HomeMy WebLinkAbout6394 Exhibit D Exhibit D
Agenda bill/staff report dated November29, 2011,
Ordinance No. 6394
November 29, 2011
Page 11
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WASHINGTON AGENDA BILL APPROVAL FORM
Agenda Subject Date: November 29, 2011
Ordinance No. 6394, CPA11-0001, CPA11-0002, &CPA11-0003, 2011
Comprehensive Plan Amendments—Annual Map Amendments and
" Polic /Text Amendments
Depardnent: Planning and Attachments: Budget Impact: N/A
Development Ordinance No. 6394
Amendment Summary Matrix
Se arate workin binder
Administrative Recommendation: Ciry Council to introduce and adopt OMinance No. 6394
Baekground Summary:
The City of Aubum adopted amendments to its Comprehensive Plan in 1995 in response to the
Washington State Growth Management Act(GMA) requirements, as amended. Since then the Auburn
Comprehensive Plan has been amended annually.
Comprehensive plan amendments can be initiated by the City of Aubum (city-initiated)and by private
citizens (privately-initiated). This yea�the city is initiating two map amendments and ten policy and text
amentlments. In addition, this year the city received one privately-initiated plan map amendment and a
combined request for a map amendment arid associated privately—initiated policy/text amendment.
This staff report and recommendation addresses ail of the proposed amendments consisting of:
• Comprehensive Plan Map(CPM)Amendments CPM# 1 8 CPM#2 (City initiated)
• 6omprehensive'Plan Map GPM#3&CPM#4 (priyately initiated-each separately)
• Policy/Text(P!T)Amendments P(T#1 through# 10. (cityinitiated)
• Policy/Text Amendment P/T#11 (private initiated)
Comprehensive plan amendments are initially reviewed during apublic hearing process before the City of
Auburri Planning Commission, who then pro4ides a recommendation to the City Council for final action.
City Council consideration and action on the amendments will occu�prior to the end of this year.
-Reviewed 6y Council&Committees: Reviewed�by Deparhnenta&Divisfons: .
❑Arts Commission COUNCI�COMMITTEES: ❑ Building � ❑ MSO
❑Airport ❑ Finance ❑ Cemetery ❑ Mayor
❑ Hearing Examiner ❑ Munidpal Services � Finance ❑ Parks
❑ Human�Services �.� Planning 8 Dev. ❑ Fire � Planning
��Park Board �.Public Works ❑ Legal .. ❑ Police
� Planning Comm. p Other � Public Works ❑ HumanResaurces
Ac on:
Committee Approval: �Yes ❑No
Counal Approval: Yes �No Call f6rPublic Hearing _/ /
Referred to UnGI / /
Tabled Until %%
Councilmember: Norman Staff: Snyder
Meetin Date: December 5 2011 Item Number:
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AjJ$[J� *'MORE THAN YOU 1MAGINED
Agenda Subject: CPA11-0001, CPA11-0002, 8 CPA11-0003, 2011 Date: Novemtier 17, 2011'
Comprehensive Plan Amendments- Plan Map Amendments and
Policy/Text Amendments
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Agenda Subject: CPA11-0001, CPA11-0002, &CPA11-0003, 2011 Date: November 17, 2011
Comprehensive Plan Amendments-Pian Map Amendments and
PolicylText Amendments
At its October 18, 2011 public hearing, the Planning Commission reviewed the following
amendments (Group#1):
• CPM#1 —City initiated Map Amendment for city-owned stortn/flood ponds
• CPM#2—City initiated Map Amendment for update to Natural Gas Map No. 6.2
• P/T#1 —Iricorporate the Aubum School District Capital Facilities Plan
. P!T#2—Incorporate the Dieringer School DisVict Capital Facilities Plan
• P!T#3—Incorporatethe Federal Way School Disfid Capital Facilities Plan
• P/T#4—Incorporatelhe Kent School District Capftal Facilities Plan
• P!T#5- Incorporafe the City's Capital Facifities Plan
• P/T�16—Revise Transportation Plan to recognize work of the Bicycle Task Force
• P!T#7—Revise Comprehensive Stormwater Drainage Plan for Project 13 (A&B)
modeiing
• P/T#8—Update the previously provisionally approved NE Aubum/Robertson
Properties Special Area Plan
• P!T#9—Seven various housekeeping changes
o Revise fior target population numbers & census data
o Add new section on Climate change:and greenhouse gas emissions—
o Recognize Economic Development;Strategy Areas
o Comprehensive Plan Appendix B, Reports and Studies, Incorporate the
foilowing documents: Downtown Urban Core Task Force Draft Final Report&
Bicycle Task Force End Report
o In Policy LU-15 change the reference to "streetJights" in the description of
road improvements within the Residential Conservancy zoning district
o Clarify the term:"ma�lcet factor"as used in 4his Buildable Lands Section
o Add policy statement to recognize support for and transition to aRematively
powered vehicles
• P/T#10- Revise Chapters.to emphasize.manufaduring land uses in industrial areas
At its November 9, 2011 public hearing, the Planning Commission reviewed the following
amendments (Group#2):
• CPM#3— Private inftiated Map Amendment forTerrace View LLC, Change two
parcels from Light Commercial to Heavy Commerc'iai
• CPMI#4— Private initiated Map Amendment forSegale Froperties LLC, Expand
boundaries of the Stuck River Road Special Plan Area to inciude additional
ownership
• P/T#11 —Priyate initiated Policylfext Amendment for Segale Properties LLC, to
revise purpose and description of the Stuck River Road Special Plan Area.
The Planning Commission has,forwarded it recommendation to the City Council on ail plan map
and policy/text Amendments. City Council consideration and action on the amendments is
required to occur prior to the end of this year.
The 2011 Comprehensive Plan Amendments were reviewed by the Planning and Communfty
Development Committee of the City Councii on June 27, 2011, and November 14, 2011. The
Pubiic Works Committee of the City Council reviewed the amendments at their November 21,
2011 meeting and requested that revisions to amendments P!T# 11 and P/T#& be presented to
Planning and Community Development Committee. Tfie.Planning and Community
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Agenda Subject: CPA11-0001, CPA11-0002, 8 CPA11-0003, 2011 Date: November 17; 2011
Comprehensive PlanAmendments-Plan Map Amendments and
PolicylText Amendments
Development Committee at their November 28, 2011 meeting, forvvarded Ordinance No. 6394
for action at the December 5, 2011 City Council meeting with the changes discussed by the
Public Works Committee and as presented by staff at the November 21, 2011 Planning and
Community Development Committee meeting.
A. Findings
1. RCW 36.70A.130 (Washington State Growth Management Act (GMA)) provides for
amendments to locally adopted GMA comprehensive plans. Except in limited circumstarices
provided for in State law, comprehensive plan amendmeMs shall,be considered bythe city
or county legislative body no more frequently 4han once per year.
2. The Gity of Auburn established a June 10, 2011 deadline for the submittal of privately-
initiated comprehensive plan applications (map or policyttext). Notice to the public of'tfie
filing deadline was provided on the City's website, the Seattle Times, and sent to a compiled
notification list. The City received one privately-initiated plan map amendment and a
privately—initiated combined policy/text and map amendment tiy the submittal deadline.
3. The City of Aubum received annual updates to the four school district capital facilities plans
whose [listricts occur within the City of Aubum. These capital facilities plans, as well as the
Cky's Capital Facilities Plan are referenced in Chapter 5, Capital Facilities, of the Aubum
Comprehensive Plan and are processed as Policy/Text (P!f) amendments.
4. A Determination of Non-Significance was issued for the Terrace View Properties, LLC
Comprehensive Plan Map Amendment (CPA11-0001) under city file SEP11-0009 on
September 9, 2011. The comment period ended September 23,2011 and the appeal period
ended October 7, 2010. No comments have been received or appeals filed.
5. A Detertnination of Non-Sign�cance (DNS) was issued for the City-initiated Comprehensive
Plan Amendments (CPA11-0002 & CPA11=0003) on October 3, 2011 under City file #
SEP11-0021. The comment period ended October 17, 2011 and the appeal period ended
October3l, 2011. No comineMs haJe been received or appeals filed.
6. The Aubum School District issued a Determination of Non-Sign�cance for the 2011 -2017
Aubum School District Capital Facilities Plan April 22, 2011; the Dieringer School District
issued a Determination of Non- Significance for the 2012-2017 Dieringer School District
Capital Facilities Plan July 8, 2011; the Federal Way School District issued a Determination
of Non-Sign�cance for the 2012 Federal Way School District Capital Facilities Plan April 23,
2011; and tfie KentSchool District issued a Determination of Non-Sign�cance for the 2011-
2012 through 2016-2017 Kent School District Capital Facilities Plan June 7,2011.
7. Pursuant to RCW 36.70A.106, the proposed comprehensive plan amendments outlined for
CPM#3 (CPA11-0001)were sent to the Washington State Office of Commerce, forinerly the
Department of Community, Trade and Economic DevelopmenY (CTED) and other state
agencies as required for the 60-day state review on September 9, 2011. The Washington
State Office of Commerce acknowledged receipt on September 14, 2011. No comments
have been received from Commerce or other state agencies.
8. Pursuant to RCW 36.70A.106, the proposed comprehensive plan amendments outlined for
CPM# 1, 2 and 4 and P/T #1 through #11 (CPA11-0002 and CPA11-0003) were sent to the
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AUBURN 'k MORE THAN YOU IMAGINED
Agenda Subject: CPA11-0001, CFA11-0002, &CPA11-0003, 2011 Date: November 17, 2011 .
Comprehensive Plan Amendments- Plan Map Amendments and
Policy/7ext Amendments
Washington State Office of Commerce, formerly the Department of Community, Trade and
Economic Development (CTED) and other state agencies as required for the 60-day state
review on October 3, 2011: The Washington State Office of Commerce by letter
acknowledged receipt on October 4, 2011. No commeMs have been received from
Commerce or other state agencies.
9. Due to the nature of the city-initiated map amendments and the city-initiated policy/text.
changes and receipt of only one privately-initiated map amendment and one privately
initiated combined policy/text and map change, an op4ional process of a public open house
was not conducted. ,
10. The public hearing notice was published on October 7, 2011 in the Seattle Times at least
10-days prior to the Planning Commission public hearing scheduled for October 18, 2011.
Notices of the hearing were posted at City Hall, City Hall Annex, Public Library and Past
Office.
11. The public hearing notice was published on October 28, 2011 in the Seattle Times at least
10-days prior to the Planning Commission public hearing scheduled for November 9, 2011.
12. Public notice was also provided to property owners within 300 feet of the subject site and
the property was posted with a land use notice board that inGuded the public hearing notice.
13. Aubum City Code Chapter 14.22 outlines the process for submittal of privately-initiated
amendments andthe processing of comprehensive plan amendments as follows:
"Sectiorr 14.22.100
A. The planning commission shall hold at least one public hearing on all proposed
amendments to the comprehensive plan. Notice of such public hearing shall be given
pursuant to Chapter 1:27 ACC and, at a minimum, include the following:
1. For site-spec�c plan map amendments:
a. Notice shall be published once in the official newspaper of the city not
less than 10 calendar days prior to the date of public hearing;
b. Notice shall be mailed by first class mail to all property owners of record
within a radius of 300 feet of the proposed map amendment request, not
less than 10 calendar days prior to the public hearing;
2. For area-wide plan map amendments:
a. Notice shall be published once in the official newspaper of the city not.
less than 10 calendardays prior to the date of public hearing;
b. Notice shall be mailed by first class mail to all property owners of record
within the area subject to the proposed amendment; -
c. Notice shall be posted in at least two conspicuous locations in the area
subject to the proposed amendment not less than 10 calendardays prior
to the date of the pubfic hearing.
B. Notwithstanding the above, the director may expand the minimum noticing provisions
noted above as deemed necessary.
C. Planning Commission Recommendation. The planning commission shall conduct a
public hearing on all potential comprehensive plan amendments and shall make.and
forward a recommendafion on each to the city council. The planning commission
shall adopt written findings and make a recommendation consistent with those
findings to the city council:
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Agenda Subject: CPA11-0001, GPA11-0002, &CPA11-0003, 2011 Date: November 17, 2011
Comprehensiye Plan Amendments- Plan Map Amendments and
Policy/Text Amendments
D. The city council, if it elects to amend the comprehensive plan, shall adopt written
findings and adopt said amendments by ordinance.
E. Sta4e Review: All comprehensive plan amendments considered by the planning
commission shall be forwarded for state agency review consistent with RCW
36.70A.106.
F. Any appeal of an amendment to the comprehensive plan shall be made in
accordance wRh Chapter 3670A RCW. (Ord. 6172 § 1, 2008.)°
14. On November 14, 2011, and again on November 28, 2011, the Planning and Community
Development Committee of the City Council reviewed the 2011 Comprehensive Plan
Amendments and the recommendations of the Planning Commission.
1b. On November 21, 2011 the Public Works Committee ofthe City Council reviewed fhe 2011
Comprehensive Plan Amendments and the recommendations of the Planning Commission.
16. The following report identifies all the Comprehensive Plan Map (CPM) and PolicylText (P/�
amendments that were heard by the Planning Commission at their Odobet 18, 2011 and
Novembe� 9, 2011 public hearings along with the original staff recommendation to the
Planning Commission and the subsequent Planning Commission recommendation.
---- OCTOBER 18, 2011 PLANNING COMMISSION
PUBLIC HEARING --
CPM #1
Revise Map No 14.1, Comprehensive Plan, to change from LigM Industrial to PubliGQuasi-
Public; the designation of one city-owned parcel containing stormwater and compensatory
flood storage ponds construded as mitigation forihe S 277th Street roadway improvement
project.
Discussion
In 2002 the City of Aubum completed the reconstruction of east-west South 277"' Street
roadway between Frontage Road NW (the north-south roadway; east of SR 167) and Aubum
Way North. The purpose of this reconstruction was to increase capacity and to provide grade
separation of the roadway over the Burlington Northem and Union Pacific Railroad lines. As
_.
part of this reconstruction, the city undertook the construction of compensating flood storage
ponds and stortnwater ponds on the south side of the road to manage the impacts and
increased runoff from filling and impervious surfaces from the project. Gurrently, the
comprehensiye Plan designation of a parcel containing the flood storage and stormwater ponds .
is partially "Light IndustriaP and partially "Public Quasi-Public". To accurately reflect the
encumbrance of the property with the city-owned flood storage and stormwater ponds, the
designation is proposed to be changed to only reflect: "Public Quasi-Public". The map reVision
would change one parcel from "Light Industrial" to "PubliGQuasi—Public", and smooth the
boundaries into a single un�ed shape. The parcel is iderrtified as tax parcel number:
9360000184.
Staff Recommendation
Planning Commission to recommend approval to the City Council
P/annina Commission Recommendation
Planning Commission recommended approval to the City Council
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Agenda Subject: CPA11-0001, CPA11-0002, &CPA11-0003, 2011 Date: November 17, 2011
Comprehensive Plan Amendments-Plan Map Amendments and
PolicylText Amendments
PCDC Recommendation
PCDC concurred with the Planning Commission and recommends approval to the City Council
CPM #2
Revise Map No. 6.2, Gas Pipelines, to update references and infortnation shown.
Discussion
At the Pianning and Community Development Committee meeting on October 25, 2010, the
Council members asked tha44he city update Comprefiensive Plan Map 6.2, Natural Gas
Pipelines. A similar discussion was held at a subsequent Pubiic Works Committee meeting.
The map requires updating since it shows a utility line that doesn't exist and there is a line'
shown in theJegend tha4 is not shouirn on.the map. The Washinaton State P.ioeline Atlas: Kina •
Countv, Washinaton. Utilities and Transportation Commission;'Pipeline Safety Program, 2010
Edition, was consulted for revisions. Also; Puget Sound Energy was contacted for information
on the location of theiP major transmission lines within the City. The map was revised in
response to these informatiomsources.
Staff Recommendation
Rlanning Commission to recommend approval to the City Council
P/annina Commission Recommendation
Planning Commission recommended.epproval to the City Council
PCDC Recommendation
PCDC concurred with the Planning Commission and recommends approval to the City Council
P/T#7 -
Incorporate Aubum School District Capital FacilitieaPlan 2011 through 2017, adopted May 9,
2011 into the City of Aubum Comprehensive Plan.
Discussion
The Aubum School District has provided the City with its annually updated Capital Facilities
_ _
Plan (CFP) covering from 2011-2017. The.CFP was adopted by theAubum School District
School Board on May 9, 2011 and has been subject to separate SEPA review and a
Determination of Non-Significance (DNS). Information contained in the School District GFP
serves as the basis forihe City's callect'ion of school impact fees on behalf of the school d'istrict.
The Planning Commission recommendation is incorporation of the Aubum School District
Capital Facilities Plan into the City's Comprehensive Plan.
A review of the Aubum School DistricYs updated Capital Facilities Plan indicates the District
is requesting a change in the fee obligations. The fee obligation for single-family dwellings
is proposed to be $5,557.30, an 'increase of$290.97 and facmulti-family dwellings a fee of
$2,305.22, an increase of$787.00: The actual impact fee that is assessed is set by
ordinance by the Auburn City Council.
Staff Recommendation
Rlanning Commission to recommend approval to the City Council
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Agenda Subject: CPA11-0001,CPA11-0002, &CPA11-0003, 2011 Date: November 17, 2011 .
Comprehensive PIan.Amendments-Plan Map Amendments and
Policy/Text Amendments
Plannina Commission Recommendation
Planning Commission recommended approval to the City Council
PCDC Recommendation
PCDC concuRed with the Planning Commission and recommends approval to the City Council
P/T#2
Iricorporate the Dieringer School District Capita� Facilities Plan 2012-2017 adopted July 25,
2011 as part of the Aubum Comprehensive Plan. _
Discussion
The DieringerSchool District has provided the City with its annually updated Capital Facilifies
Plan 2012-2017. The CFP was adopted byShe Dieringer School District Board of Directors on
July 25, 2011..The GFP has been subject to,separate SEPA review and a DNS. Information
contained irrthe School District CFP serves as thie tiasisfor the City's collection of schoot
impacYfees on behalf of the school district.
A review af the Dieringer School DistricYs updated_ Capital Facilities Plan indicates the net
fee obligation of s,ingle-family dwellings of$5,681.00 and a necaative netf,ee obligation of
$1,304.00 focmultiple family dwellings. While the district was not requesting a change from
last year's fees of$3,005. for single family residential and $0 for multiple family residential.
The city received a request on 11-2&11 to retum to 4he historic fee of$3,500 for single
family r'esidential. The actual impact fee assessed is set by ordinance tiy the Aubum City
Council.
Staff Recommendatron
Planning Gommission to recommend approvaf to the City Council
Plannina Commission Recommendation
Planning Commission recommended approval to the City Council
PCDC Recommendation
PCDC concurred with the Planning Commission and recommends approval to the City Council
P/T#3
Incorporate Federal Way School District Capital Facilities Plan 2012 adopted June 14, 2011
by the Federal Way School Board into the City Comprehensive Plan:
Discussion
Ttie Fede�al Way School District has provided the City with its annually updated Capital
Facilities Plan(2012). The CFF was adopted by the Federal Way School bistrict School Board
on June 14, 2011. The CFP has been subject to separate SEPA review and a DNS. Information
contained in the School District GFP serves as the basis for the City's collection of school
impact fees on behalf of the school district.
A review of the Federal Way School DistricYs updated Capital Facilities Plan indicates the
Distrid is �equesting a change in the fee obligations. The net fee obligation forsingle-family
dwellings is $4,014:00, representing no change and for multi-family dweliings is $1,253, a
decrease of$919.00. The actual impact fee assessed is set by ordinance by the Aubu�n
City Council.
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Agenda Subjeet: CPA11-0001, CPA11-0002, &CPA11-0003, 2011 Date: November 17, 2011
Comprehensive Plan Amendments-Plan Map Amendments and
Policy/Text Amendments
Staff Recommendation
Planning Commission to recommend approval to the City Council
P/annina Commission Recommendation
Planning Commission recommended approval to the City Council
PCDC Recommendation
PCDC concurred with the Planning Commission and recommends approvai to the City Council
PIT#4
Incorporate Kent School District Capital Facilities Plan 2011-2012 to 2016-2017 adopted June
22, 2011 into the City of Aubum Comprehensive Plan.
Discussion
The Kent Schooi District has provided,its annually updated2011-2012 to 2016-2017 Capitaf
Facilities Plan. Tlie CFP was adopted by the Kerrt School District School Board on June 22,
2011 and has been subject to separate SEPA review and a Determination of Non Sign�cance
(DNS). Infortnation contained in the School District CFP serves as the basis for the City's
cbllection of school impact fees on behalf of the school district. The Planning Commission adion
is incorporation of the Kent School District Capital Facilities Plan into the City's Comprehensive
Plan.
A review of the Kent School DistricPs updated Capital Facilities Plan indicates the District is
not requesting a change in the fee obligations. The Plan indicatesthe net fee obligation for
single-family dwellings of$5,486.00, representing no change, and for multi-family dwellings
a fee of$3,378.00, also representing no change. The actual impact fee that is assessed is
set;by ordinance by the Aubum City Council.
Staff Recommendation
Planning Commission to recommend approval to the City Council
P/annina Commission Recomrrrondation
Planning Commission recommended approval to the City Council
PGDC Recommendation
P,CDC concurred with the Planning Commission and recommends approval to the City Council
CPM #5
lncoiporate the City of Aubum's 6-year Capital Facilities Flan 2012-2017, into the Cfty's
Comprehensive Plan.
Discussion
A Capital Facilities Plan is one of tFie comprehensive plan elemerrts required by the Washington
State Growth Management Act (GMA) (RCW 36.70A). The GMA requires that a capital facilities
plan include an inventory of ezisting capital facilities (showing locations and capacities), a
forecast of future needs for such capital facilities, proposed locations and capacities of new or
ezpanded capital facilities, and a minimum of a six-year plan to finance capital facilities with
ideMified sources of funding. The proposed City of Aubum 6-year Capital Facilities Plan 2012-
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Agenda Subject: CPA11-0001, CPA11-0002, &CPA11-0003;2011 Date: November 17, 2011
Comprehensive Plan Amendments- Plan Map Amendments and
Policy/Text Amendments
2017 satisfies the GMA requirements for a capital facilities element as part of the
Comprehensive Plan.
Each comprehensive plan prepared under the GMA must include a capital facilities plan
element. RCW 36.70A.070(3) of the GMA states the following:
A capital facilities plan element consisting of:
(a)An inventory of existing capftal facilities owned by public entities, showing the
locations and capacities of the capital facilities;
(b) a forecast of the future needs of suoh capital facilities;
(c)the proposed locations and capacities of expanded or new capital facilities;
(d)at least a six-year plan that will finance such ppital facilities within projected funding
capacities and clearly ident'fiies sources of public money for such purposes; and
(e)a requirement to reassess the land use element if probabie funding falls short of
meeting existing needs and to ensure Shat the land use element, capital facilities plan
element,.and fnancing plan within the capital facilities plan @lemerrt are coordinated and
consistent. Park and recreation facilities shall be included in the capital facilities plan
element.
A capital facility is a structure, street or utility system improvement, orother long-lasting majo�
asset, including land. Capital facilities are provided for public purposes. Capital faciiities include,
but are not limited to, the following: streets, roads, highways, sidewalks, street and road lighting
systems, traffic signals, domestic water systems, storm and sanitary sewer systems; parks and
recreation facilities, and police and fire protection facilities. These capitai faciiities include
necessary ancillary and support facilities.
The proposed City of Aubum 6-year Capital Facilities Plan 2012-2017 is incorporated by
reference in the Comprehensive Plan, Chapter5, Capital Facilities.
Sta/f Recommendatron
Planning Commission to recommend approval to the City Council
P/annina Commission Recommendation •
Planning Commission recommended approval to the City Council
PCDC Recommendatron
PCDC recommends approval to the City Council with the following addition to the following
addition.
The following goal and policies be added to Chapter 2, "Goals and Policies° at
page 13.
"Goal 5 Provide public facilities that provide a sense of community that
is inclusive of diverse populations.
Policy 5.1 .Contribute to community pride and foster a sense of community
4hrough provision of public facilities that create a community
gathering placefiorneighbors, family andfiriends.
Policy 5.2 Through provision af public facilfties offer a broad range of activities
promoting social interactions especially with new residents.
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Agenda Subject: CPA11-0001, CPA11-0002, 8 CPA11-0003, 2011 Date: November 17,2011
Comprehensive Plan Amendments- Plan Map Amendments and
PolicylText Amendments
Policy 5.3 Provide maximum flexibility and multiple uses through design of
public facilities that are adaptable to changing interests.
Policy 5.4 Provide a community ceMer facility that is financiaily feasible,
affordable for participants, and can generate revenue to offset a .
portion of the operating costs."
CPM #6
Revise the separate Comprehensive Transportation Plan to incorporate the work of the
BicycleTask Force
Discussion
The Comprehensive Transportation Plan is a separate documeM that is incorporated by
reference into the City's Comprehensive Plan. The 2009 Comprehensive Plan contained
substantive updates to the City's non-motorized transportation elements including bicycle travel.
In response to Council and community interest in bicyGing issues and opportunities, Mayor
Lewis fortned the City of Aubum Bicycle Task Force in March 2010. Mayor Lewis charged the
Task Force to develop recommendations on bicycle facilities, issues and opportunities centered
on the principles of connectians among and between the community, recreation and economic
development.
The Bicycle Task Force was comprised of 12 individuals plus representatives from Aubum
School District, Green River Commun'ity College and Cascade Bicycle Club that were invited to
be part of Task Force. The Chair was Terry Davis and the Vice Chair was John Calnan who is a
member of the Ciry's Transportation, Trails and Transit Gommittee. The Task Force met a total
of 14 times between April 2010 and November 2010 including a 3 hour community tour on
Saturday, July 24. 2010 and a joint me_eting with Auburn Tourism Board and Auburn Downtown
Association on August 12, 2010. The Committee worked on a variety of issues including
mapping of bicycle facilities and ident�cation of bicycle related projects and priorRies.
At the City Council's Committee of the Whole meeting on November 29, 3010, Chair Davis
presented the Task Force's recommendations to the City Council. As a resuft of the Council
support of these recommendations staff has prepared updates to relevant chapters of the
Comprehensive Transportation Plan that incorporated these recommendations.
The Bicycle Task Force's recommendations are divided into short-term recommendations and
long-term recommendations as follows:
ShoR-Term Recommendations:
• Use Sharrows'lShare The Road Signage in residential and some non-residential areas of
City.
• Implement a Pilot Program Concept for Sharrows/Share the Road consisting of:
0 1&24 month program period
o Pre-established pertortnance measurements
'Sharrows also known as shared lane markings,are on-street legends that reinforce the existing rules
of the road.They are not separatebikeianes:a motorist canstill drive over the sharrows. Motoris4s
should e�ect to see and shafe the lane with bicyclists. Shartpws indicate to bicyclists the best place
to ride in the lane. Sharrows are typically used in locations where the roadway width s not adequate
to provide dedicated bike fadlities or on downhill lanes where bicyclistsmight travel a similar speed as
motor vehiGes.
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Agenda Subject: CPA11-0001, CPA11-0002;&CPA11-0003, 2011 Date: November 17, 2011
Comprehensive Plan Amendments-Plan Map Amendments and
Policy/Text Amendments
o Pre-established reporting protocols
o Future policy consideration opportunity for City Council
• Continue installation of bike lanes in parts of City where there is existing/adequate right-of-
way.
• Develop Aubum specific bicycle signage program to highlight corridors, connectors and in-
city/out of city destinations.
• Make improvements to existing Interurban Trail — signage, pavement conditions; vegetation
mairrtenance, grade crossings, and upgrades to user facilities at Main Street crossing.
Long-Term Recommendations:
• Develop capital improvement program project with cost estimate for design and constniction
of bicycle/pedestrian bridge at southem terminus of M St. west of existing Stuck Riv_er
Vehicle Bridge.
• Develop capital improvement program project with cost estimate for design and construction
of innovative and safe pedestrian/bicycle crossing at M St./Auburn Way South intersection.
• Install one or more bike boxesZ through "pilot program" approach to test effectiveness and
public response - possible locations .West Main StreeUC Street intersection,. M
StreeUAuburn Way South intersection, Ellingson Rd/A Street intersection.
• Install bicycle/pedestrian crossing waming systems along Interurban Trail at all crossing
locations including 277"' Street, 37`" St. NW, West Main St. and 15t" St. SW.
• Develop an official Aubum Bike Map
In addition, the Task Force presented the City Council with bicycle oriented economic
development recommendations including:
• Develop the Sounder Station as"starting poinY'for bike club rides.
• Rally the Auburn Dovirntown Association and Aubum Tourism Board to develop business
support for bicycle riders/create bike-friendly businesses.
• Greate the perception of Auburn as "Bicycle City of South King County".
• Use social media to advertise Auburn as a bicycle friendly community.
• Connect with different types bicycle organizations aboutbicycling opportunities in Aubum.
• Establish an annual bike event in Aubum similar to Redmond Criterium and Enumclaw Days
that offer bike awareness and other events such as time trials, road races and muitiple
terrain racing.
• Develop an annual road race on Auburn streets; work with promoters to have different levels
of road racing to appeai to multiple types of riders.
■ Tie in with bicycle racing events at Pacific Raceway such as weekly criterium races,
mountain biking and Cyclocross.
2 Bike Boxes are a traffic wntrol device at signalized intersecbons that require motorists to stop a
short dishance before the crosswalk and allow bicyclists to stop in the area between the cars and the
crosswalk. Bicycle boxes give bicyclists priority by aliowing them to go to ttie head of the line
Page 12 of 35
AUBURN * MORE THAN YOU IMAGINED
Agenda SubJect: CPA11-0001, CPA11-0002, &CPA11-0003, 2D11 Date: November 17, 201.1
Comprehensive Plan Amendments-Plan Map Amendments and
Policy/Teut Amendments
In concert with 4hese recommendations, a new map referred to as Figure 3-5 is proposed to 6e
incorporated into the Comprehensive Transportation Plan. This map specifies a bicycle system
composed of key north/south corridors and easUwest connectors.
Staff Recommendation
Planning Commission to recommend approval to the City Council
Planninp Commission Recommendation
Planning Commission recomrtiended approval to the City Council however, excluding the long-
term recommendation for implementing a pilot program of bike boxes. The effect is removing
narrative#3, page 3-11 and policy TR-146, page 5-19 of the Comprehensive Transportation '
Plan.
PCDC Recommendation
PCDC recommends approval to the City Council retaining the originai staff proposed language
which includes the long-term recommendation for implementing a pilot program of bike boxes.
P/T#7
Revise the separate document: Comprehensive Drainage Plan (CDP) to Revise Plan Project
Number 13 (A&B), Flooding of 30th Street NE.
Discussion
Revise the separate document: Gomprehensive Drainage Plan (CDP) to Revise Plan Project
Number 13 (A&B), Flooding of 30th Street NE. The Comprehensive Drainage Plan 'is a
separate document that is incorporated by reference in the City's Comprehensive Plan at
Chapter 5, Capital Facil'i4ies. ' The 2Q09 Comprehensive Drainage Plan recognized that
additional modeling of the Project Number 13 (A&B), flooding of 30th Street NE needed to be
conducted to determine the appropriate method of addressing flooding problems within this
drainage basin. The City has oompleted the modeling arid has proposed to revise the following
portions of the plan to include the results and recommendation of this modeling effort. The
following sections are proposed to 6e revised:
Executive Summary, Table ES-2, pg ES-9;
Chapter 6, Capital ImprovemeMs, pg 6-19 thru 6-20;
Chapter 7, Impiementation Plan, pg 7-2 thru 7-4 &
ImplemeMation Plan Timeline;&Chapter 8, Financial Plan, pg &7 thru 8-9,
Staff Recommendation
Planning Commission to recommend approval to the City Councii
P/annina Commission Recommendation
Planning Commission recommended approval to the City Council
PCDC Recommendation �
PCDC concurred with the Planning Commission and recommends approval to the City Council
P/T#8
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AUBURN * MORE THAN YOU 1MAGINED
Agenda Subject: CPA11-0001, CPA11-0002, &CPA11-0003, 2011 Date: Novemberl7, 2011
Comprehensive Plan Amendments-Plan Map Amendments and
PolicylText Amendments
Update the previous conditionally-approved Northeast Aubum/Robertson Properties Special
Area Plan (Approved by City Council Ordinance No. 6183) — Referenced within Chapter 14,
Comprehensive Plan Map
Discussion
This policy text amendment is to update the previous conditionaily-approved Northeast
AuburNRobertson Properties Special Area Plan that was provisionally approved by the City
Council by Ordinance No. 6183 in 2008. This Special Area Plan is incorporated by reference
within Chapter 14, Comprehensive Plan Map. Chapter 14 of the City's Comprehensive Plan
ident�es the Northeast Aubum Special Plan Area that covers properties east of Autium Way
NoRh, west of the extension of I ST NE, south of 277'" ST and north of approximately 45�' ST
NE. This Plan is proposed to be updated prior to the end of this year as part of the City's 2011
Annual Comprehensive Plan docket to reflect the current development plans and environmental
documentation for the Aubum Gateway Project. More specifically, the plan is being revised for
the following reasons:
• Impacts of the acquisition and development of an additional 11 acres by Robertson
Properties Group (RPG) subsequent to the original EIS;
• RPG's determination to conduct phased project development in two phases that could. be
developed independently orjointly; and,
• Changes in city regulations and development standards such as:
o The city's adoption of new floodplain regulations may affect the proposal. Unless
future project is otherwise exempt under the provision of ACC 15.68.130, the project
is located in aSpecial Flood Hazard Area (SFHA) and Riparian HabitatZone (RHZ)
and would be required to obtain a City of Aubum Floodplain Development Permit,
, including the submittal of a habitat impact assessment report;.
o City adoption of a critical areas ordinance;
o, Changes in Comprehensive Plan transportation policies; and
• Changes in extemal circumstances over the intervening period of time including the
completion of the Port of Seattle's adjacent wetland mitigation property construction, the
completion of the Trail Run Plat and the completion of Monterey Park Plat and associated I
Street NE extension)
The proposed changes are shown in the original document with strike through and underline to
indicate revisions.
Staff Recommendation
Planning Commission to recommend approval to the City Council
P/annina Commission Recommendation
Planning Commission recommended approval to the City Council
PCDC Recommendation
PCDC concuRed with the Planning Commission and recommends approval to the City Council
PfT#9 -VARIOUS (seven miscellaneous amendments)
Item 9-A
Revise for target population numbers& census data - Chapter 3, Land Use; Chapter 4, Housing
and Chapter 8, Economic Development
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Agenda Subject: CPA11-0001, CPA11-0002, &CPA11-0003, 2011 Date: November 17, 2011
Comprehensive Plan Amendments-Plan Map Amendments and
Policy/Text Amendments
Discussion
The City is proposing to revise the text of three chapters (Chapters 3, 4 &8) and two figures
within these chapters (Figure 4.5 and Figure 8.1) of the Gomprehensive Planto update the
changes in city population as reported by U.S. Census Bureau (American Community Survey)
and population target data.
In 1997 the Washington State legislature adopted a Buildable Lands amendment to the Growth
Management Act(GMA) (RCW 36.70A.215). The amendment requires certain Washington
State counties and their cities to determine the amount of land suitable for urban development
and to evaluate their capacity for growth based on past development history.
Both Pierce and King Counties are subject to the State Buildable Lands requirement. In
addition, both courrties use the Buildable�Lands effort to assist in the allocation of
population/housing uniUemploymerrt targets to individual jurisdictions within the respective
counties as required by the GMA. The first buildable lands reports were based upon data
through 2002; the second reports, published in 2007, are current through 2005. The next
scheduled update is 2012. In between the required reporting time periods the
population/housing uniUemploymerrt targets are estimated.
The Buildable Lands anaiysis involves the identfication ofvacant and redevelopable land
suitabie for development over the planning horizon, generaily 20 years. Land suitability takes
into consideration estimates of how critical areas, land'that migM be needed for public purposes
(e.g. parks, storm drainage), and land needed for future streets will effect development of these
vacant and redevelopable parcels.
Staff Recrommendation
Plannirig Commission to recommend approval to the City Council
Plannino Commission Recommendation
Planning Commission recommended approval to the City Council
PCDC Recommendation
PCDC concurred wkh the Planning Commission and recommends approval to the City Council
Item 9-B
Add new section on Climate change and greenhousegas emissions- Chapter 9, Environment,
Objective 18.6- Energy Efficiency
Discussion
In 2009, the City Council adopfed Resolution No. 4477 resolving to join ICLEI — Local
Govemments for Sustainability (ICLEI- acronyms intentionally don't match) and pledging that
the City of Aubum would undertake ICLEI's five mitestones approach to reduce greenhouse gas
and ,air pollution emissions. In 2010, the City completed an inventory of 6oth municipal and
community greenhouse gas emissions using a 2008 base year. The inveMory, errtitled
Greenhouse Gas Inventorv for-the Citv of Aubum, Washinaton, included base year estimates of
greenhouse gas emissions and emissions foreca§ts for years 2015 and 2020. In 2010, the
inventory was adopted as a policy background document for the City of Aubum Comprehensive
Plan (see Comprehensive Plan. Appendix B). To build on this policy direction; the City is
proposing to add four policies to Chapter 9, Environment and also proposes to move the City's
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Agenda Subject:. CPA11-0001, CPA11-0002, 8 CPA11-0003, 2011 Date: November 17;2011
Comprehensive Plan Amendments-Plan Map Amendments and
Policy/Text Amendments
existing objedive and five policies related to air quality (Objective 18.2 and policies EN-18
through EN-22) to this section.
Staff Recommendation
Planning Commission to recommend approval to the City Council
Plannina Commission Recommendation
Planning Commission recommended approval to the City Council
PCDC Recommendation
PCDC concurred with the Planning Commission and recommends approval to the City Council
Jtem 9-C
Recognize Economic Development Strategy Areas-Chapter 3, Land Use, Chapter 8, Economic
Development, pages, Chapterl4, Comprehensive Plan Map
Discussion
The City is proposing to revise ihe text of three chapters of the Comprehensive Plan to
recognize additional economic strategy areas.
In 2005 the city convened a focus group of business and community interests to identify
economic development oppoRunities within the city. The results of these efforts were.
documented in the Economic Develoament Strateaies document. Jt identified approaches and
actions associated with siz specific ereas of the city: During the 2011 city council retreat, two
additional areas of the city were identified as additions to the 2005 Economic Development
Strategies documents' six strategy areas. These eight economic development strategy areas
are targeted for population and employment growth to meet the City's 20-year (2031) growfh
target. The retreat also recommended sub-area plans should be developed for these strategy
areas. TFie economic development strategy areas are as foliows:
• Aubum Way North Corcidor
• Aubum Way South Corcidor
• Urban Center
• Auburn Environmental Park and Green Zone
• 15th StreeYSW/C Street SW/West Valley Highway/Supermall
• A Street SE Corridor
• SE 312th StreeU124th Avenue SE Corridor
• M Street SE between Aubum Way North and Aubum South
The proposed policy changes generally add language to recognize the addition of the new
economic strategy areas.
Staff Recommendation �
Planning Commission to recommend approval to the City Council
Plannina Commission Recommendation
Planning Commission recommended approval to the City Council
PGDC Recommendation
PCDC concurred with the Planning Commission and recommends approval to the City Councif
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Agenda Subject: CPA11-0001, CPA11-0002, 8 CPA11-0003, 2011 Date: November 17,2011
Comprehensive Pian Amendments-Plan Map Amendments and
Policy/Text Amendments
Item 9-D
Comprehensive Plan Appendix B, Reports and Studies, Incorporate the following documents:
Downtown Urban Core Task Force Draft Final Report & Bicycle Task Force End Report
Discussion
Appendix B of the Gity's Comprehensive Plan document lists and summarizes reports thffi haye
been prepared ar available as background to the Comprehensive Plan. The general objective
of these proposed policy/text amendments is to update and increase the consistency of4he
Gomprehensive Plan. A summary of the Downtown Urban Core Task Force Draft Final RepoR
& Bicycle Task Force End Report (a powerpoint presentation) is proposed to be summarized.
Staff Recommendation
Planning Commission to recommend approval to the City Council
Plannina Commission Recommendation
Planning Commission recommended approval to the City Council
PCDC Recommendation
PCDC concurred with the Planning Commission and recommends approval to the City Council
Item 9-E
In Policy LU-15 change the reference to "street lights" in the description of road improvements
within the Residential Conservancy zoning district, Chapter 3, Land Use, Goal 7 -Residential
Development
Discussion •
At the December 13,.2010 Planning.and Community Development Committee (PCDC) meeting
of the city council, during the discussion of 2010 annual comprehensive pian amendments, the
council members asked that the following change be identified for a future amendment. It was
noted that there are street lights with Residential Conservancy designated areas of the cfty; so
to say that,there are none is the document currerrtiy does is inaccurate. The provision of street
lights was compared to the City's Public Works Design Standards. The Design Standards
provide that street lights are only required at streetintersections so the policy statement is being
revised to agree.
Staff Recommendation
Planning Commission to recommend approval to the City'Council
Plannina Commission Recommendation
Planning Commission recommended approval to the City Council
PCDC Recommendation
PCDC concurred with the Planning Commission and recommends approval to the City Council
Item 9-F
Clarify the term: "market factor" as used in this Buildable Lands Section, Chapter 3, Land Use,
Buildable Lands - Land Supply and.Development Capacity
Discussion
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Agenda Subject: CPA11-0001, CPA11-0002, &CPA11-0003, 2011 Date: November17, 2011
Comprehensive Plan Amendments-Plan Map Amendments and
PolicylText Amendments
At the October 25, 2010 Planning and Community Development Committee (PCDC) meeting of
the city council, during the discussion of 2010 annual comprehensive plan amendments tfie
council members asked ihat an explanation of"market factor" be added to the text in the future.
In this coMexE"market factor" is used to adjust the amount of vacarit and rede4elopable land
that is not reasonably expected to become available during the planning horizon.
Comprehensive Flan, Chapter 3, Land Use, page 3-3, under the section heading of: "Buildable
Lands—Land Supply and Development Capacity" is being changed to add further explanat'ion.
Staff Recommendation
Planning Commission to recommend approval to the City Council �
P/anninq Commission Recommendation
Planning Commission recommended approval tothe City Council
PCDC Recommendation
PCDC concuPred with the Planning Commission and recommends approval to the City Council
Item 9-G
Add policy statement to recognize support for and transition to altematively powered vehicles
Chapter 9, Environment,Dbjective 18.6, Energy Efficiency
Discussion
As paR of last year's amendments, a new policy EN-41.A was added to Objective 18.6 (Within
Chapter 9, The Environment) to provide policy support for future change in development
regulations in response to House Bill 1481 adopted in April 2009,to encourage the t�anskion to
eledric vehicle use. At the Planning and Community Development Committee (PCDC) meeting
of the city council, during the discussion of 2010 annuai comprehensive plan arriendments 4he
council members asked that the policy be mod�ed in the future to recognize other altemative
forms of power for vehicles:
Staff Recommendation
Planning Commission to recommend approval to the City Council
Plannina Commission Recommendafion
Planning Commission recommended approval to the City Council
PCDC Recommendation
PCDC concurred with the Planning Commission and recommends approval to the City Council
P/T#10
Revise discussion and/or policies to emphasize manufacturing land uses in industrial zones
Chapter 3, Land Use; Chapter 8, Economic Development; Chapter 14, Comprehensive Pian
Map
Discussion
The Washington State Legislature passed Substitute Senate Bill 5089 on March 22, 2007 that
became effective on July 1, 2008 that changed Washington's salestax collection system from
an origin-based system for local retail sales tax to a destination-based system.` Previously;
Washington retailers collected local sales tax based on the jurisdiction from which a producY
was shipped or delivered -the "origin" of the sale. Presently, they must collect based on 4he
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�$jJj� * MORE THAN YOU IMAGINED .
Agenda Subject: CPA11-0001, CPA11-0002, &CPA11-ODD3,2011 Date: November 17, 2011
Comprehensive Plan Amendments- Plan Map Amendments and
Policy/Text Amendments
destination of the shipment or delivery-the"destination" of the sale. Destination-based sales
!ax applies only to businesses that ship or deliver the goods they sell to locations within
Washington. Under the destination based system, if a retailer deiivers or ships merchandise to a
buyer in Washington State, the sales tax is collected based on the rate ffi the location where the
buyer receives or takes possession of the merchandise. The destination based system has
shifted the distribution of local sales tax around the state. As a result of this legislation, the City
of Aubum has experienced a net loss in sales tax revenue totaling approximately$2 million
annually due to the large presence of warehousing and distriliution u"ses in the City: While the
City has been a recipient of sales tax mitigation payments from the State of Washington that
has served to offset these losses, the continued availability of these payments is not certain due
to current and future State budget issues
In November 2004, the City Council approved Resolution No. 3782 that outlines an approach
and actions the City will take related to land use planning, zbning and other matters in the event
a sVeamlined sales tax proposal or other similar proposals that change the tax structure are
adopted. Included in this resolution is direction to consideramendmerrts to the comprehensive
plan and zoning codes to reevaluate the existing industrial land use designations and pattems in
the Cfty.
To ensure the City's long-term ability-to invest in public infrastructure and services remains
viable, the City must pursue implementation of policies thaY incentivize the transition of currerrt
and future land uses in its industrial zones away from distribution and warehouse uses. The City
believes that manufacturing and industrial land uses should over time largely replace
warehouse and distribution land uses currently exis4'ing in the City and that any future
warehouse and distribution uses should be ancillary to and necessary for the conduct of
manufacturing and industrial uses. Manufacturing and industriai uses are more appropriate and
beneficial through higher and better use of the land, enhanced employment densities, increased
property tax revenues and potential on-site sales tax revenue generation for receipt of materials
and o4her goods and services. In addition, the City 6elieves that policies that promote and
incentivize greater retail uses in industrial districts should be imp�emented to increase the City's
overall base of retail uses thereby increasing the City's overall collection of sales tax revenue.
Text amendments to Chapters 3 (Land Use), . 8 (Economic Development) and 14
(Comprehensive Plan Map) of the Comprehensive Plan have been prepared to create a policy
founiiation for the promotion and incentivization of manufacturing and industrial uses in
industrial zoning districts to increas,e the overall diversity and number of these uses in the City
of Aubum. In addition, text amendments that support the increased allowance of retail uses in
the City's industrial zoning distrids have been prepared. 'fhese amendments would create a
policy framework to support changes in the City's zoning code that would lead to greater use
flexibility for these uses in indusVial zoning districts, thereby assisting in increasing the City's
overall retail base and its collection of associated sales tax revenue.
Staff Recommendation
Planning Commission to recommend approval to the City Council
P/annina Commission Recommendation
Planning Commission recommended approval to the City Council
PCDC Recommendation
PCDC concurred with the Planning Commission and recommends approval to the City Council
Page 19 of 35
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Agenda Subject: CPA11-0001, CPA11-0002, 8 CPA11-0003, 2011 Date: November 17, 2011
Comprehensive Plan Amendments-Plan Map Amendments and
Policylfext Amendments
------ — --- NOVEMBER 9, 2011 PLANNING COMMISSION
PUBLIC HEARING -----------__�__�_
CPM#3
1. The applicant submitted a comprehensive plan map amendment application on June 9,
2011 by the submittal deadline of June 10, 2011. The comprehensive plan map amendment
application seeks to change the mapped land use designation for two parcels shown on
Map No 14.1, titled Comprehensive Plan.
2. The application was submitted by Jon Cheetham, Managing Member of Terrace View
Properties, LLC on behalf of the limited liability corporation, applicant.
3. In addition to the Comprehensive Plan map Amendment, the applicant submitted an
environmental checklist application.
4. The application seeks to change the comprehensive plan land use designation for two
parcels located on the east side of A Street SE (a.k.a. East Valley Highway) from "Light
Commercial" to "Heavy Commercial". The parcels are identified as tax parcels: 3121059056
and 31221059010 and together contain approximately 2.22 acres. The properties are
identified as being located at the address of 5680 A Street SE.
5. The two parcels have been previously cleared and developed. The majority of the area is
graveled and the southem parcel contains a mobile homeloffice that appears vacant.
6. The adjacent street, A Street SE is designated a principal arterial street in the city's
Comprehensive Transportation plan.
7. The property is located within the King County portion of the City of Auburn. It was annexed
to City in 1962 by Ordinance No. 1492 and was originally zoned UNCL, unclassified which
assumes an R1, Single Family Residential standard (referring to the former code
designation system). The properties were subsequently changed to R2, Single Family
Residential (referring to the former code designation system) in 1987 and then subsequently
changed to C1, Light Commercial.
8. The current Comprehensive Plan designation, zoning designation and land uses of the site
and surrounding properties are as follows:
CompreheosivePlan Zoning LandUse
Slte Light Commercial C1, Light Commercial Vacant with mobile
home%ffice
North Light Commercial C1, Light Commercial Sin le famil residential
South Light Commercial Cl, Light Commercial Construction
Contractor's yazd in
Pierce Co. portion of
Auburn
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AUBUR�T * MORE THAN YOU IMAGINED
Agenda Sub)ect: CPA11-0001, CPA11-0002, &CPA11-0003, 2011 Date: November 17, 2011
Comprehensi4e Plan Amendments-Plan Map Amendments and
PolicylText Amendments
East Moderate Density R-7(Residential 7 Undeveloped forested
Residential du/acre hillside
West City limiTboundary West of A Street SE& A Street SE and
and in Burlington North Burlington Northern
Pacific City limits, Raitroad line designated
designated"Open Space" "Open space"in the ciry ���road line within city
of Pacific. ��miu and vacant beyond
ci limits
Page 21 of 35
AUBURLV 'k MORE THAN YQU IMAGWED
Agenda Subject: CPA11-0001, CPA11-0002, & CPA11-0003, 2011 Date: November 17, 2011
Comprehensive Plan Amendments- Plan Map Amendments and
Policy/Text Amendments
2011 Proposed Comprehensive Plan.4mendmcnt Map- CPA 1 I-0001. l'V LLC
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Page 22 ot 35
AUBURN * MORE THAN YOU 1MAGINED
Agenda Subject: CPA11-0001, CPA11-0002, 8 CPA11-0003, 2011 Date: November 17, 2011
Comprehensive Plan Amendments- Plan Map Amendments and
PolicylSeM Amendments
9. The purpose of the comprehensive Plan is to provide a policy basis for the future zoning
changes to ensure that the Comprehensive plan and Zoning Ordinance are consistent as
required by the following city code section:
"ACC 14.22.050 Conformance and consistency.
The zoning, land division and other development codes coMained or referenced within
Auburn City Code shall be consistent with and implement the intent of the
comprehensive plan. Capitaf,budget decisions shall be made in conformity witfi the
comprehensive plan. "
10. The City code provides certain criteria for decisions for comprehensive plan amendments as
follows:
. "ACC 14.22.110 Decision criteria for plan amendments.
A. The comprehensive plan was developed and adopted after signficant
study and public participation. The principles, goals, objectives and policies
contained therein shall be granted substantial weight when considering a
proposed amendment. Therefore, the burden of•proof for justifying a proposed
amendment rests with the applicant, who must demonsVate that the request
complies with and/or roelates to the following decision criteria:
1. The proposed change will further and be consistent with the goals and
objectives of the plan and the plan will remain internally consistent;
2. Whether the capacity to provide adequate services is diminished or
increased;
3. Assumptions upon which the comprehensive plan is based are found to
be invalid;
4. A detertnination of change or ladc of change in conditions or
circumstances has occurred since the adoption of the latest amendment to the
specific section of the comprehensive plan,that dictates the need for a proposed
amendment;
5. If applicable, a determination that a question of consistency exists
between the comprehensive plan and Chapter 36.70A RCW, the countywide
planning policies for either King and/orPierce County, as appropriate, and Vision
2040: Growth and Transportation Strategy for the Puget Sound Region.°
11. The first criterion is that the change must further and be consistent,with the goals
_ _
and objectives of the plan and the plan will remain internally consistent. The
Comprehensive Plan contains a number of areas of policy guidance that relate to this
application. Chapter 14, Comprehensive Plan Map, starting at page 14-1D provides the
following purpose and description of the 'Light Commercial' Comprehensive Plan
designation:
"Purpose: To create people oriented commercial areas to supply a wide range of
general commercial services to area residents."
"Description: This category represents the prime commercial designation for small to
moderate scaie commercial ac4ivities. These commercial areas should be developed in
a manner which is consistent with and attracts pedestrian oriented activities. The
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Agenda Subject: CPA11-0001, CPA11-0002, &CPA11-0003, 2011 Date: November 17, 2011
Comprehensive Plan Amendments-Plan Map Amendments and
Policy/Text Amendments
ambiance of such areas should encourage leisure shopping and should provide
amenities conducive to attracting shoppers."
"Compatible Uses: A wide range of consumer oriented goods and services are
compatible within this designation since the emphasis would be on perFortnance criteria
which create an attractive shopping environment. However, ases which re/y on direct
access by vehicles or involve heavy truck tra�c (other than for merchandise
delivery) are not appropriate in this category. Unsightly outdoor storage and similar
activities should be prohibited. Permitted uses would consist of retail trade, offices,
personal services, indoor eating establishments, financial institutions, govemmental
offices, and similar uses. Mukiple family dwellings should be encouraged as part of
mized-use developments where they do not interfere with the shopping character of the
area, such as within the upperstories of buildings. Since tavems cam b,reak up the
continuity of people oriented areas, tavems would be permitted generally only as a
conditional use. Drive in windows should only be allowed as ancillary to a permitted use,
and oniy when carefully sited under the conditional use perrnit.process in order to ensure
that an area's pedestrian environment is not seriously affected." (Emphasis added)
"Criteria for Designation: This designation should include moderate sized shopping
centers, and centrally located shopping areas. This designation should be prefeRed for
commercial sites where visual and pedestrian amenities are an importard concem
outside of the downtown."
"Consideretions Against Applying this Designation: Commercia/ areas which
cannot be readity separated from high tra�c vo/umes (such as shaflow lots a/ong
busy aKeria/s) shou/d not be inc/uded in this designation. Areas not large enough
for separation from any adjacent heavier commercial or industriaf area should not be
designated as IighYcommercial. (emphasisadded)"
"Appropriate Implementation: This designation is implemented by the C-1 Light
Commercial District. This district provides fo�a wide range of small and moderate scaie
commercial oriented towards the leisure shopper and pedestrian orieMed activities."
12. For comparison, Chapter 14, Comprehensive Plan Map, starting at page 14-12 provides the
following purpose and description of the 'Heavy Commercial' Comprehensive Plan
designation:
"Purpose: To provide automo6i/e oriented commercia/ areas to meet both the
locaFand regiona/need for such services."
"Description: This category is intended to accommodate uses which are oriented to
automobiles either as the mode or target of providing the commercial service. The
category would also accommodate a wide range of heavier commercial uses involving
extensive storage or heavy vehicular movement."
"Compatible Uses: A wide variety of commercial services oriented to automobiles are
appropriate within this category. This includes automobile sales and service, drive in
restaurant or other drive in commercial business, convenience stores, etc. Since these
uses are also compatible with heavier commercial uses, lumber yards, small scale
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AgendaSubject: CPA11-0001, CPA11-0002, 8 CPA11-0003, 2011 Date: Novemberl7, 2011
Coriiprehensive Plan Amendments-Plan Map Amendments and
Policy/Text Amendments
warehousing, contractor yards and similar heavy commercial uses are appropriate in this
designation."
"Criteria for Designation: This designation should on/y be applied to areas which
are highty accessib/e to automobiles along maJor arteria/s. Generally this
category would characterize commercial strips. This zone is appropriate for the
iirtersections of heavily trave%d arterials, eyen if adjaceM sites are best suited for
� another_commercial designation.° (emphasis adde�
"Gonsiderations Against Applying this Designation: Areas which cor�flict with single
family residential areas or areas more suited for otRer uses. Whenever possible this
category should be separated from all uses by extensive buffering."
"Appropriate Implementation: This category. is implemented by the C-3 Heavy
Commerciai District."
13.Also, later in Chapter 3, Land Use, the documeM describes the purpose of the commercial
land use designations of the pian. The comprehensive plan provides the following guidance
on commercial uses located along transportation corridors:
"Highway Commercial
"While commercial uses along arterials (often called "strip commercial" development)
provide important services to community residents, the proliferation of commerciai uses
along arterials raises several land use planning issues. On the negative side, strip
commercial development creates traffic flow problems and conflict with adjacent land
uses. Due to their"linear"nature, commercial strips result in a maximum area of coMad
between commercial uses and other land uses resulting in a high potential for land use
conflicts. Poor visual charecter due to excessive signage and architectural styles
designed to attract attention instead of promoting:a sense of community is an additional
concem. Pedestrian shopping is .made difficult, resulting in greater generation of
automobile traffic, and large fields of asphalt parking lots are needed to accommodate
single purpose vehicle trips."
°Despite the problems associated wRh commercial developmenY along arterials, many
such,Iocations are often guite unsuitable for other uses, due to the impacts associated
with heavy tr�c volumes. Also, many commercial uses thrive at such locations due to
high visibility and accessibility. The Plan seeksto manage existing arterial commercial
areas to take advantage of the accessibility they provide; while minimizing traffic and
land use conflicts and improving their visual appearance through an enhanced design
review process and deyelopment standards.°
"Objective 9.3. To encourage the.appropriate use ofareas adjacent to heavily traveled
arterials while minimizing land use and traffic conflicts by:
. "Managing the continued commercial development of existing commercial arterials in
a manner which minimizes4ra�c and land use conflicts."
Page 25 of 35
A[JB[J� �k MORE THAN YOU IMAGINED
Agenda Subject: CPA11-0001, CPA11-0002, 8 CPA11-0003, 2011 Date: November 17; 2011
ComprehensiJe Plan Amendments-Plan Map Amendments and
Poiicy/Teict Amendments
• "Conserving residential qualities along heavily traveled arterials which 'are not yet
commercialized, by restricting commercial development to types which provide an
appropriate buffer."
• "Protecting existing, viable residential areas along lesser-traveled arterials, from
commercial development."
The following excerpted policies relate to this discussion of commercial uses located
along transportation corridors.
"Policies:
"L1ti58 The City shall idenfify those existing commercial arteria/s that are
appropriate for continued general (heary) coinmeicial development,
and those arterials thai are appropriate for continued or futur!e llmited .
(J.e. professiona/ o�ce type) commercial developme�rt" (emphasis
added)
"LU-60 The City shall encourage the grouping of individual commercial enterprises
along commercial arterials to promote the sharing of parking areas, access
drives and signs. Such grouping can be encouraged through land division
regulations, sign regulations and development standarcls."
"L[�62 Arterials experiencing strong pressure for commercial deVelopment,
6ut not yet committed to general (heary) commercial uses, shall be
designafed for mixed light commercia/ and moderate density multi-
family uses. Development regulations should encourage the
deve/opment of professiona/ office and similar uses and small scale
mu/tip/e family housing, with deve/opment and design standards
carefully drawn to ensure preservation of a quality living environmen!in
adjacent neighborhoods. Developmenf regulations could a/so allow
, other tigh!commerclal and higher density multl-family hoasing, sub/ect
to an extensive public review, and possibly a design review process."
(emphasis added)
LU-66 The City should develop design standards and guidelines for development
along arterialsto improve their visual appearance."
Thus, while commercial 'strip' development along corridors is generally discouraged as
sprawl and can resutt in negative visual and functional impacts, it is recognized 6y the
Comprehensive Plan that the location of commercial services along corridors p�ovides some
community benefits and several policies are direded at implemeMing code changes and
authorizing development only in a manner that seeks to minimize the negative effects.
14. In addition Chapter 14, Comprehensive Plan Map, recognizesthat policy statements do not
fit all circumstances. The Plan recognizes that in some cases the� general policies
established by this Plan need further articulation or clarification due to particular concems
, associated with specific geographic areas. In other cases, the application of the Plan's
general policies may be inappropriate for a specific area due to unique circumstances,
requiring that specific "exceptions" to these generel policies be established. The section
Page 26 of 35
AUBURI�T 'k MORE THAN YOU IMAGINED
Agenda Subject: CPA11-0001, CPA11-0002, 8 CPA11-0003, 2011 Date: Novemberl7,2011
Comprehensive Plan Amendments-Plan Map Amendments and
PolicylText Amendments
entitled "Transitions" identifies these spec�c areas and establishes either supplemental
policies or exceptions to the general policy. This transition section spe�cally recognizes
and.addresses the eMiretyof the A Street SE corridor virithin the city as follows:
"A Street SE
Area: A Street SE corridor, extending from Highway 18 to the north; to the city limits to
the south, the BNSF rail lines/rail yard to the west and D Street SE (extended to the
south)to the east.
Problem: A St�eef SE provides for a sign�cant level of t►affic that offeis the
pote►►tia/ to attract customers to support existing and future business along ffiis
corridor. Cha//enges include better definitiomof the transition between reside�al
neighbofioods and#uture commercea/ developmeni ro provide predictability for
both neighborhood res/dents and commercial uses, as well as how to address
historical uses such as mobile home parks and industrial development along this corridor
that occupy property that is tietter suited for other uses. (emphasis addedJ
Policy III. H. Define appropriate transition boundaries between commercial and
residential development in a manner that protects residential uses while providing for
economic development opportunities along the corridor..
Policy III. I. To ensure protection the of adjacent residential neighborhood and
residential uses located east of B Street SE between 8�' and 17"' Streets SE from
commercial development on the west side of B Street SE, , special development
standards shall be adopted. The special development standards could include
requirements for increased building and parking setbacka andlor landscape butfer
treatment. The standards may also include the implementation of traffic calming
measures as appropriate to reduce traffic impacts on the adjacent residential
neighbofiood located east of B Street SE between 8"' and 17'h Streets SE."
Again, within this section, the Gomprehensive Plan recognizes that commercial 'strip'
development along transportation corridors is generally discouraged as sprawl and if
uncontrolled can result in negative visual and functional impacts. This language is balanced
with recognition that commercial development along cor[idors provides convenient needed
services. Additionally, this section prescribes that transitions should be provided between
commercial uses and residential uses by city regulations and by the manner in which
development is authorized.
Considering the sum of all of the drfferent sections of the Comprehensive Plan together, the
more spec�c descriptions of each of the Iand use designations supports the requested
change. The proposed corriprehensive plan amendment seeks to change the designationlo
allow more intensive land uses and those which are attractive to vehide service and the
traveling public. Since the property is located along a heavily traveled principal arteriai
street, the proposed change more closely matches the description of the purpose of the
"Heavy Commercial" designation; it is located along a major arterial and is highly accessible
to automobiles. The current "Light Commercial designation is less appropria4e for the
properties since the development is readily accessible to vehicles and there is not sufFcient
width to separate the development from the heavily traveled corridor.
Page 27 of 35
�J$LJ� �k MORE 7HAN YOU IMAGINED
Agenda Subject: CPA11-0001, CPA11-0002, & CPA11-0003, 2011 Date: Novemberl7, 2011
Comprehensive Plan Amendments-Plan Map Amendments and
Policy/TeM Amendments
However, the proposed amendment is not an expansion of an existing Heavy Commercial
designated area and would intery'ect a different designation between two areas currently
designated as"Light Commercial". It may be appropriate to re-evaluate this comdor. The
City stiould considerdocketing for a possible a future change to the land use designations
along the east side of this corridor. This effort would provide an opportunity study and
potentially change a more significant portion of the corridor when impacts can tie assessed
and managed.
15. The second decision criterion is that the comprehensive plan amendment musY not
diminish or increase the ability to.provide adequate services: The proposed change by
itself, if approved wili not affect the ability to provide adequate services. HoweVer, the
change the Comprehensive Plan map; if approved could lead to cumulative applications by
other properties in the vicinity for changes to the land use designa4ion and irrtens�cation of
development. While public services, such as police and fire could like accominodate the
change in land use designation, full public infrastructure is not curreMly in place. The Valley
Regional Fire Authority did not have any comments in response to the application. While
there is adequate water (16 inch water main) in A Street SE, the road continues to be two
lanes; it has not been widened in the area of the subject properties as done in other
segments farther to the north and south and has roadside ditches to provide storm drainage.
Also, a sewer would have fo be extended to serve the site. However, to require that
infrastructure as a precursor is not always viable as the City often relies upon deveiopment
to provide fhe public infrastrudure improvements needed to support the development as the
development occurs. Under the current conditions; as with many properties in the city, the
infrastructure improvements would be the responsibility of future development. At the time
of development, adequate services would be provided for the deveiopment to be authorized
so it is not anticipated that approval of the request negativeiy affects provision of services.
16. The third decision criterion is that the assumptions on which the comprehensive plan
is based are found to be invalid. While not completely invalid, the comprehensive plan
seeks to discourage commercial 'strip' development along corridors since it can result in
negative visual and functional impacts, balanced with this the Plan recognizes by the
comprehensive plan that the location of commercial services along corridors provides
community benefits. Also, the more speci£c language of the plan as found in the purpose
statements of the land use designations for "Light Commercial" and "Heavy Gommercial"
supportthe application based on the site's proximity to a heavily traveled arterial.
17. The fourth decision criterion is that there has been a change or lack of change in
conditions or circumstances has occurred since the adoption of the latest
amendment to the comprehensive plan that dictates the need for a proposed
amendment Again, the comprehensive plan seeks to discourage commercial 'strip'
developmerrt along corridors since it can result in negative visual and functional 'impacts,
balanced with this, the Plan recognizes that the location of commercial services along
corridors provides community benefits. Also, the more spec�c language of the "plan as
found in the purpose statements of the land use designations for "Light Commercial" and
"Heavy Commercial" support the requested change based on the site's proximity to a
heavily traveled arterial street.
18. The fifth decision criterion is that the change must be detertnined to be consistent
with the Growth Management Act (RCW 36JOA), the Countywide Planning.Policies of
the relevant county and "Vision 2040: Growth and Transportation Strategy for the
Page 28 of 35
t1UBURI�T 'k MORE THAN YOU 1MAGINED
Agenda SubJect: CPA11-0001, CPA11-0002, &CPA11-0003, 2011 Date: November 17, 2011
Comprehensive Plan Amendments-Plan Map Amendments and
Policy/Text Amendments
Puget Sound Regiod'.. The change if approved would coritinue to be consisterrt with the
Growth Management Ad.(RCW 3670A), the Gountywide Planning,Poiicies of King County
and "Vision 2040: GrowEh and Transportation Strategyfor Ehe Puget Sound Region°. The
proposal is consistent because it continues to allow commercial uses; only of a more
intensive nature and more spe�cally oriented to the traveling public.
Staff Recommendation
Planning Commission to recommend approval to the Gity Council
P/anninp Commission Recommendation
Planning Commission recommended approval to the City Council
The Planning Commission also suggested that the east side of A Street SE between Lakeland
Hills Boulevard SE and Lake Tapps Parkway SE be studied in the future for potential changes in
the land use designations.
PCDC Recommendation
PCDG concurred with the Planning Gommission and recommends approval to the City Gouncil
Policv/Text AmendmenYPlT#71 and Maa Amendment CPM#4
1. The applicant submitted a comprehensive plan policy/text amendment and map amendment
application on June 10, 2011 by the submittal deadline of June 10, 2010. The application
was submitted for the purpose of initiating the process for preparation of the speciai area
plan called for the city's Comprehensive Plan. The preparation process of this special area
plan document is expected to extend into next year and not be completed this yeac This
year some revisions and refinements of the Comprehensive Plan are proposed to lay the
groundwork for future efforts. The current change consists of two interrelated requests:
a. comprehensive plan policy/text amendment request seeks to modify the
discussion of the "Stuck River Road" and "Mount Rainer �sta" special planning
areas discussionwithin Chapter 14; Comprehensive Plan Map, and
b. revise Map 14:1, Gomprehensive Plan Map and Map 14.2 Special Plan Areas to
expand the boundary by adding seven parcels to the Stuck River Road Special
Plan area in the same manner on each map.
2. The application was submitted 6y Jami Balint, Attomey for Segale Properties, LLC on behalf
of Segale Properties, LLC and Lisa Atkins, Property Owners.
3. The proposed policy/text amendments P!T #11, are found at pages 1420 through 14-22
within Chapter 14, Comprehensive Pian Map. The changes generaily include the following:
c. Refer to the subsequent plan preparation as a "sub-area plan" rather than
"element" of the Gomprehensive Plan.
d. Eliminate the reference to the maximum number of dwelling units to be allowed
and revise wo�ing to instead detertnine the appropriate number of dwelling units
as part the special area plan development processwith public input.
Page 29 of 35
�J$jJ� �k MORE TNAN YOU iMAG1NED
Agenda Subjeet: CPA11-0001, CPA11-0002, &CPA11-0003, 2011 Date: November 17, 2011
Gomprefiensive Plan Amendments- Plan Map Amendments and
Policy/Text Amendments
e. Revise wording to refer to future stormwater management within the special plan
area to be consistent with ciry s4andards rather than discharging to Bowman
Creek and to the city stormwater facilities as current wording does..
f: Acknowledge that the two designated special plan areas (the Stuck River Road
and Mount Rainer Vista) may be coordinated and developed jointly since they
are contiguous:
g: Revise wording to recognize that land uses could be differerrt in the future as part.
of the special area plan preparation process and include commercial,
institutional, industrial, and recreational uses in addition to residential uses tha4
• area already described.
h. Change wording to indicate that active gravel mining is continuing within the
special plan areas. The gravel mining is expected to continue for several years
into the future:
4. The proposed map change, CPM #4, proposes to revise both, Map 14:1, "Comprehensive
Plan"; and Map 14.2, "Special Plan Areas", to expand the boundary of the Stuck River Road
Special Plan area to the soutfiwest by adding parcels (Applicant originally proposed`seyen
parcels; staff recommended an eighth). Asbofh these maps show the'special plan area, tfie
same change affects both maps. The following map shows an expanded View of the
change to Map 14.1 "Comprehensive Plan".
Page 30 of 35
AUBURN * MORE THAN YOU IMAGINED
Agenda Subject: CPA11-0001, CPA11-0002, &CPA11-0003, 2011 Date: November 17, 2011
Comprehensive Plan Amendments - Plan Map Amendments and
Policy/Text Amendments
2011 Comprehensive Plan Map Amendment CPAll-0002
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Agenda Subject:. CPA11-0001, CPA11-0002, &CPA11-0003,2011 Date: November 17, 2011
Comprehensive Plan Amendments-Plan Map Amendments and
Policy/TeM Amendmerrts
5. The purpose of the comprehensive Plan is to provide a policy basis for the future zoning
changes to ensure that the Comprehensive plan and Zoning Ordinance are consistent as
required by the following city code section:
"ACC 14.22.050 Conformance and consistency.
The zoning, land division and otherdevelopment codes contained or referenced
within Aubum City Gode shall be consistent with and implement the intent ofthe
comprehensive plan. Capital budget decisions shall be made in cor�formity with
the comprehensive plan. "
6. The City code provides certain criteria for decisions for comprehensive plarr amendments.
"ACC 14.22.110 Decision criteria for plan amendments.
A. The comprehensive plan wa§ developed and adopted after significant
study and public particiPation. The principles, goals, objectives anc]
� policies contained therein shall be grantecl substantial weight when
considering a proposed amendment. Therefore, the burden of proof for
justifying a proposed amendment rests with the applicant, vuho must.
demonstrate that the request complies with and/or relAtes to the following
decision criteria:
1. The proposed change will further and be consistent with the goals and
objectives of the plan and the plan will remain internally consistent;
2. Whether the capacity to provide adequate services is diminished or
increased;
3. Assumptions upon which the comprehensive plan is based are found to
be invalid;
4. A detertnination of change or lack of change in conditions or
circumstances has occurred since the adoption of the latest amendment to the
specfic section of the comprehensive plan that dictates the need for a proposed
amendment;
5. If applicable, a determination that a question of consistency exists
between the comprehensive plan and Chapter 3670A RCW, the countywide
planning policies for either King and/or Pierce Counry, as appropriate; and �sion
2040: Growth and Transportation Strategy for the Puget Sound Region."
7. 7he first criterion is that the change must further and be consistent with the goals
and objectives of the plan and the plan will remain internallyconsistent.
Many of the designated special plan areas do not have an established mapped land use
designation (such as low density residentiaF or Light IndusVialj. Esserrtially, tfie map is left
blank (uncolored). The purpose of the special area plan process is to determine the
appropriafe land use designation (and color) to be applied to the properties. The
Comprehensive Plan provides the following general guidance on speciai area pfans:
"Purpose: To allow large areas within the City, under a single or a coordinated
management, to be developed as a planned unit. This designation can also be used to
provide flexibility when there is uncertainty regarding how an area may be ."most
appropriately developed in the future.
Page 32 of 35
AUBURN * MORE THAN YOU IMAGINED
Agenda Subjeet: CPA11-0001, CPA11-0002, 8 CPA11-0003, 2011 Date: November 17, 2011
Comprehensive Plan Amendments-Plan Map Amendments and
Policy/Text Amendments
Description: This designation applies to specific areas identified as being appropriate
for mixed, urban level developmerrt on a planned basis. It is intended that the future
development of these aPeas will be guided by individual "elements" or "sub-area plans"
of the Comprehensive Plan, to be developed and adopted at a later date. The Plan -
elements should be consistent with the following.
Compatible Uses: Uses and intensities .within Special Planning Areas shall be
detertnined for each area through individual planning processes. Each individual
pianning process will result in the adoption of a Comprehensive Plan element (sulrarea
plan) for that particular Speoial Pianning Area. Each Plan element shall be consistent
with the general goals, objectives and policies of the Comprehensive Plan."
In the Comprehensive Plan document, this general expianation of the purpose of the Special
area plans is followed by a narrative description of each individual special plan area.
The proposed Comprehensive Plan text amendments seek to clarify or augment the current
description of the, Stuck River Road and Mount Rainer Vista special plan areas to more
accurately reflect the current circumstances of property ownership, mining status and to
provide greater flexibility_ in ihe future preparation of the special area plan, such as
determining appropriate �and uses and the amount of development. The changes promote
the future study to be undertaken as paR the special area plan document development. The
proposed changes are consistent with the overall Plan and there will be a need to ensure
that future changes also remain consistent.
The proposed mao change, as amended by the staff recommendation, also remains
consistent with the comprehensiVe plan. The map cHange proposes to make a special plan
area larger to encompass seven parcels that are under the same ownership as a majority of
the parcels within the special plan area designatian. Typically, the special area pian
preparation takes into account the nature and development status of surrounding uses. The
change expands the boundaries without affecting consistency. The change increases
coordination of properties under the same ownership.
8. The second decision criterion is that the comprehensive plan amendment must not
diminish or increase the ability to provide adequate services. The proposal to change
the Comprehensive Plan text and map amendment is general in nature and dces not affect
tlie ability to provide adequafe services.
9. The third decision criterion is that the assumptions on which the comprehensive plan
is based are found to be invalid. While not completely invalid, the proposed
Comprehensive Plan text amendments seek to clarify or augment the currently description
of these specific special plan areas to more accurately reflect the current circumstances of
property ownership, mining status and to provide greater flexibility in the future preparation
of the special area plan, such as determining appropriate land uses and amount of
development. The changes are designed to facilitate the future study to be undertaken as
part the special area plan documeM development..
The maq change also does not affect validity. The changes are for the purpose of
increasing the accuracy and providing greater flexibility. This criterion in this circumstance
does not relate well to the circumstances of this amendment application.
Page.33 of 35
�J$LJ� * MORE THAN YOU IMAGINED
Agenda Subject: CPA11-0001, CPA11-0002, 8 CPA11-0003, 2011 Date: November 17, 2011
Comprehensi4e Plan Amendments- Plan Map Amendments and
Policy/Text Amendments
10. The fourth decision criterion is that there has been a change or lack of change in
conditions or circumstances has occurred since the adoption of the latest
amendment to the comprehensive plan that dictates the need for a proposed
amendment The change is needed since this reference has not been updated #o reflect
progressive and alternate ways of managing stormwater runoff, such as infiltration`into the
ground that are provided for in the city's stormwater standards. The change is also needed
to proyide flexibility in land uses and number of dwellings to recognize the increased
prominence and public acceptance of mixed use development projeds such as plarined
communities.
Again, the proposed Comprehensive Plan texY amendments seek to clarify or augment the
currently description of these specific special areas to more accurately reflect the current.
circumstances of property ownership, mining status and to provide greater flexibilitjr in the
future preparation of the special area plan, such as detertnining appropriate land uses a,nd
amount of development. The changes are designed to promote the future study to be
undertaken as part the special area plan document development. The mao change is.
proposed to reflect the circumstance of ownershiplhat may have changed since the 4ime of
the original establishment of the special area plan boundaries. The changes are for the
purpose of increasing the accuracy and providing greaterflexibility. This criterion does not
relate weil to the proposed amendments as the changes are of general ben�t.
11. The fifth decision criterion is that the change must be deterrnined to be consis4errt
_ _.
with the Growth Management Act (RCW 36.70A), the Countywide.Planning Policies of
the relevant county and "Vision 2040: Growth and Transportation Stretegy for the
PugeYSound Region". The text changes proposed will continue to, be consistent with 4he
Growth Management Ad (RCW 3670A}, the Countywide Planning Policies of King County
and "Vision 2040: Growth and Transportation Strategy for the Puget Sound Region". The
proposal is consistent because it does not change the ability to conduct land use studies to
determine the general nature of allowed land uses. The ma� changes also will remain
consistent with the regional land use policy guidance.
Staff Recommendation
Planning Commission to recommend approval to the City Council as amended as foilows: �
Staff recommendsthat the map amendment also include parcel number 3221059031 (ari eighth
garceq that is contiguous to the other parcels subject to this request and avoids an isolated
parcel on the east side of Kersey Way SE that is surrounded 6y the special area plan
designation on three sides and Kersey Way SE on the fourth. It is appropriate to include this
parcel to make logical boundaries of the special plan area and since it is also owned by Lisa
Atkins, co-applicant. The applicant has confirmed it is appropriate to include this parcel.
Staff recommends that the policy/text amendment revise wording of the description and
purpose of the Stuck River Special Plan areas, Chapter 14, "Land Use Map"; as found on
page 1421 4o include study of the potential of industrial uses among the other uses studied
for the future of the area. The applicant supports this change. The change would read:
"The land uses for the Stuck River Road Special Planning Area will be determined
' throucah the subarea olannina orocess and the Citv Council's ado�tion af the subarea
plan. Potential land uses aoolied throuah the subaYea nlannind orocess could
Page 34 of 35
AUBUR�T * MOEtE THAN YOU IMAG(NED
Agenda Subjeet: CPA11-0001, CPA11-0002, 8 CPA11-0003; 2011 Date: November 17, 2011
Corimprehensive Plan Amendments- Plan Map Amendments and
Policy/Tezt Amendments
include sinale-familv residentiai, multi-familv resideMial. commercial. institutional.
industrial and recreational.°
P/annina Commission Recommendation
Planning Commission recommended approval to the City Council as amended by the staff:
PCDC Recommendation
PCDC recommends approval to the City Council with the following additional changes (PCDCs
additional changes are shown in bold) to the narrative of the Stuck River Road Special Planning
Area, Pages 1421 through 1422 of Chapter 14: "Comprehensive Plan Map".
°Stuck River Road Specia/P/anning Area: A portion of the Stuck River Road Special
Planning Area is currently the site of a large sand and gravel mining operation. This
area and other adjacen4 land comprising a total of approximately G6�664 acres has
been designated as a long term resource area (mineral resource area), so
development of the Special Area Rlan for this area should be a lowpriority as mining
is expected to continue on this site for as long as 30 years. The Jand uses for the
Stuck River Road Special Planning Area will be detertnined throuah the subarea
plannina nrocess and 4he Citv Council's adootion of the subarea�lan. Poterrtial land
uses �alied th�ouati tlie suba�ea olannina orocess could include,single-familv
residential. muki-familv residerrtial. commercial, institutional. iwdast�iaF and
recreationaL Some listht industrial uses mav be aoorooriate`for eonsideration
and desianation throuah the§utiarea alannind urocess'if the uses are
"industrial or business oark° in character. conducted entirelv within an
enclo§ed buildina, ezhibit a hisih des�ree of nerFomian¢e standards and are
non-nature a�d if aoaroariate limited in extenYand IocaUon:is-iateaded�te
�
... An active oermit aqplisa4iea has been �esessed
a�proved by the City with respect to the mining activity on a portion (approximately
�8b664 ac�es) of the special olan area � . The per�
�esess minina activitv should continue, #�ewevef-a�y as the permit for mining in the
mineral resource area skedld-be has been granted for the Irfe of the resource, with
reviews conducted periodically (ever five years) to cletermine whether changes in the
originally proposed mineral extradion operation have arisen and give rise to the
need for additional orrevised permit conditions.to address 4he new impacts (if any) of
any such changes."
Page 35 of 35
�j$jJ� * MORE THAN YOU IWtAGINED