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Home My WebLink About10-23-2013 Comprehensive Plan Amendments Staff Report * * c��v oF _�' WASHINGTON AGENDA BILL APPROVAL FORM Agenda Subject Date: CPA13-0003, 2013 Comprehensive Plan Amendments—City October 10, 2013 InitiatecJ Plan Ma Amendments and Polic /TextAmendments Department: Planning and Attachments: See separate map Budget Impact: N/A Development amendment and policy/text amendment sections of binder Administrative Rewmmendation: Planning Commission to recommend to City Councif approval of 2013 C'i -Initiated Com rehensive Plan Amendments. Baekground Summary: The City of Auburn adopted amendments to Rs Comprehensive Plan in 1995 in response to the Washington State Growth Management Act(GMA)requirements, as amended. Since then the Aubum Comprehensive Plan has been amended annualiy. Comprehensive plan amendments can be initiated by the City of Aubum(city-initiated)and byprivate citizens(privately-initiated). This year the city is initiating: • One map amendment and • Six policy/text amendments. In addition, this year the city received two privately-initiated plan map amendments and no privately— initiated poiicy/text amendments. The pridately-iriitiateil amendments will be addressed uniier separate staff rep.orts. This staff report and recommendation addressesComprehensive Plan Map (CPM)Amendmerrts CPM#1 , (CPM#2, and CPM#3 are priVately-initiated amendments and are considered separatelypand Policy/Teut. (P!f)Amendments P!f#1 through#6. Comprehensive plamamendments are initially re4iewed duringapublic hearing process before the City of Auburn Planning Commission, who then provides arecommendation to the City Council for final abtion. City Council consideration and action on the amendmerds generally occurs but is not required prior to the end of the year. Revlewed by Council 8 Committees: Reviewed by Departrnents&Divlslons:� ❑ArtsCommission COUNCIL COMMITFEES: ❑ Building ❑ M80 ❑Airport ❑ Finance ❑ Cemetery ❑ Mayor ❑ Hearing Examiner ❑ Municipal Services ❑ Finance ❑ Parks ❑ Human�Services ❑ Planning 8 Dev. ❑ Fire � Planning ❑ Park Board ❑Public Works ❑ Legal ❑ Police ❑ Planning Comm. ❑ Other � Public Works ❑ Human Resources Aetion: Committee Approval: �Yes ❑No Council Approval: DYes ❑No Call for Public Hearing _/_/_ Referred to UMiI / / Tabled Until %% Councilmember: Staff: Dixon Meetin Date: October 22, 2013 Item Number: Page 1 of 11 AU$ZJRI�T �k MORE THAN YOU I�MAGINED Agenda SubJeet: CPA13-0003, 2013 Comprehensive Plan Date: October 10, 2013 Amendments—City Initiated Plan Map Amendments and PolicylText Amendments A. Findings � � 1. RCW 36.70A130 (Washington State Growth Management Act (GMA)) provides for amendments to locally adopted GMA comprehensive plans. Except in limited circiimstances provided for in State law, comprehensive plan amendments. shall be considered by the ci4y orcounty legislative 6ody no more frequently than once per year. 2. The City of Aubum established a June 7, 2013 deadline for the submittal of privately- initiated comprehensive plan applications (map or policy/text). Notice to the public of ttie filing deadline was provided on the City's website, the Seattle Times Newspaper, and:sent to a compiled notfication lisf in April 2013. The City received two privately-initiated plan map amendments by the submittal deadline. 3. The City of Auburn received annual updates to the four school district Capital Facilities Plans uyhose districts occur wi4hin the City of Aubum. These Capital Facilities Fians, as well as the City's Capital Facilities Plan are referenced in Chapter 5, Capital Faalities, of the Aubum Comprehensive Pian and are processed as PolicylText(P/T) amendments. 4. The environmental review under the State Environmen4al Policy Act (SEPA) for the school district capital facilities plans were prepared individually by each school district acting as their own lead agency, as allowed by state laws. 5. The environmental review under the State Environmental Policy Act (SEPA) resulted in a Determination of Non-Significance (DNS) issued for the City-initiated Comprehensive Plan � � Amendments on September 17, 2013 (City File # SEP13-0028). The comment period ended October 1, 2013 and the appeal period ends October 15, 2013. 6. The City received one comment letter in response to the SEPA public comment period by e- mail from King County Transit Services. The comments pertained to the Ci.ty Capital Facilities Plan, and asked that the transit agency be able to review certain listed road improvement:projects that involve transit stops and routes;when available, The comments also addressed a couple of minor corrections regarding the number of bus routes and a future change in the number of Sounder trains. The changes were maile in the City's Capital Facilities Plans. The comments along with a staff response are provided in the "Environmental Review" section of the notebook. 7. Aubum City Code Chapter 14.22 outlines the process for submittal of privately-initiated amendments and the general processing of comprehensive plan amendments as follows: "Section 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-specific plan map amendments: a. Notice shall be published once in the official newspaper of the citynot 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 amendmerrt request, not less than 10 calendar days prior to the public hearing; Page 2 of 11 �J$jJ� * MORE THAN YOU 1MAGINED Agenda Subject: CPA13-0003, 2013 Comprehensive.Plan Date: October 10, 2013 Amendments-City Initiated Plan Map Amentlments and Policy/Text Amendments , � 2. For area-wide 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 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 calendar days prior to the date of the public hearing. B. Notwithstanding the above, the directormay 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 recommendation on each to the city councii. The planning commission shall adopt written findings and make a recommendation consistent with those findings to the city council. D. The city council, if it elects to amend the comprehensive plan, shall adopt written findings and adopt said amendments by ordinance. E. State Review. All comprehensive plan amendments considered by the planning commission shall be formrarded 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 with Chapter 36.70A RCW. (Ord. 6172 § 1, 2008.)" 8. Comprehensive Plan amendments are initially reviewed during a public hearing process ; before the City of Aubum Planning Commission, who then provides a recommendetion to the City Council for final action. City Council consideration and action on the amendments generally occurs, but is not required, prior to the end of the year . 9. Pursuant to RCW 36.70A.106, the proposed comprehensive plan amendments outlined in this agenda bill were sent to the Washington State Office of Commerce and other state agencies as required forthe 60-daystate review on Septemberl7, 2013. The Washington State Office of Commerce acknowledged receipt on September 17, 2013 by letter dated October 8, 2013. No comments have been received from the Washington State Department of Commerce or other state agencies as of the writing of this report.. 10. Due to the nature of the city-initiated map amendments and the scope and limited number of privately initiated policy/text changes, the optional process as provided in the city code for a public open house was not conducted. 11.The public hearing notice was published on October 10, 2013 in the Seattle Times at IeasY 10-days prior to the Planning Commission public hearing scheduled for October 22, 2013. 12. The following report identifies Comprehensive Plan Map (CPM) and Policy/Text (P/T) amendments scheduled for the Plarinirig Commission's October 22, 2013 public hearing with a staff recommendation. � Page 3 of 11 �$jj� * MORE THAN YOU 1MAGINED Agenda Subject: CPA13-0003, 2013 Comprehensive Plan Date: October 10,'2013 Amendments—City Initiated Plan Map Amendments and Policy(fext Amendments I I Comarehensive Plan Maa Amendments (File No. GPA13-0�03) CPM #1 Amend Map No. 14.1 for a City-initiated change in the designation of three parcels developed with single family residences totaling 1.76 acres on the north side ofAubum WY S and east of Hemlock ST SE (Parcel#2815000020, 2815000010 &2121059073)from "High Density Residential" to "Light Commercial"for future rezoning. The designations are being re�valuated in light of the surrounding development, evolving land use pattem, and City's planned widening of Aubum WY S. Discussion 1. The current Comprehensive Plan designation, zoning designa4ion and land uses of 4he 3 sites and surrounding properties are as follows: _ - . ,� - - �.,� . , _..._ .- . _ .. Comprehensive`PNan� Zomrig;Classficahon i Ex�stingrLanii Use: _;Desi nation��._. . On= "High Derisity R5; Residential (5 , Eaofi contains a single $�te , Residential"" dwelling units pg�acre) , family resitlence - _ _ - - -- — _ _ _ . North "Single Family R5, Residential (5 single family residences 8� Residential" & "Public dwelling units per acre) open space as and Quasi-Public" & P1, Public Use Shau hness Park � South "Light Commercial"with C1, Light Commercial Convenience store, single. Moderate Density with R10, Residential family residence; vacant Residentiai"„beyond (10 dwelling units per acre be ond Veterinary clinic, East "High Density R20, Residential (20 restaurant, 8�multi-tenant Residential"" &"Light dwelling units per acre) �mmercial center Commercial" 8 C1, Light y�arehouse, multi-tenant Commercial commercial center West "Single Family M1, Light Industrial with Vacant& single family Residential" 8 R5, (5 dwelling units to residential "Neighborfiood the acre) beyond Commercial" Page 4 of 11 �J$j,)� �k MORE THAN YOU IMAGINED Agenda Subject: CPA13-0003, 2013 Comprehensive Plan Date:Actober 10, 2013 Amendments—City Initiated Plan Map Amendments and Policy/Text Amendments � � �� iiiiiiii�� ' �; ,Y�_ � � , �'��'3etws10 O i' �j •� •I , �m� � ifi 01'6[ �� (y�� p� "T.BTA ^y^^"»^+—...-.- .q� �� b..�' Z �yl _.91N08 .�� f� ¢ � �� _ � 1 � � USJE Ti PR PER IES h ,.. . _. �� ., �enRIIG•Y uvG.. _ _ .'....� . � � A�1�� ( �� i� 2. This city-initiated proposal consists of changing the designation of the following three contiguous properties`. . 3202Aubum WY S, Parcel #281b000020, 0.19 acres owned by JohnTippins . 3210 Aubum WY S, Parcel #2815000010, 0.51 acres owned by Coni Orvis . 3216 Aubum WY S, parcel #2121059073, 1.06 acres owned by Khanh Tran The combined area of the three subject parcels is approximately 1.76 acres. 3. All three sites borderAuburn WY S, which is State Route 164 and classified by the City as a "Principal Arterial" which prescribes a five-lane road with a minimum 87 feet of right-of-way . Page 5 of 11 �j$iJ� �k MORE THAN YOU IMAGINED Agenda Subject: CPA13-0003, 2013 Comprehensive Plan Date: October 10, 2013 Arriendrrients—City Initiated Plan Map Amendments and PolicylText Amendments 4. Tfie property is located within the King County portion of the City of Aubum. It was annexed i � to the City in 1959 by Ordinance No. 1278. 5. Based on historic zoning maps, the subject properties were originally zoned R2, Single Family Residential (6,000 square foot minimum lot size) and subsequently changed in 1987 to R1, Single Family Residential (8,000 square foot minimum lotsize) under the oldzoning code classification system. Then in 2009 the City amended its zoning code and changed the R1, Single Family Residential (8,0000 square foot minimum Iot size) to R5; Residential (Five (5) dwelling units per acre), the current designation of these propeRies. 6. The properties occur at an elevation of approximately 308. The properties are similarin elevation to the roadway Aubum WY S and relatively flatexcept near the northern boundary which slopes downhill to the north. 7. The land use designations and zoning for the subject properties have not been re-evaluated for many years and therefore have not considered the appropriateness of the land use designations based on the increased development along the roadway corridor. The subject properties have been impacted by added development, intensification of commercial uses and increased traffic along the Auburn WY S corridor. The corridor has been impacted by the development and expansions of the Muckleshoot Casino and Bingo Hall and the construction and operation of the White River Amphitheater. In the immediate vicinity,,there has been further development on both sides of Auburn WY S. Immediately to the east of the three subject properties, also on property zoned C1; Light Commercial, is a veterinary hospital and pet grooming business. East of the veterinary hospital is a drive through restaurant. And east of the driye through restaurant is a newer ' multi-tenant commercial center. 8. Auburn WY S has experienced increases in traffic volumes. According to the City's 1997 Comprehensive Transportation Plan, the year 1996 average daily traffic volumes were 29,183 on Aubum WY S in this vicinity of Hemlock ST SE. According to the city's current Comprehensive Transportation Plan, the year 2009 average daily vehicle trips are 35,986 in this same road segment;a 23% increase over a period of 13 years. 9. There are three City roadway improvement projects currently under design on the Aubum WY S corridor between the Muckleshoot Plaza Drive (Casino area) and Hemlock ST SE: : • CP1218—Auburn Way South from Muckleshoot Plaza Drive to Dogwood ST SE, construction in 2015 • CP1118—Auburn Way South from Dogwood ST SE to Fir ST SE, construction in 2014 • CP1119—Aubum Way South from Fir ST SE to Hemlock ST SE, construction in 2014 The projects are all intended to improve vehicle and pedestrian safety while also reducing congestion. 10. Project CP1119 includes the widening of Auburn Way South at Hemlock ST SE to include two lanes in each direction and a center turn lane. Sidewalks will also be added to both sides of the road. Currently at Hemlock ST SE, Auburn WY S is one lane in each direction with'a center turn lane and without sidewalks. Project CP1119 is funded by a grant from the Page 6 of 11 tiUBURN '� MORE THAN YOU IMAGINED Agenda Subject: CPA13-0003, 2013 Comprehensive Plan Date: October 10, 2013 Amendments—City Initiated Plan Map Amendments and Policy/Teut Amendments Washington State T�ansportation Improvement Board (TIB), the Muckleshoot Indian Tribe (MIT), and the City of Aubum. Construction on CP1119 and CP1118 is scheduled to start in early 2014 and last approximately 10 months. 1 LApproximately 13 feet of additional right of way width is,needed for project CP1119 on the north side of Aubum Way South, east of Hemiock ST SE: in the vicinity of the subject properties. 12. In terms of the status of the projects, the City is currently negotiating with property owners for the acquisition of right-of-way needed for project CP1119. The City is also finalizing design documents, working to obtain final design approvals from partners and stakeholders (WSDOT and MIT). The City is also coordinating with Puget Sound Energy to underground overhead power lines. Recommendation Planning Commission to recommend approval to the City Council CPM #2 (Private/y initiated map amendment to be considered separate/y) CPM #3 (Private/y initrated map amendment to be considered separately) Comorehensive Plan Policv/Text Amendments P!T#1 Incorporate Aubum School District Capital Facilities Plan 2013 through2019, adopted by School Board May 28, 2013 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 2013-2019. The CFP was adopted by the Aubum School District School Board on May 28, 2013 and has been subject to separate SEPA review and a Determination of Non Significance (DNS). Information contained in the School'District CFP servesasthe basis for the City's collection of school impac4 fees on behalf of the school district: The Planning Commission action is incorporation of the Auburn 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 net fee obligation for single-family dwellings isproposed to be $5,398.93, a decrease of$112.76 and the requested fee for multiple-family dwellings is $3,387.84, an increase of$7.58. The actual impact fee that is assessed is set by ordinance by the Auburn City Council. Recommendation Planning Commission to recommend approval to the City Council Page 7 of 11 AU$LJRN �k MORE THAN YOU IMAGINED AgendaSubjeet: CPA13-0003, 2013 Comprehensive Plan Date: October 10„2013 Amendments—City Initiated Plan Map Amendmentsand Policy/Te�ct Amendments ( i P/T#2 Incorporate the Dieringer School District Capital Facilities Plan 20142019 adopted July 30, 2013 by the School Board as part of the Aubum Comprehensive Plan. Discussion The DieringerSchool District has provided the City with its annually updated Capital Facilities Plan 2014-2019. The CFP was adopted by the Dieringer School District Board of Di�ctors on July 30, 2013. The CEP has been subject to separate SEPA review and a DNS. Infomiation contained in the School District CFP serves as the basis for the City's collection of school impact fees on behalf of the school district. The Planning Commission action is incorporation of the School District Capital Facilities Plan into the City's Comprehensive Plan. A review of the Dieringer School DistricYs updated Capital Facilities Plan indicates the DisVict is requesting a change in the fee obligations. The net fee obligation for single-family dwellings is proposed to be $5,299.00, an increase of$2,294.00 and the requested fee foc multiple family dweilings is $1,766; an increase of$1,766.00. The adual impact fee assessed is set by ordinance by the Aubum City Council. Recommendation Planning Commission to recommend approval to the City Councii P/T#3 Incorporate Federal Way School District Capital Facilities Plan 2014 adopted June 25, 2013 by theSchooF Board into the City Comprehensive Plan. { � Discussion The Federal Way School District has provided the City with its annually updated Capital Facilities Plan (2014). The CFP was adopted by the Federal Way School District School Board on June 25, 2013. The CFP has been subject to separate SEPA review and a DNS. Informatiorr contained in the School District CFP serves as the basis for the City's collection ofischool: impact fees on behalf of the school district. The Planning Commission action is incorporation of the School District Capital Facilities Plan into the City's Comprehensive Plan. A review of the Federal Way School DistricYs updated Capital Facilities Plan indicatesthe District is requesting a change in the fee obligations. The net fee obligation for single-family dwellings is proposed to be $5,363.00, representing an increase of$1,349.00 and the requested fee for multi-family dwellings is $1,924.00, an increase of$543.00. The actual impact fee assessed is set by ordinance by the Aubum City Council. Recommendation Pianning Commission to recommend approval to the City Council P/T#4 Incorporate Kent School District Capital Facilities Plan 2013-2014 to 2018-2019 adopted June 28, 2013 bythe School Board into the City of Aubum Comprehensive Plan. Discussion The Kent School Districthas provided its annually updated 2013-2014 to 201&2019 Capital Fac'ilities Plan. The CFP was adopted by the KeM School District School Board on June 28, Page 8 of 11 �j$jJ� * MORE THAN YOU IMAGINED Agenda Subject: CPA13-0003, 2013 Comprehensive Plan Date:Actober 10,2013 Amendments—City Initiated Plan Map Amendments and PolicylText Amendments 2013 and has been subject to separate SEPA review and a Determination of Non Sign'rficance (DNS). Information contained in the School District CFP serves as the basis for the City's collection of school impact fees on behalf of the school district. The Planning Commission action is incorporation of the School District Capital Facilities Plan into ihe City's Comprehensive Rlan. A review of the Kent School DistricYs updated CapitaF Facilities Plan indicatesthe District is not requesting,a change in the fees. The Plan indicates the net fee obligation for single- familydwellings of$5,486.OQ 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 Auburn City Council. Recommendation Planning Commission to recommend approval to the City Council CPM #5 Incorporate the City of Auburn's 6-year Capital Facilities Plan 2014-2019, into the City's Comprehensive Plan. Discussion A Capital Facilities Plan is one of the comprehensive plan elements required by the Washington State Growth Management Act(GMA) (RGW 36.70A). The GMA requires that a capital facilities plan include an inventory of existing capital facilities (showing locations and capacities), a forecast of future needs for such capital facilities, proposed locations and capacities of new or expanded capital facilities, and a minimum of a six-year plan to finance capital facilities with ,, identified sou�ces of funding. The proposed City of Auburn 6-year Capital Facilities Plarr 2014- 2019 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 capital facilities owned by public entities, showing the locations and capacities of the capital facilities; (b)a forecast of the future needs of such capital facilities; (c)the proposed locations and capacities of expanded or new capital facilities; (d) atieast a six-year plan that will finance such capital facilitieswithin projected funding capacities and clearly identifies sources of public money for such purposes; and (e)a requirement to reassess the land use element if probable funding falls short of meeting existing needsand to ensure that the land use element, capital facilities plan element, and financing plan within the capital facilities plan element 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 major asset; including land. Capital facilities are provided for publicpurposes. Capital facilities 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 f , recreation facilities, and police and fire protection facilities. These capital facilities include necessary ancillary and support facilities. Page 9 of 11 �$j,J� �k MORE THAN YOU 1MAGINED Agenda Subject: CPA13-0003, 2013 Comprehensive Plan Date: October 10,2013 Amendments—City Initiated Plan Map Amendments and Policy/Text Amendments The memo from the Finance Department contained in the working notebook identifies the major changes in the CFP from last year. The proposed City of Auburn 6-year Capital Facilities Plan 2014-2019 is incorporated by reference in the Comprehensive Plan, Chapter 5, Capital Facilities. Recommendation Planning Cominission to recommend approval to the City CounciL CPM #6 Revise,portions of three chapters of the City's Comprehensive Pian for the same purpose of redising the discussion of the emphasis of industrial uses. Discussion TFie requested policy/text amendments affect the foliowing chapters and pages: . Revise Chapter 3 —`Land Use' o Revise pages 3-34 through 3-35 and Page 3-39 related to emphasis of industrial uses. . Revise Chapter 8—`Economic DevelopmenY o Revise pages 8-9 through 8-11 related to emphasis of industrial uses. . Revise Chapter 14—'Comprehensive Plan Map' o Revise page 14T5 related to emphasis of industrial uses. In 2005 the State of Washington adopted streamlined sales tax(SST) legislation. Prior to SST; sales taxcollection in Washington State was based on the site of origin, rather than on the site of delivery. Under the SST tax structure, sales tax is collected at the site of delivery rather than from those areas from which they were shipped. This change in tax structure puts the City of Aubum at a disadvantage and negatively impacts its tax revenue. Specifically, Aubum and similar cities have historically invested in infrastructure to support businesses engaged in warehouse and distribution activities that ship goods to other � destinations. Another concern for Auburn and similar cities that have invested in infrastructure include how the debt that has already been extended for such infrastructure will be paid and how the loss of a significant source of revenue will affect bond ratings. Based on the then potential passage of SST, the Auburn City Council approved Resolution No. 3782 in November 2004. Resolution No. 3782 outlines an approach and actions the City will take related to land use planning, zoning and other matters in the event a streamlined sales tax proposal or other similar proposals that change the tax structure are adopted. (See the copy of Resolution#3782 contained in the back of the working notebook.) Because ofthe State of Washington's implementation of sales tax mitigation payments to cities such asAubum, the impact resulting from streamlined sales tax has been somewhat lessened. However, the continued availability of these payments is not certain due in part to the State's current and anticipated fiscal challenges. ln addition, the amount of payments does not equal the total loss in revenue to the City. The City's economic development strategies are dependent upon the City being able to continue a strong publicinvestment program in infrastructure and services. The City's ability to continue this public investment is contingent upon maintaining solvent public revenue streams, particularly sales tax. Sales tax comprises the largest source of � Page 10 of 11 AUBURN 'k MORE THAN YOU IMAGINED Agenda Subjeet: CPA13-0003, 2013 Comprehensive Plan Date: October 10, 2013 Amendments—Ciry Initiated Plan Map Amendments and Policy/Text Amendments ;' monies to the City's General Fund, approximately 30 percent in 2010. The City anticipates that ' current and long-term fiscal challenges facing the State of Washington will likely results in the dissolution of the current sales tax revenue mitigation program. The eventual loss of the aforementioned sales tax revenue will directly and adversely affect the City's ability to adequately fund the qpital infrastructure and services necessary to support the realization of the City's economic development strategies. This is especially applicable to industrial areas supporting warehouse and distribution centers that are origin-based in nature. In 2011, the City amended the City's Comprehensive Plan to identify that warehouse and distribution land uses are not a preferred long-term economic development and land use priority for industrial zoned areas in the City due to the loss of sales tax revenue associated with the State's implementation of streamlined sales tax legislation, no substantive contribution to an increase in per capita income for Aubum residents, no reduction in the tax burden of Aubum residents, low employment densities, lower property values and land use inefficiencies. These changes specified that increases in manufacturing and industrial land uses should be the City's preferred economic development and land use priority for industrial zoned areas of the City currently dominated by warehouse and distribution land uses. The City should revise current comprehensive policies and regulations to provide for and require the conversion of existing warehouse and distribution land uses to manufacturing and industrial land uses: To implement the policy direction of the Gomprehensive Plan, the zoning regulations affecting indusVial zoning disVicts was changed by Oriiinance#6433 near the end of 2012. Among other more minor changes, the Ordinance established that any new or expansion of existing t' � warehouse and distribution uses in the City would require the land use approval process of a _ Conditional Use Permit(CUP). Since the time of these comprehensive plan and zoning changes, the City heard from a number of property owners and property management companies responsible for warehouse and distribution facilities located in the City expressing concem. The majority of concems expressed were related to misunderstanding the effect of the changes to pre-existing warehouse antl distribution uses. However, as a result of these comprehensive plan and zoning changes, theproperty owners, property managers and their professionai organizations of warehouse and distribution uses have supported and advocated for the City with the state legislature. Asa result of this support, it is appropriate to revise and "soften" the policy direction of the Comprehensive Plan to promote and encourage through incentives the transition from warehousing and distribution uses rather than require the conversion of these uses. The proposed policy and text changes are proposed for this purpose. Recommendation Planning Commission to recommend approval to the City CounciL Page 11 of 11 AUBURN * MORE THAN YOU 1MAGINED * * c�TroF --�� WASHiNGTON AGENDA BILL APPROVAL FORM Agenda Subject CPA13-0001, Wesley Homes Lea HiII CLC Date: October 9, 2013 Com rehensive Plan Ma Amendment DepartmeM: Planning and Attachments: CPM#2- See Budget Impact: N/A Development separate map amendment section in Gom . P-lan binder Administrative Recommendation: Planning Commission to conduct public hearing and recommend to City Council approval of the Wesley Homes Lea Hill LLC Comprehensive Plan Ma Amendment. AGENT: Daniel K. Balmelli, Executive�ce President Paul Cyr, Senior Pianner Barghausen Consulting Engineers Inc. 18215 72nd Ave S Kent,WA 98032 APPLICANT/OWNER: Kevin Anderson, President�CEO Wesley Homes Lea Hill LLC 32049 109`" Place SE Auburn,WA 98092 REQUEST. File No. CPA13-0001, CPM#2 Map amendment to Map No. 14.1 —Map requested by Wesley Homes Lea Hill , LLC to cfiange the designation of existing developed site and two adjacent parcels]ocated.south of SE320th ST, between 108th and 110th AVE SE of approx. 18.65 acres (Parcel Nos. 1721059007, 1721059253 & 1721059109) The Applicant seeks to change designations of their contiguous parcels from "Single Family Residential"to"Public and Quasi-Public"to facilitate subsaquent rezoning to accommodate future expansion of existing assisted living facility. LOCATION: The south side of SE 320�'St, tietween 108th and 110th AVE SE within NE quarter of Section 17, T 21 North, R 5 East, W.M. eview y ounci ommi ees: ev�ew y epartments ms�ons: Arts Commission OUNCIL COMMITTEE : Building M80 Airport Finance Cemetery Mayor Hearing Examiner Municipal Services Finance Parks Human Services Planning 8 D . Fire Planning Park Board Public Works Legal Police Pianning Comm. Other Public Works HumanResources Action• �ommitteeApproval: BYesBNo Council Approval: Yes No Cail for Public Hearing _/_/_ Referced to Until / / 7abled UnU'�T T Counoilmember: Staff: Dizon Meetin Date: October 22, 2013 Item Number: � Page 1 of 14 C�VBURN 'k MORE THAN YOU IMAGINED Agenda Subjeet: CPA13-0001 Wesley Homes Lea HiII LLC Date: October 9, 2013 Comprehensive Plan Map Amendment LOCATION ADDRESSES & c PARCELS: 32049 109"' Place SE. (Parcel# 1721-059007}, the existing assisted Iiving facility 10925 SE 320'" ST(Parcel# 121059109 - NE comer), the single family house) 10815 SE 320"' St(Parcel # 1721059253- North side), vacant site EXISTING ZONING The main 18-acre parcel containing the existing assisted living facility is zoned R7, Residential -7 dwelling units per acre(Parcel # 1721-059007) 10925 SE 320"' ST(Parcel # 121059109- NE comer, single family house) is zoned R5, Residential - 5 dwelling units per acre 10815 SE 320"' St{Parcel # 1721059253-Nodh side, vacant site) is zoned R5, Residential - 5 dwelling units per acre EXISTING COMPREHENSIVE PLAN DESIGNATION:AII three sites are designated "Single Family Residential" SEPA STATUS: A Determination of Non-Significance (DNS)was issued under city file SEP13-0025 on September 6, 2013. The comment period ended September 20, 2013 and the appeal period ended October 4, 2013. A. Findings 1. The City of Auburn adopted amendments to its Comprehensive Plan in 1995 in response to _ the Washington State Growth Management Act (GMA) requirements, as amended. The ; Aubum Comprehensive Plan has been amended annually each year since. 2. Comprehensive Plan amendments can be initiated by the City ofiAubum (city-initiated) and by private citizens (privately-initiated). The City received two privately ',initiated Comprehensive Plan map amendment by the submittal deadline of June 7, 2013. The application received from Wesley Homes Lea Hiil LLC is processed as a privately-initiated application. 3. This staff report and recommendation addresses Comprehensive Plan map amendment CPM #2, Wesley Homes Lea Hill LLC. Other private ini4iated Comprehensive Plan amendment applications and the City initiated Comprehensive Plan Amendments are addressed in separate staff reports. 4. Comprehensive Plan amendments are initially reviewed during a public hearing process before the City of Aubum Planning Commission, who then provides a recommendation to the City Council for final action. City Council consideration and action on the amendments generally occurs but is not required prior to the end of the year 5. RCW 36.70A.130 '(The Washington State Growth Management Act (GMA)) proyides for amendments to locally adopted GMA comprehensive plans. Exoept in limited circumstances provided for in State law, Comprehensive Plan amendments shap be considered by the city or county legislative body no more frequently than once per year. The annual limitation and exceptions are also restated in city code at AGC 14:22.060. ; Agenda Subject: CPA13-0001 Wesley Homes Lea Hill LLC Date: October 9, 2013 Comprehensive Plan Map Amendment 6. The City of Aubum established a June 7, 2013 deadline for the submittal of privately- initiated Comprehensive Plan applications (map or policy/text amendments). Notice to the public of the filing deadline was provided on the City's website, the Seattle Times, and sent to a compiled notification list. The City received two privately initiated comprehensive plan map amendments. No applications were received for policy or text amendments. 7. A Determination of Non-Significance (DNS), the environmental review decision required under the State Environmental Policy Act (SEPA), was issued for the Wesley Homes Lea Hill LLC Comprehensive Plan Map Amendment and Rezone under City File No. SEP13- 0025 on September 6, 2013. The comment period ended September 20, 2013 and the appeal period ended October 4, 2013. While there were phone inquiries, no comment letters were received in response to the issuance of the environmental review decision. 8. Aubum City Code Chapter 14.22 outlines the process for submittal of private initiated amendments and the processing of comprehensive plan amendments as foliows: "Sectibn 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-specific 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 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 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 calenda�days p�ior to the date of the public 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 recommendation on each to the city cbuncil. The planning commission shall adopt written findings and make a recommendation consistent with those findings to the city council. D. The city council, if it elects to amend the comprehensive plan, shall adopt written findings and adopt said.amendments by ordinance. E. State 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 appeaf of an amendment to the comprehensiye plan shall be made in accordance with Chapter 36.70A RCW. (Ord. 6172 § 1, 2008.) 9. Pursuant to RCW 36.70A.106, the proposed comprehensive plan amendments outlined in ' this agenda bill were sent to the Washington State Office of Commerce and other state Agenda Subject: CPA13-0001 Wesley Homes Lea Hill LLC Date: October 9, 2013 Comprehensive Plan Map Amendment agencies as required for the 60-day state review on September 17, 2013. The Washington State Office of Commerce acknowledged receipt by letter dated October 8, 2013. No ; � comments have been received from the Washington State Department of Commerce or other state agencies as of the writing of this report. 10. Due to the nature of the city-initiated map amendments and the scope and limited number of privately initiated policy/text changes, the optional process as provided in.the city code for a public open house was not conducted. 11. The public hearing notice was published on October 10, 2013 in the Seattle Times at least 10-days prior to the Planning Commission public hearing scheduled for October 22, 2013. 12.The following report identifies comprehensive plan map amendment, CPM #2, scheduled for the Planning Commission's October 22, 2013 public hearing with a staff recommendation. CPM #2 (Como. Plan Mao Amendmentl — Staff Analvsis Background 1. The Comprehensive Plan map amendment application (File No. CPA13-0001) was submitted on June 6, 2013 by the submittal deadline ofiJune 7, 2013. 2. The application was submitted by Daniel K. Balmelli, Executive Vice Presiiient, and Paul Cyr,Senior Planner, of Barghausen Consufting Engineers Inc. as agents on behalf of Kevin Anderson, President& Chief Executive Officer, Wesley Homes Lea Hill LLC, Applicant. 3. In addition to the Comprehensive Plan Map Amendment Application, the Applicant also - ' ' submitted an environmental checklist application (File No. SEP13-0025) and a rezone application (File No. REZ13-0001). The Applicant also provided an application for amendment of the Previous Conditional Use Permit (File No. CUP13-0002) to provide redundancy for the Puture skilled nursing facility in the event the comprehensive plan amendment and rezone are not successful. 4. The Comprehensive Plan map amendment application seeks to change the designation ofi existing developed site and two more recently acquired adjacent•parcels (three (3) parcels total) located south of SE 320th ST, befiveen 108th and 110th AVE SE and totaling approximately 18.65 acres (Parcel Nos. 1721059007, 1721059253 8�17210591Q9) from "Single Family Residential" to "Public and Quasi-Public" to facilitate subsequent rezoning to accommodate future expansion of existing elder care facility. 5. As indicated by the ApplicanYs narrative submitted with the application, the Comprehensive Plan Amendment and related rezoning have been requested for the purpose of changing the land use designation of the property to ensure the ability for future redevelopment. More specifically, the wmprehensive plan map amendments and rezones are requested for the purpose of facilitating the site preparation and construction of a 36-bed, skilled nursing � facility as aa building addition to the existing main building on the main parceL ` History of Existing Development 6. The following information on the existing Wesley Homes Lea Hill Senior Living Facility' is derived primarily from the application materials. The approximately 18.38=acre campus is accessed by a north-south private street (109"' Place SE) e�ending south from SE 320"' � I Agenda Subject: CPA13-0001 Wesley Homes Lea Hill LLC Date: October 9, 2013 Comprehensive Plan Map Amendment Street leading to the site buildings. The central portion of the site contains trees, wetlands ; and a stream that were preserved or enhanced at the time of development. The site buildings, access, and parking areas were developed around these on-site resources. "Ebv Lodpe": The north central portion of the site contains the main, three-story building containing approximately 128 residential apartments, dining room, and rooms for specific activities, such as theater, game room, wood shop, chapel, beauty salon, and fitness center. The building also contains underground parking and a secure wing for individuals living with memory impairment. "Villaqe Homes" — The east side and south sides of the site are bordered by a row of 22 single story homes, primarily as duplexes, that provide an independent living situation. "Brownstones"— The southwest corner of the site contains iwo, lwo-story buildings with underground parking and approximately 12 apartment homes in each building. 7. In 2004, the Applicant, Kevin Anderson of Wesley Homes, submitted 3 applications to the City: a. A rezone application (File # REZ040004) was submitted to change from R1, Single Family Residential (8;000 square foot minimum lot size) to R2, Single Family Residential (6,000 square foot minimum lot size). The vicinity is also subject to the Lea Hill zoning overlay whose main purpose is continuing some of the King County development standards for previously platted property within this annexed area. The rezone was needed because nursing homes/assisted living uses were not allowed in the R1 zoning district but were allowed in the R2 zoning district through a conditional use pertnit (CUP). The zoning designations have subsequently changed by the city. b. A Conditional Use permit application (File #CUP040004) was submitted since at the time, the land use approval required to authorize nursing homes/assisted living uses in the City's R2, Single Family Residential (6,000 square foot minimum lot size) zoning district. The Conditional Use Permit authorizes a specific site plan and; in this case, also authorized a building height variance of six feet to increase the height.of the main building to 36 feet. c. An environmental checklist application (Fie # SEP040020) was submitted for the state--required analysis of the environmental impacts and city decision on the proposed land use changes and the proposed development. 8. In response to the applications received, the City issued a Final Mitigated Determination of Non-Significance (Final MDNS) (File # SEP040020) on August 31, 2004. The Final MDNS contained seven conditions in order to reduce or avoid environmental impacts. While not identified as part of the proposed action at the time, the environmental checklist application acknoin+ledged that a future phase to add a skilled nursing facility as part of the project. � 9. AssAlso in response to the applications received, the City's Hearing Examiner on September 21 2004 conducted a public hearing on the on the rezone and conditional use pertnit (and variance). Afterthe hearing, the Hearing Eicaminer recommended approval to the city Council. The City Council on November 15 2004 considered the request and adopted Ordinance No. 5881 approving the rezone and Conditional Use Permit with five � ; conditions. Agenda Subject: CPA13-0001 Wesley Homes Lea Hi�l �LC Date: October 9, 2013 Comprehensive Plan Map Amendment 10. Construction pertnits were applied for in 2005 and the site development was generally completed in 2006. At the time of construction, the two smaller parcels were not owned by Wesley Homes and contained single family residences. The two smaller parcels were subsequently acquired by Wesley Homes. 13. in 2009 the city amended its zoning code and changed the R1, Single Family Residential (8,0000 square foot minimum lot size) to R5, Residential (Five (5) dwelling units per acre) and changed the R2, Single Family Residential (8,0000 square foot minimum lot size) to the R7, Residential (seven (7) dwelling units per acre) zoning designation. The City also changed the set of uses allowed in the zoning districts such that the R7, Residential (Seven (7) dwelling units per acre)zoning designation does not allow nursing homes/assisted living facilities in this zoning district. By this change, the Wesley Home project was made a legally-established use that is non-conforming to the use regulations. 14.The current Comprehensive Plan designation, zoning designation and land uses of the sites and surrounding properties are as follows: Current Current Cunent Comprehensive Plan Zoning Land Use Main Parcel: Smaller Main Parcel Smaller Main Parcel: Smaller Slte 1721059007 Par�ls: 1721059007: Parcels: 1721059007 Parcels: Location 1721059253 1721059253 1721059253 &1721059109 &1721059109 &1721059109 R7, ResidenGal Residential Seniod One is `Single Family Residential" (seven(7) Assisted vacant; one On-ske dwelling (Five(5) Living corrtains a SF units per dwelling units Facility residence acre) per acre) "Single Family Residential" R5 Residential (Five (5) Single family residential NoRh dwelling units per acre) "Singie Family Residential" RS Residential (Five(5) Single family residential South dwelling units per acre "Single Family Residential" R5 Residential (Five(5) Single family residential East dwelling units per acre) "Single Family Residential" RS Residential (Five(5) Single family residential West dwelling units per acre) Agenda Subject: CPA13-0001 Wesley Homes Lea Hili LLC Date: October 9, 2013 _Comprehensive Plan Map Amendment f: ' + ,n -�Ii' 1 � �� `" _ _ , t ! � r_, � i , � ;'` I= ' �s� - .i _ - � ' � - _ V � ' ' � �'' ��' � � — � _, , . — ' �.� , ;� �_i I '.. 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I:j '' /, w � c� - � - � '.. 5� �- .1 v rl �_ _ _ - - f'� � �J `•.�� [� � -�" _ ' 1 Agenda Subject: CPA13-0001 Wesley Homes Lea Hill LLC Date: October 9, 2013 Comprehensive Plan Map Amendment 15.The request seeks to change the designation of existing developed site and two more 1 recently acquired adjacent parcels (three (3) parcels total) and totaling approximately 18.65 acres (Parcel Nos. 1721059007, 1721059253 &1721059109) from "Single 'Family Residential" to "Public and Quasi-Public" to facilitate subsequent rezoning to accommodate future ezpansion of existing assisted living facility. The parcels requested for change are contiguous and generally rectangular in shape. 16. All three parcels border S 320th Street, which is classified by the city as a "Residential Collector" street which prescribes either 2 or 3 lanes and a 55-foot wide right-of-way. Two blocks to the east the same roadway classification changes to a "Minor Arterial" street which prescribes a minimum 71-foot right-of-way. S. 320th Street along the project frontage is generally improved on the south side of the road. The existing assisted living facility is also bordered to the east by 110th Ave SE, which is classified as a "Local Residential" street which prescribes 2 lanes within a 50-foot wide right-of-way. A private street of 108th Avenue SE borders to the west. 17. The property is located within the King County portion of the City of Aubum and is{ocated within an area that was annexed to the city in the year 2000 by City ordinance No..5346. 18. The 2 smaller parcels, to the north side of the assisted living facility have been zoned R1, Single Family Residentiaf (8,000 square foot minimum lot size) from annexation in 2000 until 4he zoning was changed to R5 in 2009, as previously mentioned. 19. The eastem otthe 2 smaller parcels (Parcel # 1721059109 — 10925 SE 320th St) contains an existing single family house. The westem of the 2. smaller parcels (Parcel # I 1721059253 — 1081.5 SE 320th St) is vacant. The previous singlefiamily house has been removed. Process and Criteria for Requested Amendment 20. The purpose of the City's Comprehensive Plan document 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 ani! other development codes contained or referenced within Aubum City Code shall be consistent with and implement the intent of the comprehensive plan. Capital budget decisions shall be, made in conformity with the comprehensive plan. " 21. 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 significarrt 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. demonstrate that the request complies with and/or relates to the following decision criteria: Agenda Subject: CPA13-0001 Wesley Homes Lea Hill LLC Date: October 9, 2013 Comprehensive Plan Map Amendment 1. The proposed change will further and be consistent with the goals and objectives of the plan and the plan will remain intemally 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 determination of change or lack of change in comditions or circumstances has occurred since the adoption ofi the latest amendment to the specific section of the comprehensive plan that dictates the need fora proposed amendment; 5. If applicable, a determination that a question of consistency exists between the comprehensive plan and Chapter 36JOA RCW, the countywide planning policies for either King and/or Pierce County, as appropriate, and Vision 2040: Growth and Transportation Strategy for the Puget Sound Region." 22. 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 intemally consistent. The Comprehensive Plan contains the following policy guidance that relate to this appiication. Chapter 14, Comprehensive Plan Map, starting at page 148 provides the following purpose and description of the 'Public and Quasi-Public" Comprehensive Plan designation: 'Public and Quasi-Public j , Purpose: To designate areas of significant size needed to provide public and quasi-publia services to the community. Description: This category includes those areas which are reserved for public or quasi public uses of a develooed character. It is intended to include those of a siqnificaht extent. and not those smaller pubiic uses which are consistent with and may be induded in another designation. Public uses of an industrial character, such as the Genera/Services Administratron, are�nc/uded 7n the industrial designation. Streets, utilities and other public activities supporting other uses are nof considered separate uses and are not so mapped. This designation includes large churches, private schools and similar uses of a auasi- public character. Deve%ped parks ace a/so designated under this category. Compatib/e Uses: Uses more appropriately designated under anofher category should not be designated under this category,irrespective of ownership. Industria/and commercial uses which are a�liated with ahd managed dy educational institutions for vocatronal educational purposes may be classified as a public use and permitted on a conditiona/basis. Criteria for Designation: Designation of these areas should be consistent with the character of adjacent uses. Appropriate lmp/ementation: This designation wilf generally be implemented by three zones: Agenda Subject: CPA13-0001 Wesley Homes Lea Hill LLC Date: October 9, 2013 Comp�etiensive Plan Map,4mendment 1) P-1 (Public Use) Drstrict provides for the location and development of publia uses that serve the cultural, educafional, recreationa/and public service needs of the community. 2) I(Institutiona/ Use) District provides for similar uses, but includes schoo/s and typically allows a much broader listof uses. 3) LF(Landing Field) District provides for the operafion and managemenf of the Auburn Municipal Arrport. The designatron can also be implemented as a conditional use undervarious zones. Approval of these types of uses (and open space uses), not 7ndividually designated on the P/an Map, under a conditiona!use permit or rezone consistent with or re/ated to adjacent zoning, shall not be considered fnconsistent with the designations under this Plan."(Emphasis added) The request to change the designation of the 3 parcels to "Public and Quasi-Public" is consistent wi4h the Comprehensive Plan. The properties are developed with oradjacent to properties with land uses of a quasi-public character(the assisted living facility). • For comparison, Chapter 14,"Comprehensive Plan Map", starting at page 143 provides the following purpose and description of the 'Single Family ResidentiaP Comprehensive Pian designation: "Single Family Purpose: To designate and protect areas for pcedominantty single family dwellings. � Descripfion: This category includes those areas reserved primarily for sing/e. family dweNings. lmp/ementing regulations should provide foran appropriate range of/ot sizes, clustered and mixed housing types as part of a p/anned deve/opment. Compatib/e Uses: Single family residences;and uses that serve or support residentia/development, such as schools, daycare centers, churches and parks shaU be considered appropriate and may be permifted on a conditional basis. Othec publk 6uildings and semi-pu6lic uses may be permitted if designed and laid out in a manner which enhances rather than detracts from the residential character of the area. In siting such uses, however, specia/care shalf be given to ensuring adequate parking, landscaping, and traffc circu/ation wifh a minimum of conflict with residential uses. Uses which generate significant traffic (such as large churches) shou/d only locate on developed arteria/s in areaszoned for institutiona/uses. lntrusion of industrial uses into any of these sing/e family areas shall be prohibited. On/y very limited commercial uses such as home occupations or strictlylimited appropriate conditional uses can be allowed. P/anned developments should be favorably considered fn these designations rn order to allow optimal flexibility. In providing such flexibility, the emphasis should be on smalf alfey-loaded lot sing/e family deve/opment,limitedJow density multifamity housing and a mixture of types, and design diversity should be qgenda Subject: CPA13-0001 Wesley Homes Lea Hill �LC Date: October 9, 2013 Comprehensive Plan Map Amendment sought. Except where conditiona/use permits have been previous/y granted, i a/ternate structure types shou/d not exceed more than 40 percent of the vnits, and alternative structures should in most cases contain no more than four dwelling units each. However, where substantia/offsetting community benefds can be ident�ed, such altemative structures may 6e allowed to contain more than three units each. Criteria for Designation: Areas suitab/e for this designation indude those areas designated in goa/s and policies of this P/an as single family areas. Consistent with those policies, areas within the Community Serving Area of the City suitab/e for this category shou/d be reserved for these uses. This designation shou/d also be applied to areas adjacent to/ower density residentia/p/an designations. ConsideraGons Against App/ying this DesignaGon: This designation woufd not be generally appropriate (although exceptions may exist) in the foNowing areas: 1. Areas with high volumes of through traffic. 2. Areas developed in or more appropriate under the Plan policies for another use. 3. Areas within the Region Serving Area of the City. Appropriate/mp/ementation: Three zones may be used to imp/ement this � category.• 1) R-1: Permits one dwelling unit per net acre. This zone is primarily app(ied to areas designated as urban separators under the King County Countywide Planning Policles where rezones from existing densities (typically one unit per acre) are not al/owed for a 20 yea�period and/or to areas with significant environmenta/constraints. !t may also be applied in limited instances to areas where greater densities are limited by environmenta/constraints. 2) R-5: Permits 4-5 dwelling units per net ac�e. This zone rs intended to create a living environment of opfimum standards for single family dwellings. Dup/exes are conditionally permitted subfect.to meeting infill residentia/design standards. It is intended to be applied to the relatively undeve%ped portions of the City, areas where exisfing deve/opment pattems are consistentwith the density and up/and areas where greater dens7ties wouid strain the transportation system. 3) R-7: Permits 5-7 dwelling units per net acre. This zone provides for relative/y small lot sizes. It may be applied to fhe older neighborhoods of fhe City and reFlects the typically smaller lot sizes found there. Application of this zone should be considered for areas considered appropriate for a mix of housing types, particu/arly rn some of the Specia/P/anning Areas as discussed be/ow. The current designation of the 3 parcels is 'Single Family Residential' and is proposed to change to "Public and Quasi-Public'. The properties are either: vacant, developed with single family residence or developed with an assisted living facility. The existing and proposed Agenda,Subject: CPA13-0001 Wesley Homes Lea Hili LLC Date: October 9,20i3 Comprehensive Plan Map Amendment character as an assisted living facility more closely matches the developed character of the assisted living facility. This change in designation is appropriate in proximity to the surrounding i i areas 4hat are designated "Single Family Residential'. The request to change, does not adversely affect the integrity of the remaining area of Single Family Residential'. 11.Also, in Chapter 3, Land Use, the Comprehensive Plan document provides various policies which relate to this request. Several policies promote additional residential development in order to meetcommunity and growth management goals. The following excerpted policies relate to this requested change to"Public and Quasi-Fublic": "Chapter 3, Land Use GOAL 7. RESIDENTIAL DEVELOPMENT To emphasize housing developmenf at sing/e family densities, in order to reestablish a mixof housinp tvpes a,ovropriate fora familv oriented communitv. while recognizing the need and desire for both/ower density and higher density housing appropriate/y/ocafed to meet the housing needs of all members of the community. Objective Z 1. To establish a system of residentia/densities thataccommodates a range of housing choices appropriate for the city. Policies: LU-13 The City shou/d promote the provision, preservation and maintenance of adequate housing for the city's residents by encouraainq a ba/anced mix of housino tvnes and vafues apvropriafe to the income leve/s and lifestv/es of area residents. Auburn has a/ways been willing to accept its "fair share"of low and moderate cost housing opportunities. However, this has transfated into a greaf disparity im Puget 3ound communities with cities such as Auburn receiving more of these types of housing than ofher comparab/e communities. This has had impacts in terms of the costs ofineeting human service needs as well as some poorly maintained muttifami(y properties which have caused a variety of prob/ems. Auburn will ivork to insure that housing units are equitab/y disfibuted across the region in terms of both physical location and cost.° While the request seeks to change the designation of the property to "Public and Quasi-Public' when developed as an assisted living campus, Goal 7 and Policy LU-13 of the Comprehensive Plan recognizes the important role that these quasi-public facilities such as assisted living facilities contribute to residential neighbofioods. The proposal fuifils the goal of providing a range of housing styles so that residents can remain in the community as they adyance in age and not have to go outsidethe community to find housing accommodate suitable for advanced age. Also, this change facilitates the existing assisted living facility iYs expansion— the neighborhood already containsthis land use--it is not a new land use for the vicinity: "GOAL 12. URBAN REDEVELOPMENT To encourage redeve/opment of underutilized areas to reduce spraw/and take full advantage of the City's investment in exrsting infrastructure. Objective: 12.1 To facilitate infill development. Agenda Subject: CPA13-0001 Wesley Homes Lea Hill LLC Date: October 9, 2013 Comprehensive Plan MapAmendment Policies: 1 LU-117 Encouraae well desianed rnfill and redeve/opment proiects to fullv utilize previous investment in existinq infrastructure in the sinqle familv residential. moderate density residenfial, and high density residential designated areas of the City. " The requested change is to facilitate further development of the assisted living facility and build upon the significant existing capital investment in the site. Redevelopment of the 2 smaller sites capitalizes on the existing location that is appropriate and accessible and serves the neighborhood and community. The assisted living facility is bordered by a "residential collector" street(S 320'" STj and a "local residential" street (110�'Ave SE). 23. The second decision criterion is that the comprehensive plan amendment must not diminish or increase the ability to provide adequate services. The proposed application for a change in comprehensive plan designation and zoning has been reviewed by the Fire Agency and the City's Utilities and Traffic divisions. Based on these reviews, the change would notadversely affect the provision of services. The proposal is a non-project action; the proposed application is for a change in the comprehensive plan designation and zoning. The proposed "project action" for physical development of the assisted living facility has been addressed in the city's environmental review and final Determination of Nonsignificance (DNS). � The proposed change by itself, if approved will not affect the ability to provide ade_quate services. As noted by the Applicant in the "Written Statement in Support of the Comprehensive Plan Amendment", the existing site is served by adequate public services the change is not expected to result in an increased demand that will negatively diminish serVices or the ability to provide services. As typical with development in the City, the infrastructure improvements needed to serve the. development would be the responsibility of the future development. At the time of development, adequate services are required to be provided concurrent with the development in order for the project to be authorized. So, it is not anticipated 3hat approval of the request negatively affects provision of services. 24. The third decision criterion is that the assumptions on which the comprehensive plan is based are found to be invalid. While the policies of the Comprehensive Plan are not invalid, a change to the mapped configuration of the ]and use designations of this request is logical (a change to Map No. 14.1). The 3 parcels are surrounded by areas designated: "Single Family Residential". So while the proposed change represents a change from the surrounding areas, it is of a use and scale that warrants a change to the comprehensive plan map. While not "invalid" the change more accurately reflects the current development pattem and reduces potential conflicts and provides more logical boundaries as they are proposed to be separated by public rights-of-way. 25. 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 Agenda Subject: CPA13-0001 Wesley Homes Lea Hill LLC Date: Octobec 9,2013 Comprehensive Plan Map Amendment amendment to the comprehensive plan that dictates the need for a proposed amendment. I I Changes that have occurred since the time of adoption of the city's GMA compliant Comprehensive Plan in 1995 is that Wesley Homes has developed its assisted living facility and the city has implemented new zoning standards. Another change is that Wesley Homes has acqui�ed the two adjacent properties abutting the existing parcel. 26. The fifth decision criterion is thaY the change must be determined to be consistent with the Growth Management Act (GMA)(RCW 36.70A), the Countywide Pianning Policies of the relevant` county and "Vision 2040: Growth and Transportation Strategy for the Puget Sound Region". The change if approved would continue to be consistent with the Growth Management Act. (RCW 36.70A), the Countywide Planning Policies of King County and "Vision 2040: Growth and Transportation Strategy for the Puget Sound Region", The proposal is consistent because enhances the general goal of providing public facilities concurrently with the needs of education and residential development. 27. The si�cth decision criterion, applies only to changes of the mapped land use designation of a specific property, the applicant must demonstrate one of the following: a. The current land use designation was clearly made in error or due to an oversight; b. The proposed land use designation is adjacent to property having a similar or compatible designation, or other conditions are present to ensure compatibility wkh surrounding properties; c. There has been a change in conditions since the currerrt land use designation came into effect. (Ord. 6172 § 1, 2008.) As noted in response to other criteria above, growth and development has continued within Lea Hill area of Aubum. The development has included the development of the Wesley Homes Lea Hill Assisted living facility that was not contemplated in 1995 when the city adopted it GMA-compliant Comprehensive Plan. Another change, is the city has implemented new zoning standards that make assisted living facility uses not allowed in the R7, Residential (seven (7) dwelling units per acre) zoning designation. Another change is that Wesley Homes Lea Hill LLC has acquired the two adjacent properties abutting their existing parcel since the time of establishment of the comprehensive plan designations and � Wesley Homes Lea Hill LLC seeks to make aai#e�uniform the designations of all their parcels. Based on these, there have been changes which meet the criteria of Item b. Staff Recommendation Planning Commissionto recommend to the City Council aqaroval of the Wesley Homes Lea Hilf LLC(CPA13-0001) request for a Comprehensive Plan Map Amendment. * cirr oF =�_ WASHINGTON AGENDA BILL APPROVAL FORM Agenda Subject CPA13-0002, Fonpee LLC& E. Stanberry Date: October 9,2013 Com rehensive Plan Ma Amendment DepartmeM: Planning and Attachments: CPM #3- See Budget Impact: N/A Development separate map amendment section in Com . Ptan binder Administrative Recommendation: Planning Commission#o conduct public hearing and recommend to City Council approVal of the Fonpee LLC& E. Stanberty Comprehensive Plan Ma Amendment. AGENT: Mike Cotter, President Fonpee LLC An Omega USA,Jnc Campany 3705 W Valley Hwy N Aubum, WA 98001 APPLICANTS/OWNERS:Mike Cotter, President Edwin Stanberry Fonpee LLC 3719 W Valley Hwy N An Omega USA, Inc Company Auburn, WA 98001 3705 W Valley Hwy N Aubum,WA 98001 REQUEST: File No. CPA13-0002:. CPM#3 Map amendment to Map No. 14.1 -Map amendment requested by two adjacent property owners; Fonpee LLC,ant! E. Stanberry of property located at i � the NW corner of 37th ST NW and W Valley HWY of approx.2.10 acres (Parcel Nos.A221049077&0221049098)ta change designations of a portion of the parcels from 'Heavy Commercial 'to'Lighf Industrial'to facilitate subsequent rezoning and to eliminate split designations of each parcel and accommodate future potential development. LOCATION: The property addresses are 3705 W ValleyHwy N (Parcef#0221049098)and 3719 W Valley Flwy N (Parcel#0221049077)within NE quarter of Section 2, T 21 North, R 4 East, IN.M. EXISTING ZONING: Both subject parcels have split zoning (tuvo class'rfications). The western part is Mi, Li ht Industrial:andlhe eastem art is C3, Hea CommerciaL ev ew y ounc ommittees: v�ewe y epartmen rvisions: Arts Commission OUNCIL COMMITTEE : Building M80 Airport Finance Cemetery Mayor Hearing F�caminer Municipal Services Finance Parks Human Services Planning &D Fire' Planning Park Board Puhlic Works Legal Police Planning Comm. Other Public Works Human Resources Action• �mmittee Approval: Yes No Council Approval: BYesBNo Call for Public Hearing _!/ Referred to Until / / Tabled UnU'�7—T Councilmember. Staff: Dixon Meetin Date: October 22, 2o13 Item Number: i i Page 1 of 13 � riUBURN 'k MORE THAN YOU IMAGINED I I Agenda Subject: CPA13-0002 Fonpee LLC 8 E. Stanberry Date: October 9, 2013 Comprehensive Plan Map Amendment EXISTING � 1 COMPREHENSIVE PLAN DESIGNATION: Both subject parcels have split comprehensive plan designations(two designations). The western part is"Light Industrial"and the eastern part is "Heavy Commercial". SEPA STATUS: A Determination of Non-Significance(DNS)was issued under city file SEP13- 0019 on August 26, 2013. The comment period ended September10, 2013 and the appeal period ended September 24, 2013. ' Findings 1. The City of Aubum adopted amendments to its Comprehensive Pian in 1995 in response to the Washington State Growth Management Act (GMA) requirements, as amended. The Aubum Comprehensive Plan has been amended annually each year since. 2. Gomprehensive Plan amendments can be initiated by the City of Aubum (city-initiated) and. by private citizens (privately-initiated). The City received three privately initiated comprehensive Plan map amendment by the submittal deadline of June 7, 2013. 3. Ttiis staff report and recommendation addresses Comprehensive Plan map amendment CPM #3, combined for the Fonpee LLC 8� E. Stanberry Properties: Other private initiated Comprehensive Plan amendment applications and the City initiated Comprehensive Plan Amendments are addressed in separate staff reports. 4. Comprehensive Plan amendments are initially reviewed during a public hearing process before the City o_f,Aubum Planning Commission, who then provides a recommendation to the City Council for final action. City Council consideration and action on the amendments generally occurs but is not required prior to the end of the year. 5. RCW 36JOA.130 (The Washington State Growth Management Act (GMA)) provides for amendments to locally adopted GMA comprehensive plans. Except in limited circumstances provided for in State law, Comprehensive Plan amendments shall be considered by 4he city or county legislative body no more frequently than once per year. The annual limitation and exceptions are also restated, in city code at ACC 14.22.060. 6. The City of Auburn established a June 7, 2013 deadline for the submittal of priVately- initiated Comprehensive Plan applications (map or policyftext amendments). Notice to the public of the filing deadline was provided on the City's website, the 8eattle Times, and sent to a compiled notification list. The City received two privately initiated comprehensive plan map amendments. 7. A Determination of Non-Significance (DNS), the environmental review decision required under the State Envirnnmental Policy Act (SEPA), was issued for the Fonpee LLG & E. Stanberry Comprehensive Plan Map Amendment and Rezone under City File No. SEP13- 0019 on August 26, 2013. The comment period ended September 10, 2013 and the appeal period ended September 24, 2013. While there were phone inquiries, no comment letters were received in response to the issuance of the environmental review decision. Page 2 of 13 �TT tW BURN * MORE THAN YOU IMAGINED qqenda Subjed: CPA13-0002 Fonpee LLC 8 E. Stanberry Date: October 9, 2013 Comprehensive Plan Map Amendment 8. Aubum City Code Chapter 14.22 outlines the process for submittal of private initiated amendments and the processing of Comprehensive Plan amendmeMs as follows: Section 14.22.100 A. The planning commission shall hold at least one pubfic 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-specific 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 shail 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 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 calendar days prior to the date of the public 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 , � forvvard a recommendation on each to the city council. The planning commission sliall adopt written findings and make a recommendation consistent with those findings to the city council. D. The city council, if it elects to amend the comprehensive plan, shall adopt written findings and adopt said amendments by ordinance. E. State 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 with Chapter 36.70A RCW. (Ord. 6172 § 1, 2008.) 9. Pursuant to RCW 36.70A.106, the proposed comprehensive plan amendments outlined in this agenda bill were sent to the Washington State Office of Commerce and other state agencies as required for the 60-day state review on September 17, 2013. The Washington State Office of Commerce acknowledged receipt by letter dated October 8, 2013. No comments have been received from the Washington State Department of Commerce or other state agencies as of the writing of this report. 10. Due to the nature of the city-initiated map amendments and the scope and limited number of privately initiated policy/text changes, the optional process as provided in Ehe city code for a public open house was not conducted. 11. The public hearing notice was published on October 10, 2013 in the Seattle Times at least 10-days prior to the Planning Commission public hearing scheduled for October 22, 2013. Page 3 of 13 �[J$jJ� �c MORE THAN YOU 1MAGINED Agenda Subjeet: CPA13-0002 Fonpee LLC 8 E. Stanberry Date: October 9, 2013 Comprehensive Plan Map Amendment 12. The following report identfies comprehensive plan map amendment, CPM #3, scheduled for the Planning Commission's October 22, 2013 public hearing with a staff j i recommendation. CPM#3 (Comp Plan Man Amendment►— Staff A�alvsis Background 1. The applicant submitted a Comprehensive Plan map amendment application on June 7, 2013 by the submittal deadline of June 7, 2013. 2. The appiication was submitted by Mike Cotter, President of Fonpee LLC, as owner of one property and as an agent on behalf of the other property owner, Edwin Stanberry. The property owners are co-applicants. 3. In addition to the Comprehensive Plan Map Amendment Application, the Applicants. also submitted an environmental chedclist application (File No. SEP13-0019) and a rezone application(File No. REZ13-0002). 4. The Comprehensive Plan Map Amendment application seeks to change the designation of two adjacent parcels located at the northwest comer of 37th St NW and W Valley Hwy N. The northem property (3719 W Valley Hwy N (Parcel # 0221049077) is owned by Edwin Stanberry. The southem property (3705 W Valley Hwy N (Parcei # 0221049098) is owned by Fonpee LLC. 5. Both propeRies have split comprehensive plan designations; the western portion of each is "Light IndusVial"; the eastem part is "Heavy Commercial". The combined area of change i �, from 'Heavy Commercial ' to'Light IndusViaP is approximately 2.10 acres: 6. As indicated by the ApplicanYs narrative submitted with the application, the Comprehensive Plan Amendment and related rezoning have been requested for the purpose of bringing the entirety of both properties under the same land use designation to ensure the ability for future redevelopment: Fonpee LLC, operating as Omega USA Company is a "building contractor" business and has plans for further development of the southem lot to'include a future office building and a future building for storage of vehicles. While this further future development is capable of being done under the C3, Heavy Commercial (office uses and parking stri�ctures are allowed) it is complicated by being su6ject to different development standards. Mr. Stanberry does not have specific plans forredevelopment of his property. Page 4 of 13 AUBURN 'k MORE THAN YOU IMAGINED Agenda Subject: CPA13-0002 Fonpee LLC& E. Stanberry Date: October 9, 2013 Comprehensive Pian Map Amendment 7. The current Comprehensive Plan designation, zoning designation and land uses of the sites and surrounding properties are as follows: Comprehensive Zoning F�isting Land Use Plan Desi nation Classification nort em property sou em property (3719 W Valley (3705 W Valley Hwy N (Parcel # Hwy N (Parcel # 0221049077) is 0221049098) is owned by Edwin owned by Stanbe Fon ee LLC. On- West: "Light M1, Light Single family Building Site Industrial", Industrial &C3, house contractor East: "Heavy Heavy Commercial" Commercial North "Light Industrial" C3, Heavy Trucking company, construction Commercial contractor, vacant arcel South "Heavy C3, Heavy Warehouse, multi-tenant commercial Commeraal" and Commercial & center& single family residences Single Family R5, (5 dwelling Residential" units er acre Multi-tenant commercial center, freight East "Heavy C3, Heavy terminal, modular home manufacturer Commercial" Commercial West Single Family M1, Light Single family residential Residential" Industrial with R5, (5 dwelling units to the acre) be ond Page 5 of 13 �TT t1lUBURN * MORE THAN YOU IMAGINED AgendaSubject: .CPA13-0002 Fonpee LLC& E. Stanberry' Date:.October 9, 2013 CompreFiensive Plan Map Amendment � �; ; � ; I � Ij I � ' � � � � ; � - - .�----. i ` � sua�ECr:aRO, �T � � � �� _ — � $ -� �_an,-,�aw--- _..._._. ��--- ----� -�� , � ----�__ �-_.-- r �, i - .;4 � i I � ' ji ' ,-` ``� � ? i � , � , � �, D , � � - - - ' �� ' �' ` i '� ;� j � , 1 � . p -= ;� i � � � . � i_ . _� ! � , Page 6 of 13 �j$j,J� �k MORE THAN YOU 1MAGINED Agenda Subject: CPA13-0002 Fonpee LLC & E. Stanberry Date: October 9, 2013 Comprehensive Plan Map Amendment Process and Criteria for Requested Amendment i 1 8. The Comprehensive Plan Map Amendment application seeks to change the designation of rivo adjacent parcels; the northem property (3719 W Valley Hwy N (Parcel # 0221049077)) owned by Edwin Stanberry consists of 329-acres. The southem property (3705 W Valley Hwy N (Parcel #0221049098)) owned by Fonpee LLG consists of 5.59 acres. . 9. Due to the split designation, the portion of both properties requested for change is approximately 2.10 acres. 10. The two properties are roughly rectangular in shape with the longer axis oriented east-west and measuring approximately 1,081 feet. 11. The northem property the northern property (3719 W Valley Hwy N (Parcel # 0221049077)) owned by Edwin Stanberry contains a single family house. The southem property (3705 W Valley Hwy N (Parcel # 0221049098)) owned by Fonpee LLC site is developed with three buildings as a building contractor. 12. Both sites are bordered to the east bydeveloped W. Valley Highway N. which is classified by the City as a "Principal Arterial" which prescribes a five-lane road with 87 feet of right-of- way. The southern property borders 37`" St NVII, which is classified as a "Residential Collector" street which prescribes either 2 or 3 lanes and a 55-foot wide right-of-way. 13.The property is located within the King County portion of the City of Aubum. It was annexed to the City in 1971 by Ordinance No. 2605. ; 14. Based on historic zoning maps, the subject properties were zoned UNCL; Unclass�ed from the time of annexation up untii 1987 and then were changed to the split designations of M1, Light Industrial and C3, Heavy Commercial. The zoning boundaries originally followed parcel boundaries that have since been modified or eliminated through combining lots. 15.The properties are part of the transition in grade from the westem hiliside to the valley floor and a north-south aligned stream borders the westem boundary ofboth properties.. 16. As indicated by the Applicants in the narrative submitted with the application, the Comprehensive Plan AmendmenY and related rezoning have been requested for the purpose of changing the land use designation of the property to ensure a consistent designation across each site for future redevelopment. 17.The purpose of the City's Comprehensive Plan document 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 deveiopment codes contained or referenced within Aubum City Code shall, be consistent with and implemeM the intent of the comprehensive plan. Capital budget decisions shall be made in conformity with the comprehensive plan. " 18. The City code provides ceRain criteria for decisions forcomprehensive plan amendments as follows: "ACC 14.22.110 Decision criteria for plan amendments. Page Tof 13 �$U� * MORE THAN YOU IMAGINED Agenda Subject: CFA13-0002 Fonpee LLC & E. Stanberry Date: October 9, 2013 Comprehensive Plan Map Amendment A. The comprehensive plan was developed and adopted after significarrt study and public participation. The principles, goals, objectives and policies 1 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 appliqnt, who must demonstrate that the request complies wi4h 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 intemally 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 determination of change or lack 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 beiween the comprehensive plan and Chapter 36.70A RCW, the countywide planning policies for either King and/or Pierce County, as appropriate, and �sion 2040: Growth and Transportation Strategy for the Puget Sound Region.° 19. The first criterion is that the change must further and be consistent with the goals and objectives of the plan and the pla�will remain internally consistent. The Comprehensive Plan contains policy guidance that relate to this application. Ghapter 14, Comprehensive Plan Map, starting at page 1414 provides the following purpose and � i description of the 'Light Industrial' Comprehensive Plan designation: "Light lndustrial Purpose: To reserve quality industrial lands for activities that implemenf the Cify's economic development goa/s and policies. Description: This category is intended to accommodate a wrde range of industria/and commercia! uses. This desipna8on is intended fo nrovide a Jocafion attractive for manufaoturino. arocessina and assemblina land use activities tfiat tienefit irom aualitv surroundinqs and aaproariate crommercia/ retail uses that benefrt from the location. access. ahvsical.confiauration. buifdina tvpes of these-nroveRies. It is distinguishetl from heavier iridu§frial uses by means of perforimiance criteria. All sign�cant activities shal/ take piace insrde buildings, and the processing or storage of hazardous materials shal!be stricUy contro/led and permitted on/y as an incidental part of another use. The siting and design of industrial buildings shall be of an °industrial or 6usiness park" character. Certain residentia/ uses may be permitted, especially in indusfria/areas that have 6een established to promofe a 6usiness park environmenf that comp/ements environmental features, and/or if development standards are deve/oped to promote compatibility between residentia/and other non-residential land uses. Compatib/e Uses: A wide range of industrial and heavy commercial"uses may be permitted, subject to performance standards. These uses inc/ude indo.ormanufacturing, processing and assembfing of materia/s from previous/y prepared or raw materials and ancillary and necessary warehousing and distribution of nnished goods associated wkh Page 8 aF 13 AUBURN * MORE THAN YOU IMAGINED Agenda Subject: CPA13-0002 Fonpee LLC & E. Stanberry Date: October 9, 2013 Comprehensive Plan Map Amendment manufacturing and industria/ uses. Certain residentia/ uses may be permitted rf ; development standards are established to promote compatibilfty between residentia/and other non-residential fand uses. Outside storage shall be permifted only subject to performance criteria addressing its quantity and location to ensure it is compatib/e with adjacent uses and so that such storage wou/d not detract from the potential use of the area for lighf industry. M a0 cases such storage shall be extensivety screened. Jn the Environmenta/ Park District that imp/ements the "lrght lndustrial° p/an map designation; outdoor storage wil! 6e strictly limited fo promote compatibility with adjacent environmenta! land uses. Uses involving substantia/storage or processing of hazardous materia/s as well as substantial emissions shou/d not be permitted in these areas. A wide range of commercia/activities may be alJowed to provide increased opportunities for sa/es tax revenue. The Burlington Northern Santa Fe Railroad Auburn Yard /ocated within the Railroad Specia/ P/an Area is considered a compatib/e use at its current /evel of usage (as of August 14, 1996). It is not bound by the policies concerning outside storage under the existing Irght industria/ designation as it was an existing use prior to the deve%pment of this policy. Shou/d BNSF decide to reaciivate its applications to upgrade the yard to an intermoda/ facility, the proposa/ wil/ be subject to the essentia/ public facility siting process as defined in the Capita/Facilities E/ement(Chapter 5). To ensure the City's long-term ability to invest rn public infrastructure and services remains viable, the City must pursue imp/ementation of policies that incentivize fhe transition of current and future /and uses in its industria/ zones away from distribution and warehouse uses. The City believes that manufacturing and indusKrial land uses should over time /argely replace warehouse and distribution land uses current/y existing Jn the Crty and that any future warehouse and distribution uses shou/d be ancillary to and necessary for the conduct of manufacturing and industria/ uses. Manufacturing and 7ndustria/uses are more appropriate and beneficia/through higher and better use of the land, enhanced emp/oyment densities, increased property tax revenues and potential on-site sa/es tax revenue generation for receipt of materia/s and other goods and services. The establishment of regulatrons and incentives that create a basis for increased commercial retail uses in the City's industria/ zoning districts will provide greater opportunity for the generafion of sa/es tax revenue in the City: Mcreased sa/es tax revenue will positively impact the City's continued ability to maintain and operate a strong public investment program in infrastructure and services. Commercia/retail uses wi!l in turn be attracted to and benefd from the /ocation, access, physica/ con�guration and building types of industria!zoned properties. Criferia for Designation: This designation should be applied to a majority of the Region Serving Area designated under this P/an. It is particufar/y appropriate for industrial land within high visibility corridors. This category shou/d separate heavy industria/areas from other uses. Considerafions Against Applying this Designation: W'dhin the Community Serving Area, this designation should onty be applied to sites now deve/oped as light Industrial s8es. lndustria/ sites along rail corridors are generalty more appropriate for heavier industria/uses, unless in high visibility coiridors. Page 9 of 13 A[]$L]� �k MORE THAN YOU IMAGINED Agenda Subject: CPA13-0002 Fonpee LLC & E. Stanberry Date: October 9, 2013 Comprehensive Plan Map Amendment Appropriafe lmp/ementation: This designation is imp/emented by the LigM Industria! (M-1), Environmenta/Park(EP) or Business Park(BP) mne." Consistent with this discussion in the Comprehensive Plan, the properties are adjacent to other properties designated "Light Industrial" by the Comprehensive Plan (on-site and off- site) and adjacent to properties already developed with light industrial uses. The site is separated by hillside from residenfial uses. The site is aiso located in the regional-serving area. The location of the properties is ideally suited for Iight-industrial uses. The property can be served with high capacity and high quality public services and facilities. The southem parcel has recently completed street frontage improvements. The propeRies have frontage and access to West Valiey Hwy N classified as a "principal arterial" in the City's Comprehensive Transportation Plan or 37`" Street NW: The location provides proximity to W Valley Hwy N with access to SR 167 at S 277"' Street and to SR 18. 20. For comparison, Chapter 14, Comprehensive Plan Map, starting at page 14-11 provides the following purpose and description of the 'Heavy Commercial' Comprehensive Plan designation: "Heavy Commercial Purpose: To provide automobiie orienfed commercial areas to meet both the /oca/and regionaf need for such services. Description: This category is intended to accommodate uses which are oriented to aufomobiles either as the mode or target of providing the commercia/ service. The ; category would a/so accrommodate a wide range of heavier commercial uses invohring extensive storage or heavy vehicufar movement. Compatib/e Uses: A wide variety of commercial services oriented to automobiles are appropriate within this category. This inciudes automobile sa/es and senrice, drive in restaurant or other drive in commercial business, convenience stores, etc. Since fhese. uses are a/so compatible with heavier commercial uses, lumber yards, small sca/e 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. highly accessib/e to automo6iles a/ong major arteria/s. Generally this category would characterize commercial strips. This zone is appropriate for the intersections of heavily traveled arteria%s, even if adjacent sites are best suited for another commercial designation. Considerations Against App/ying this Designation: Areas which conflrct with single family residentia/ areas or areas more suited for other uses. Whenever possib/e this category shou/d be separated from afl uses by extensive buffering. Appropriate Implementation: This category is imp/emented 6y the G3 Heavy Commercia!Districtand the C-4, Mixed Use Commercia/DisVict.° Due to the shape of each property with the narrow frontage bordering W Vailey Hwy N and , longer axis east-west, the shape of the property is not readily conducive to commercial Page 10 of 13 AUBURN * MORE THAN YOU iMAGI1VED Agenda Subjeet: CPA13-0002 Fonpee LLC & E. Stanbercy Date: October 9, 2013 Comprehensive Plan Map Amendment development over the entire parcel. That was likely the explanation for only the eastem portion � ! begin designated "Heavy Commercial". The split zoning makes it difficutt for a property to owner to develop the property in its enGrety with a single use or enterprise. As a resutt, the requested change is appropriate. Also, in Chapter 3, "Land Use", the Comprehensive Plan document provides various policies which address light industrial development in order to meet community and growth management goals. The following excerpted policies starting on page 3-35 relate to this request: "CaOAL 11. INDUSTR/AL DEVELOPMENT To provide for, establish and maintain a ba/ance of industrial uses that respond to 7oca/ and regiona/needs and enhance the citys rmage through optima/s�ting and/ocation, taking Into consideration tax policy impacts of streamlined safes tax and/or other similar legis/ation. Type of Industria/Uses There is a:wide variefy of possible industrial uses that cou/d be sited in Auburn. As with the mix of residential uses, 8ie mixof industry a/so affects the image of the city. The regional image of the city is that of an industria/subur6 with an emphasis on heavy industry. Thisimage is quite apparent asone trave/s a/ong Highway 167 where there is an a/most unending view of high-bay warehouse buildings. Different tvves of industrial areas shou/d be sevarated s7nce some rypes of industrial , ; activities conflict with other indusiria/activities (especiafly fhose of a more desirab/e characfer). Such separation shou/d be based primarily on performance shandards.. Location oflndustria/Uses � Before the adoption of the 1986 Comprehensive Plan, there had been litt/e separafion of various types of rndustria/uses. At the time, there was no well understood policy basis regardrng the separation of different types of industria/uses and some areas very suitab/e for hrgh quality light industria/uses were committed to heavier uses. High visibility corridors developed with a heavier industria/character and established a heavy industry image for the cify. The P/an provides c/eac distincfion behveen different industrial uses. It also reserves areas for light industna!uses. Objective 11.3. To reserve areas appropriate for industria/deve/opment. Policies: LU-103 Any sign�cant industria/activity shal!be limited to the designated Region Serving Area of the city(see Map 3.2). The City recognizes that industrial deve%pmenYs p/ace varying demands on the community's quality of life and service capabilfties. ln addition to demonsirating a developments'consistency with P/an poficies, applicab/e/and use regulations, and environmenta/policies, sign�cant . industria/deve/opment shall be encoucaged to provide a ba/ance between service demands and impacts pfaced on the city's quality of life vs. the/oca/benef'ds derived from such deve/opment The extent to which industria/development is promoted shall a/so take into consideration tax policy and tax structure impacts upon the City." Page 11 of 13 AUBURN 'k MORE THAN YOU 1MAGINED Agenda Subject: CPA13-0002 Fonpee LLC 8 E. Stanberry Date: October 9, 2013 Comprehensive PlanMap Amendment � � The city's comprehensive plan seeks to establish and maintain a balance of industrial usea that respond to local and regional needs while enhancing the city's image through optimel siting and location of light industrial uses. The large lot and that circumstance of the property being bordered to the north by properties that are already developed with light industrial uses suggest the change is appropriate. The proposed change to "Light Industrial" seeks to link existing areas of the same designation. 21. The second decision,criterion is that the comprehensive plan amendment must not diminish orincrease the ability toprovide adequate services. The proposed applicatiomfor a change in comprehensive plan designa4ion and zoning has been reviewed by Fire Agency and Utilities and Traffic divisions of the city. Based in these reviews, the change would not adversely affect the provision of services. Fonpee LLC, operating as Omega USA Company is a "building contracto�' business and has plans for further development of the southern lot to include a future office building and a future building for storage of vehicles. While this further future development is capable of being done under the C3, Heavy Commercial (office uses and parking structures are aliowed) it is complicated by being subject to different development standards. Mr. Stanberry does not have specific plans for redevelopment of his property. If in the future, additional developed is proposed, in accordance with City Public Works Design Standards, the City may require a traffic study if there is a likelihood that a site will general more than 30 PM peak hour trips. The proposed change by itself, 'rf approved will not affect the ability to provide adequate services. As typical with development in the city, the infrastructure improvements needed to support the development would be the responsibility of the future development. At the time of development, adequate services would be required to be provided concurrent with the development in order for the project to be authorized. So, it is not anticipated that approval of the request negatively affects provision of services. Utility and street frontage improvements were recently completed by Omega USA Company for the southem parcel. 22. The third decision criterion is that the assumptions on which the comprehensive plan is based are found to be invalid. While the policies of the Comprehensive Plan are not invalid, a change to the mapped configuration of the land use designations as requested is logical (a change to Map No. 14.1). The proposed change results in a more logical boundary of the "Light Industrial" designation, where it borders two public streets. 23. The fourth decision criterion is that there has been a change or lack of change in conditions or circumstances has occurred since the adoption bf the latest amendment to the comprehensive plan that dictates the need for a proposed amendment. There has been a lack of change in conditions that generates the need for the change: The pattem of"Heavy Commercial°-designated parcels has not been revisited since it was originally established at the time of major zoning overhaul in 1987. The original pattem was mainly based on the location of parcel boundaries at the time that have subsequently changed. The proposed , change is for a portion of two parcels that have split designations and are located adjacent to Page 12 of 13 �$U� * MORE THAN YOU IMAGINED Agenda Subject: CPA13-0002 Fonpee LLC & E. Stanberry Date: October 9, 2013 Gomprehensive Plan Map Amendment otherparcels with the "Light Industrial" designation and provides more regular boundaries that ; reduce potential for land use conflicts. 24.7he fifth decision criterion is that the change must be detertnined to be consistent _ _. 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 Puget Sound Region". The change if approved would continue to be consistent with the Growth Management Act (RCW 3fiJ0A), 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 provides land suitable for residential development. 23.The sixth decision criterion, applies_only to changes of the mapped land use designation of a specfic property, the applicarrt must demonstrate one of the following: a. The current land use designation was clearly made in error or due to an oversight; b. The proposed land use designation is adjacent to property having a similar or compatible designation, or other conditions are present to ensure wmpatibility wkh surrounding properties; c. There has been a change in conditions since the current land use designation came into effect. (Ord. 6172§ 7, 2008.) The same land use designation as proposed occurs on adjacent properties to the north and the ; i property boundaries have changed and thus meets item b. Staff Recommendation Planning Commission recommend to the City Council a roval of the Fonpee LLC & E. Stanberry(CPA13-0002) request for a Comprehensive Plan Map Amendment. � Page 13 of 13 AUBURN 'k MORE THAN YOU IMAGINED '