]
Lot # 3 - 7815700250
That portion of the Northeast quarter of the Southeast quarter of Section 13, Township 21
North, Range 4 East, WM, in King County Washington, being more particularly
described as follows: Lots 5, 6 and the North half of Lots 7 and 8, Block 5, Town of
Slaughter, according to the plat thereof recorded in. Volume 2 of Plats, page 56, records
of King County, Washington,
Except that portion of said Lot 5 conveyed to the City of Auburn under Recording
Number 20010508002955,
[That portion of Lot 5, Black 5, Town of Slaughter, according to the plat thereof recorded in
Volume 2 of Plats, page 56, records of King County, Washington, described as follows: Beginning
at the southwest corner of said Lot 5, Thence north along the West margin of said.Lot.5, a
distance of 10 feet, Thence southeasterly to the south margin of said Lot 5, Thence west along the
south margin of said Lot 5, a distance of 10 feet to the point of beginning and containing 50
square feet]
Together with the South half of the vacated alley way abutting Lots 5, 6, 7 and 8, of said
Block 5, as vacated under Ordinance No 5842 and recorded under Recording Number
20040708002028; And Together With the North Half of the vacated alley way abutting
Lots 3 and 4, of said Block 5, as vacated under Ordinance Number 5842 and recorded
under Recording Number 20040708002028, All Situate in the County of King, State of
Washington.
-Page 11 -
Lot it 4 - 7815700265
That portion of the Northeast quarter of the Southeast quarter of Section 13, Township 21
North, Range 4 East, WM, in King County Washington, being more particularly
described as follows: The South half of Lots 7 and 8, Block 5, Town of Slaughter,
according to the plat thereof recorded in. Volume 2 of Plats, page 56, records of King
County, Washington.
[121 S. Division Street, Auburn, WA 98002]
Lot # 5 - 7815700295
Lot 4, Block 6, Town of Slaughter, recorded in Volume 2 of Plats, Page 56, records of
King County, Washington.
[2 1St Street SE, Auburn, WA 98002]
Lot # 6 - 7815700290
Lot 3, Block 6, Town of Slaughter, recorded in Volume 2 of Plats, Page 56, records of
King County, Washington.
Lot # 7 - 7815700285
Those Portions of Lots 1 and 2, Block 6, Town of Slaughter, according to the plat thereof
recorded in Volume 2 of Plats, page 56, in King County, Washington, lying Westerly of a
line described as follows: Beginning at a point on the North line of said Lot 1 lying 62.5
feet Easterly of the Northwest Corner of said Lot 2; Thence South 00°00'22" West 29.5
feet; Thence South 89°56'53" West 19 feet; Thence South 00°00'22" West 75.69 feet;
Thence South 89°56' 19" West 43.52 feet to the West line of said Lot 2; Thence
Southerly along said West line 15 feet to the Southwest corner of said Lot 2, being the
terminus of said line, also known as Lot A of City of Auburn Lot Line Adjustment No
0003-95, recorded under King County Recording No 9502160960.
Lot # 8 - 7815700280
Those Portions of Lots 1 and 2, Block 6, Town of Slaughter, according to the plat thereof
recorded in Volume 2 of Plats, page 56, in King County, Washington, described as
follows: Beginning at a point on the North line of said Lot 1 lying 62.5 feet Easterly of
the Northwest Corner of said Lot 2; Thence South 00°00'22" West 29.5 feet; Thence
South 89°56'53" West 19 feet; Thence South 00°00'22" West 75.69 feet; Thence South
89°56' 19" West 43.52 feet to the West line of said Lot 2; Thence Southerly along said
West line 15 feet to the Southwest corner of said Lot 2; Thence Easterly along the South
line of said Lots 120 feet to the Southeast corner of said Lot 1; Thence Northerly along
the East line thereof to the Northeast corner thereof, Thence Westerly to the Point of
Beginning, also known as Lot B of City of Auburn Lot Line Adjustment No 0003-95,
recorded under King County Recording No 9502160960.
[101 Auburn Way S., Auburn, WA 98002]
Lot # 9 - 7815700300
Lot 5, Block 6, Town of Slaughter, recorded in Volume 2 of Plats, Page 56, records of
King County, Washington.
[122 S. Division Street]
- Page 12 -
Lot # 10 - 7815700305
Lot 6, Block 6, Town of Slaughter, recorded in Volume 2 of Plats, Page 56, records of
King County, Washington.
Lot # 11- 7815700310
Lot 7, Block 6, Town of Slaughter, recorded in Volume 2 of Plats, Page 56, records of
King County, Washington.
Lot # 12 - 7815700325
The North 29.80 feet of Lot 8 North 60 Feet of Lot 8, Block 6, Town of Slaughter,
recorded in Volume 2 of Plats, Page 56, records of King County, Washington.
[115 "A" Street SE, Auburn, WA 98001]
Lot # 13 - 7815700326
The South 30.2 feet of the North 60 feet of Lot 8, Block 6, Town of Slaughter, recorded
in Volume 2 of Plats, Page 56, records of King County, Washington.
[117 "A" Street SE, Auburn, WA 98001]
Lot # 14 - 7815700327
Lot 8, Block 6, Town of Slaughter, recorded in Volume 2 of Plats, Page 56, records of
King County, Washington, Except the North 60 feet thereof.
- Page 13 -
Exhibit C
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1 st St. Sw 1 st St. SE
#1 #2 #5 #8 #7 #8
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2nd t. SW 2nd St. SE
Auburn
lot # - tax parcel number
#1 -7815700240 #8 -7815700280
# 2 - 781 57001225 # 9 - 781 5700300
# 3 - 7815700250 # 10 - 7815700305
4 - 7815700285 # 11 - 7815700310
#5 -7815700295 # 12 - 7815700325
#6 -7815700290 # 13 - 781 570 0326
# 7 - 781 57010285 # 14 - 781 57001327
- Page 14 -
EXHIBIT D
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- Page 15 -
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Exhibit "E"
Auburn Junction
Design Guidelines
Approved 9-3-08
THE FOLLOWING STANDARDS SHALL ACT AS AN OVERLAY DISTRICT TO THE EXISTING
DOWNTOWN URBAN CENTER DESIGN GUIDELINES APPLYING ONLY TO THE FOUR BLOCK
AREA OF THE AUBURN JUNCTION PROJECT AS WELL AS ADJACENT SECTIONS IN PUBLIC
li RIGHT OF WAY INCLUDING THE OPPOSITE 'SIDES OF ALL PERIMETER STREETS, AS
DEPICTED IN THE BELOW DRAWING. SHOULD ADDITIONAL AREAS BE ANNEXED INTO
THE AUBURN JUNCTION PROJECT PER CITY RESOLUTION, THEN THESE GUIDELINES
WOULD APPLY TO SUCH AREAS. NOTE THAT THE AUBURN JUNCTION DESIGN
GUIDELINES TAKE PRECEDENCE OVER THE DOWNTOWN URBAN CENTER DESIGN
GUIDELINES.
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- Page 16 -
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i
TABLE OF CONTENTS
I. Definitions/Architectural Terms
II. Project Goals
III. Design Guidelines
- Page 17 -
I. DEFINITIONS/ARCHITECTURAL TERMS
These words shall have the following meanings for the purposes of these guidelines:
a. Ar ticulation - in art and architecture, is first of all a joint. Expanding from that definition,
articulation is also a method of styling the joints in the formal elements of architectural design.
Through degrees of articulation, each part is united with the whole work by means of a joint in
such a way that the joined parts are put together in styles ranging from exceptionally distinct
jointing to the opposite of high articulation-fluidity and continuity of joining. In highly
articulated works, each part is defined precisely and stands out clearly. The articulation of a
building reveals how the parts fit into the whole by emphasizing each part separately.
b. Canopy - means a cover over a sidewalk providing protection from the rain, which is constructed
of durable, permanent materials.
c. Cornice - upper section of an entablature, a projecting shelf along the top of a wall often
supported by brackets.
d. Director - means the director of the Auburn department of planning, building and community.
e. Green roof - means a roof designed with principles of environmental sustainability, involving the
use of vegetation and storm water collection and cleaning. It may or may not be accessible.
f. Neo-traditional - Design concept that promotes a more livable and alive community for residents;
more sustainable since it preserves land by encouraging more compact development and reduces
air pollution and carbon dioxide emissions by creating new opportunities to walk and bike rather
than using a car; and mixed-use with a combination of commercial and residential development.
g. Parking, structured - means parking contained within an enclosed building either part of or
designed to appear like it is part of the larger building complex, or a freestanding structure
devoted exclusively to above-grade parking.
h. Plinth - a block used as the base of a column or other upright support.
i. Public art - means any form of painting, mural, mosaic, sculpture, or other work of art, so long as
it can be appraised as a work of art and its value as such documented, displayed on the exterior of
a building, at or near the pedestrian entrance, or on a public plaza, and visible to users of the
public right-of-way at all times.
j. Public plaza - means an open space that is visible and accessible to the public at all times,
predominantly open to the sky, and for use principally by people, as opposed to merely a setting
for the building.
- Page 18 -
k. Street level retail - means uses providing goods and services, including food and drink, adjacent
to, visible from, and directly accessible from the public sidewalk.
- Page 19 -
II. PROJECT GOALS
I. To provide visual appeal and enhance the pedestrian environment, trees and other vegetation will be
introduced along the sidewalks and/or street medians on all streets throughout Auburn Junction as
well as streets on the opposite sides of all perimeter streets consistent with the Downtown Sidewalk
Standards.
2. To work with Sound Transit to redevelop the Transit Station plaza into a park facility and incorporate
"green" features. Altering bus traffic will need to be discussed with the appropriate agencies and
most likely will not take place until the 2°d parking garage is constructed on the west side of the
BNSF tracks.
3. To apply goals and intent statements specified in the United States Green Building Council's
Neighborhood Development (ND) Pilot Program (not yet officially adopted). Goals within the
Leadership in Energy and Environmental Design (LEED) ND program applicable to Auburn Junction
including the following:
A. Bicycle Network: To promote bicycling and transportation efficiency by providing bicycle
parking spaces, storage capacity, and access to bicycle lanes.
B. Housing and Jobs Proximity: Encourage balanced communities with a diversity of uses and
employment opportunities by including both residential and non-residential into the project.
C. Compact Development: Conserve land. Promote livability, transportation efficiency, and
walkability through more dense development.
D. Diversity of Housing Types: Attract a demographic mix to the Auburn Junction project and
community through a range of housing options.
E. Reduced Parking Footprint: Design parking to increase the pedestrian orientation of projects,
minimize the adverse environmental effects of parking facilities and encourage other modes of
transportation, such as bicycles.
F. Walkable Streets: Provide appealing and comfortable pedestrian street environments in order to
promote pedestrian activity. Promote public health through increased physical activity.
G. Transportation Demand Mana eg ment: Reduce energy consumption and pollution from motor
vehicles by encouraging use of public transit and other modes of transportation.
H. Access to Surrounding Vicinity: Provide direct and safe connections, for pedestrians and
bicyclists as well as drivers, to local destinations and neighborhood centers. Promote public
health by facilitating walking and bicycling.
1. Access to Public Spaces: To provide a variety of open spaces close to work and home to
encourage walking, physical activity and time spent outdoors. The goal is to have a park or green
plaza within a'/4 mile of the Auburn Junction project.
- Page 20 -
J. Access to Active Spaces: To provide a variety of open spaces close to work and home to
encourage walking, physical activity and time spent outdoors. The goal is to have linkages
through and beyond Auburn Junction connecting to existing and future facilities such as the
Interurban Trail, C Street SW Trail, and F Street underpass.
K. Universal Accessibility and Diversity: Enable the widest spectrum of people, regardless of age or
ability, to more easily participate in their community life by increasing the proportion of areas
that are usable by people of diverse abilities. The goal is to have a mixed demographic in the
Auburn Junction development to create a vibrant downtown.
L. Community Outreach and Involvement: Encourage community participation in the project design
and planning and involve the people who live in a community in deciding how it should be
improved or how it should change over time.
M. Construction Activity Pollution Prevention: Reduce pollution from construction activities by
controlling soil erosion, waterway sedimentation, contamination of ground water, and airborne
dust generation.
N. Energy Efficiency in Buildings: Encourage the design and construction of energy efficient
buildings to reduce air, water, and land pollution and environmental impacts from energy
production and consumption.
0. Reduced Water Use: Minimize water use in buildings and reduce landscape irrigation that would
impact natural water resources and burden municipal water supply and wastewater systems.
P. Contaminant Reduction in Brownfields Remediation: Encourage brownfields cleanup and
redevelopment that reduce contaminant volume or toxicity and thereby minimize long-term
remediation or monitoring burdens, while redeveloping to a better use.
Q. Stormwater Mana ement: Reduce adverse impacts on water resources by mimicking the natural
hydrology of the region on the project site, including groundwater recharge. Reduce pollutant
loadings from stormwater discharges, reduce peak flow rates to minimize stream channel erosion,
and maintain or restore chemical, physical, and biological integrity of downstream waterways.
R. Heat Island Reduction: Reduce heat islands to minimize impact on microclimate and human and
wildlife habitat.
S. On-Site Energy Generation: Reduce air, water, and land pollution from energy consumption and
production by increasing the efficiency of the power delivery system.
T. On-Site Renewable Energy Sources: Encourage on-site renewable energy self-supply in order to
reduce environmental and economic impacts associated with fossil fuel energy use.
U. District Heating & Cooling: Reduce air, water, and land pollution resulting from energy
consumption in buildings by employing energy efficient district technologies.
V. Infrastructure Energy Efficiency: Reduce air, water, and land pollution from energy
consumption.
W. Wastewater Mana eg ment: Reduce pollution from wastewater and encourage water reuse.
- Page 21 -
X. Recycled Content in Infrastructure: Use recycled materials to reduce the environmental impact of
extraction and processing of virgin materials.
Y. Construction Waste Mana ems: Divert construction and demolition debris from disposal in
landfills and incinerators. Redirect recyclable recovered resources back to the manufacturing
process. Redirect reusable materials to appropriate sites.
Z. Comprehensive Waste Management: Reduce the waste hauled to and disposed in landfills.
Promote proper disposal of office and household hazardous waste streams. Strongly encourage
recycling.
AA. Light Pollution Reduction: Minimize light trespass from the site, reduce sky-glow to increase
night sky access, improve nighttime visibility through glare reduction, and reduce development
impact on nocturnal environments.
BB. LEED Accredited Professional: Include as part of the development team to support and
encourage the planning and design integration required by a LEED for Neighborhood
Development green neighborhood project and to streamline the application and certification
process.
- Page 22 -
C UIDELINES AFFLIC'ABLE TO A UB U T JUN =ION
General Design
III. DESIGN GUIDELINES
Introduction
As stated in the Auburn Comprehensive Plan, Auburn Downtown Plan, and Auburn City Code, the
Auburn Junction Design Guidelines are meant "to encourage development which enhances the human,
pedestrian scale, creating a sense of community and place." The following guidelines promote
development which is consistent with the goals identified in the Comprehensive Plan and Auburn
Downtown Plan.
I. Buildings shall be built to at least a LEED Silver rating or meet a substantially equivalent standard,
and shall demonstrate compliance with that commitment.
2. The applicant shall make a commitment acceptable to the Planning, Building and Community
Director that the proposed development will meet Living Building Challenge standards or the
equivalent, or otherwise demonstrate to the satisfaction of the Director that the development will
comply to the extent feasible. Applicant shall further demonstrate compliance with that commitment.
3. In order to provide visual and pedestrian;
connectivity between the Transit Center
parking garage and the SW corner of Main
Street and Auburn Avenue, a pedestrian
"trail" will be incorporated as follows:
a. Along I" Street between A 4
Street S.W. and S. Division -
Street; and
b. Continuing between the
intersection of V Street and S.
Division Street to the SW corner
1
of Main Street and Auburn
Avenue.
C. The pedestrian trail may include
a "string of pearls" (i.e. a series
of pocket parks).
d. Creative patterns, vegetation,
attention to detail, wrought iron
with brick accents.
- -
- Page 23 -
4. Projects shall provide aesthetic appeal,
ambience and connectivity to Main Street,
mixed facades to complement historic Main
Street, the nearby Transit Station and parking
facility. Materials such as masonry and brick
should be a dominant feature. No corrugated _ t r ` >
metal. Black framed windows and black .etnt~ra~:w~~> '
wrought iron balconies are preferred.
5. Three (3) plazas shall be incorporated at the intersection of Main Street and Division, 151 Street
and S. Division, and 2"d Street and Division, which shall contain an iconic feature such as public
art. In the event a sculpture or other such artistic features are included, then the applicant shall
seek approval from the City's Arts Commission.
6. Parking for residences shall be contained within the development at the ratio required by ACC
18.29.060. There shall be no onsite parking required for uses other than residential; however,
adequate parking in public rights-of-way and offsite public facilities (including the Transit Center
parking facility for evenings and weekends) shall be demonstrated. Contributions to a parking
structure in the urban center shall be required of development within the Auburn Junction project
to the extent necessary to fulfill the requirements of this section.
7. Themed Auburn Junction signs will be required in key locations throughout the development
including Auburn Junction or Downtown Auburn street signs. A master signage plan shall be
submitted that includes a color palette for monuments signs and size dimensions in accordance
with the ACC Section 18.29.060(1).
8. An access easement to rooftops shall be provided to the City which will allow the installation of
devices for wireless coverage and maintenance of those devices. The applicant shall also provide
access to power on rooftops to be used for City wireless facilities. The parameters of the access
easement and location of devices shall be approved by the City. Any cabling and/or power needs
to be secured so the facilities are not damaged by other activity on the roof.
9. Loading zones shall be incorporated into the project and locations approved by the City.
10. It is encouraged that rooftop gardens be incorporated into the project and the space be available to
residents. Consideration of the wireless facilities to be located on rooftops shall be incorporated
into any landscape design of a rooftop garden.
11. Store front heights at the first floor of structures shall be a minimum of sixteen (16) feet in height.
- Page 24 -
GUIDELINESAPPLICABLE TO A UBURZVJUNCTION
Site Deem, n
1. PARKING LOTS AND GARAGES - - - -
Intent. Reduce the visual impact of surface parking lots T
and garages
A. General ,t
1. Parking shall be located over, under, behind, or to the side of buildings. Parking
structures are strongly encouraged.,,
2. All parking lots shall meet the design and construction standards of ACC
18.52 unless modified herein.,
• Parking stall standards for 90 degree stalls in structured parking facilities shall
be 18 feet in length and 9 feet in width. All other dimensions shall meet ACC
18.52.
• Parking stalls for motorcycles and scooters shall also be included in ~y 7 ' n
developments.
3. Compact parking stalls may be allowed but only 30% of the total parking.
4. Secure bicycle storage shall be provided for residential units at five (5) percent Res i
of the total parking.
5. Bicycle racks shall be incorporated into projects and it is preferred that an
artistic element be used in designing bicycle racks. Location of bicycle racks shall RI
be approved by the City.
B. Screening and Landscaping - the applicant may demonstrate equivalency with
the screening and landscaping section by providing an alternative plan if approved
by the Planning, Building, and Community Director.
1. Surface parking lots consisting of ten or more stalls shall feature landscaped
planter beds at a ratio of one to every six (6) stalls. Each planter bed shall include
at least one tree, a minimum caliper of two (2) inches at the time of planting.
2. The minimum planter size shall be 100 square'feet. Planters shall be protected
by concrete curbs and shall also feature shrubs and/or groundcover.
,
3. Surface parking lots located adjacent to any street (excluding alleys) shall be
screened by one or a combination of the following:
a. Low walls made of decorative concrete, masonry, or other similar -J" Alft
material, not exceeding a maximum height of 30 inches. h
b. Combination of wrought iron fence and landscaping.
Page 25 -
c. Raised planter walls, with wrought iron, planted with a minimum of 80% evergreen shrubs, not
exceeding a total height of 30 inches.
d. Landscape plantings consisting of trees (of which at least 80% are deciduous) and shrubs and
groundcover materials (of which at least 80% are evergreen).
e. All plant material used for parking lot screening shall provide clear views between 30 inches
and eight (8) feet above the ground surface, for visibility and safety (site distance).
f. Planting areas shall be a minimum of five (5) feet in width and
+r ,
shall be irrigated to sustain the vegetation. j ' C. Pedestrian Connections
1. Pedestrian connections not less than five (5) feet wide shall be
provided through parking lots to building entrances, sidewalks
and/or transit stops.
2. Pedestrian connections should be clearly defined by at least two of the following:
a. Six (6) inch vertical curb in combination with a raised ^t _
walkway;
b. Textured paving, including across vehicular lanes, such as
unit pavers, stamped and scored concrete;
c. Bollards;
d. Trellis;
e. Continuous landscape area at least three (3) feet wide and
at least on one side of the walkway;
f. Pedestrian-scale lighting, required
g. An element, as approved by the City, which meets the
intent of this section.
D. Width / Spacing of Driveways
1. Driveways should not exceed 24 feet in width at the property
line. Distance between curb cuts should not be less than 100 feet,
measured from the outer edge of the driveway aprons. ¢
2. The sidewalk pattern and material shall continue across the
driveway. AadsV7lart conedbn through parking ht
2. SHIELDED LIGHTING
Intent: Ensure that exterior site lighting contributes to the character of the site such as
accentuating architectural features (e.g., building entrances) and does not disturb adjacent
development
A. Only City-approved' standard fixtures shall be used for public sidewalk lighting.
B. All site lighting shall be shielded from off-site lane, either through sa'ma
producing g i8'max, by+,rM
exterior shields or through optical design inside the fixture, so that the direction of sf pp~nan Ants
the light is downward. " sk~~ys
I
C. The maximum height allowed for parking lot lighting is 24 feet. The maximum .
height along pedestrian walkways is 16 feet.
-Page 26 -
D. Site lighting should create adequate visibility at night, evenly distributed to increase security, and
coordinated with adjacent landscaping to avoid casting long shadows.
E. Incorporate electrical service into lighting fixtures for seasonal ornamental lighting and provide the
capability for the City to install a mesh access point on the pole.
3. SCREENING OF TRASH / SERVICE AREAS
Intent: screen trash storage, loading and service areas from public view
A. Trash and service areas shall be placed away from streets. F
Adequate access shall be provided and reviewed by the
contracted hauler to ensure adequate and safe access.
B. All service, loading and trash collection areas shall be
screened by a combination of masonry walls and planting,
with similar character to the design of the building it serves.
C. Loading and service areas shall not face any residential
areas, unless no other location is feasible. Effort should be
made to buffer impacts to residential areas.
4. PLAZAS
Intent: If plazas are incorporated ensure plazas are readily accessible for use and offer a
pleasant environment
A. Public plazas must abut and be within three (3) feet in
elevation of a public sidewalk. Ramps shall be provided
consistent with ADA standards.
B. At least ten (10) % of the plaza area shall be planted with
trees and other vegetation.
C. Plazas shall incorporate patterns and designs using
materials agreed to by the City. Plazas shall be consistent
with the City Hall Plaza.
D. Plazas shall include adequate lighting, allow for
penetration of sunlight, and provide seating in the form of
low walls, benches and/or tables and chairs.- = pa.
E. Accessory site features such as, waste receptacles, street
furniture and movable planters shall be of compatible
design to the main building served by the plaza.
- Page 27 -
r
F. Courtyards between structures and interior courtyards are
encouraged to promote pedestrian activity, create open
space, and a stately entrance."
G UIDEL IVES APPLICABL E TO A UB UPJV JU2VCTIOI+,T
Bu lilint Design ~
1. ENTRANCES y
Intent: ensure that entrances are easily identifiable
and accessible from streets and sidewalks
A. Main building entrances should be oriented to the"- -
o ~
property line abutting the primary street rather than to a
parking lot.
B. Locate primary entrances so that they are visible from
the public right-of-way. The entry, particularly if on a
street corner, should be marked by architecturally
prominent elements such as canopies, ornamental lighting "U
fixtures and/or fixed seating that offer visual prominence
and a sense of safety.
2. GROUND LEVEL DETAILS
Intent: reinforce the character of the streetscape
A. Street-oriented fagades of commercial and mixed-use = -
buildings shall be designed to be pedestrian-friendly through,
the inclusion of elements 3, 4, and 10 plus at least two of the - t'
following elements:
1) Kickplates for storefront windows;
2) Projecting window sills;
3) Pedestrian scale signs; « 1a !
4) Canopies;
5) Plinths for columns; f
6) Containers for seasonal plantings;
7) Ornamental tilework; d
8) Medallions;
9) Belt courses;
N
10) Lighting or hanging baskets supported by E,t
ornamental brackets;
11) An element, as approved by the City, which
meets the intent of this section. '
- Page 28 -
3. BASE / MIDDLE / TOP
Intent: primarily emphasize the street level, but also
create a visually interesting skyline
A. Buildings above 30 feet in height should o,_
distinguish a base at ground level using articulation and materials such as stone masonry, or decorative
concrete. Y, z`-~+ 3r r.~
'..ter
B. The "middle" of the building should be,
distinguished by a change in materials or color, n
windows, balconies, and stepbacks/modulation.
C. The "top" of the building should emphasize a
distinct profile or outline with elements such as a
projecting parapet, cornice, upper level setbac!-
pitched roofline.
III r
4. UPPER LEVEL SETBACK r -
Intent: reduce the apparent bulk of multi-story buildings and maintain pedestrian scale
A. Front facades of buildings abutting streets shall
have 20% (minimum) of upper level set back a
t
minimum depth of three (3) feet."
B. Views of Mount Rainier should be protected
where feasible and if protected five (5) percent
additional floor area can be achieved.
lj $,J-G
7-7
5. TREATMENT OF BLANK WALLS' - , - . 5
ow 7
Intent: reduce the visual impact of blank walls by providing
visual interest r
fly
A. Blank walls visible from the public street longer than 30 It- tee -
feet shall incorporate two (2) or more of the following _
features:
1) Vegetation, such as trees, shrubs, ground cover and/or
vines adjacent to the wall surface;
- Page 29 -
p.
i
~ i
2) Artwork, such as bas-relief sculpture, murals, or trellis
structures
3) Seating area with special paving, lighting fixtures and
seasonal plantings; and/or
4) Architectural detailing, reveals, contrasting materials or 1,'°7
other special interest, consistent with character of the
downtown.
6. USE OF NEON
Intent: encourage the use of neon as an architectural embellishment in keeping with the character of
downtown.
A. Neon may be allowed to emphasize unique building features.
B. Neon may be used as artwork or as graphic symbols that portray the nature of the business, provided
that no written words shall be allowed.
7. PARKING STRUCTURES
Intent: reduce the visual impact of structured parking located above grade
A. At ground level, free-standing parking structures shall comply with
guidelines addressed under `Ground Level Details.'~~
B. Upper levels of structured parking should be screened or treated
architecturally by two or more of the following:
1) Roughly square openings rather than horizontal, or elements
that lessen the rectangular opening.
2) Planting designed to grow on the facade
3) Louvers
4) Expanded metal panels
5) Decorative metal grills or artwork
6) Spandrel (opaque) glass
7) An element, as approved by the City, which meets the intent of this
section.
C. Lighting fixtures within garages should be screened from view from
the street.
,a
D. In order to provide a safer environment, parking structure illumination ,
should be designed to a maximum uniformity ratio (proportion of average
to minimum illumination) of 4:1.
-Page 30-
8. SCREENING ROOFTOP EQUIPMENT
Intent: screen rooftop mechanical and communications
equipment from the ground level of nearby streets and residential
areas
A. Mechanical equipment shall be screened by an extended
parapet wall or other roof forms that are integrated with the
architecture of the building.
B. Painting of equipment and erecting fences are not acceptable 1-L
tsJ
methods of screening, although a screen wall is acceptable and it
must be incorporated into the architectural design of the structure.
C. The installation of Wireless Access Points by the City is
permitted however thought should be given to location to minimize
the visual impact of equipment if extended vertically from the roof.
G UIDELIKE,S APPLIC'ABLP TO A UB UPdV UNC'T101V
Sign Design ~
1. LANDMARK SIGNS
Intent: preserve the unique character of the downtown ,
A. Retain existing historic signs (as determined
by the City) that feature the character of the area, ;
wherever possible.
t 1' 'r t'
F
3
2. INTEGRATION WITH ARCHITECTURE
Intent: ensure that signage is apart of the overall
design of a project and not additive or an afterthought
A. The design plans for buildings and sites shall
identify locations and sizes for future signs. As
tenants install signs, such signs shall be in
conformance with an overall sign program that _
allows for advertising which fits with the
architectural character, proportions, and details of the
development. The sign program shall indicate
location, size, and general design..'
- Page 31 - i
B. New signs should not project above the
roof, parapet or exterior wall unless part of
an integral architectural feature. Signs
mounted on a roof are not allowed.
3. CREATIVITY
Intent: encourage interesting, creative and unique approa
to the design of signage
A. Signs should be highly graphic in form, expressive -
individualized. Signs should convey the product or service offere vow
the business in a bold, graphic form
B. If a projecting sign is designed by a graphic design profess
and includes a non-verbal, three-dimensional symbol that succi
conveys the nature of the business and constitutes a dominant
proportion of the overall design, the sign may be allowed to exceed the
maximum area otherwise allowed by 50%.
4. GROUND SIGNS
Intent: ensure that signs are not principally
oriented to automobile traffic
5 ►o T+r+G
5
A. All freestanding signs shall be ground (monument) signs no higher _
than five (5) feet.
B. The area around the base of any ground sign shall be planted with
shrubs and seasonal flowers.
C. Internally-lit signs are prohibited except when located adjacent and
oriented to Auburn Way North/Aubum Way South street frontages and
only with electronic message center signs in accordance with Auburn
City Code Chapter 18.56 Signs. If an internally lit sign is utilized, the
sign shall also conform to all other applicable standards for changing
message center signs as described in this same chapter.
Event Advertising
- Page 32 -
ADDITIONAL G UIDELINES DE FEL OPMENT ADJACENT TO PEDESTRIAN STREETS -
A UB URN,7UNCTION
~
Site Design
PEDESTRIAN STREETS
/shown on F_xhihit, A. helow)
1. LIMITATIONS ON DRIVEWAYS
Intent: maintain a continuous sidewalk by
minimizing driveway access
A. Curb cuts are prohibited on Main Street and Division Street unless access from no other street is
available. Curb cuts on other Pedestrian I Streets is permitted, however limited to the fewest access
points.
2. LOCATION OF PARKING
Intent: reduce the visual impact of parking
and enhance the pedestrian experience
A. Parking shall be located under or behind buildings or within structures.
B. On Pedestrian I Streets, surface parking is not permitted between the building front and the right-of-
way.
3. LOCATION OF DRIVE-THROUGH LANES
Intent: preserve a safe and comfortable pedestrian experience
A. Drive-through lanes are not allowed between the building
and the public right-of-way on Pedestrian I Streets.
- Page 33 -
ADDITIONAL G UIDEL12VES DETIELOPMENT ADJACENT TO PEDESTRL41V STREETS -
A UBURItiT ,T UtTCTIOAT
f M
..g
1. LAND USE Intent: ensure a rich, uninterrupted mixture of
b~
lively activities aimed at pedestrians
A. Along Pedestrian I Streets, ground floor uses that
face the sidewalk shall be retail, restaurant or personal l
service uses.
77 2M
2. PROXIMITY TO SIDEWALK y +
Intent: reinforce an active pedestrian experience '
along Pedestrian Streets f
A. Buildings along Pedestrian Streets shall be set _
immediately at the back of the sidewalk, with the exception of
providing open space for public use such as plazas, courtyards
and seating areas.
,4.
B. Control of water run-off from canopies/awnings is
encouraged.
r:
F 5
3. GROUND LEVEL TRANSPARENCY .r
Intent. provide a visual connection between activities ,
inside and outside of buildings
A. Along Pedestrian I Streets, a minimum of 70% of any
ground floor fagade (between two (2) feet and 12 feet above - - -
grade) facing a street or public space shall be comprised of
clear, "vision" glass.
B. Along Pedestrian II Streets, a minimum of 60% of any
ground floor fagade (between two (2) feet and 12 feet above s°~` • '
B
- Page 34 -
grade) facing a street or public space shall be comprised of
clear, "vision" glass.
C. Along Main Street, doors and windows should reflect the
historic Main Street rhythm of 25-foot wide storefronts.
4. WEATHER PROTECTION
Intent: provide pedestrians with protection from the weather
A. Canopies and awnings shall be provided along all fagades
that are adjacent to Pedestrian Streets.
B. The minimum depth of any canopy or awning shall be
four (4) feet. The vertical dimension between the underside of Pm
the canopy or awning and the sidewalk shall be at least eight
(8) feet and no more than 12 feet. f a I r T-
C. Canopies and awnings shall be of shed or marquee style,
except that bowed awnings may be used over arched windows.
"Bubble" awnings and backlit awnings with translucent
materials are not permitted. 30
D. Weather protection can be combined with the method
used to achieve visual prominence at entrances.
E. If constructing covered walkways, then the height may
exceed 12 feet.
- Page 35 -
ADDITIONAL G UIDELIATES DEVELOPMENT ADJACENT TO PEDEETMAT STREETS -
A UB UPJV JUNCTION
Sign [''siglI ~
1. PEDESTRIAN ORIENTATION
Intent: provide signs that activate - -a- - - -
the pedestrian realm
f
A. Signs shall be primarily oriented to pedestrians, rather
PISTILS I'
than people in vehicles. The following are types of signs are NURSERY
encouraged along Pedestrian Streets:
1) Blade signs (projecting over sidewalk)
2) Window signs (painted on glass or hung behind
glass)
3) Logo signs (symbols, shapes)
4) Wall signs over entrance.
B. Pole signs and monument or ground signs are not
permitted on Pedestrian Streets.
C. Signs shall be evaluated with respect to size, scale,
relationship to other signs, function, location and other factors.
- Page 36 -
Exhibit A (an exhibit to Exhibit "E")
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-Page 37-
EXHIBIT "F"
Development Schedule
Phase 1 - September 2011
Phase 2 - September 2012
Phase 3 - September 2013
Phase 4 - September 2014
- Page 38 -
EXHIBIT "G"
PERFORMANCE MEASURES:
General:
1. Conduct a minimum of one (1) monthly meeting with City staff, including the
Mayor or designee(s) and representatives from Property Management,
Planning & Development and Public Works, and others as appropriate, to
review work progress, discuss issues/concerns, identify resource needs and
discuss actions steps.
2. Conduct bi-weekly (every two weeks) coordination conference calls with the
Planning & Development Director, Planning Manager, Human
Resources/Risk/Property Management Director and other City staff to provide
a more detailed forum for planning and coordination.
3. Either at the monthly meeting or during the bi-weekly conference calls, verbal
reports shall be submitted to Mayor Lewis specifying all work covered under
the extended contract conducted within previous month, resources expended
and key issues/concerns and anticipated work efforts for the current month.
4. Facilitate a minimum of one (1) lead interaction per month during the term of
this contract. Leads shall consist of prospective developers or tenants for the
Auburn Junction development. Facilitation shall occur via conference call or
direct face-to-face meeting. If this requirement cannot be met, details of
efforts to comply [attempt to comply] with this requirement shall be related to
the Mayor, which details shall include the identification of prospective
developers or tenants, date contact, and the status of such contacts [whether
there are future prospects of such contacts].
5. Coordinate with City staff, in efforts to identify development options of City
owned properties listed herein, and identify types of development uses and
potential Developers for City owned properties.
Specific:
1. Participate, as requested by City staff, in the development of a market
analysis to be prepared by a consulting real estate market economist or
professional with demonstrated experience and knowledge in analyzing and
making recommendations for downtown redevelopment markets as selected
by the city. Participation may include but is not limited to submittal of
conceptual planning information, analysis and assumptions, attendance at
City staff meetings with consultant and review of draft and final documents.
Because the consultant will be retained directly by the City, participation shall
- Page 39 -
not include direct or indirect involvement in consultant selection and contract
negotiations.
2. Within 90 calendar days of the execution of the Master Development
Agreement, facilitate face to face meetings with private property owners of
Parcel Nos. 78157-00030, 78157-00020, 78157-00015, 78157-00005, 78157-
00047, 78157-00070, 78157-00075, 78157-00115, 78157-00110, 78157-
00095, 78157-00120, 78157-00135, 7815700265 and 7815700325. These
meetings will be held for the direct purpose of exploring and potentially
executing non-binding agreements for the planning, coordination and
implementation of redevelopment plans for any and all of the referenced
parcels
3. Participate, with City staff and as requested by City staff, in direct non-binding
redevelopment coordination agreement negotiations with the private property
owners of the previously referenced parcels.
4. Participate, with City staff and as requested by City staff, in City Council
review and approval of non-binding redevelopment coordination agreements
for any and all of the previously referenced parcels.
5. Within 120 calendar days of the execution of the Master Development
Agreement submit a written description of the action plans for development
of the above described parcels, including strategies, options, opportunities
and approached to market and develop said parcels, including description of
redevelopment constraints and challenges for development of the Auburn
Junction project, and including detailed descriptions of a minimum of the five
(5) closest (in proximity) comparable sized projects, as reasonably
determined by Developer, that have occurred within a maximum of the last 10
years and that included publicly owned land.
6. Auburn Junction Conceptual Master Plan Revisions:
a. Prepare and submit for City staff review and comment a revised
conceptual master plan for Auburn Junction within 30 calendar days of
completion of an updated market analysis that indicates what the
Auburn market can bear consistent with the market analysis, and that
shows an updated conceptual master plan to reflect that information
(e.g. office square footage, number of units);
b. Within 15 calendar days of submittal of revised conceptual master plan
to City staff, conduct a meeting with City staff to review and discuss
revised conceptual master plan inclusive of development assumptions,
market considerations and design recommendations;
c. Within 15 calendar days of meeting with City staff on revised
conceptual master plan, conduct revisions to this plan per issues and
concerns identified by City staff with respect to the updated/revised
conceptual master plan;
- Page 40 -
d. Conduct a presentation to Downtown Redevelopment Committee on
the revised conceptual master plan (version incorporating City staff
comments);
e. Within 15 calendar days of meeting with Downtown Redevelopment
Committee conduct revisions to this plan per issues and concerns
identified by the Committee and submit to City staff.
7. Within 90 calendar days of Downtown Redevelopment Committee review and
discuss the conceptual master plan and any revisions, and marketing
strategies for Auburn Junction inclusive of likely target markets at (either) a
monthly meeting with City staff, or bi-weekly coordination conference,
including discussing direct and indirect marketing methods recommendations
and on-going market awareness and penetration actions.
8. Work with City staff on Requests for Proposals (RFPs) for City Owned
Properties, if requested by City, including:
a. Identify factors that could be used to package development of City
Owned Properties, either through sale to developers, solicitation of
Requests for Proposals (RFPs), or combinations thereof
b. Within 60 calendar days of the completion of the marketing strategy,
review and comment as requested by City staff a draft Request for
Proposal (RFP) for redevelopment of the City owned parcels of land,
c. Within 15 calendar days of receipt of City staff comments submit a
revised draft Request for Proposal.
d. Participate, as requested by City staff, in the evaluation of RFP
responses.
e. Participate, as requested by City staff, in interviews for prospective
developers of the City owned parcels of land.
f. Participate, if requested by City staff, in contract negotiations with
candidate developers for City owned parcels.
g. Participate, if requested by City staff, in City Council contract and
review approvals for contracts with candidate developers.
- Page 41 -
Future Conceputal Plan
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AUBURN. WASHINGTON SCALE: 1'=40' OCTOBER 28. 2010
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