HomeMy WebLinkAbout11 10-23-2013 Comp Plan Policy & Text Amendment #6 �. �
POLICY & TEXT AMENDMENT (PT #6)
COMPREHENSIVE PLAN - VARIOUS CHAPTERS
CHAPTER 3 - 'LAND USE'
CHAPTER 8 - `ECONOMIC DEVELOPMENT'
�
CHAPTER 14 `THE COMPREHENSIVE PLAN MAP'
See PaQes 3-34 throuQh 3-35and Pa¢e 3-39 for chanees related to
� emphasis of industrial uses.
C�IAP'I'EIg 3
�Al�D iTSE
Introduction Land use planning ena6les the Ciry of Auburn to manage its anricipated
growth and development wlule taking into consideration the specific
community vision and desires. By designating how land can be used,
those considerations necessary for orderly growth including the creation of
jobs, the provision of recreational opportunities, strong and stable
neighborhoods and an efficient transportation system can be pursued.
Aaburn Today
To better understand and evaluate the context for the City's future growth,
it is helpful to evaluate the City's existing land use and zoning.
i
Figure 3.1 pmvides an overviewof the zoned acreage within the City of
Auburn and the percentage that acreage represents of the City's overall
land area Land zoned for residential purposes, especially single family
residential; is clearly predominant and represents about 49 percent(RC,
Rt, R5, R7 and R10 zones) of tfie City's zoned acreage. Of commercial
and indusirial zoned land,the Ml (Light Indush*ial)zone is most
predominant, consisting of 9 percent of the zoned acreage in the city:
Land zoned P1 (Public Use District) is another significant land use zone
consisting of S.5 percent of the city's zoned acreage.
't
_ _ Page 3-1
Amended 2017
Chapter 3
Figure 3.1 i
City of.Auburn
Acreage of Land by Zoning District
PERCENTAGE
ZONE ACREAGE OF CITY
RC(Residential Conservancy) 1,481 7.58°/a
R] (Residential 1 du/acre) 1,405 7.19%
R5(Residential 5 du/acre) 4,281 21:92%
R7(Residential 7 du/acre) 2,076 10.63%
R10(Residential 10 du/acre) 244 IZS%
RZO(Residential 20 dWacre)) 608 3:13%
RMHC(Residential Manufactured/Mobile
Home Units) 455 233%
RO(Residential Office) 95 0.49%
RO-H(Residential Office Hospital) 1.0 0.005%
CN(Neighborhood Commercial) 12 0.06%
C1 (LightCommercial) 302 I.55%
C2(Central Business District) 33 0.17%
DUC(Downtown Urban Center) 135 0.69%
C3 (Heavy Commercial) 1,432 733%
BP(Busiiiess Park) 0 0.00%
EP(Environmental Park) 276 1.41%
MI (Light Industrial) 1,762 9.02% � . �
M2(Heavy Industrial) 1,099 5.63%
LF (laniling Field) 112 0.57%
Pl (Public Use District) 1,665 8.47%
I(Institutional) 584 2.99%
U(Unclassified) 432 2.21%
PUD(Planned Unit Development) 984 5.04%
7'V(Temace View) 59 030%
TOTAL 19.533 100%
Source:City of Auburn. Geographic Information Services(GIS)
The above data includes azea in the West Hill ancl L,ea Hill annexations.
The small remaining azeas outside of the city limits but within the city's
Potential Annexation Area(PAA) are not included.
BUILDABLE LANDS -LAND SUPPLY AND DEVELOPMENT
CAPACITY
In 1997 the Washington State legislature adopted a Buildable Lands
amendment to the Crrowth Management Act(GMA) (RCVJ 36.70A.215).
The amendment requires certain Washington State counties and their cities �
,
Page 3-2
Amended 2011
LBOa u�
to determine the amount of land suitable for urban development and to
evaluate their capacity for gowth based on past development history.
Both Pierce and King Counties aze subject to the State Buildable Lands
requirement. In addition,both counries use the Buildable Lands effort to
assist in the allocation of population/housing uniUemployment targets to
individual jurisdictions within the respective counties as required by the
GMA. The first buildable lands reports were based upon data through
2002; the second reports,published in 2007, aze current througli 2005;
The Buildable Lands analysis involves the idenrificarion of vacant and
redevelopable land suitable for development over the planning horizon,
tlirough 2022. Land suitability takes into consideration estimates of how
critical areas, land that might be needed for public purposes (e.g. pazks,
storm drainage), and land needed for future streets will effect development
of these vacant and redevelopable parcels. It also means adjusting the
amount of vacant and redevelopable land using a mazket factor or discount
factor to exclude land that,based on lustorical trends is not reasonably
expected to become available for sale or lease during the planning horizon.
Land Supply and Housing Uuit Capacity
As indicated above, both King and Pierce Coundes aze subject to the
State's Buildable Lands legislation. An approximation of Auburn's
` development capacity was made through an analysis of all vacant and
underurilized land within the City. Vacant land is defined as any pazcel
with no structures. Underurilized or redevelopable land is defined as a
parcel with potential for infill or redevelopment.
The following summarizes the results and conclusions of these analyses by
county(King and Pierce). While the objeotive beliind each counries'
Buildable Lands effort was snnilar,the approaches were slightly different.
Detailed informarion regazding the Buildable Lands analysis may be found
in the individual Buildable Lands reports prepazed by the respective
County.
2007 King County Buildable Lands Analysis
Figure3.2 identifies the goss and adjusted net vacant and redevelopable
land by residenrial land use type from the Buildable Lands analysis for
King County. Adjusted netacres represent the amount of gross acres
available for development after assumprions about critical azeas, fiiture
right of way needs; future land for public uses and the mazket factor have
been considered. (Note: this analysis was based upon the City limits as of
December 31, 2005 and therefore does not include the recent annexations
of Lea and West Hills. T'he 2007 King County Buildable Lands Report did
Page 3-3
Amended 20I 1
Chapter 3
not provide specific analysis for the lazge Lea Hill and West Hi11 PAAs
that in 2005, were srill unincorporated). � !
Figure 3.2
Gross and Adjusted Net Acres of Vacant
and Redevelopable Land by Residential Zoning Type (King County)
Gross Acres Adjusted
Net Acres 1
Single Family 1,323.5 888.2
Vacant
Single Fanuly 603.7 349
Redevelo able
Mu1ti-Family/ 37 32;5
Mixed Use
Vacant
Multi-Family/ 145.8 107.9
Mixed Use
Redevelo able
TOTAL 2,110 1 77.6
(1) "Adjusud Net Acres"represenu land available For development after
criucal areas,anticipated right-of-way andpublic pwposes needs and a mazket factor
have been taken into account
(2) "Other"represenu mixed-use opportunities in certain zones.
After deducting for constraints, future right-of-way and pu6lic purpose /
needs, and after applying a mazket factor, the Buildable Lands analysis
shows that Aubum has appmximately 1,377:5 adjusted net acres of vacant
and redevelopable residenrially zoned land during the planning period
through 2022. As seen in Figure 3.2,the majority of available land for
development is zoned for single-family residential purposes.
Based on the residential land supply analysis and historical densities, an
estimate of housing unit capacity was developed: Figure 3.3 identifies the
estimated capacity(in housing units) in King County by the predominant
zoning type. This estimate shows a capacity of approximately 6,525
housing units in the King County portion of the,City exists to the year
2022.
Page3-4
Amended 2011
Land U�
Figure 3.3 �
Housing Unit Capacity By Residential Zoning Type (King County)
Capacity
ousin Units
Sin e Famil 3,958
Multi-Fanul 2,002
Mixed Use 565
TOTAL 6,525
(1) Capacity figwes include units in the pipeline.
Employment Capacity (King County)
As part of the King County Buildable Lands analysis, employment
capacity was also estimated. This.methodology involved a similaz
approach as the residenrial capacity analysis: The supply of both vacant
and redevelopable commercial and industrial land was determined. As
with residenrial capacity, net land supply for commercial and industrial
purposes took into consideration critical areas, anticipated fixtuie right-of
ways, land for public purposes and applied a mazket factor to land that
may not be available for development during the planning period.
Estimates of how much commercial and industrial square footage could be
developed on property were.calculated. Employment capacity was
developed applying a floor area per employee ratio.
Figure 3.4 idenrifies the gross and adjusted net vacant and redevelopable
land by commercial and industrial land use from the King County
Buildable Lands analysis. Again, adjusted net aaes represents the amount
of gossacres available for devglopment after assumprions about critical
azeas constraints, future right of way needs, land for public uses and the
mazket factor have been considered.
1 �
Page 3-5
Amended 2011
Chap�r3
Figure 3.4
Gross and Adjusted Net Acres of Commercial and Industrisl
Land Supply(King County)
GrossAcres Adjusted
Net Acres 1
Commercial 164 136.1
Vacant
Commercial 81.8 66
Redevelo able
Indusu'ial Vacant 4993 3273
Industrial 256.9 176.3
Redevelo able
Mixed Use 2 1.6
Vacant
Mixed Use 56:4 455
Redevelo able
TOTAL 1,060.2 753
1: "Adjusted Net Acres"represents land after criucal azeas;future anticipated
streeu,land for pubGc purposes and market Factor have been considered.
Figure 3.4 indicates that approxunately 1,060 gossacres of vacant and
redevelopable commercial, industrial and mixed use zoned land exists,
with most of this land being industrially zoned. Adjusted for constraints,
future infrastructure needs and a market factor, slightly more than 750 net
acres exists.
Figure 3.5 below summarizes employment capacity developed as part of
the Buildable Lands analysis by land use zone type. It shows that the City
of Auburn has employment capacity for over 17,750 jobs, with a majority
of those jobs being on industrially zoned land.
Figure 3.5
Employment Capacity by Zoning Type (King County)
Zone T e Em lo ment Ca aci
Commercial 3,559
Industrial 12,053
Mixed Use 736
Other(1 1,410
TOTAL 17 759
(1)"Other"includes estimates of employment associated with pipeline projects
identified at the time of the Buildable Iands analysis.
Pierce County Buildable Lands Analysis
While the overall objective of thePierce County Buildable Lands analysis
was similar to King County's, certain elements were done differently. The
Page 3-6
Amended 2011
Land Use
majority of land within the city limits at the rime of the buildable lands
i analysis (Year 2005)was part of the Lakeland Hills South Planned Unit
Development(PUD). The majority of the additional residenrial vacant
land was part of approved preliminary plats. Therefore, estimates of
residential population housing uniu were based on planned densities
established as part of the PUD apprb4al and a related annexation
agreement with the developer, and also took in account the other approved
projects. Estimates of employment were based on known employment
ateas within the PUD.
Based on the Pierce County Bnildable Lands analysis, it was determined
that the City of Aubum's population growth to the yeaz2022 would be
10,500 people. This translates into the need forapproximately 1,789
housing units.
The Pierce County Buildable Lands analysis includes a 2022 employment
target of403 and an employment capacity of 543. This estimate was
based on the likely employment generated by the commercial pazcels
located within Lakeland Hills South PUD and other vacant commercial
lands along A St. SE.
(Specifics regarding the Pierce C.ounty Buildable Lands analysis may be found in
the"Pierce County Buildable Land Reports—A Monitoring and Evaluation
analysis of Urban Growth and Development Capacity for Pierce County and its
Cities and Towns", September 1,2007.)
Evaluadon of Caoacitv Aeainst Proiected Growth-Tareets
King County andPierce County both have allocated housing unit and
employment targets to local jurisdictions. These targets were recently
updated with the revised population forecasts released by the Office of
Financial Management for each county. The Ciry of Auburn's allocation
tazgets aze presented below in Figare 3.6.
Figure 3.6
City of Auburn 200Cr2031 Hoasing Unit/EmploymenUPopulation
Allocations (King and Pierce counties)
Housing Units Employment Population
Kin Coun 9,620 19,350 N/A
Pierce Coun 386 206 7,950
These revised housing and employmenYtarget numbers were updated to
assist jurisdictions in their comprehensive plan updates as well as coincide
with the updatesto the Countywide Planning Policies. An updated
buildable lands report will not be completed unri12012 and at that time the
Page 3-7
Amended 2011
Chapur3 _
City will be able to determine iu housing and employment capacity and
whether land use changes aze warranted. i 1
Buildable Lands Analvsis Liautations
It is important to notelimitations to the Buildable Lands analysis. The
Buildable Lands analysis is based on identifying actual densities for a
five-yeaz period and then applying these densiries to available land.
Whether or not the densiries achieved for the discrete five-year period will
be a true reflection of future densities is one considerarion. As land
becomes increasingly scazce and land values rise, there will be a tendency
for land to be more intensely used over time with higher densities.
Also, how much land could be developed is not a prediotor of wHether it
will be developed. LJltimately the market will dictate how much land will
be developed. Attempting to predict the market was beyond the scope of
the Buildable Lands analysis.
Issues and Background
Aubum's Potential
Annexation Area Auburn's Comprehensive Plan contains policies which designate types and
intensities of land uses that will accomplish the City's long range goals.
Since the Plan depicts a long term perspecrive of the City's gcowth, it is ' �
appropriate to also include on the Comprehensive Plan map those azeas
which may not currently be wit}rin the City limits, but are planned to be in
the future. These areas aze within the city's potential annexarion azea
(PAA). (Map I.1). However, due to recent annexarioris, the amount ofland
remaining within the PAA is relatively sma11.
The city provides water and sewer service to many portions of the PAA.
In addition, growth in the PAA can have significant itnpacts on other City
services. Hence, it is important for City decision makers to consider the
growth in these areas as well as within the city limits when making
decisions conceming capital projects such as water and sewer extensions
and road projects. (For a more thorough discussion of these issues; see
Chapter 13, "Development in the Unincorporated Areas and Annexation.")
GOAL 5. � CITY EXPANSION AND ANNEXATION
To ensure the orderly development and annexation of the City's potential
annexation azea in a manner that ensures adequate and cost-effective
provision of required urban services and facilities, reduces sprawl,
implements the goals, objectives and policies of the Aubum
Comprehensive Plan, and protects designated rural areas. ,
Page 3-8
Amended 2011
L�dUu
I i Otijective 5.1 To designate Aubum's potential annexation azea and to include those areas
on the City's Comprehensive Plan Map.
Policies:
LU-1 Auburn's Potential Annexation Area is shown on Map 3.1.
Map 3.1 also depicts Growth Impact Areas. These Cnowth
Impact A;eas aze generally adjacent ciries or unincorporated
County lands in which development that occurs potentially
impacts the city of Auburn.
LU-2 The Auburn City Council may revise the boundaties of the
Potenrial Annexation Area in the future, in response to:
a. Amendments to the King County Urban Growth Area as
specified'in the King County Countywide Policies;
b. Discussions between Aubutn and adjacent jurisdictions
regarding Potential Annexation Area boundaries;
c. Discussions with Pierce County conceming the designarion
of Potenrial Annexation Area boundaries; or
d. Changed circumstances relating to population and
employment gowth and projections, urban service
feasibility, or sunilaz factors.
Urban Form Planning deals with the basic geograpluc form of the city. Aubum's
existing form sepazates the city into two parts: a wncentration of
employment base on the west with sufficient existing and potential jobs to
be of regional significance (regon serving azea), and residential and
locally oriented business uses to the east (community serving area). This
exisring policy ofa "split" form has generally been effective in avoiding
gross land use conflicts between residential uses and more intensive (e:g.
indushial) land uses. This Plan's policies maintain this basic split policy.
However; Aubum's downtown area is also treated as a unique(both regon
and community-serving)part of the city's form.
Another aspect of a city's foim is its development intensity. Varying
intensiries of development require different configurations of city services
and facilities and create different community impacts. The location of
different intensities can also assist in establishing the city's character and
identity, and can be instrumental in fiirthering other important goals
(protecrion of crirical azeas, protection against natural hazazds, etc.).
i �i
Page 3-9
Amended 2011
CLapter 3 _
Policy established by the 1969 Comprehensive Plan assumed that the city
would eventually be completely urban in character and the City'a apptoach i i
to developing its service delivery system was driven by this assumprion.
At that time no City policy or progam addressed agricultural preservation.
While extensive azeas with rural development require expensive
restructuring of the City service delivery system, strategic long-term
protection of some of these azeas can assist in limiting wban ,sprawl,
maintaining diversity of living environnients, and protecting important
envimnmental resources, in particular the City's water source at Coal
Creek Springs. This Plan desi�nates a lunited amount of Residential
Conservancy area for this purpose, wlrich should not significandy affect
the overall cost of city services.
GOAL 6. URBAN FORM
To establish an orderly urban form which sepazates uses on the basis of
their functional relarionship to the community, and which reinforces the
idendty of the community.
Objective 6.1. To physically separate region serving employment centers and other
regionally oriented land uses from azeas that are residential or local in
character while ensuring that regional facilities strengthen the community
as a whole and enhance downtown Auburn.
Policies:
LU-3 Areas on the valley floor which aze suitable to support lazge
scale economic development projects should be reserved, for
the most part, for uses wluch support Aubum's mle as a .
regional employment and commercial center (to be known as
the Region Serving Area-- See Map 3.2).
LU-4 Areas delineated on the Urban Form Map (Map 3.2) as the
Community Serving Area should be reseryed for uses which
aze local in character or serve local mazkets.
LU-5 Link together regionally sigruficant land uses such as tfie
SuperMall, Green River Community College, Boeing, Emerald
Downs, and commercial uses on Aubum Way in a manner that
enhances the regonal stature of Aubum while providing
services, employment and tax base for the community.
Linkages should be designed to enhance Downtown Aubum as
the community's focal point..
Objective 6.2. Maintain downtown as an area that uniquely serves both regional and
community needs. r ����7
Page 3-10
Amended 2011
Land U�
+ Policies:
LU-6 The downtown urban center shall be the focal point of the.
Auburn community. It should include a mix of uses including,
but not limited to, government and civic uses, retail, residential
and serdices that are appropriate to fill that role.
LU-6A Focus gowth and development in the Auburn Downtown
urban center to support economic development, complement
transit oriented development, direct growth pressures away
from single family residenrial neighborhoods, and implement
regional growth management strategies.
Ob�ective 6.3. To protect community identity while promoting diversity and conserving
rural amenities,by designating nual areas along the city's periphery and in
areas with significant environmental values.
Policies:
LU-7 The City shall support the County agricultural program in
securing the development rights to strategically located parcels,
especially along the northem city boundary and at the start of
j , the Upper Green River Valley.
LU-8 The City should limit accessible City utility systems into the
Upper Green Valley, and shall limit density, thus preserving
the character of the area and encouraging continued culrivation
on these properties.
LU-9 The City shall protect Coal Creek Springs by: 1) limiting
density to less than one residenrial unit per four acres within
the area tributary to the Coal Creek Springs Watershed and by
2) designaring a Special Planning Area for the Mt. Rainier
Vista site.
LU-10 The City shall support low density County zoning adjacent to
the city on the Enumclaw Plateau Agricultural District and will
not extend City sewer and water facilities into the azea if it will
promote urban development.
LU-11 The City shall consider the unpacts of new development
activities on resources (including agricultutal resource lands,
cultural resowces, forest resource lands, and mineral resource
areas (Map 9.4)), the environment and natural resources
Page 3-11
Amended 2011
Chapter 3
(particulazly critical azeas, wildlife habitats and water quality)
as part of its environmental review process. i. !
Objective 6.4 Maintain low-density `�rban separators" azeas which protect
environmentally sensirive areas and create open space corridors within and
between urban azeas, consistent with the King County Countywide
Planning Policies.
Policy:
LU-12 The City shall maintain urban separators isthe Lea Hill area as
designated by King County.
Residential
Development Within most communities, a range of housing densities is allowed to
provide a variety of housing oppommities. The wider the range, the
greater the opportunity for individuals to find housing relative to their
particulaz needs, affordability and preference.
While the City's policy provides for a relatively wide range of residential
densiries, development over the past decade has been heavily concentrated
toward tlie middle and upper levels of the range(See discussion in Chapter
4, Housing Element).
As land costs have escalated in the region, however, Aubum has remained ;
relarively affordable to the average family.
This Plan provides that the City should seek to restore the traditional
character of the community by encouraging preservarion and development
of housing that is suitable to the retention and attracrion of families within
the community. This would be best accomplished by focusing multi-
family development in the urban center, protecting the residenrial
character of existing single family neighborhoods and promoting the
development of new neighborhoods of single family homes.
Consequently, residenrial land use policies will emphasize the creation and
preservation of single family neighborhoods, while still encouraging the
development of other housing types for those who need or want them.
GOAL 7. RESIDENTIAL DEVELOPMENT
To emphasize housing development at single fanuly densities, in order to
reestablish a mix of housing types appropriate for a family oriented
community, while recognizing the need and desire for both lower density
and higher density housing appropriately located to meet the housing
needs of all members of the community.
Page 3-12
Amended 2011
Land U�
Objective 7.1. To establish a system of residential densities that accommodates a range
1 I of housing choices appropriate for the city.
Policies:
LU-13 The City should promote the provision, preservarion and
maintenance of adequate housing for the city's residents by
encouraging a balanced mix of housing types and values
appropriate to the income levels and lifestyles of area residents.
Auburn has always been willing to accept its "fair share" of
low and moderate cost housing opportunities. However, this
has translated into a great disparity in Puget Sound
communiries with cities such as Aubum receiving more of
these types of housing than other comparable communities.
This has had impacts in terms of the costs of ineeting human
service needs as well as some poorly maintained mulrifamily
properties which have caused a variety of problems. Auburn
will work to insure that housing units aze equitably distribnted
across the region in terms of both physical location and cost.
LU-14 Residenrial densities in azeas designated "residential
conservancy", which represent areas that have environxnental
constraints or which promote protection of City water sonroes,
, � should be no greater than 1 dwelling unit per 4 acres until snch
time public facilities aze ayailable. Where it isfound through a
land use approval process to be supportive of the purpose of
the `Yesidenrial conservancy" designarion, where it does not
substantially adversely impact the surrounding residential
community and demonstrates compliance to development
standards specified in the zoning code, agricultural uses and
limited commercial uses in support of agricultural uses may be
allowed with appropriate environmental protection.
LU-15 The area designated "residential conservancy" allows for a
lifestyle similaz to that of rural azeas since the lower density
establishad protects the critical azeas such as the City's Coal
Creek Springs watecshed. A rural lifestyle generally includes
allowance of fazm animals, streets not urban in character (e.g.
no sidewalks; street lights only at intersections), and limited
agricultural type uses. The `Yesidenrial conservanc�' also
allows appropriate-scale commercial activity in support of
agricultiiral uses where it is found through a land use approval
process to be supportive of the purpose of tfie `Yesidential
conservancy" designation,. where it does not substantially
adversely impact the surrounding residential community and
Page 3-13
Amended 2011
Chapter 3
demonstrates compliance to development standards:sp@cified in
thezoning code. i
LU-16 Residential densities within designated "urban separators"
should be no greater than 1 dwelling unit per acre. Clustering
of allowed density onto a portion of a site should be favorably
considered.
LU-17 Residential densities in azeas designated for single family
residential use should be no greater than 7 units per net acre.
These azeas should be served with good transit availability (1/4
mile or less to a route with at least half hour service).
Accessory dwelling units should be pernufted to allow
inaeased densiries. The bulk of the single family residential
wmmunity should be developed at a density of between 4 and
7 dwelling units per net acre. Increased density is achievable
through flexible development standards, if certain criteria are
met, as established in city code.
LU-18 Residential densities in azeas designated for multiple family
development should not exceed 20 units per net acre. Multiple
family densiries should generally decrease with proximity to
single family areas. Multiple family densiries may exceed 20
units per acre provided they are within wallting distance ofl/4
mile from regional transit facilities or a=e targeted to
populations not requiring outdoor recreation areas and having
low private automobile usage (e.g. nursing homes). These
targeted developments should be located in close pmximity to
shopping, medical and public transportation services.
Increased density is achievable through flexible development
standards, if certain criteria aze met, as established in city wde.
Objective 7.2. To designate land for the development of new single family homes.
Policies:
LU-19 In applying the land use designations of the Comprehensive
Plan, first consideration shall be given to designaring an.azea
for single family residential use.
LU-20 Most of the undeveloped areas of the Community Serving Area
of the city (see Map 3.2) shall be reserved for single family
dwellings. The ability to buffer the azea from incompatible
land uses and heavily traveled arterials or highways should be
considered in designating cuirently undeveloped areas for
future single family use. Such buffering can be accomplished j
Page 3-14
Ameaded 2011
Land U�
by taking advantage of topographic variations and other narival
I i features, requiring expanded setbacks along arterials, by
orienting lots and houses away from arterials, by desigiating
moderate density multiple family areas as transirional azeas,
and by other means.
Objective 73. To promote the development of quality single family neighborhoods
which relate the design and types of residential azeas to important natural
and manmade features.
Policies:
LU-21 Residential development should be related to topography,
circulation, and other ameniries, as guided by policies of tkiis
Plan.
LU-22 Residential development should be discouraged in poorly
drained azeas.
LU-23 The development of new neighborhoods should be govemed by
development standards which allow some flexibility.
Flexibility should be considered to encourage compact urban
development, to provide protection of critical areas and
j resource lands (including, but not limited to, agricultural
resource lands, culhuxl resources, forest resource lands,
mineral resource azeas (Map 9.4) hillsides or wetlands), and to
facilitate non-motorized transportation. Increased density is
achievable through fleacible development standards, if certain
criteria aze met, as established in city code.
LU-24 The development of residenrial azeas should recognize the
importance of community and public facilities in developing a
sense of neighborhood and community.
LU-25 Residential development of shoreline areas shall be in accord
with the City's Shoreline Management Program and should
provide for the retention of public access to these azeas.
Special care should be taken in the design of residential azeas
in shoreline areas to reduce the potential conflict between
residential use and public access.
LU-26 Emphasis shall be placed upon the manner in wHich the
recreational needs of the residents sha1T be met in the approval
of any residential development.
t
Page 3-15
Amended 2011
Chapter 3
LU-27 Any change from the residential conservancy desigiation shall
be to a single family designarion. Single fanuly residential S �
areas should also be used to buffer nual azeas froin other iuban
uses.
LU-28 Areas abutting major arterials should be cazefully planned to
avoid potential conflict between the development of the arterial
and single family uses. Single family uses in such azeas:should
be platted in a manner which orienu the units away from the
arterial. Where such orientation is not possible, a transition
area should be allowed for non-single family uses which
reduce total driveway connections to the arterial: In any case,
non-motorized access between residenrial areas and arterials
should be provided. In areas with existing single family
developments, substantial flexibility can be permitte3 for street
front buffering.
Objective 7.4. To establish new neighborhoods in a way that will m;nim;�e the potential
for intrusion of incompatible uses.
Policies:
LU-29 Development design should utilize and preserve natural
features, including,but not limited to, topogaphy and standsof i i
trees, to sepazate incompatible land uses and densiries.
LU-30 Development design should use open spaces, including pazks,
to sepazate incompatible uses.
LU-31 Development codes shall be modified to allow the City to
require that landscaped buffers, natural area preservation or
other measures are urilized to separate new residenrial
developments from incompatible uses and major streets. These
buffers should permit access between the residenrial area and
the major street by pedestriansand bicyclisu..
Multiple Family
Housiag The escalating gap between the costs of housing and the ability to pay
rental or mortgage prices has increased the demand for multi-family units.
Unfortunately, it is clear that the development of multiple family
dwellings in single family areas has created an adverse reaction. The level
of conflict between single family neighborhoods and muldple family
dwellings must be reduced. Since much of this reaction is related to the
design of these structures, design standazds could substanrially reduce this
problem for new construcrion.
Page 3-16
Amended 2011
Land U�
Objecrive 7.5. To meet the need for muldple family dwellings while avoiding conflict
with single family residential areas.
Policies:
LU-32 In considering where futute higher density development should
]ocate, priority shall be given to designated Special Planning
Areas (where such use can be balanced and planned with single
family azeas), the Downtown and azeas with high levels of
transit service.
LU-33 Unless required. for other purposes, the need for new higher
density developments shall be based on local need for sach
units and should not substanrially exceed a fair regional share
of such housing.
LU-34 Multiple-family developments should be located functionally
convenient to the necessary supporting faciliries mcluding
utilities, arterials,pazks, transit service, etc.
LU-35 Design codes and guidelines aze developed for multifamily
housing to ensure high quality design and compatibility with
+ i surrounding development. These standards should be reviewed
periodically to reinain .consistent with planning trends and
mazket demands.
LU-36 Multiple family dwellings shall not be permitted as a matter of
right in single family residential districts, but should be
pernutted only where necessary to remove potential blight, to
buffer single family uses from incompatible uses or activities,
or to allow effective use of vacant areas. Standards foi such
siting should provide for design review to ensure compatibility
and provide that the density of development is consistent with
the density of the adjoining single family uses.
LU-37 Siting ofmoderate density units shall be encouraged as abuffer
between single family azeas and more intense uses. Such
buffering is appropriate along arterials where existing platting
prevents effective lot layout for single family nnits: Also, such
6uffering is appropriate between single family areas and
commercial and industrial uses. Where there are established
single family azeas, the design and siting of moderate density
units shall be wntrolled to reduce potential conflicfs and to en-
sure buffering of uses. Higher density units are not to be
� considered such a liuffer.
Page 3-17
Amended 2011
C6apter 3
LU-38 Higher density developments or larger scale multiple family
developments should be limited to residential azeas where they
can be developed as a unit with the necessary supporting
facilities. Such development shall pmvide adequate access by
developed arterials with minimal potendal to generate traffic
thmugh single family areas. Extensive buffering measures
shall be required where such , areas adjoin single family
residential areas. Caze should be exerciseil to avoid creating
barriers to pedestrian and bicycle movement. Where feasible,
new multiple family development should be planned in
conjunction with single family and moderate density
development.
Manufactured
Homes Manufactured homes provide affordable housing to many Aubum
residents.. In many cases, they provide the opportunity of home ownership
to households which cannot afford to purchase more traditional types of
housing. However, poorly designed, high density manufactured home
pazks can raise the same issues that multiple family developments pose.
Cazeful design and placement of manufactured housing in parks especially
with appropriate landscaping, can greafly reduce problems associated with { �
such development.
This Plan's policies continue to recognize the Benefits that manufactured
homes can have on housing affordability. Improved codes requiring high
standazds for the design and siting of manufactured home parks and units
on individual lots should be nnplemented.
Objective 7.6 To continue to allow manufactured homes as an affordable form of home
ownership, provided that such developments are carried out in a manner
which supports rather than detracts from the quality of the community and
adjacent uses.
Policies:
LU-39 The siting of new manufacKured home pazks shall be sdbject to
the same policies applicable to high density residenrial
development. Manufactured home pazk densiries should not
exceed 8 units per acre. New manufacriued home parks shall
be bordered or contained by physical features, or planned and
designed as part of a larger development incorporating other
housing types in a manner which limits further manufactured
home park expansion into adjacent azeas.
Page 3-18
AmendedZ011
L�dU�
( � LU-40 Manufactured homes shall be permitted on single faznily lots
� provided that they aze sited and constructed in a manner which
would blend with adjacent homes. Manufactured homes must
be new units, meet minimum dimensional standazds (double
wide) and be placed on permanent foundations, consistent with
State law.
Moderate and High
Income Housing The City wants to increase the amount of housing oriented toward those
with moderate and high incomes. A jurisdiction typically encourages a
type of development by providing incenrives which lower the cost of
producing that development type, thereby increasing its potential
profitability. With the lnnited financial resources available to
municipalities it is dif�cult to justify financial incenrives to increase the
profitability of the production of market rate housing. Further; since the
production of housing for moderate and higher income groups is profitable
without these incentives; it is not cleaz that incentives will have the desired
effect of increasing the number of houses produced.
Potential solutions to this issue need to address the demand side of the.
mazket rather than the supply. The mazket will provide these types of
housing if there is sufficient demand for it within the city. Aubum can
�' ` increase the demand for housing by those with moderate and higher
incomes by improving its image within the region and making itself
lrnown as a desuable place to live. A comprehensive approach to
increasing the demand for moderate and high income housing is through
the implementation of this comprehensive plan. By building a community
with parks and open spaces,job oppominiries, high environmental quality,
and abundant supportive services including commuter rail, Aubum will
create for itself a more desirable image within the region and therefore a
wider range of income groups will choose to live in Aubum.
Policy:
LU-41 Development regulations should ensure that Auburn obtains its
"fair shaze" of high end single family housing. T6is does not
represent a decrease in Auburn's commitment to maintaining
the majority of its housing stock as housing affordable to
middle income households.
Neighborhood
Quality Auburn's existing .stable residential neighborhoods form an important
component of the community's character. Maintaining the vitality and
stability of these neighborhoods isa key goal of this Comprehensive Plan.
1
Page 3-19
Amended 2011
Ctiapter 3
GOAL 8. NEIGHBORHOOD QUALITY
!
To maintain and pmtect all viable and stable residential neighborhoods.
Objective 8.1 To maintain and enhance all viable and stable residential neighborhoods.
Policies
LU-42 Regulatory decisions in all residential neighborhoods shall
resulY in maintenance or enhancement of the neighborhood's
residenrial chazacter.
a. The location of uses other than those permitteii outright
shall only be allowed as specified in this comprehensive
plan and in the zoning code.
b. Approval of any non-residential land use shall occur only
after a public hearing pmcess.
c. The City recognizes the important role that public facilities
(such as sidewalks, neighborhood parks and elementary
schools) and limited scale quasi-putilic uses (such as
smaller churches and daycare centers) play in maintaining.
viable residential neighborhoods. ;
d. Single fanuly detached residenrial neighborhoods should be
protected from intrusion by non-residential or lacge scale
mniti-family uses.
LU-43 The City shall seek to abate existing incompatible uses in
residential neighborhoods. Mineral extraction operations
within mineral resource areas (Map 9.4) operating in
compliance with the conditions of their permit are not
incomparible uses.
LU-44 Home occupations in residential neighborhoods shall be
permitted only if they comply with performance standards that
ensure compatibility with adjacent residential uses.
LU-45 Limited agricultural uses and commercial:uses (such as daycare
centers) may be pernutted as a principal use, but only under
appropriate condirions, by means of conditional iase or
administrative use permits when landscaping and design
features can be used to minimi�e impacts on snrrounding uses
and the site is: �
Page3-ZO
Amended 2011
Land Use
i a. Along the border of residential neighborhoods; or
b. In specific areas where site specific conditions may limit
the use of the site for residential uses; or
c. Along arterials transecting residential neighborhoods.
LU-46 Development standards and regularions for residenrial azeas
should avoiil unnecessary bazriers to the renovation and
improvement of homes in established neighborhoods built to
previous standards.
LU-47 The City should give special attenrion to improving the quality
of low income neighborfioods and seek to implement pmgrams
which encourage rehabilitarion of deteriorating structures and
facilities in such neighborhoods. (Guiilance for this policy is
provided by the City's annual Block Grant Program Plan.j
Objective 8.2 To provide for the orderly transition to other uses of older residenrial areas
that are no longer viable.
Policies:
�
LU-48 The management of areas in transition from existuig residences
to a planned non-residenrial use, should balance the needs of
existing residents with the need to accommodate new uses.
LU-49 Greater flc�ibility should be provided for home occupations in
transitional azeas.
LU-50 Whenever considering a conversion from single family to
another use, the applicant's burden shall be on demonstrating
the unsuitability of an azea for continued single family use.
Commercial
Development Commercial land development provides needed services and jobs to
Auburn and regional residents and visitors. Further, it is a major
component of Aubum's tax base through the sales tax and property taxes it
generates.
There are several diffaent types of commercial land, each providing
different types of services and jobs. The discussion and policies that
i
Page 3-2]
Amended 2011
Chapter 3
follow recognize the importance of each of these types of commercial
development and the important role that they play. �
GOAL 9. COMMERCIAL DEVELOPMENT
To maintain and establish a variety of commercial environments which
provide the full range of commercial services to the community and region
in a manner which reduces conflicts between different types of
commercial services and other uses..
Neighborhood Commercial
Small commercial centers within or adjacent to residenrial neighborhoods
serve a useful function in providing convenient access to neighborhood
residents for the'u "everyday" or "convenience" shopping needs. These
centers can serve to reduce the number of automobile trips or at least
shorten them by pmviding services near one's residence. For
neighborhood centers to provide these benefits; attention must be paid to
ensuring adequate access to these centers from the adjacentneighborhood.
However, these commercial areas can also adversely affect a
neighborhood by generating traffic and land use conflicts.
Due largely to the extensive commercialization of Aubum Way and the
north/south orientation of the developed portions of Aubum, few '
residenrial neighborhoods within the city lie more than several blocks
from a commercial azea. Significant outlying commercial centers have
also been developed, so that the currently developed residenrial
neighborhoods are adequately served. However, future large scale
residential developments will create a need for new small-scale
commercial centers. This Plan's policy towazd neighborhood commercial
centers balances needs for shopping convenienoe with the protection of
residential neighborhoods, and seeks to limit the development of new
inappropriate commercial strips.
Objective 9.1. To provide for the convenience commercial needs of residential azeas,
while protecting existing and future residential neighborhoods from the
disruptive effects of commercial intrusions.
Policies:
LU-51 Exisring neighborhood oriented commercial centers should be
identified and designated. Commercial uses within these
centers should be limited to those having primary mazket azeas
considerably smaller than the enrire community.
Page 3-22
Amended2011
Land U�
LU-52 Desiguated neighborhood commercial centers should be
� ; prevented from spreading along the arterials that serve them.
LU-53 A prime consideration in pertnitting the expansion of existing
neighborhood commercial azeas shall be the ability to
adequately buffer any nearby residences from disrupdve
impacts.
LU-54 In some instances of existing neighborhood commercial
centers, a h�ansition zone of moderate density residential uses
should be designateil between the center and single family
residential areas:.
LU-55 New neighborhood commercial centers should be considered
under the "Special Planning Areas" concept Such areas should
be carefully designed and integrated into the overall azea
development plan so as to mirrimize h�affic an3 land use
conflicts. Commercial uses should be lnnited to those having
primary market azeas approximately the size of the special
planning azea
LU-56 Consideration should be given to providing adequate access to
neighborhood wmmercial development by non-motorized
modes such as walking and biking. Bazriers to these modes
such as walls and fences should be removed when possible and
shall be avoided in new development.
Mixed Use Centers
Commercial centers at times can through a proper mix of uses be
integrated with residenrial components. These mix use centers serve in
providing convenient services, alternative living environments, and
efficient use ofboth land and infrastructure.
Objective 9.2 To provide where appropriate mixed use of commercial and regidential
development designed to assure compatibility of uses inside the
commercial center and adjacent residential neighborhoods
Policy:
LU- 57 Mixed-use developments with both commercial and residential
components are encouraged in Light Commercial centers.
These developments should include primarily retail stores and
offices designed to provide convenient shopping and other
servic8s for neazby residents. Industrial and heavy commercial
� uses should be excluded.
Page 3-23 •
Amended 2011
Chapter 3
Design features of mixed-use developmenu should include the `
integration of the retail and/or office uses and residential units
wiUun the same building or on the same parcel. Crround level
spaces should be built and used predominately to accommodate
retail and office uses. Off-street pazking should be located
behind or to the side of the buildings, or enclosed within
buildings. Accessi6le pedestrian connections and bicycle paths
must be designed to facilitate safe connecrions within the
development, along adjacent roads adjacent and to adjacent
residential developments.
Design guidelines for mixed-use development have been
developed. These guidelines should be reviewed and aznended
periodically to be consistent with current planning trends and
market demands.
Highway Commercial
Wlule commercial uses along arterials (often called "strip commercial"
development) pmvide important services to community residents, the
proliferation of commercial uses along arterials raises several land use
planning issues. On the negative side, strip coaunercial development j
creates traffic flow problems and conflict with adjacent land uses. Due to
their "linear" nature, commercial strips result in a maximum area of
contact between commercial uses and other land uses resulting in a high
potenrial for land use conflicts. Poor visual character due to excessive
signage and architectural styles designed to attract attenrion instead of
promoting a sense of community is an addirional concern. Pedestrian
shopping is made difficult, resulting in greater generation of automobile
traffic, and large fields of asphalt pazking lots are needed to acwmmodate
single purpose vehicle trips.
Despite the problems associated with commercial development along
arterials,many such locations aze often quite unsuitable for other uses, due
to the impacts associated with heavy traffic volumes. Also, many
commercial uses thrive at such locations due to high visibility and
accessibility. The Plan seeks to manage existing arterial commercial azeas
to take advantage of the accessibility they provide, while �iinimiziag
traffic and land use conflicts and improving their visual appeaz�aace
through an enhanced design review process and development standards.
Ob�ective 9.3. To encourage the appropriate use of azeas adjacent to heavily h�aueled
arterials while minimizing land use and traffic conflicts by:
;
Page 3-24 -
Amended 2011
Land Use_
1. Managing the continued commercial development of existing
� commercial arterialsin a manner which minimi�es traffic and laad use
conflicts.
2. Conserving residential qualities along heavily traveled arterials which
aze not yet commercialized,bysesiricting commercial development to
types which provide an appropriate buffer.
3. Protecting existing, viable residenrial azeas along lesser-traveled
arterials, from commercial development.
4. Concentrate population and employment growth within the eight key
economic development strategy azeas within the City identified as
follows:
• Aubum Way North Comdor
• Aubum Way South Corridor
• Urban Center
• Aubutn Environmental Pazk and Green Zone
e 15`� Street SW/C Street SW/West Valley HigHway/Supamall
• A Street SE Corridor
• SE 3I2`� Street/124�'Avenue SE Corridor
- • M Street SE between Auburn Way North and Auburn Way South.
i
Policies:
LU-58 The City has identified those existing commercial arterials that
aze .appropriate for continued commercial development and
employment growth as well as a concentration of popularion
growth. These azeas are identified as the eight economic
development strategy azeas as identified under Objective 9.3.
Sub-area plans for these strategy azeas should be developed.
LU-59 The City shall review its standazds relating to the number, size
and locaUOn of driveways to ensure consistency with goals and
policies relating to arterial commercial development.
LU-60 The City shall encourage the grouping of individual
commercial enterprises along commercial arterials to promote
the sharing of parking areas, access drives and signs. Such
grouping can be encouraged through land division regularions,
sign regularions and development standards.
LU-61 Moderate density mulriple family residential development shall
be used to buffer general (heavy) commercial arterial
development from single family development. Extensive
Page3-25
Amended 2011
Chapter 3
screening and ]andscaping shall be used to buffer general
commercial uses from mulriple family uses. However, 1he � i
placement of walls and feaces and site designs wluch predent
easy access by bicyclists and pedestrians should beavoided..
LU-62 Arterials experiencing strong pressure for commercial
development, but not yet committed to commercial uses, shall
be designated for mixed use commercial and lugli densiry
multi-family uses. Development reguladons should encourage
the development of pmfessional office and similar uses and
multiple family housing, with development and design
standazds carefully drawn to ensure preservation of a quality
living environment in adjacent neighborhoods.
LU-63 Residential arterials having goo8 potenrial for long teim
maintenance of a quality living environtnent should be
protected from the intrusion of commercial uses. In some
instances, these may be appropriate locations for chwches and
other religious institutions, or moderate density multiple family
uses.
LU-64 Newly developed arterials shall incorporate design features,
and development of adjacent land shall be managed such that
creation of new commercial strips is avoided. Land division � 1
regulations shall result in single family residences being
oriented away from the arterial, with access provided by a non-
arterial street.
LU-65 Along the Auburn Way South Corridor, employment and
popularion growth should be limited to north of the R Street SE
overpass.
LU-66 The City should develop design standards and guidelines for
development along arterials to improve their visual appearance.
The Regional SuperMall
The development of the "SuperMall of the Great Northwest" on 155 acres
neaz the junction of SR167 and SR18 in the 1990's has led to a
"destinarion"mall attracting conswners from long distances.
During the Mall's development review, a number of issues were;raised.
Inclnded in these issues were the nnpacts of the SuperMall on Auburn
downtown and the possibility of commercial sprawl azound the SµperMall
that would exacerbate impacts to the downtown and traffic around the
SuperMall. _ i
Pagq 3-26 _
Amended 2011
L�dU�_ _
� ; Since that time, several factors have changed. Aubum's downtown, as a
designated urban center, has developed a more specific vision for the
community. Also, it isnot expected that the SuperMall will develop to its
maximum square footage and retail commercial uses have become a more
important local government revenue source.
The City should continue its commilment to the SuperMall's development
as a regional attraction, and take advantage of the SuperMall's presence to
complement strategies related to downtown preservarion and development.
Objective 9.4. To capture the retail mazket of customers visiting the SuperMall and
strengthen Auburn's mle as a major retail commercial center for the
region.
Policies:
LU-67 Support wmmercial development azound the SuperMall that
complements its role as a regional shopping center as well as
future redevelopment that could include high density housing.
LU-68 The City will oppose the development of a regional.shopping
center in the unincorporated areas in the vicinity of the city.
LU-69 The City will seek ways to draw customers from the SuperMall
into the downtown and other areas within the city.
LU-70 The City shall continue to recognize and support the
development of downtown Aubum as a focal point of the
Auburn community.
Downtown
Auburu Downtowns have historically served as the business, culttiral and
governmental focal points of their communities. In many communities
(like Aubum) this role has been challenged by new shopping patterns
focused on regional malls and commercial azeas outside of the downtown.
Maintaining a healthy and vital downtown Aubum continues to be
important as it is recognized by residents as a focal point of the com-
munity and an important elemen4 of the City's identity.
In May 2001, the Anbarn Ciry Council adopted the Auburn Downtown �
Plan. The Auburn Downtown Plan is the City's updated strategy to
continue its downtown revitalization efforts consistent with State, regional
and local growth management planning concepts and sirategies. The
�' �, Aubum Downtown Plan, and tliis Plan, provides that Downtown Anburn
Page 3-27
Amended 2011
Chapter 3
should remain the commercial, cultural and governmental focal point for
the communiry. Efforts to enhance this function for powntown Auburn (
aze strongly supported.
The Aubum Downtown Plan is based on implementing policies and
strategies through partnerships and innovafive techniques. The City; the
downtown business community and members of the community at-lazge
will need to work closely together to maintain and upgade the quality of
the downtown worldng, living and shopping environment.
Part of the impetus for developing new strateges to approach downtown
revitalization is the development of the Sound Transit Commuter Rail
Transit Station. The Aubum Downtown Plan seeks to build on the
excitement and energy resulting from public investment in the Transit
Starion and in other public investments such as the Third Street Crrade
Separation project.
The Auburn Downtown Plan envisions downtown as an urban center.
Designation as an urban center was achieved in 2004. Aubum's urban
center:
• Establishes a 220 acre planning azea that is the focus for downtown
redevelopment.
• Provides incentives for downtown develogment and redevelopment �
through policy d'uection that supports:
-Eliminarion of transportadon impact fees;
-Elimination of stormwater improvements for
redevelopment of exisring sites that do not result in an
increase in impervious surface;
-Lower level of service for transportarion facilities; and,
-Reduction in the off-street parking requirements compazed
to other azeas in the city.
e Encourages non-motorized pedesirian and bicycle connecrions and
linkages to and within the urban center azea
• Encourages protection of historic assets and resources from
redevelopment activiries.
• Identifies potenrial catalyst projects and sites to spur development
activity in the downtown and better focus redevelopinent and
marketing efforts.
• Encourages more residenrial development downtown and also 24-
hour type uses and nighttime activity.
• Seeks to remove undesirable land uses and other blighting
influences in the downtown area.
e Promotes stceet improvements and enhancements to improde access
and the visual qualiries of the streetscape.
� �
�
Page 3-28 -
Amended 2011
Land Use
In early 2007, the City established a new zoning district for the majority of
I ! downtown, the Downtown Urban Center (DUC) district. Unlike other
zones, tivs disttict allows all types of land uses unless specifically
prohibited. In addition, it regulates the intensity of development by
allowed Floor Area Ratio (FAR) and provides incentives for higher
intensity of use. The DUC zone also features relaxed pazking standards
from those found in othei zone districts and by reference, adopted Design
Standards to ensure a high quality of development in the downtown area.
GOAL 10 DOWNTOWN
To encowage development and redevelopment within Downtown Auburn
which reflects its unique character as the community's historic centa,:that
is consistent with the Aubum Downtown Plan's vision for powntown
Aubum as an urban center within King County and the Puget Sound
region.
Objecrive 10.T To preserve and enhance the role of downtown Auburn as the focal point
of the Auburn community for 6usiness, governmental and cultural
activities.
Policies:
� LU-71 For the purpose of implementing the goal and policies for
downtown Aubum, "downtown" shall generally be considered
that area bounded on the south by Highway 18; on the east by
"F" Street; on the north by Park Avenue (extended); and on the
west by the Union Pacific tracks. (See Map 3.3)
LU-72 Auburn's urban center/regional growth center boundaries shall
be those established as the planning area for the Aubum
Downtown Plan adopted May 2001 (See Map 3.4).
LU-73 Implement the policies and strategies of the Auburn Downtown
Plan to support developmenYof Aubum's urban centet.
LU-74 Encourage the attanunent of urban center growth forecasts
through implementarion of higher intensity development to
achieve the efficient use of land.
LU-75 Downtown shall continue to be recognized as the business,
govemmental and cultural focal point of the community. A
diversity of uses mcluding multifamily residential should be
encouraged to maintain a vibrant, active and competitive center
for the City of Aubum.
Page 3=29
Amended 2011
Chapter 3
LU76 The City should continue to support the development and
rehabilitation of multiple family housing in the Downtown, as ;
part of mixed use projects.
LU-77 The City shall maintain an ongoing downtown planning and
acrion program involving the downtown business cbaimunity
and other interested groups. This acrivity should be guided by
this Plan and the Aubum Downtown Plan.
LU-78 The City shall continue to give priority consideration to the
maintenance and improvement of public facilities and services
in the downtown area.
Downtown Land Uses
Objective 10.2 To recognize azeas within the downtown that have idenrifiable chazacters
and uses.
LU-79 The azea north of First Street North, west of Aubum Avenue,
south of Fifth Slreet North and east of the Burlington.Northern
tracks should be designated and managed as a medical and
professional services azea New heaby commercial and
industrial uses should be prohibiteil and existing ones
amortized. Commercial uses supporting medical and �
professional uses should receive priority.
LU-80 To increase consistency with the Urban Center bouniiary, the
area lying generally east of"D" Street S.E. to "F" Street S.E.
and south of Main Street (not including the Main Street
frontage) to SR 18 shall be designated for mixed residential
and commercial uses:
LU-81 The area lying generally between Auburn Way North (but not
properties abutting AWN) and Aubum High School should be
designated for mulriple family residential uses.
LU-82 Automobile oriented uses within the Downtown Urban Center
shall be developed and located in accordance with the policy
direcrion of the Auburn Downtown Plan and implementing
DUC, Downtown Urban Center code requirements..
LU-82.A The area lying generally south of East Main Street (not
including the Main Street frontage) and east of"F" Street S.E.
shall be maintained as a single family residenrial azea.
; y
Psge 3-30
Amended 2011
Land U�
Downtown Urban Design
Olijective 10.2: To ensure that all new debelopment and redevelopment in the downtown
reflect the unique chazacter of the area.
LU-83 The City shall develop pmgrams and ordinances to preserve
and protect downtown's historic character. Development codes
should be revised as needed to recognize the uniqueness of
downtown through appropriate performance standards and
design guidelines. A high level of visual amenity should be
pwsued, and no heavy outdoor uses or outdoor storage should
be allowed:.
LU-84 The downtown area shall be comprised of a mixture of uses
consistent with the azea's role as the focal ponit. of the
community. These uses shall be primarily "people-oriented" as
opposed to "automobile-oriented", and shall include
commercial, medical, govemmental, professional services,
cultlu�al and residential uses.
LU-85 Regulations for the retail core of downtown should encourage
retail uses, but should discourage uses wluch result in a high
proportion of single use vehicle trips (such as fast food
� restaurants and drive-through windows).
Downtowm Transportation
Objective 10.3: To emphasize pedestrian traffic and transit usage in the downtown.
LU-86 Emphasis should be given to enhancing pedestrian linkages
betwcen the Hospital area, the Main Street retail core, the
Performing Arts Center, the southwestern portion of
Downtown, and the parking area adjacent to Safeway. An
important element of this emphasis will be to reduce the
pedestrian barrier effect of Auburn Avenue and Aubum Way:
LU-87 The City should build upon past efforts to unprove pedestrian
amenities, through public improvements, sign regulations and
development standards. The maintenance of public and private
improvements should be given priority commensurate with
downtown's role as the focal point of the community.
LU-88 The City shall work with transit providers to increase the
availability and effecriveness of transit in downtown and
between downtown, other commercial and employment areas,
� residenrial azeas, and the regon at lazge.
Page 3-31
Amended 2011
C6apter3
LU-89 As regional transportation progranis such as commuter rail are i i
implemented, the City will strive to ensure that the downtown
is a beneficiary.
Downtown Parking
Objective 10.4: To develop a parking program for the downtown which recognizes the
area's historic pedestrian chazacter, while providing sufficientparking for
customers of all businesses; residents, and commuters.
LU-90 A strong Downtown shall be encouraged through improved
parking, circulation, and the gouping of business outlets and
govecnmental services. Parking standards should be devel6ped
which recognize the unique nature of downtown pazking
demand. The City should work with the business community
in public/private partnerships to develop a coordinated and
effective approach to providing adequate parldng and
circulation.
LU-91 A strong Downtown shall be encouraged through improved
parking, circulation, and grouping of business outlgts and
govemmenta] services. The development of public pazldng _
lots to serve the downtown should be guided by a Downtown
Pazking Plan.
LU-92 The City views adequate parking in the downtown area as a
critical step in implemenring the downtown policies and the
rehabilitation policies of this Plan. All business in the
downtown area will be hindered if adequate pazking is not
available. However, parkingneeds coupled witti retiabilitation
needs in the downtown area require special policies:
a. Some flexibility in the general parking requirements of the
City may be necessary to acooRimodate reuse of existing
buildings and to accommodate new development. Such
flexibility should be directed at seelcing to pool parking
resources through the formation of a Down4own parking
LID when such parking cannot be provided by the business
or through shazed pazking agreements.
b. Since rigid pazking requirements will 3nterfere with
redevelopment of downtown, and the pattem of existing
development restricts the amount of pazking available;
public development of parking in the downtown area ;is
appropriate. i i
Page 3-32
Amended 2011
� [.and Use
� c. A comgrehensive study of the parking needs of downtown
should be made to determine the most efficient method of
meeting the unique parking demands of the azea.
d. Parking policy for the downtown needs to bal.ance the
impact of parking om downtown's pedestrian character,
economic development and transit usage.
Downtown Redevelopment
Objective 10.5: To work with all interested groups on revitalizing the Downtown area.
LU-93 The City of Aubum should strive to maintain active working
relationships with the Auburn Downtown Association, the
Chamber of C.ommerce and other goups whose goal is the
revitalization of downtown. The City will seek to become a
pariner with these and other groups, where feasible, in
public/private partnerships, that further the goal of downtown
revitalization.
LU-94 The City shall continue to support legislation to improve fiscal
leverage in urban rehabilitation programs.
LU-95 The City shall continue to support the redevelopment efforts of
the private sector in the downtown area.
Indnstrial
Development Auburn's industrial land and the development that it supports accounts for
a significant percentage of the City's tau base. It also proviiies a large
number of jobs to botli city and regional residents. Good industrial land is
a limited resource and should be fully utilized to maximize its potential
benefits. Industrial development typically utilizes extensive amounts of
land and is typically located near major hansportation facilities. For these
reasons, iadustrial activities aze often quite visible. For pebple traveling
on SR167, industrial development is the primary view they have of
Auburn.
The Washington State Legislature passed Subsritute Senate Bill 5089 on
Mazch 22, 2007 that became effective on July 1,2008 that changed
Washington's sales tax collection system from an origin-based system for
local retail sales tax to a destinaUOn-based.system. Previously,
Washington retailers collected local sales tax based on the jurisdiction
&om which a product was shipped or delivered-the "origin" of the sale.
Presently, they must collect based on the destination of the shipment or
' delivery - the "destination"of the sale. Destinadon-based sales tax applies
Paga 3-33
Amended 2011
Chapter 3
only to businesses that ship or deliver the goods they sell to locations
within Washington. Under the destination liased system, if a retailer
delivers or ships merchandise to a buyer in Washington State,the sales tax
is collected based on the rate at the location where the buyer receiyes or
takes possession of the merchandise. The destinadon based system has
shifted the distriburion of local sales tax azound the state. Asa result of
this legislation,the City of Aubum has experienced a net loss in sales tax
revenue totaling approximately $2 million annually due to the large
presence of warehousing and distribution uses in the City. Wfiile the City
has been a recipi8nt of sales tax mitigation payments from the State of
Washington that has served to offset these losses,the continued
availability of these payments is not certain due to cunent and future State
budgetissues.
The Ciry's land use strategies aze dependent upon the Ciry being able to
continue a strong public investment program in infrastructure and services.
The City's ability to continue this public investment is condngent upon
maintaining solvent public revenue streams,particularly sales tax. Sales
taac comprises the largest source of monies to the City's General Fund,
approximately 30 percent in 2010. The Ciry 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 Ciry's ability to ad'equately fund the
capital infrastructdre and services necessary to support the realization of �
the City's land use plans. This is especially applicable to industrial azeas
� .supporting warehouse and distribution centers that aze origin_based in
nature.
In November 2004, the City Council approved Resolution No. 3782 that
oudines 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 similaz proposals t.�at change the tax structure aze
adopted. Included in this resolution is direction to consider amendments to
the comprehensive plan and zoning oodes to reevaluate the existing
industrial land use designations and pattems in the Ciry.
To ensure the City's long-term ability to invest in public infrastructure and
Iservices remains viable, the City will conrinue to assess, evaluate and if
necessarv. � pursue implementauon of policies that incentive the
transition of current and future land uses in its industrial zones away from
distribution and wazehouse uses. based on future chanQes of the tax
structure.at the State level or other similaz actions. The City believes that
manufacturing and industrial land uses are preferential to and should be
encouraeed over i�e-�ge�y-r•e��see-warehouse and distribution land uses.
currenfly existing in the City and that any future wazehouse and
distribution uses should be ancillary to and necessary for the condnct of i
``
Page 3-34
Amended 2011
Land Use
manufacturing and industrial uses. Manufacturing and industrial uses are
�. � more appropriate and beneficial through higher and better use of.the land,
enhanced employment densities; increased property tax revenues and
potential on-site sales tax revenue generation for receipt of materials and
other goods and services. In addition, the Ciry believes that policies that
promote and incentivize greater retail uses in industrial districts should be
implemented to increase the City's overall base of retail uses thereby
increasing the City's overall collecUon of sales tax revenue.
GOAL 11. INDUSTRIAL DEVELOPMENT
To provide for; establish and maintain a balance of industrial uses that
respond to local and regional needs and enhance the city's image tlirougfi
optimal siting and location, taking into consideration tax policy impacts of
streamlined sales tax and/or other similaz legislation.
Type of Industrial Uses
There is a wide variety of possible industrial uses that could be sited in
Auburn. As with the mix of residendal uses, the mix of industry also
affects the image of the city. The regional image of the city is that of an
industrial subw . This image is quite �
j apparent as one traVels along Higfiway 167 where there is an alinost
unending view of lugh-bay warehouse buildings.
Different types of industrial areas should be separated since some types of
industrial activities conflict with other industrial acrivities (especially
those of a more desirable character). Such sepaiation should be 6ased
primarilybn performance standards.
Location ofindustria! Uses
Before the adoption of the 1986 Comprehensive Plan, there had been little
sepazation of various types of industrial uses. At the time; there was no
well understood policy basis regazding the separation of different types of
industrial uses and some azeas very suitable for high quality light
industrial uses were committed to heavier uses. High visibility corridors
developed with a heavier industrial character and establisfied a heavy
industry image for the city. The Plan pmvides cleaz distinction between
different industrial uses. It also reserves areas for light industrial uses.
Objective 11.1. To create a physical image for the city conduoive to attracting light
industry.
Policies:
J
Page 3-35
Amended 2011
Chapter3
LU-96 Highly visible azeas wluch tend to establish the image of the �
city should not be used by heavy industrial uses.
LU-97 The City shall promote high quality.development of all light
industrial and wazehouse azeas.
LU-98 The CiTy shall aggressively seek to abate all potentially
blighting influences in industrial azeas, especially in azeas
visible to regional traffic flows and in azeas designated for light
induslrial uses.
Objective 11:2. To establish performance standards appropriate for developing industrial
areas.
Policies:
LU-99 Compatibility among land uses should be enhanced through
landscaping, building orientation and setbacks, tcaffic control
and other measures to reduce potential conflicts.
LU-100 All industrial development should incorporate aesthetically
pleasing building and site design. The City shall amend its
codes and performance standards which govern indushial
development to implement this policy.
a. Prbcedures shall be established to ensiire aestlietically
pleasing building and site design in:areas designated for
light industrial areas.
b. Appropriate landscaping and site development standaazds
shall regulate site development in heavy industrial'aress.
c. Unsigtttly views, such as heavy mactrinery, service
entrances, storage azeas, rooftop equipment, loading docks,
and pazking areas should be screened from view of adjacent
retail, commercial, light industrial and residential azeas and
from public streets.
LU-101 Needed rights-of-way, on-site and off-site road improvements,
and utilities should be assured before debelopinent ocours.
LU-102 Individual development projects shall provide the following
minimal improvements in accordance with established City
standards:
� �
Page 3-36
Amended 2011
Land Use
a Full standard streets and sidewalks in compliance with the
Americans with Disabilities Act.
b. Adequate off street parking for employees and patrons.
c. Landscaping.
d. Storm drainage.
e. Water.
f. Sanitary sewers.
g. Controlled and developed access to existing and prbposed
stre.ets.
Objective 11.3. To reserve azeas appropriate for industrial development.
Policies:
LU-103 Any significant industrial activity shall be limited to the
designated Region Serving Area of the city(see Map 3:2). The
City recognizes that industrial development's place varying
demands on the community's quality of life and service
capabilities. In addition to demonstrating a developments'
consistency with Plan policies, applicable land use regularions,
and environmental policies, significant industrial development
shall be encouraged to provide a balance between service
demands and impacts placed on the city's quality of life vs. the
� i local benefits derived from such development. The extent to
which industrial development is promoted shall also take into
consideration tax policy and tax structure impacts upon the
City.
LU-104 Residential uses in industrial azeas shall be allowed in
industrial areas that have been established to promote a
business park environment that complements environmental
features, and/or if development standazds are developed to
promote compatibility between residential and other non-
residential land uses.
LU-105 The grouping of uses which will mutually benefit each other or
provide needed services will be encouraged.
a. Compatible commercial uses may be permitted in
designated industrial azeas.
b. Planned developments (such as "office parks") which
provide a mixture of light industrial with supporting
commercial uses aze encouraged.
�' ��
Page 3-3 7
Amended 201 I
Chapter 3
c. Uses which support indush-ial and warehouse activities
should be located neaz those uses. i �
LU-106 Development of desigiated industrial sites shall be wnsistent
with applicable environmental standazds and policies.
LU-107 Land made available for industrial developmgnt, and uses
allowed in industrial zones, shall take into consideration
impacu of tax policy and tax structure upon the City of
Auburn.
Objecrive 11.4. To reserve and protect areas which are highly suitable for light industrial
development.
Policies:
LU-108 Desi�ation of light industrial azeas shall have priority over
heavier industrial uses.
LU-109 Highly visible.azeas (land visible from SR167 or SR18) which
tend to establish the image of the city sliould not be used by
heavy industrial uses. Rather, efforts should be mad'e to
develop zoning districts that complement industrial
development adjacent to environmental features such as the ; !
Auburn Environmental Pazk.
Objective 11.5. To idenrify areas appropriate for heavy industrial uses.
Policies:
LU-110 Heavy industria] uses shall be sepaiated frbm lighter industrial,
commercial and residential areas.
LU-111 The most appropriate azeas for heavy industrial uses are in the
central part of the Region Serving Area adjoining the rail lines.
LU-112 Heavy industrial uses aze appropriate in the southern portion of
the Region Serving Area which is now developed in large scale
industrial facilities.
LU-113 Heavy industrial uses shall be strictly prohibited $om the
Community Serving Area of Aubum (see Map 3.2). The only
exceprion to this general policy shall be the continued heavy
industrial use ofthe azea east of"A" Street S.E., as shown by
the Comprehensive Plan Map.
�� �
Page 3-38
Amended Z011
Land Use
Objective 11.6. To promote and incentivize
' new hi�h value-added manufacturine and industrial uses over existing
wazehouse and distribution uses .
Policies:
LU-114 Existing warehouse and distribution uses are not preferred long
term land uses in industrial zoning districts in the City.
Throuch tHe development and apolication of incenrives £�xek
° -'--..,a �� •-°°�:':�-�a '� the citv shall promote .more
beneficial manufacturing and industrial uses_�
a,...,.,,._......... ....a ,,....r,:...:,... ,.c:..,,,,.,.:..,,,,
" LU-115 Regulatory and financial incentives will be identified and
implemented where appropriate to provide increased
opportunides and encouragement for the establishment ofnew
or expanded manufacturing and industrial uses and jobs in the
City.
Objective 11.7. To promote and incentivize increased retail uses in industrial zoning
districts.
i ! Policies:
LU-116 Changes in comprehensive plan and zoning policies and
standards should be implemented to create regulatory co�ols
and incentives for the increased use of land and buildings ta�for I
sales tax producing commercial retail uses.
Redevelopment
and Infill A majar goal of the Gmwth Management Act is to reduce urban sprawl.
One way to minimize sprawl is to fiilly develop azeas already receiving
urban services prior to extending these services to additional areas. A
further benefit of redevelopment is that it may lead to the removal of
buildings and uses that detract from an area. Redevelopment can serve as
a major catalyst in the stabilizarion and revitalizarion of azeas throughout
the city.
GOAL 12. URBAN REDEVELOPMENT
To encourage redevelopment of underutilized azeas to reduce sprawl and
take full advantage of the City's inVestment in existing infrastructure.
Objective: 12.1 To facilitate infill development.
Page 3-39
Amended 2011
C6apter 3
Policies:
LU-117 Encourage well designed infill and redevelopment projects to
fully utilize previous inveshnent in existing infrashvcture. in
the single family residential, moderate densiry sesidential, and
lugh density residential designated areas of the City.
LU-T18 Reduce the consumption of undeveloped land by facilitating
the redevelopment of underutilized land and infill of vacant
pazcels whenever possible in the single family residential,
moderate density residential, and high density residential
designated azeas of the City.
LU-119 Explore innovative mechanisms to encourage the more
efficient use of land including density bonuses anil sale of air
riglits.
LU-120 Identify azeas for commercial infill development and focus
street and utility systems improvements to facilitate theu
development.
,
Page 3-40 `
Amended 2011 �
See Paees 8-9 through 8-11 for chanees related to emphasis of I' �,
� industrial uses.
��L-'�g A �il� �
��l.�l\��I� �J►�V������1\ A
Introduction
Auburn's economic base drives and shapes the community and region.
Aubum residents and the surrounding region benefit from the jobs and
services Auburn's economic base offers. Through the payment of sales,
property and other taxes,the City of Auburn can fund and provide services
and public facilities which Auburn residents demand and/or require:
It is clearly in the City's best interest to maintain and expand our economic
base in unison with implementing all of the goals of this Gomprehensive
Plan. This section of the plan will help to define the City's goals and
� ! policies in this vital area.
Issues &
BaCkgCOUnd Historic Trends
Historically, a variety of,factors have shaped Auburn's economy. At ihe
turn of the 20'� century, the City offered services to support agriculture
and the railroads. Downtown offered a full range of services and retail
opportunities. In later yeazs, automouvesales becamea significant factor:
As urbanization of the region expanded to include Auburn, the vitaliry.of
, Downtown Auburn was impacted by new shopping malls located ouuide
the community and by changing retail trends. At the same time, Auliurn's
importance as the home of lazge industrial and warehousing operations .
increased. This same period saw the growth of retail along commercial
"strips" such as Auburn Way and 15th Street NW. Lazge retailers such as
Fred Meyer and many major supermarket chains located in the
community.
The development of the SuperMall in the 1990's led to Aubum becoming
�' a major player in the regional retail matket. Aubum shoppers no longer
-- needed to leave the City to visit retail malls for many of their purchases.
Page 8-1
Amended 2011
Chapter 8
During that same decade, Emerald Downs and the Muckleshoot Casino
also contributed to commercial recreation facilities in Auburu and
associated employment growth.
Today, Auburn provides over 38,000 jobs for residents throughout the.
region. Auburn has a strong industrial sector that includes Boeing, the
General Service Administration (GSA) and numerous wazehouse and
distribution facilities. Auburn Regional Medical Center and the growing
medical office community also provide a significant number of jobs. The
retail and service sectors are expanding as small businesses aze created. .
Educational uses such as the Aubum School District and Green River
Community College also add to the area's employment base.
While development has continued throughout the City, Downtown Auburn
remains the heart and soul of the community. With itshistorical character
and pedestrian oriented development pattern, Downtown Auburn reflects
many of the qualities being sought by other communities. Giyen its urban
center designation, Auburn Station, and the incentives the City has in
place, Downtown Auburn remains poised for continued revitalization.
EMPLOYMENT
GROWTH
EMPLOYMENT
Auburn provides over 38,000 jobs for residents throughout the region.
Aubum has a diverse industrial sector that includes Boeing; the General
Services Administration (GSA) and numerous wazehouse and distribution
facilities. Auburn Regional Medical Center and the gowing medical
office community also provide a significant number of jobs. The retail
and service sectors continue to expand as companies locate in Auburn and
as small businesses aze created. Educational uses such as the Auburn
School District add to the employment base.
Beriveen 1995 to 2000, the number of jobs located in Aubum increased
34% compazed to an overall increase of 22% throughout the rest of King
County. Manufacturing jobs remain the lazgest category in Auburn,
despite the loss of nearly 2,000 manufacturing jobs since 1990. 1'he
remaining job categories all experienced job growth. Retail jobs inereased
substantially along with jobs in wazehousing, transportation, and
communication industries. Figure 8.1 compares the type of jobs located in
Auburn since 1995.
Page 8-2
Amended 2011
Economic Development
,
Figure 8.1
Jobs Located in Auburn 1995-2010
45,000
� 40,000
35,000
30,000 �
23,000
20,000 �1995Jobs �
15,000 m2000Jobs .
10,000 m 2010Jobs
5,000
0
,�� G �J 4 � �o'� o0 0
�S° .� yS� � �,� �� � oda'�
v°° c,�°� wa
Source: Puget Sound Regional Council;covered employment data.
� � It is expected that Auburn's employment base will continue to grow into
the future. To the yeaz 2031, the King County Countywide Planning
Policies have assigned Aubum's job base to increase by 19,350 jobs. It
should be noted that this number is not a maximum, but the CiTy's most
recent assigned share of future projected growth in the County.
Retail Sales
Auburn's business community is keeping pace with both Aubum's
population growth and its increase in more affluent households. Between
T995 and 2003, retail sales in Auburn increased 59% or roughly 8% per '
yeaz. As shown in Figure 8.2, Auburn is the sixth lazgest retail center in
Pierce and King Counties outside of Tacoma, Seattle and Bellewe.
Page 83
Amended 2011 ' -
Chap�r8
Figure 8.2 � i,
City Retail Sales(Outside of Seattle/Tacoma/Bellevue)
Yr1995 Rank'95 Yr2003 Rank'03
Kent 1,507,693,474 2 2,005,340,826 1
Tukwila 1,572,309,882 1 1,798,O12,039 2
Renton I,I17,803,594 4 1,763,639,632 3 �,
Redmond 1,345,470,Ot4 3 1,640,192,690 4
Puyallup 788,047,838 8 1,474,074,155 5
Auburn 910,528,894 6 1,450,240,653 6
Kirkland 1,032,278,016 5 1,356,322,041 7
Woodinville 276,251;793 l2 ' 1,356,322,041 8
Federal Way 885,908,414 7 1,179,84I,030 9
Issaquah 473,022,152 10 1,008,655,95I 10
Source: State of Washington Department of Revenue
Beginning in 1997, retail sales in Auburn began increasing at a rate faster
than the rest of King County. In the Yeaz 2000, retail sales in King
County fell whereas sales in Auburn remained steady. At the end of 2002,
retail sales continue to remain steady and higher than the rest of King
County. Figure 83 illustrates this comparison between Aubum, King
County and Wasliington State.
Figure 8:3
Comparison of Retail Sales �
60% - ---- --- -- - --- ------ - - - - - - ------------ -- --• ----°- - - --
50°k � - - - - - -- "- - - ... . . . . . . .. . .... . . ... . • •- - -- ---
40% •-- - -- - - - ------ ---- -- -- - --- - -- ----�- -
i� - -- - - -•
�
i
30% ^ -' - - - - - - -- - •.- • - -- • - - ' - v l.:.- - - - - - - - - - - - -- - - - - - - - -
.
i
._
20% -• '-- • - -- - - - - - - +'r ' • --• " - ------------- -- ---- - --- ----- .
/
i
/
10% - - - . . . -_ ' - - " • - -' - - --'- - • . . . "'.. . . . ."' • - - - ----
0%
1995 1996 1997 1998 1999 2000 2001 2002
tAubum �King County—�—Washington State
Source: Washin�ton Sta[e Dept of Revenue
• I
Page 8-4
Amended 2011
Economic Development
STREAML.INED SALES TAX
i The State of Washington recendy adopted streamlined sales tax (SS'I)
legislation. Prior to SST, sales ta�c collection 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 azeas from which they were shigped. This change in tax
structure will put Auburn at a disadvantage and negarively impact its tax
revenue.
Specifically, Auburn and similar cities have historically invested in
infrastructure to support businesses engaged in warehouse and distribution
activities that ship goods to other destinations. Anather concem for
Auburn and similaz 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
ntings.
Based on the potential passage of SST, the Aubum City Council approved
Resolution No. 3782 in November 2004. Resolurion No. 3782 outlines an
approach and acrions 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 aze adopted.
i Because of the State of Washington's implementation of sales tax
mitigation payments to cities such as Auburn, 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. In addirion,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 conrinue a strong public investment program in in&astructure and
services. The City's ability to continue this public investment is contingeat
upon maintaining solvent public revenue streams, particularly sales tax.
Sales tax comprises the largest source of monies to the City's General
Fund, approximately 30 peroent in 2010. The City anticipates that current
and long-term fiscal challenges facing the State of Washington will likely
results in the dissolurion of the current sales tax revenue mitigation
program. T'he eventual loss of the aforementioned sales tax revenue will
d'uectly and adversely affect the City's aliility to adequately fund the
capital infrasiructure and services necessary to support the realization of
the City's economic development strategies. This is especially applicable
to industrial azeas supporting wazehouse and distribution centers that are
origin based in nature.
�" �
,
Page 8'-5
Amended 2011
C6apter 8
2005 ECONOMIC DEVELOPMENT STRATEGIES
In 2005 the Ciry of Aubum brought together a focus group of diverse !
business arid communiry interests that identified sevefal economic
developmentareas within the City. The focus group's effort is reflected in
an Economic Development Strategies document that includgs strategies
and actions needed to affect necessary change for specific strategy azeas
within the city. Implementation of these strategies is intencleci to enable
the City to achieve the City's economic development potential.
Ittiplemeatation of actions and strategies in the Economic Development
Strategies is appropriate and reflected in various elements of the Aubum
Comprehensive Plan.
Since the development of the Economic Development Strategies
document, additional economic development strategy areas have been
identified to include the SE 312`� Street/124'� Avenue SE corridor witfiin
the recently annexed portion of L,ea Hill and M Street SE between Auburn
Way North and Aubum Way South.
Goa1S aIId
Policies ECONOMIC DEVELOPMENT GOALS AND POLICIES
GOAL 17. ECONOMIC DEVELOPMENT
To ensure the long-term economic health of the City and the region
tlirough a diversified economic base that supports a wide range of
employment opportuniries for Aubum's residents and those of the region
and through the promotion of quality industrial and commercial
development which matches the aspirations of the commnnity:
Objective 9.1. Promote a diversified economic base capable of withstanding changes in
interest rates, inflation, tax structure and market conditions.
ED-1 City promotion of new industry shall be directed at attracting
business that diversifies the City's tax base, offers secure, quality
employment opportunities, is sensirive to community values and
promotes the development of attractive facilities.
ED-2 Emerald Downs, the Muckleshoot Casino, and the SuperMall of
the Great Northwest offer opportuniries for economic
diversificarion that should be optimized by the City.
ED-3 The importance of Downtown Auburn as a unique retail
environment and subregional center of commerce should be
considered in the City's economic plan.
�
Page 8-6
Amended 2011
Economic Development
_ ED-4 The adoprion of S�eamline Sales Tax (SST) shall constitute an
emergency for the purposes of amending the Comprehensive
Plan outside of the normal amendment cycle in order to, among
other items; implement the intent of Auburn City Council
Resolurion No. 3782, if needed. As a result of the
implementation of mirigation payments by the State of
Washington, the City has not deternuned an emergency exists,
however, the City reserves the right to make this determinarion
and implement all necessary policies and measures should these
mitigation payments cease or other policies, actions or events
occur that flie City believes constitute an emergency.
Objective 9.2. Produce commercial and indushial siting policies which aze based on the
assessment of local needs and the availability of transportarion and other
infrasiructure required to serve it.
ED-5 Development of industrial areas should be based on performance
standards appropriate for the site and with appropriate flexiliility
witliin those standards to accommodate changing market
condi6ons.
ED-6 Revitalize depreciated and/or obsolete commercial and industrial
sites through innovative regulations that redesign the .site in
, � accordance with modern design standards and
industriaUcommercial uses.
ED-7 Uses which serve regional needs and purposes (such as major
industrial plants) must be separated from community serving
uses in order to minimize traffic and other conflicts.
Objecrive 93. Develop effective land use polices and economic development strategies
that provide long-term and stable employment, increase per capita income
and reduce the tax burilen of Aubum residents.
ED-8 Aubum should continue to provide an economic base no.t only
for the Auburn azea but also for the south King County and north
Pierce Courity region.
ED-9 Implementation of economic development programs shall be
consistent with the policies of this Plan.
ED-10 The City should develop a formal econoxnic development
strategy as-an element of the Comprehensive Plan to specifically
identify the types of businessesmost consistent with community
aspirations and lay out a program to attract those businesses.
�i
Page 8-7
Amended 2011
Chapter:8
a. The City should work cooperarively with other governmental
agencies in its economic development efforts, inclnding the ; i
Muckleshoot Tribe, King County, Pierce County, the Port
and the State.
b. The City should implement its economic development
strategy through a partnership with the private sector.
c. Identified in the 2005 Economic Development Strategies
documents aze six strategy areas along with two additional
strategy areas. These economic development strategy azeas
are targeted for population and employment growth to meet
the City's 20-year (2031) growth tazget. Sub-aiea planc
should be developed for these strategy areas. The economic
development strategy azeas are as follows:
• Auburn Way North Corridor
• Auburn Way South Corridor
• Urban Center
• Auburn Environmental Pazk and Green Zone
• 15`� Street SW/C Street SW/West Valley
Highway/Supermall
• A Sireet SE Corridor
• SE 312`�StreeU124�'Avenue SE Corridor
• M Street SE between Aubum Way North and Auburn �. �
South
ED-11 Ensure that economic development strategies are reviewed
regularly in order to be flexible and respond to changes in the
mazket.
ED-12 The City should work with the private sector, school districts and
Green River Community College to develop programs to provide
training. Considerarion of special needs of economically
disadvantaged citizens and neighborlioods and people with
physical impairments and developmental disabilities should be
included in these programs.
ED-13 Support continued development of the Sound Transit Commuter
Rail system, as an important means of expanding the City's and
the region's economic base.
ED-14 City infrastructure plans and programs should take into
consideration economic development plans and programs.
�`
Page 8-8
Amended 2011
Economic Development
ED-15 Implement the recommendations of the City's 2005 Economic
Development Strategies brochure including the addition of the
SE 312'�' StreeU124'�' Avenue SE corridor and. M Street SE
between Auburn Way North and Aubum Way South. The City's
20-yeaz housing and employment growth shall be concentrated to
these economic development strategy azeas.
ED-16 Warehouse and distribution land uses aze not a preferred long-
term economic development and land use priority for industrial
zoned azeas in the City due to the loss of sales tax revenue
associated with the State's implementation of streamlined sales
tax legislation in 2008, no substantive contribution to an increase
in per capita income for Auburn residents, no reduction in the tax
burden of Auburn residents, low employment densities, lower
, property values and land use inefficiencies.
ED-17 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 shonld rp omote
and incentivize new manufacturing and lieht industrial uses and
, €e�-e�l-ee�r�the rag dual conversion of existing wazehouse and
distribution land uses to manufacturing and industrial land uses.
... _.... .�,•.... F...� .�.,. _,.a,. �,...:�,....- �
. �`� �g �'e c�e�aee eeene�ie i�n�iRS�xca¢�c'zo.s-xronrarc—�cac�cro�ancixsvr �
..F1.,...��1.:..,.,. L.,..1. : .. C.. ,. ...7 ,7:..:.........�:..,... C..
��g':
ED-18�3 To support continued sales tax revenue growth opportunities in I
the City, those areas currently dominated by existing and
warehouse land uses that abut existing commercial retail azeas
and could take advantage'of this proximity to realize su6stantive
value by changing to commercial retail uses should be
considered for changes in comprehensive plan and zoning
designations that would facilitate the conversion of these �
properties to commercial retail land uses.
ED-?$19—Regulatory and financial incentives will be idenfified and �
implemented where appropriate to provide increased
opportunities and encouragement for the establishment of new or
expanded manufacturing and industrial uses and jobs in the City.
�
Page 8-9
, Amended 20ll
C6apter 8
Objective 9A Maintain an adequate supply of land to support fuhve economic
development and assure the availability of economic opportunities for �
future generations. '
� ED-�20Economic development programs should be viewed as a way to
shape the chazacter of the City's future economy rather than
merely respond to mazket trends as they occur.
� ED-�21•Land suitable for large scale development in the Region Serving
Area of the City should be identified and designated for
economic development.
a. The integrity of lazge, contiguously owned properties suitable
for industrial use should be conserved by use of appropriate
industrial subdivision standards.
b. The City should identify and resolve any environmental
constraints affecting such land by means of the appropriate
environmental review procedures as eazly as feasible.
c. The need to support such land with the necessary
infrastructure should be considered in the development of the
City's public facility plans.
- � �
d. Innovative and flexible development regulations should be -
uUlized to enable the development of environmentally
constrained sites whileprotecting those characteristics.
Objective 9.5 Utilize the City's unique environmental opportunities and planned
infrastructure to build on and support economic development efforts.
� ED�322Integrate the Aubum Environmental Park (AEP) into the City's
economic development eft'orts by encouraging compatible high
tech businesses to locate in its vicinity. Amend regulations to
establish appropriate land uses for that azea as well as deVelop
strategies and incentives to promote the azea as a "Green Zone"
for economic development.
� ED-�423Urilize the future extension of I Street NE as an economic
development opporlunity. Development of I Street NE should
establish it as stand alone corridor and not a "back side" to
Aubum Way North. Conditional use permit applications for
commercial uses and nursing homes along this corridor and
whose impacts can be adequately mirigated should be supported.
Page 8-10
Amended 2011
Economic Developmeut
ED-�24Use the M Street SE underpass and development of M StreeY SE I
' and R Street SE bypass connection as an opportunity to create
and encourage the clustering of complementary business and
services in that azea.
,
( i
Page 8-11
Amended 201 l
See Pa¢e 14-15 for chanees related to emphasis of industrial uses. I
��
CHAP'�'ER 14
COMPI�I��NSYV� PL� MAP
Introduction
The previous chapters presented the goals, objectives and policies intended
to guide Aubum's future physical development. The Comprehensive Plan
Map presented in this cfiapter (Map 14.1) applies tfiose policies to the
various azeas of the City, by indicating the appropriate locations for
various categories of land use. The Plan Map should be consulted together
with the written policies of this Plan when decisions about land use and
public facility development aze considered.
This chapter also explains the reasoning and intention behind the Plan
Map's land use designations. Tliis should be useful in developing and
applying implementing tools (such as zoning provisions); for interpieting
( , the Plan Map as it applies to specific regulatory decisions or development
proposals; and in adjusting or amend'mg the Plan Map when changing
conditions or land use markets warrant.
Finally, this chapter sets forth some special policies intended to deal with
the unique problems or opportpniries that exist in certain specific locations
within Auburn. These specific policies supplement the general goals;
objectives and policies of eazlier chapters.
Land Use
Designations:
Plan Map
Residential Categories
Residential Conservancy
Purpose: To prbtect and preserve natural azeas with signifioaiit
environmental constraints or values from urban levels of development.and
to protect the City's water sources.
Descrip6on: T'his category should consist primarily of low density
residential uses (with densities not exceeding one unit per four acres) in
Page 14-i
Amended 2012
Chapter 14
areas with environmental constraints and/or azeas requiring special
prbtection such as the City's watershed, which is a significant water
resource. Examples include the Coal Creek Springs watershed azea and
low-lying areas along the Green River that are isolated from urban
services. From a practical standpoint, this watershed azea cannot be readily
served by public facilities due to its physical separation from public.
facilities by an existing gravel mine operation thaz is expected to continue.
operation years into the future. The designation will serve to both protect
environmental features and hold azeas for higfler density development uritil
such time public facilities become available.
The area designated"residential conservancy"allows for a lifestyle snnilar
to that of rural areas since the lower density established protects the
critical azeas such as the City's Coal Creek Springs watershed. A rural
life§tyle generally includes allowance of fanmanimals, sireets not urban in
-
character (e.g. no sidewalks, street li�hts), and limited agricultural type
uses.
Compatible Uses: Low density residenrial uses consistent with protecting
the City's water resources and environmental constraints are appropriate.
Low intensity cottage industry appropriate for rural areas may be allowed,
subject to review. Various public and quasi-public uses which aze
consistent with a rural character may be perniitted as conditional uses.
Resource e�ctracrive uses can only be allowed if the basic environtnerital
character of the azea is preserved.
Those areas with crifical areas shall be appropriate for low density
residential, with the intent to protect enviionmentally critical azeas from
impacts associated with more intensive development. These
environmentally critical areas area valued as a community resource, both
for conservation purposes and public enjoyment; provided that the
environmentally critical areas azea protected, low density single family
residential use may be appropriate:
Criteria for Designation: This designation should be applied to azeas
with either significant environmental values worthy of protection or to
those azeas which may pose environmental hazards if developed, such as
azeas tributary to public water sources. It may also be appropriate; to a
limited extent, as a means of delimiting the edge of the City or to areas
that are impractical to develop to urban levels until a later time period due
topre-existing development patterns,and the absence of public facilities.
Considerallons Against Applying this Designation: Due to the costs of
proyiding City services to these areas, this designation should be applied
sparingly. It should be applied as a means of conserving significant 7
Page l42 - - — -- — — -.
Amended 2012
Comp.Plan
Map
� environmental resources, to achieve watershed protection and/or to azeas
where development serbed by public faciliries has been made impractical
due to pre-existing use patterns.
Appropriate Implementarion: The RC (residential conservancy) district
will implement this designation.
Single Family
Purpose: To designate and protect azeas for predominantly single family
dwellings.
Description: This category includes those azeas reserved primarily for
single family dwellings. Implementing reguladons should provide for an
appropriate range of lot sizes, clustered and mixed housing types as part,of
a planned development.
Compatible Uses: Single family residences and uses that serve or support
residential development, such as schools, daycaze centers, churches and
parks sha11 be considered appropriate and may be permitted on a
conditional basis. Other public buildings and semi-public uses may be
permitted if designed and laid out in a manner which enhances rather than
detracts from the residential chazacter of the azea. In siting such uses,
� however, special caze shall be given to ensuring adeqnate pazking,
landscaping, and traffic circulafion with a minimum of conflict with
residential uses. Uses which generate significant traffic (such as large
churches) should only locate on developed arterials in azeas zoned foi
� institurional uses.
Intrusion of industrial uses into any of these single family areas shall be.
prohibited. Only very7imited commercial uses such as home occupations
or strictly limited appropriate conditional uses can be allowed.
Planned dedelopments should be favorably considered in these
designations in order to allow optimal flexibility. In providing such
flexibility, the einphasis-should be on small alley-loaded lot singl8 family
development, limited low density multifamily housing and a mixhue of
types, and design diversity should be sought. Except where cbnditional
use permits have been,previously ganted, alternate structure types should
not exceed more than 40 percent of the units, and alternative structures
should in most cases contain no more than four dwelling units each.
However, where substantial offsetting community benefits can be
identified, such alternative structures may be allowed to contain more than
three units each.
Page 14-3
Amended 2012
Chapter 14
Criteria for Designation: Areas suitable for this designation include
those azeas designated in goals and policies of this Plan as single family
areas. Consistent with those policies, azeas within the Commnnity Serving
Area of tlie City suitable for tliis category sHould be reserved for these
uses. This designation should also be applied to areas adjacent to lower
density residential plan designations. � i
Considerations Against Applying tlus Designation: Tliis designatiqn
would not be generally appropriate (although exceptions may exist) in the
following azeas:
1. Areas with high volumes of through traffic.
2. Areas developed in or mo;e appropriate under the Plan
policies for another use.
3. Areas within the Region Serving Area of the City.
Appropriate Implementation: Three zones may be used to implement
this category:
1) R-1: Permits one dwelling unit per net acre. Tliis zone is primarily
applied to azeas designated as utban separators under the King �
County Countywide Planning Policies where rezones from existing
densities (typically one unit per acre) are not allowed for a 20 year
period anii/or to azeas with significant environmental constraints. It
may also be applied in limited instances to azeas where greater
densiries aze limited by environmental constraints.
2) R-5: Eermits 4-5 dwelling units per net acre. This zone is
intended to create a living environmenf of optimum standards for
single family dwellings. Duplexes are condirionally permitted
subject to meeting infill residential design standards. It is intended
to be applied to the relatively undeveloped portions of the City,
azeas where existing developmerit patterns aze consistent with the
density and upland areas where geater densities would strain the
transportation system.
3) R-7: Permits5-7 dwelling units per net acre. This zone provides
for relarively small lot sizes. It may be applied to the older
neighborhoods of the City and reflects the typically smaller lot
sizes found there. Application of tliis zone sfiould be considered
for areas considered appropriate for a mix of. housing types,
particulazly in some of the Special Planning Areas as discdssed i
below.
Page 14-4
Amended 2012.
Comp.Plan
Map
�
Moderate Density
Purpose: To provide a transition between single family residential areas
and other more intensive designations, as well as other acrivities which
� reduce the suitability of potential residenrial azeas for single family uses
(such as high traffic volumes). In so doing, this designarion will ofFer
opporiunities for housing types which balance residential ameniries with
the need to provide economical housing choice, in a manner consistent
. with conserving the character of adjacent single family azeas.
Description: Moderate density residenrial azeas aze planned to
accommodate moderate densities of varying residenrial dwelling types.
Appropriate densities in these areas sha11 range from 8 to 10 units net per
acre and potentially 16 nnits per net acre, where properties have frontage
on an arterial or residenrial collector. Dwelling types would generally
range from single family units to mulriple-family dwellings, with larger
structures allowed (at the same overall density) where offsetting
community benefits can be identified. Structures designed to be occupied
by owner-managers shall be encouraged within this designation.
Compatible Uses: Public and quasi-public uses that have land use
i ! impacts similat to moderate to high density residential uses aze appropriate
within this category. Also, uses which require access to traffia(such as
schools and churches) are appropriate for these areas. Cazefully developed
low intensity office, or residentially related commercial uses (such as day
care centers) can be comparible if developed properly. This designafion
can include manufactured home pazks.
Criteria for Designation: Areas particulazly appropriate for such
designarion aze:
1. Areas between single family residential uses and all other uses.
2. Areas adjacent to, or close to arterials designated in the
transportation element.
3. Existing manufacriued home parks.
4. Areas sandwiched between fiigher intensity uses, but not directly
served by an arterial.
5. Urban infill areas not agpropriate for single family uses but also
not capable of supporting highec density uses.
Page 145 '
Amended 2012
Chapter 14
Considerations Against Applying this Designation: Areas to generally
be avoided by moderate density residential designarions include: '
1. Areas surrounded by lower density uses.
2. Areas more appropriate for commercial or higher density uses due i i
to traffic or extensively developed public facilities.
3. Areas within the Region Serving Area designated by this Plan
(except as otherwise provided by the Plan).
4. Any azeas not planned to be served by water and sewer systems.
Appropriate Implementarion: This designation can be implemented by
two zones:
1) R-I0: Permits 10 dwelling units pet net acre. The zoning allows
single family dwellings and duplexes as permitted.uses. 1Vlulriple-
family dwellings, some residential supporting uses, and
professional offices as part of a mixed-use'development may be
permitted as conditional uses.
2) R-16: Permits 16 dwelling units per net acre. The zoning allows ,
for a variety of housing types, include single family, duplexes, and
multiple-family dwellings and mixed-use development.
3) R-MHC: Manufactured/Mobile Home Community pennits the
development of manufactured home parks on properiy that is at ' �
least 5 acres in size. The base density is 10 dwelling units per net
acre.
High Density
Purpose: To provide an opportunity for the location of the most
economical forms of housing in azeas appmpriately situated for such uses
under the policies of this Plan.
Descriprion: This category shall be applied to those azeas which are
either now developed or aze reserved for multiple family dwellings.
Densiries may range from 16 to 20 units per acre. Dwelling types may
range from single family units to apartment complexes, and may include
manufactured home parks when located adjacent to major arterial streets:
Adequate on-site open space areas should be provided for all multi-family
developments. Densifies exceeding 20 units per acre and special' �
Page 14-6
Amended 2012
Comp.Plan
Map
� development standazds may be authorized for senior housing projects,
_ ^ within the Downtown area and within 1/4 mile of regional transit serviae.
Compatible Uses: Compatible uses aze similaz to those identified under
the other residential categories, except higher intensiries of use may be
appropriate. Public uses and open spaces which tend to visually relieve
the high density chazacter of these azeas should be encouraged.
Criteria for Designation: In addition to areas already developed to this
density, this designarion should be applied only to azeas which have or
may be most efficiently served with high capacity and high quality public
services and facilities. Of particulaz concern is the provision of adequate
traffic circulation, anil this category shall only be applied to azeas with
developed arterial access. Other siring concerns may include access to
commercial services and open space ameniries. This category may also be
applied to areas wluch aie threatened with deterioration and mulriple
family dwellings offer the potential for rehabilitation.
Considerations Against Applying this Designation: Areas not
appropriate for tHis zone include areas surrounded, without pfiysical
separation,by lower intensity uses.
� � Appropriate Implementation: This designation can be implemented by
two zones:
1) R-16: Pemiits 16 units per net acre. The zoning allows for a
variety of housing types include single family, duplexes, and
multiple-family dwellings and mixed-use development.
2) R-20: Permits 20 units per net acre and multiple-family residential
and tnixed-use development. Residential supporting uses and
some professional offices aze pecmitted as conditional uses.
3) R-MHC: Manufactured/Mobile Home Coinmunity petmits the
development of manufactured home pazks on property that is at
least 5 acres in size. Thebase density is 10 dwelling units per net
acre.
In no case should these uses be authoriaed for construction unril all
appropriate public facilities are available to full standard.
�
Paga 147
Amended 2012
Chapter 14
Publicly or Quasi- �
Publicly Owned or
Public Access -
Categories
Open Space
Purpose: To ensure adequate open space ameniries for present and:fnture
residents by reserving and protecting important open space resources and
to identify lands useful for public purposes (RCW 36.70A.150) as we1T as
open space corridors(RCW 36JOA.160) as required by the GIvIA.
Description: This category shall be applied to azeas which aze to be
managed in a largely open space character. It includes parks, watersheds,
shoreline areas, significant wildlife habitats, large storm drainage ponds,
urility corridors with public access and azeas with significant development
restrictions, such as steep slope and flood hazard areas.
Compatible Uses: Appropriate uses include low intensity recreational
uses, low density residential uses and ass_ociated open areas, wildlife "
habitat, stormwafer detention, watershed and similaz low intensity uses.
Criteria for Designation: This designafion should be applied to any site
in which exists a significant developmental hazard or open space value �,
i
suitable for public protection without unduly encroaching on private
property rights.
Appropriate Implementation: Where land in this category is owned
publicly it shall be unplemented by the P-1 Public Use District. Land in
this category which is privately owned will generally be zoned for low
density residenrial use. Where the open space is linear it may be
appropriately managed by means otUer than zoning, such as public
ownership or easements, particulazly as development takes place on
adjacent land. T'he Shoreline Management Program shall regulate the
open spaces designated adjacent to the rivers. Subdivisions of properiy
involving steep slope or shoreline azeas shall consider these development
limitations and avoid creating inappropriate or unbuildable lots.
Public and Quasi-Public
Purpose: To designate azeas of significant size needed to provide public
arid quasi-public services to the community.
Description: This category includes those azeas,which aze reserved for
public or quasi-public uses of a developed chazacter. It is intended to �
include those of a significant extent, and not those smaller public uses
Page 14-8
Amended 2012.
Comp.Plan
Map_ ,
� which aze consistenY with and may be included in another designarion.
Public uses of an industrial character, such as the General Services
Administration, aze included in the industrial designarion. Streets, utilities
and other public activities supporting other uses are not considered
separate uses and aze not so mapped. This designafion includes large
! ' churches, private schools and similaz uses of a quasi-public chazacter.
Developed parks are also designated under this category.
Compatible Uses: Uses more appropriately designated under another
category should not be designated under this category, iirespective of
ownership. Industrial and commercial uses which aze affiliated with and
managed by educational institutions for vocational educational purposes
may be classified as a public use and permitted on a conditional basis.
Criteria for Designation: Designation of these areas should be consistent
with the chazacter of adjacent uses.
Appropriate Implementation: This designation will generally. be
implemented by three zones:
1) P-1 (Public Use) District provides for the locarion and developxnent of
public uses tliat ser0e the cultural, educational, recrearional and public
� service needs of the community.
2) I (Institutional Use) District provides for similaz uses, but includes
schools and typically allows a much broader list o£uses.
3) LF (Landing Eield) District provides for the operation and
management of the Auburn Municipal Airport.
The designation can also be nnplemented as a conditional use under
various zones. Approval of these types of uses (and open space uses), not
individually designated on the Plan Map, under a condifional usepermit or
rezone consistent with or related to adjacent zoning, shall not be
considered inconsistent with the designations under this Plan.
Commercisl Categories
Light Commercial
Purpose: To create people oriented commercial azeas to supply a wide
range of general commercial services to azea residents.
Description: This category represents the prime commercial designation
for small to moderate scale commercial activities. These commercial
( � areas should be developed in a manner which is consistent with and
Page 14-9
Amended2012
�
Chapter 14
attracts pedestrian oriented activities. The ambiance of such areas should
encourage leisure shopping and should provide ameniries conducive to ' '
amacting shoppers.
CompaHble Uses: A wide range of consumer oriented goods and services
are comparible within this designarion 'since the emphasis would be on � i
performance criteria which create an attractive shopping environment.
However, uses which rely on direct access by vehicles or involve heavy
truck traffic (other than for merchandise delivery) are not appropriate in
this category. Unsightly outdoor storage and similar activities should be
prohibited. Permitted uses would consist of retail trade, offices, personal
services, indoor eating establishxnents, financial institutions, governmental
offices, and similar uses. Mul6ple faxnily dwellings should be enwuraged
as part of mixed-use developments where they do not 3nterFere with the
shopping chazacter of the azea, such as within the upper stories of
buildings. Since taverns can break up the continuity of people oriented
azeas, taverns would be permitted generally only as a conditional use.
Drive in windows should only be allowed as ancillary to a permitted use,
and only when carefully sited under the condirional use permit process in
order to ensure that an azea's pedestrian environment is not seriously
affected.
Criteria for Designation: This designarion should include moderate , ;
sized shopping centers, and centrally located shopping azeas. This
designation should be preferred for commercial sites where visual and
pedestrian amenities are an important concem outside of the downtown.
Considerations Against Applying this Designation: Commercial areas
which can not be readily sepazated from high traffic volumes (such as
shallow lots along busy arterials) should not be included in this
designation. Areas not large enough for separation from any adjacent
heavier commercial or industrial area should not be designated as light
commercial.
Appropriate Implementation: This designation is implemented by the
C-1 Light Commercial District. This district provides for a widesange of
small and moderate scale commercial oriented towazds the leisure shopper
and pedestrian oriented activities.
Downtown
Purpose: To create a vibrant people oriented downtown which serves as
the business, governmental and cultural focal point of the Community that
includes multifamily residential development. �
Page 14-10
Amended 2012
Comp.Plan
Map ___ _
r ; Description: This category is intended to be applied only in Downtown
— Auburn. The azea should be developed in a inanner which is consistent
with and attracts pedestrian oriented activities. The ambiance of the
downtown should encourage leisure shopping, should provide services to
local residents, azea employees and should provide ameniries conducive to
� attracting visitors and shoppers.
Compatible Uses: A broad mix of uses is appmpriate and encouraged
within the Downtown. A wide range of consumer oriented goods and
services are comparible within this designarion since the emphasis would
be on performance criteria which create an attractive pedestrian oriented
shopping environment. However, uses which rely on direct access by
vehicles or involve heavy truck traffic (other than for merchandise
delivery) aze not appropriate in this category. Unsightly outdoor storage
and similar activities sfiould'be prohibited. Permitted uses would consist
of retail trade, offices; personal services, indoor eating establisliments,
financial institutions, goveaunental offices, and similaz uses. Multiple
family dwellings should be encouraged, particularly within the npper
stories of buildings which include retail and commercial uses. Since
taverns can break up the continuity of people oriented azeas, they should
be prohibited. Drive in windows should not be permitted to maintain the
azea's pedestrian envimnment: Parking standards within the downtown
should reflect the pedestrian orientation of the area, but also consider
parking's impact for economic development.
Criteria for Designation: This designation should apply only in
Downtown Auburn.
Considerations Against Applying this Designation: This designation
should not be used other than for the Downtown area.
Appropriate Implementarion: This designation can be implemented by
the following zonirig districts:
1) The primary core of downtown should be implemented by the
Downtown Urban Center zone, which allows for a broad range of
uses with no residential density limitarions.
2) Other commercial azeas witivn the downtown may be implemented
by the G2 Central Business District.
Heavy Commercial
Purpose: To provide automobile oriented commercial areas to meet both
� i the local and regional need for such services.
Page:14-11 '
Amended 2012
Chapter 14
Description: This category is intended to accommodate uses which aze �
oriented to automobiles either as the mode or target of providing the
commercial service. The category would also accommodate a wide range
of heavier wmmercial uses involving extensive storage or Heavy vehiqular
movement. (
Compatible Uses: A wide variety of commercial services. oriented to
automobiles aze appropriate within this category. This includes
automobile sales and service, drive in restaurant or other drive in
commercial business, convenience stores, etc. Since these uses are also
compatible with heavier commercial uses, lumber yazds, small scale
warehousing, contractor yards and .similar heavy commercial uses are
appropriate in this designation.
Criteria for Designation: This designation should only be applied to
azeas which are highly accessible to automobiles along major arterials.
Generally this category would chazacterize commercial strips. This zone
is appropriate for the intersections of heavily traveled arterials, even if
adjacent sites are best suited for another commercial designation.
Coasiderations Against Applying this Designation: Areas which
conflict with single family residential azeas or azeas more suited for other `,
uses. Whenever possible this category should be sepazated from a11 uses
by extensive buffering.
Appropriate Implementation: This category is implemented by the C-3
Heary Commercial District and the C-4, Mixed Use Commercial District. �
Neighborhood Commercial
Purpose: To provide accessible commercial services frequendy needed in
residential azeas without crearing land use conflicts between those
commercial uses and the residenrial azeas they serve.
Description: Residential azeas require commercial services almost on a
daily basis. Such services, while necessary, can also conflict with the
qualiry of residential azeas. Consequently, commercial areas need to be
reserved that are either carefully restricted (if located within residential
azeas)or are accessible to,but buffered from,residenrial azeas.
Compatible Uses: In restricted areas (those within neighborhoods), uses
must be cazefully controlled both in the kind of uses permittecl ancl in
terms of design and other performance criteria. A much less restricted
type of neighborhood commercial use can be designated near intersecrions � ;
of a major arterial and a residenrial arterial. A much wider range of
Page 14-12
Amended 2012
i i
Comp.P►an
Map
� commercial acrivities are appropriate in such an area, including grocery
stores, convenience stores, service stations, hardwaze stores, small
restaurants and drinking establishments. However, activities (such as
outdoor storage) which can alter the character of these azeas into heavier
commercial azeas should only be peimitted on a conditional basis in order
� to control potential adverse impacts.
Criteria for Designation: In all cases, neighborhood commercial areas
should be at the intersecrions of major streets. In the case of restricted
types, such streets may be residenrial arterials, wlule in the case of the less
restricted type at least one of the streets should be a major arterial.
Adequate buffering should be planned in the process of designating any
new areas as neighborhood commercial.
Considerations Against Applying this Designation: This designation
should be avoided whenever 3t is not possible to adequately buffer the
commercial uses from adjacent residential uses.
Appropriate Implementation: This category is implemented by the C-N
Neighborhood Commercial District.
Ofj'ice-Residential
Purpose: To reserve areas xo accommodate professional offices for
expanding medical and business services, while providing a transition
between residential uses and more intensive uses and activities.
Description: This category is a restricted commercial designation
reserved only for certain types of activities. As a growing medical center,
azeas need to be reserved to accommodate growth in tliis.sector, which is
lazgely expressed in the form of professional offices. This category also
assures space to accommodate the rapid growth that is occurring in
business servides and other service oriented activiries. Such uses. also
provide a means for an appropriate transition for azeas originally
developed as a residential azea but now not appropriate for that type of
use.
Compatible Uses: To be fully effective as a transi6on or a buffer, resi-
dential uses should be permitted on a conditional basis.
Criteria for Designation: As a transition this designation can serve as an
appmpriate buffer�between heavily traveled arterials and established single
family areas. It would be particulaziy appropriate in azeas where large
` lraffic volumes have affected an established residential azea. It can be 'I
Page 1413
� Amended 2012
i �
Chapterl4
applied where amenity values mitigate against heavy commercial uses ,
along major arterials. This designation should .also be used to
accommodate the expansion of inedical services in the area azound Auburn
Regional Medical Center.
Consideratious Against Applying this Designation: This zone is �
intended for particular applications as described. It generally should not
be applied on a lazge scale basis.
Appropriate Implementation: This category is implemented by two
zones:
1) RO - Residential Office District which is intended to primarily
accommodate business and professional offices where they aze
compatible with residenrial uses.
2) RO-H Residential Office-Hospital District is to be used exclusively
for the azea around Auburn Regional Medical Center.
Industrial Categories
Light Indusrrial
Purpose: To reserve quality industriallands for activities that nnplement
the City's economic development goals and policies.
Description: This category is intended to accommodate a wide range of
industrial and commercial uses. This designation is intended to provide a ' �
locarion attractive for mannfacturing, processing and assembling land use
activities that benefit from quality surroundings and appropriate
commercial retail uses that benefit from the location, access, physical
configuration, building types of these properties.. It is distinguished from
heavier indushial uses by means of performance criteria. All significant
activities shall take place inside buildings, and theprocessing or storage of'
hazatdous materials shall be stricdy con�olled and petmitted only as an
incidental part of another use. The siting and design of industrial
buildings shall be of an "industrial or business park" chazacter. Certain
residenrial uses may be permitted, especially in industrial areas that have
been established to promote a business pazk environnient that
complements environmental features, and/or if development standards are
developed to pmmote compatibility betw�n residential and other non-
residential land uses.
Compatible Uses: A wide range of industrial and heavy commercial uses ,
maybe permitted, subject to performance standazds. These uses include
Page 14-14
Amended 2012
I 1
Comp.Plan
Map
� � indoor manufacturing, processing and assembling of materials from
' previously prepazed or raw materials and ancillazy and necessary
wazehousing and distribution of fuushed goods associated with
manufacturing and industrial uses. Certain residenUal uses may be
permitted if development standards aze established to promote
compatibility between residential and other non-residential land uses.
Outside storage shall lie permitted only subject to performance criteria
addressing its quantity and location to ensure it is compatible with
adjacent uses and so that such storage would not detract from the potential
use of the azea for light industry. In al1 cases such storage shall be
exterisively screened. In the Environmental Park Dishict that implements
the "Light Industrial" plan map desigiation; outdoor storage will be
strictly limited to promote compatibility with adjacent environmental land
uses. Uses involving substantial storage or processing of hazardous
materials as well as substantial emissions should not be permitted in these
areas.. A wide range of commercial activities may be allowed to prb4ide
' increased opportdnifies for sales tax revenue.
The Burlington Northem Santa Fe Railroad Auburn Yazd located within
the Railroad Special Plan Area is considered a compatible use at its current
level of usage (as of August 14, 1996). It is not :bound by the policies
, concerning outside storage under the existing liglit industrial designation
as it was an existing use prior to the development of this policy. Should
BNSF decide to reactivate its applications to upgade the yard to an
intermodal facility, the proposal will be subject to the essential public
facility siting process as defined in the Capital FaciliUes Element (Chapter
5).
To ensure the City's long-term ability to invest in public infrastrbctare and
services remains viable, the Ciry will continue to assess, evaluate and if I
necessarv �-pursue implementation of policies that incentivize tlie
transition of current and future land uses in its industrial zones away from
distribution and warehouse uses based on future chanees on tax structure
at the State level or other similar actions. The City believes that
manufacturing -and industrial land uses aze nreferential to and should be
encouraeed over��-~° '°-°°'° -°�'°�° wazehouse and distribution land uses
currently existing in the City and that any future wazehouse and
distribution uses sliould be ancillary to and necessary for the conduct of
manufacturing and nidustrial uses. Mannfacturing and industrial uses aze
more appropriate and beneficial through higher and better use of the land,
enhanced employment densities, increased properry tax redenues and
potential on-site sales tax revenue generation for receipt of materials and
, other goods and services.
Bage.14-15
Amended 2012
Chapter 14
The establishment of regularions and incentives that create a basis for
increased commercial retail uses in the City's industrial zoning districts
will provide greater opportunity for the generation of sales tax revenue in
the City. Increased sales tax revenue will positively impact the City's
continued ability to maintain and operate .a strong public inveshnent
program in infrastructure and services. Commercial retail uses will in turn
be amaoted to and benefit from the location, access,physical configuration
and bnilding types of industrial wned properties.
Criteria for Designation: This designation should be applied to a
majority of the Region Serving Area designated under this Plan. It is
particularly appropriate for industrial land wittiui high visibility comdors.
This category should separate heavy industrial areas from other uses.
Considerations Against Applying this Designarion:. Within the
Community Serving Area, tliis desig�ation should only be applied to sites
now developed as light industrial sites. Industrial sites along rail corridors
are generally more appropriate for heavier industrial uses, unless in high
visibility corridors.
Appropriate Implementation: This designadon is implemented by the
Light Industrial (M-1), Environmental Pazk (EP) or Business Pazk (BP)
zone:
Heavy Industrial
Parpose: To provide a place for needed heavy industrial uses in areas
appropriatelysited for such uses.
Description: This designation allows the full range of industrial uses as
well as certain commercial uses. Certain residential uses may be permitted
if development standards are developed to promote compatibility between
residential and other non-residential land uses.
Compatible Uses: While this zone should be reserved primarily for the
heavier forms of indusirial activities, a wide range of indiistrial and
commercial activities may be pernutted, along with resideatial bses with
appropriate compatibility protections.
Criteria for Designarion: The most apprbpriate azea for this designation
is in the central part of the Region Serving Area adjouung tlie rail lines.
This designation is also appropriate in ttie southem portion of the area
which is now developed in lazge scale industrial faciliries (the Boeing and
the General Services Administration facilities).
i
Page 14-16
Amended 2012
Comp.P�n
Map
i Y Considerafions Against Applying this DesignaUon: This designation
can only be applied in the Community Serving Area to sites now
developed in ttus character along A Street S.E. These azeas should not
abut wmmercial or resideutial areas; heavy industry should be buffered by
light industrial uses. It is not an appropriate designarion for highly visible
areas.
Appropriate Implementation: This designation is implemented by the
M-2 zone.
Planned Areas
Special Plan Areas (See Map 14.2)
Purpose: To allow large azeas within the City, under a single or a
coordinated management, to be developed as a planned unit. This
' designation can also be used to provide flexibility when there is
uncertainty regazding how an azea may be most appropriately developed in
the future.
Description: This designation applies to specific azeas identified as being
appropriate for mixed, urban level development on a planned basis. It is
intended that the fiiture development of these azeas will be guided by
individual "elements" or "sub-area plans" of the Comprehensive Plan, to
be developed and adopted at a later date: The Plan elements should be
consistent with the following.
Compatible Uses: Uses and intensiries within Special Planning Areas
shall be determined for each area through individual planning processes.
; � Each individual planning process will result in the adoption of a
Comprehensive Plan element (sub-azea plan) for that particular Special
Planning Area. Each Plan element shall be consistent with the:general
goals, objectives and policies of the Comprehensive Plan. Development
of the individual Plan elements shall also be based upon the following
guidelines:
Academy Special Plaririing Area: The Auburn Adventist Academy Plan
was adopted by resolntion No. 2254 in November 1991 ,and is considered
to be an element of the Comprehensive Plan. The Plan applies to the azea
within the property owned by the Academy and allows for a diversity of
uses on the site,primarily those related to the mission and objecrives of the
Academy. As part of the adoption of the Plan, the area was zoned under
the I-Insritutional Use IJistrict which permits uses such as schools,
daycare, churches, nursing homes,recreation and single family uses.
Page 14-17
Amended 2012
Chapter 14
Auburn North Business Area Planning Area: The Aubum North Business �
Area Plan was adopted by resolution No. 2283 in March 1992 and is
considered to be an element of the Comprehensive Plan. The Plan covers
an approximately 200 acre area located directly north of the Aubum
Central Business District. The Plan calls for development to be pedestrian
oriented with high density residential and light commercial components.
Downrown Special Planning Area: Downtown Aubum is a unique azea in
the City which has received significant attention in the past and there will
be continued emphasis in the future. This Comprehensive Plan recognizes
Downtown as the business, govemmental and cultival focal point of
Auburn with a renewed emphasis on providing housing in the Downtown.
Development of the Downtown should be consistent with the 2001
Aubtim Downtown Plan.
Lakeland Hills Special Planning Area: The Lakeland Hills Plan was '.
adopted by resolution No. 1851 in April 1988 and is considered to be an
element of the Comprehensive Plan. The Plan covers the approximately
458 acres of the Lakeland Hills development which falls within the King
County portion of the city. The Plan calls for a mix of residenrial uses
including single and multi-family housing as well as supporting
recreational, commercial, public and quasi-public uses. The plan calls for
phasing of development in coordination with the provision of necessary
wban services.
Lakeland Hills South Special Planning Area: The Lakeland Hills South
Plan initially covered appmximately 685 acres owned by The Lakeland
Company within Pierce County and contained within the City of Aubum
potenrial annexarion azea (urban growth area). The Plan is intended to be
consistent with the conditions of appmval of the Lakeland Hills South � �
PDD (Pierce County Hearings Examiner Case No: Z15-90/UP9-70) as
amended.
The City of Aubum has accepted the Lakeland Hills Sonth PUD as an
approved PUD. This acceptance is nnplemented in part through an
annexation and utilities agreement between the City and the developer of
Lakeland Hills South PUD. The Lakeland Hills South PUD i"s farther
unplemented by the City's zoning code, inclnding ACC Ctiapter 18.76
entitled "Planned Unit Development Dishict—Lakeland Hills South Special
Plan Area".
Residential development within the PUD is primarily single family and
moderate density dwellings with a wide range of lot sizes, including lots ,
smaller than those typically allowed by the City's zoning ordinance for �
Page 14-18
Amended 2012
Comp.Plan
Map
� � non-PUD's. The maximum allowable number of residential units
provided for originally was 3,408 based upon an overall goss density of 5
units per acre. High density multifamily units aze lunited to one area of
the PUD to approximately 669 units. Twenty acres aze to be used for light
wmmercial development and significant azea has been set aside as open
space. In 2007, the developer of Lakeland Hills South PUD was ganted
an expansion to the Lakeland Hills South PUD to add an addirional4 acres
of commercial land, raising the total area of light commercial lanii to 24
acres. The development 3ncludes a developed 15-acre pazk, an
undeveloped 15-acre park, two 5-acre pazks and a linear park along
Lakeland Hills Way. The locations of the pazks aze shown on flie
comprehensive plan map. Changing the location of any or all of the pazks
does not constitute a comprehensive plan aznendment provided that the
total park acreage does not change and the location is agreed upon by the
City.
i
Within the Lakeland Hills South Special Plan azea only, the permitted
density ranges for the comprehensive plan designarions aze as follows:
Single Family Residential: 1-6 units per acre; Moderate Density
Residential: 2-14 units per acre; and High Density Residenrial: 12-19 units
per acre. The development has occurred in phases in coordination with the
provision of required urBan services and in 2008, the development is
i nearing completion.
In 2004, the developer of Lakeland Hills South PUD requested an
expansion to the Lakeland Hills South PUD involving several parcels
totaling approximately 77 acres — bringing the total PUD acreage to
approximately 762 acres. The proposal designated these additional parcels
as "Moderate Densiry Residential" (from "Single Fanuly Residential")
�" � with the objective of increasing the total number of uniu allowed in the
PUD from 3,408 to approximately 3,658. Subsequendy, m 2005, it was
determined and ageed that the total number of units witliin even tlie
expanded boundaries of the PUD would be no greater than 3,408.
Lakeview Special Planning Area: The Lakeview Special Planning Area is
currently the site of two independent sand and gavel mining opeiations.
While mining activity continues in the eastem operation, indications in
1995 are that the westem operation has ceased. Activity in the western
portion is now limited to a concrete batch plant and future site
reclamation. Following reclamation, the azea should be developed as a
primarily single family residential neighborhood of low to moderate urban
density. A planned development would be particularly appropriate for tliis
approxunately 235 acre site. The permitted development density of the
site will depend heavily upon the ability of the transportarion system neaz
the site to handle the new uses. Consideration shall be given to the
Page 14-19
Ameaded 2012
Chapter 14
environmental, recreational and amenity value of White Lake; as well as
the historical and cultural significance to the Muckleshoot Tribe, in the �
development of the Lakeview Plan element. Peimit applications have
been accepted and are currently being processed by the City with respect to
the xnining activity on the eastem portion of the area. The permit process
should continue, however, any permit-for continued mining in this portion
of the azea should be limited to 10 years to encourage coaipletion of the
mining, and subsequent reclamation by the property owna in preparation
for development. The Lakeview Plan element should be adopted prior to
the City'.s acceptance or processing of any other permit applications for the
mining operation in the Lakeview Sp�;ial Planning Area. The
environmental informarion and analysis included in the Final
Environmental Impact Statement for Lakeview (November 1980), shall be
considered in the development of the Lakeview Plan element. While
heavy commercial or industrial uses would not be appropriate as
permanent uses of this area, conversion of the azea now zoned for heavy
indushy to office commercial (or similar)uses would be appropriate.
Rail Yard Special Planning Area: This approximately T50 acre Special
Planning Area is located in the south-central portion of the City and
surrounded by SR-18 to the North, Ellingson Road to the South, C Street
SW to the west and A Street SE to the East. The Special Planning Area
should consider both sides of C St�eet and A Street. Consideration should � `y
be given to:
1. The needs of Burlington Northern.
2. Providing pedestrian,bicycle and vehicular access across the site to
connect the southeast and southwest sides of the city.
3. Providing a more visually appealing "entry corridor" into the City �` �
from the south along A and C Streets.
4. Allowing for a mix of uses including single and multifamily
development and commercial and indushial uses where
appropriate.
Mt. Rainier Yista Special Planning Area: This 145 acre Special Planning
Area is located south of Coal Creek Springs Watershed. Overall
development of the Mt.Rainier Vista subarea plan shall be consistent with
the following conditions:
I. Primary consideration in use and development of the property shall
be given to pmtecrion of Coal Creek Springs' water quality.
Page 44-20
Amended 2012
Comp.Plan ,
Map
i" , Development types, pattems and standards determined to pose a
substantial risk to the public water source shall not be allowed.
2. The maximum number of dwelling units will be determined as part
of any sub-area plan process. Dwelling units shall be located
within portions of the properiy where development poses the least
risk of contamination for Coal Creek Springs. Lands upon which
any level of development would have a high risk for contaminating
the water supply shall not be developed, but would be retained as
open space. The development pattern shall provide for a logical
transirion between areas designated for rural uses and those
designated for sirigle fanuly residential use.
3. All dwelling units sfiall be served by municipal water and sanitary
sewer service, and iu�ban roads. If 53rd Street S.E. is the major
access to serve the Special Planning Area, the developer will be
� responsible for developing the street to urban standazds, from the
property owners' eastem property line that abuts 53rd Street, west
to the intersection of 53rd and Kersey Way.
4. Percolation type storm sewer disposal systems shall not be
permitted. All surface water drainage shall be conveyed consistent
with the City's current storm drainage standards. Treatment of
stormwater shall occur prior to its discharge to any surface water
body, consistent with standazd public works or other requirements
in general effect at the time of development.
5. The site shall be zoned temporarily, at one unit per four acres; until
the suli-area plan is completed and the long-term urban zoning
determined.
6. The Mt. Rainier Vista special planning area boundary may be
modified through the development of the subarea plan.
7. The Mt. Rainier Vista and Stuck River Road Special Planning
Areas shall be coordinated subazea plans..
Stuck River Road Special Planning Area: A portion of the Stuck River
Road Special Planning Area is currently the site of a lazge sand and gravel
mining operation. This area and other adjacent land comprising a total of
approximately664 acres has been designated as a long term resource azea
(mineral resource area), so development of the Special Area Plan for this
area should be a low priority as mining is expected to continue on this site
for as long as 30 years: The land uses for the Stuck River Road Special
Planning Area will be determined lhrough the subarea planning process
Page 1421
a,m�a�a Zo�z
Chapter 14
and the Ciry Council's adoption of the subazea plan. Potential land uses
applied through the subarea planning process could include single-family
residential, multi-family residential, commercial, institutional, and
recreational. 5ome light industrial uses may be appropriate for
consideration and designation through the subarea planning process if the
uses are "industrial or business park" in character, conducted entirely
within an enclosed building, and exhibit a high degee of performance
standards and are non-nuisance in nature and if appropriately limited in
extent and location. A mix of housing types ranging from single faznily
residenrial to mulri-family residential is appropriate for this planning area
The subazea plan should be adopted taldng into considerarion the period
during which mining is expected and the intent of the ultimate
development of the area. An active pecmit has been processed by the City
with respect to the mining acrivity on a portion (appmximately 664 acres)
of the mineral extraction operation. The permit process should continue,
however, any peimit for mining in the mineral resource area should be
granted for the life of the resource, with reviews conducted periodically
(ever five years) to determine whether changes in the originallyproposed
mineral extracrion operation have arisen and give rise to the need for
addirional or revised permit conditions to address the new impacts (if any)
of any such changes. Any permit applications for additional acreage
within the mineral resource area shall be processed by the City.
Development of this azea should not occur until adequate public facilities ,
are available to support the development consistent with City concurrency
policy.
The City recognizes the potenrial for expanding the Stuck Riva Road
Special Planning Area to include additional land east of Kersey Way and
north of the Covington-Chehalis power line easement, and will consider a
proposal by all affected property owners. lf the azea is expanded, the
number of non-mulriple family, non-manufactured home pazk dwellings ' �
units may be increased proportionate to the increase in acreage. Any such
proposal shall specifically apportion the types and quantities of
development xo occur within each sepazate ownership.
Northeast Auburn Special Plan Area: The Northeast Auburn/Robertson
Properties Special Plan azea was adopted by Ordinanae No. 6183 in the
Spring of 2008. The Plan was prepazed in fulfillment of the policies
included in the Comprehensive Plan for the area between Auburn Way
North and the Green River, south of 277�' Street (52"d Street NE) and
north of approximately 37`� Street NE in the City of Auburn (Map No.
14.2). The planning area was narrowed to an area covering approximately
120 acres, north of 45�' Street NW and between Aubwn Way North and
the existing I Street NE right-of-way. The Northeast Auburn/Robertson
Pmperties Special Area Plan focuses on proposed develop of the Aubum � �
Page 1422
Amended 2012
Comp.P�n
Map
�' ; Gateway project area, a 60-acre goup of properties owned or under
considerarion for pwchase !iy Robertson Properties Crroup, owners of the
Valley 6 Drive-In Theater. The plan calls for a mix of office, retail, and
multifamily development under a new zoning designation (C-4, Ivlixed
Use Commercial) for the central portion of this planning area, aeated to
accommodate mixed use development. The plan calls for phased
development in coordinarion with the provision of new roads, stormwater
and other utiliries, and flood management measures.
Criteria for Designation: Additional Special Plaluiing Areas may only
be designated through atnendments of the Comprehensive Plan.
Appropriate Implementation: Plan elements. establishing City policy
regarding the development of the Special Planning Areas shall be adopted
by amendment of the Comprehensive Plan, or shall be adopted concurrent
with adoption of the Comprehedsive Plan. Special Planning Area elements
shall be implemented in the same manner as other elements of the
Comprehensive Plan; that is, under the City's zoning and subdivision
ordinances, development standards and public faciliries programs.
Plan Map
Policies
In some cases the general policies established by this Plan need further
artioularion or clarification due to particulaz geographic concems
associated with specific azeas. In other cases, the application of the Plan's
general policies may be inappropriate for a specific area due to unique
circumstances, requiring that specific "exceptions" to these general
policies be established. This section identifies these specific azeas and
- establishes either supplemental policies or exceprions tb the general
i � policy, as appropriate.
Urban Separators Urban sepazators aze areas designated for low-density uses in the King
County Countywide Planning. Policies. They are intended to be
"permanent low-density lands which protect adjacent resource lands, Rural
Areas, and environmentally sensitive areas and create open space corridors
within and between Urban Areas which provide environmental, visual,
recreational and wildlife benefiu." There are two prnnary azeas of urban
sepazators witUin the Lea Hill portion of the City of Auburn, which the
City is obligated to maintain (and not redesignate) unrit at least the yeaz
2022, pursuant to the Countyivide Planning Policies and an annexation
ageement with King County. Urban separators aze deemed to be both a
regional as well as local concerrt and no modifications to development
regulations governing their use may be made without King County review
and concurrence. Therefore, the areas designated as "urban separato�" on
Page 1423
Amended 2012
Chapter 14
the Comprehensive Land Use map, will be zoned for densities not to .
exceed one dwelling unit per acre, with lot clustering being reguired if a
subdivision of land is proposed.
Infrastructure
Related
Policies
Pike Street
Area: North of 8th N.E., east of Harvey Road, and south of 22nd N.E.
Problem: This area is inadequately served by residential arterials. Further
intensification of use in this azea would compound this problem.
Policy III.A. No increase in density or other development wluch would
increase traffic demand in this azea should be approved.
8th Street N.E. �
Area: 8th Street N.E.between Aubum Way and M Street.
Problem: The Comprehensive Plan Ivlap designates mulriple family use
as the ultimate use in accord with the Comprehensive Plan policies. While
8th Street is designated as a major arterial, it is not cuirently constructed to
that standard and is not able to support current traffic demand adequately:
The Plan designation would greatly increase traffic volumgs. Water
service is also not sufficient to support multiple family densities at the
present rime.
Policy III.B. Implementation of the Plan designations should not occur
until 8th Street is constructed to the adequate arterial standard and water
service is upgraded. Up zones should not be granted from curcent zoning
until these systems aze upgaded or guaranteed. ' '
Auburn Way South, Auburn Black Diamond Road
Area: Auburn Way South in the vicinity of the Enumclaw Plateau; Area
between Aubum-Black Diamond Road and the Burlington Northem
Railroad.
Problem: This Plan does not fully represent the intensity of uses that
could.ultimately be supported in these areas (in part due to the current
wealmess of the City's infrastructure to support future gowtfi), In spite of
tliis fact, the development intensity now planned will still need to be
coordinated with the necessary infrastructure to support that growth.,
Particularly significant is the need to assess the ability of both Aubwn
Way and Auburn-Black Diamond Road to support continued increases in
traffic volnmes.
Page 1424
Amended 2012
Comp.Plan
Map
I 1
Policy III.C. The azea beEiveen Auburn-Black Diamond Road and the
Burlington Northem Raikoad tracks is designated as Rural by the Plan.
Map. The primary reason for this Rural designation is the current lack of
urban facilities necessary to support urban development. . Major
development proposals shall be carefully assessed under SEPA to ensure
that the development can be supported by the available facilities. Once
property owners are able to demonsirate to the Ciry that they can provide
urban services (municipal water and sewer service, urban mads and storm
water management) necessary to support the intensity of development
proposed within the entire area, the Plan designarion and zoning for tliis
azea should be changed to an urban residential or commercial
classificadon. The appropriate classification(s) shall be determined after a
review of the development proposal and the pertinent Comprehensive Plan
policies.
Economic Development
Strategy Areas
In 2005 the City of Auburn brought together a focus group of diverse
business and community interests that idenrified several econoauc
development areas within the City. The focus group's effort is reflected in
an Economic Development Strategies document that includes sh'ategies
1 and actions needed to affect necessary change for specific strategy areas
within the city. As adopted by Resolution No. 3944 in 2005, the
Economic Development Strategies document identified six inirial strategy
areas. These economic development strategy areas are targeted for
population and employment growth. The boundaries of these azeas will be
refined as sub-azea plans of the Comprehensive Plan aze developed for
these strategy azeas and/or as the areas aze differenriated through incentive
zoning.
In 2010, the City Council identified two additional economic development
strategy azeas and solidified the idea of expanding elements of the "Urban
Center" designation--greater residenrial population density (i.e. mixed
use), clustered non-residenrial intensity(offices, retail, services), increased
employment, and multi-modal transportarion (i.e. walking, transit, and
bicycling)--to these economic development strategyazeas as key economic
development nodes in the City. The original planning horizon for the
economic development strategy azeas focused on the City's 20-yeaz(2031)
gowth target.
With the City Council's Economic Development Retreat in 2012 and
subsequent discussions of the Planning & Development Committee and
Committee of the Whole, the population and employment growth purpose
of the eight economic strategy areas is further articulated. A new
?age 14-25
Amended 2012
Chapter 14
economic development strategy area is added bringing the total to nine,
revised to a 50-year planning horizon and modified boundaries were used '
to correlate the economic development strategy areas with priority
business sectors as follows: (See Map No. 14.3 "Economic Development
Strategy Areas")
• Auburn Environmental Park and "Green Zone" (The zoning.
designarion surrounding and supporting the Environmental Park):
o Healthcare reseazch (provision and prevention);
o Ewsystem management("Green Engineering");
o Educarion;
o Bio-research facilities; and
o "Manufacturing Village" — mixed uses consisting. of
manufacturing, commercial and multiple family
residential
• Urban Center
o Healthcare reseazch(provision and prevention); �
o Entertainment;
o' High density housing/mixed-use commercial; and
o Ecosystem management("Green Engineering");
• Aubum Way North Corridor (Generally, paralleling the street
between I S`h ST NE to S 277`h ST and C ST 1VW to 1 ST IVE)
o Mixed-use of commercial and residential (retail �
emphasis); and
o Entertainment
• Aubum Way South Corridor (Generally, SR 18 south to Auburn
WY S and Riverwalk DR SN�
o Healthcare research(provision and prevention);
o Ecosystem management ("Green Engineering'�;
o Educarion; �
o Bio-research facilities; and
o Aerospace
• ISth Street SW/C Street SW/West Valley Highway (Generally, SR
18 to Boundary Boulevard SW and West YLY HWY to C ST SY�
o Mixed-use of commercial and residenrial (retail
emphasis)
• A Street SE Coiridor(Generally, SR 18 to 41 Sr ST SE and C ST SW
toDSTSE)
o Mulriple family residential
• SE 312�' StreeU124�' Avenue SE Corridor (Generally, SE 310`� ST
to SE 314`h ST and I21"PL SE to 129`h AVE SE)
o Retail Services
• M Street SE between Auburn Way North and Aubum South
o Mixed-use of commercial and residential (retail and i
service emphasis)
Page 14-26
Amended 2012
Comp.Plan
Map
f� • Northwest Aubum Area (Generally, between S. 277th ST and 30`h
�-' ST NW and west ofAuburn WY N Corridor to SR 167)
o "Manufacturing Village" — mixed uses consisting of
manufacturing, commercial and multiple fanuly
residential.
Related
Policies
Policy III.D. The City will seek to implement the Ewnomic Developinent
Strategy Areas through site-specific planning actions such as sub-area
plans and/or by innovarive land use regularions such as incentive zoning
which promofe greater residential population density (i.e. mixed use),
clustered non-residential intensity (offices, retail, services), increased
employment and mulri-modal transportation (i.e. walking, transit, and
bicycling)--to these economic development strategy areas as key economic
i development nodes in the City.
Policy III.E. The City will seek to encourage a compatible mixture of
future land uses emphasizing the prioriry business sectors within the
Ewnomic Development Strategy Areas. The City will promote a long-
tam vision for their redevelopment that is not constrained by the current
mazketplace, existing nature of physical development, cucrent level of
infrastructure improvements or funding, and exisring methods of land use
regulation. The Economic Development Strategy Areas will be a focus for
redevelopment through public infrastructure investment, private.
investment through such methods as public-private partnerships and by
flexible land use regulations, such as performance standards or form-based
codes.
� Policy III.F Within appropriate Economic Development Strategy Areas,
the City will foster implementation of "Manufacturing Villages".
"Manufacturing Villages" aze a 21 s�"Century reinventiom of historic
development pattem emphasizing horizontal or vertical synergy of mixed
uses and based on minimization of�avel distances between living units
and work places; the prbmorion of smaller scale, non-nuisance-type
commercial or industrial uses in proximity to residences, and cultivating
vibrant streetscapes. The Manufacturing Villages sliould build on the
City's designation of an "Innovarion Partnership Zone". The "Innovation
Partnersliip Zone" (II'Z) is a unique economic development effort that
partners research, workforce training, and private sector participation in
close geographic proximity to pmmote collaboration in a reseazch based
effort that will lead to new technologies, marketable pmducts, company
formation, and job crearion. Created by the State Legislature in 2007 and
� assigned to the State Department of Commerce, the zones aze administered
by the City pursuant to a comprehensive business plan.
Page 14-27
Amended 2012
Chapter 14
�,i�
Problems Related __
to Existing Uses
R'est AuSurn
Area: South of West Main between the rail lines.
Problem: This is an older part of town developed in a pattem of
commercial uses along Main Street and residential uses south to Highway
18. This azea is in the Region Serving Area as designated in tlus Plan:
The homes in this area are typically older single fanply homes that have
been converted to multi-family housing. Some may have historic
significance. Preservation and restoration of the existing housing in this
area is a priority.
Policy III.I. This azea should be planned for "Local Serving" mulriple
family uses even though it is in the"Region Serving Area". � r
AirpoKArea
Area: Indus�ially designated area east of the Airport.
Problem: This azea is highly suited for air related activities. Other
industrial type uses are now located here.. �' �
Policy III.J. The City will encourage use in this area to take advantage of
its proximiry to the Airport.
Lea Hill Area
Area: ArBa annexed on January 1,2008.
Problem: The.City has been concerned for years that the rapid growth
taking place within the Lea Hill PAA will overwhelm city streets.:Tluough
annexation the City can better manage the amount and type of growth in
this area and help ensure that appropriate infrastructure to support
development is provided concurrent with that development.
The Auburn City Council envisions retaining the predominantly single-
family character of the Lea Hill area rather than allow the trend of rapidly
developing mulri-family projects to continue. The City's codes will help
ensure that tfie neighborhood character, traffic and environmentally
sensitive features are protected and/or managed.
l `
Page 14-28
Amended 2012
_. ' RESOLUTION NO. 3 7 8 2
A RESOLUTION OF THE CITY COUNGIL OF THE CITY OF
AUBURN, WASHINGTON STATING THE CITY'S
POSITION WITH RESPECT TO APPROPRIATE COURSES
OF ACT{ON IN THE EVENT THAT THE STREAMLINED
SALES TAX PROPOSALS ARE IMPLEMENTED
WHEREAS; for many years, the sales tax revenue has been applied to
sales based upon the sight of origin, rather than the sight of ultirriate delivery;
and
WHEREAS, there are currently proposais to change that tax .sighting
st_ructure, so that taxes would inure to the jurisdiction to which goods were
delivered, rather than those from which those goods were shipped; and
WHEREAS, because cities such as Aubum have invested in the
infrastructure to promote businesses that ship goods to other locations, a change
of the taxing structure, if implemented by the proponents of the streamlined sales
tax proposals, would serve the disadvantage of Aubum and similarly situated
municipalities; and
WREREAS, in order to accommodate this shifting tax structure, it would '
be necessary for the City of Aubum to respond, in tum, by promoting fhose land
uses that would not be disadvantageous to it and its past infrastructure
investments, and to amend its comprehensive plan and its zoning codes
accordingly.
NOW THEREFORE, ?HE CITY COUNCIL OF THE CI7Y OF AUBURN,
WASHINGTON, HEREBY RESOLVES AS FOLLOWS:
Section 1. If the streamlined sales tax proposals currently being
considered are adopted and implemented, the City Council would direct the
planning department and its planning commission to consider amendments tothe
City's Comprehensive Plan and Zoning Codes along the following lines:
A. LAND USE ELEMENT:
This Land Use Element addresses the land use strategies necessary to
carry out the long-range land use plans of the Gity. Implementation of these
strategies is heavily dependent upon the City being able to continue a strong
public investment program in our support of infrastructure and seryices, which
has been ongoing for many years. The ability to continue this necessary public
'investment is contingent upon maintaining solvent public revenue streams,
•° , particularly sales tax. Sales tax comprises the largest source of monies to the
Resolution No. 3782
November 8, 2004
Page 1
City General Fund, comprising 34% of the 2004 City General Fund budget, Any ,
mandated changes in sales tax sourcing rules, which the Department of Revenue _ '
forecasts to be in excess of $12 million per year for the City of Aubum, will
directly and adversely affect the City's ability to adequately fund the capital
infrastructure and senrices necessary to support the adopted future land use
plan. This will 6e especially applicable to industrial areas supporting warehou§es
and distribution centers, should any sales tax program affect the current revenue
stream ftom those uses. In such event, the City Council may need to consider
moratoria and/or land use changes for such industrial areas and uses,as we1F as
other actions which could have a significant impact on local and regional
economic development opportunities.
B. TRANSPORTAT{ON ELEMENT:
This Transportation Element addresses the transportation infrastructure
strategies necessary to carry out the long-range land use plans of the Cityr.
Implementation of these strategies is heavily dependent upon the City being able
to continue a strong public investment program in our support infrastructu�e and
services, which has been ongoing for many years. The a6ility to continue this
necessary public investmenY is contingent upon maintaining solvent public
revenue streams, particularly sales tax. Sales tax comprises the single largest
source of monies to the City General Fund, comprising 34% of the 2004 City
General Fund budget. Any mandated changes in sales taxsourcing rules, which
the Department of Revenue forecasts to be in excess of$1.2 million peryear for
the City of Aubum, will directly and adversely affect the City's ability to �,
adeguately f�nd the capital infrastructure and services necessary to support the
adopted future land use plan. This will be especially applicable to indusfial
areas supporting warehouses and distribution centers, should any sales tax
program affect the curreM revenue stream from those uses. In such event; the
City Council may need to consider moratoria and/or land use changes for such
industrial areas and uses, as well as other actions which could have a significant
impact on local and regional economic development opportuhities. •
C. CAPITAL FACILITIES PLAN ELEMENT:
This Capital Facilities Plan Element addresses the, cap'�tal faciliUes
strategies necessary to carry out the long-range land use plans of the City.
Implementation of these strategies is heavily dependent upon#he City being able
to continue a strong public investment program in our suppo�t infrastructu�e and
services, which has been ongoing for many years. The ability to continue this
necessary public investment is contingent upon maintaining solvent public
revenue streams, particularly sales tax. Sales tax comprises the:single largest
saurce of monies to tHe City General Fund, comprising 34°� of the 2004 City
General Fund budget. Any mandated changes in sales tax sourcing rules, which
the Department of Revenue forecasts to be in excess of'$1.2 million peryear for
the City of Aubum, will direcUy and adversely affect the City's ability to
adequately fund the capital infrastructure and senrices necessary to support the
Resolution No. 3782
November 8, 2004
Page 2
, adopted future land use plan. This will be especially applicable to industrial
_ ' areas supporting warehouses and distribution centers; should any sales tax
program affect tlie current revenue stream from those uses. In such event, the
City Council may need to consider moratoria and/or lancl use changes far such
industrial areas and uses, as well as other adions which could have a signifrcant
impact on local and regional economic development opportuniUes.
Section 2. That the City Council directs that in the event that
streamlined sales tax programs are in fact implemented, that the Mayor is
directed such action as is necessary to trigger a review thereof, including
amendments to the Comprehensive Plan and 4he Zoning Code of the City, and to
further take such other action as is appropriate to implement the directives
hereof.
Section 3. This Resolution shall be in full force upon passage and
signatures hereon.
PASSED by the City Council this�day of � , 2004.
CITY OF AUBURN
C�
�
Peter B. Lewis, Mayor
ATTEST:
/� �
,:i'�Jl-t tk�.C��!�1�%..✓�C��
�Dartrelle E. Daskam, City Clerk
APPR� D TO FORM:
Daniel B. H ' City omey
," ��;
�..
--------------- --
Resolutlon No. 3782
No4ember 8, 2004
Page 3