HomeMy WebLinkAbout05-09-2016 CITY COUNCIL STUDY SESSION AGENDACity Council Study Session
May 9, 2016 - 5:30 PM
Auburn City Hall
AGENDA
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I. CALL TO ORDER
A. Roll Call
II. ANNOUNCEMENTS, REPORTS, AND PRESENTATIONS
III. AGENDA ITEMS FOR COUNCIL DISCUSSION
A. Permit Center Presentation (20 Minute Presentation/10 Minute Q&A)*
(Snyder)
B. Small Annexations (10 Minute Presentation/10 Minute Q&A)* (Snyder)
C. Council Retreat Goals (5 Minute Presentation/10 Minute Q&A)* (Haugan)
IV. ADJOURNMENT
Agendas and minutes are available to the public at the City Clerk's Office, on the City
website (http://www.auburnwa.gov), and via e-mail. Complete agenda packets are
available for review at the City Clerk's Office.
*Denotes attachments included in the agenda packet.
Page 1 of 121
AGENDA BILL APPROVAL FORM
Agenda Subject:
Permit Center Presentation (20 Minute Presentation/10
Minute Q&A)
Date:
May 4, 2016
Department:
Community Development &
Public Works
Attachments:
Permit Center Presentation
Budget Impact:
$0
Administrative Recommendation:
Background Summary:
Reviewed by Council Committees:
Councilmember:Staff:Snyder
Meeting Date:May 9, 2016 Item Number:DI.A
AUBURN * MORE THAN YOU IMAGINEDDI.A Page 2 of 121
PERMIT CENTER
DI.A Page 3 of 121
PERMIT CENTER PRESENTATION
Provide background on Permit Technician
responsibilities
Provide more information about the Permit
Center application process
Highlight some of the courtesy lobby
enhancements provided for our customers
PERMIT CENTER
DI.A Page 4 of 121
APPLICATIONS
The Permit Center is often our customer’s first
interaction with the City
The application submittal process is critical
to the overall success of the project
The Permit Technicians are responsible for
administration of permit processing
PERMIT CENTER
DI.A Page 5 of 121
PERMIT TECH CERTIFICATION
The Permit Technicians have obtained
certification through International Code Council
Certification requires passing a national
certification exam
Certification is valid for three years and requires
continuing education for renewal
PERMIT CENTER
DI.A Page 6 of 121
PERMIT TECH RESPONSIBILITIES
Provide general building and related code
information
Determine permits required based on scope of work
Provide guidance in filling out various applications
and forms
Help applicants understand the permitting process
Verify accuracy and completeness of applications
PERMIT CENTER
DI.A Page 7 of 121
Sewer, Water, Storm, Pre-Application, Preliminary Plat, Final Plat, Preliminary Short Plat, Final Short Plat, Pet License, Boundary Line Adjustment, Business License, Parking, Temporary Use, Construction, Special, Variance, Administrative Decision, Comp. Plan Amendment, Conditional Use, Critical Areas, Miscellaneous, Rezone, SEPA, Shoreline, Street Deferral Request, Zoning Certification Letter, Zoning Code Amendment, Alteration, Addition, Tenant Improvement, Flood Plain, Hydrant, Grading, Backflow, Adult Family Home, Sign, Stock Plan, Demolition
HOW MANY DIFFERENT TYPES OF
APPLICATIONS DOES THE PERMIT
CENTER PROCESS?
PERMIT CENTER
Building, Mechanical, Plumbing, Fire,
>40
DI.A Page 8 of 121
PERMIT CENTER
LEAN: VALUE STREAM MAP
COMMERCIAL BUILDING PERMIT
DI.A Page 9 of 121
PERMIT CENTER
LEAN: STANDARD WORK BLOCK
DI.A Page 10 of 121
PERMIT CENTER
STANDARD WORK BLOCK:
APPLICATION SUBMITTAL
DI.A Page 11 of 121
Customer interaction
Review application for completeness
Review documents and checklist
Cursory review by Planning
Cursory review by Building
Cursory review by Development Engineering
Accept or Reject
Enter information in CRW
Collect plan review fee
Close of customer interaction
PERMIT CENTER
STANDARD WORK BLOCK:
APPLICATION SUBMITTAL
DI.A Page 12 of 121
Customer interaction
Review application for completeness
Review documents and checklist
Cursory review by Planning
Cursory review by Building
Cursory review by Development Engineering
Accept or Reject
Enter information in CRW
Collect plan review fee
Close of customer interaction
PERMIT CENTER
STANDARD WORK BLOCK:
APPLICATION SUBMITTAL
DI.A Page 13 of 121
CUSTOMER INTERACTION
Permit Techs meet and greet applicants at
the counter
Permit Techs ask key questions to assess the
scope of the project
PERMIT CENTER
DI.A Page 14 of 121
Customer interaction
Review application for completeness
Review documents and checklist
Cursory review by Planning
Cursory review by Building
Cursory review by Development Engineering
Accept or Reject
Enter information in CRW
Collect plan review fee
Close of customer interaction
PERMIT CENTER
STANDARD WORK BLOCK:
APPLICATION SUBMITTAL
DI.A Page 15 of 121
Customer interaction
Review application for completeness
Review documents and checklist
Cursory review by Planning
Cursory review by Building
Cursory review by Development Engineering
Accept or Reject
Enter information in CRW
Collect plan review fee
Close of customer interaction
PERMIT CENTER
STANDARD WORK BLOCK:
APPLICATION SUBMITTAL
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REVIEW APPLICATION FOR
COMPLETENESS
Applications:
•Include critical project information relied upon
throughout project life
•Become part of public record
•Are a legal document
PERMIT CENTER
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HOW MANY INFORMATION FIELDS
ARE ON A COMMERCIAL BUILDING
APPLICATION?
PERMIT CENTER
137
DI.A Page 18 of 121
REVIEW APPLICATION FOR
COMPLETENESS
Applications:
•Include critical project information relied upon
throughout project life
•Become part of public record
•Are a legal document
PERMIT CENTER
DI.A Page 19 of 121
Customer interaction
Review application for completeness
Review documents and checklist
Cursory review by Planning
Cursory review by Building
Cursory review by Development Engineering
Accept or Reject
Enter information in CRW
Collect plan review fee
Close of customer interaction
PERMIT CENTER
STANDARD WORK BLOCK:
APPLICATION SUBMITTAL
DI.A Page 20 of 121
Customer interaction
Review application for completeness
Review documents and checklist
Cursory review by Planning
Cursory review by Building
Cursory review by Development Engineering
Accept or Reject
Enter information in CRW
Collect plan review fee
Close of customer interaction
PERMIT CENTER
STANDARD WORK BLOCK:
APPLICATION SUBMITTAL
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REVIEW DOCUMENTS
Plans
Site Plans
Calculations
Reports
PERMIT CENTER
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EXAMPLE PLANS PERMIT CENTER
DI.A Page 23 of 121
REVIEW DOCUMENTS
Plans
Site Plans
Calculations
Reports
PERMIT CENTER
DI.A Page 24 of 121
Customer interaction
Review application for completeness
Review documents and checklist
Cursory review by Planning
Cursory review by Building
Cursory review by Development Engineering
Accept or Reject
Enter information in CRW
Collect plan review fee
Close of customer interaction
PERMIT CENTER
STANDARD WORK BLOCK:
APPLICATION SUBMITTAL
DI.A Page 25 of 121
Customer interaction
Review application for completeness
Review documents and checklist
Cursory review by Planning
Cursory review by Building
Cursory review by Development Engineering
Accept or Reject
Enter information in CRW
Collect plan review fee
Close of customer interaction
PERMIT CENTER
STANDARD WORK BLOCK:
APPLICATION SUBMITTAL
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CURSORY REVIEW BY PLANNING
Planning Review:
•Zoning
•Proposed Use
•Setbacks
PERMIT CENTER
DI.A Page 27 of 121
Customer interaction
Review application for completeness
Review documents and checklist
Cursory review by Planning
Cursory review by Building
Cursory review by Development Engineering
Accept or Reject
Enter information in CRW
Collect plan review fee
Close of customer interaction
PERMIT CENTER
STANDARD WORK BLOCK:
APPLICATION SUBMITTAL
DI.A Page 28 of 121
Customer interaction
Review application for completeness
Review documents and checklist
Cursory review by Planning
Cursory review by Building
Cursory review by Development Engineering
Accept or Reject
Enter information in CRW
Collect plan review fee
Close of customer interaction
PERMIT CENTER
STANDARD WORK BLOCK:
APPLICATION SUBMITTAL
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CURSORY REVIEW BY BUILDING
Building Review:
•Design Code
•Plan Completeness
PERMIT CENTER
DI.A Page 30 of 121
Customer interaction
Review application for completeness
Review documents and checklist
Cursory review by Planning
Cursory review by Building
Cursory review by Development Engineering
Accept or Reject
Enter information in CRW
Collect plan review fee
Close of customer interaction
PERMIT CENTER
STANDARD WORK BLOCK:
APPLICATION SUBMITTAL
DI.A Page 31 of 121
Customer interaction
Review application for completeness
Review documents and checklist
Cursory review by Planning
Cursory review by Building
Cursory review by Development Engineering
Accept or Reject
Enter information in CRW
Collect plan review fee
Close of customer interaction
PERMIT CENTER
STANDARD WORK BLOCK:
APPLICATION SUBMITTAL
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CURSORY REVIEW BY
DEVELOPMENT ENGINEERING
Development Engineering Review:
•Storm Design Elements
•Associated Civil Design Requirements
PERMIT CENTER
DI.A Page 33 of 121
Customer interaction
Review application for completeness
Review documents and checklist
Cursory review by Planning
Cursory review by Building
Cursory review by Development Engineering
Accept or Reject
Enter information in CRW
Collect plan review fee
Close of customer interaction
PERMIT CENTER
STANDARD WORK BLOCK:
APPLICATION SUBMITTAL
DI.A Page 34 of 121
Customer interaction
Review application for completeness
Review documents and checklist
Cursory review by Planning
Cursory review by Building
Cursory review by Development Engineering
Accept or Reject
Enter information in CRW
Collect plan review fee
Close of customer interaction
PERMIT CENTER
STANDARD WORK BLOCK:
APPLICATION SUBMITTAL
DI.A Page 35 of 121
ACCEPT OR REJECT?
Approximately 10% of applications are
rejected
Incomplete applications result in increased
review times and delay of approval
PERMIT CENTER
DI.A Page 36 of 121
Customer interaction
Review application for completeness
Review documents and checklist
Cursory review by Planning
Cursory review by Building
Cursory review by Development Engineering
Accept or Reject
Enter information in CRW
Collect plan review fee
Close of customer interaction
PERMIT CENTER
STANDARD WORK BLOCK:
APPLICATION SUBMITTAL
DI.A Page 37 of 121
Customer interaction
Review application for completeness
Review documents and checklist
Cursory review by Planning
Cursory review by Building
Cursory review by Development Engineering
Accept or Reject
Enter information in CRW
Collect plan review fee
Close of customer interaction
PERMIT CENTER
STANDARD WORK BLOCK:
APPLICATION SUBMITTAL
DI.A Page 38 of 121
Enter Information in TRAKiT (CRW)
Projects are linked to Parcel Number
Project title utilizes a standardized naming
convention for future searching
Permit number is created in TRAKiT at this
time
PERMIT CENTER
DI.A Page 39 of 121
Customer interaction
Review application for completeness
Review documents and checklist
Cursory review by Planning
Cursory review by Building
Cursory review by Development Engineering
Accept or Reject
Enter information in CRW
Collect plan review fee
Close of customer interaction
PERMIT CENTER
STANDARD WORK BLOCK:
APPLICATION SUBMITTAL
DI.A Page 40 of 121
Customer interaction
Review application for completeness
Review documents and checklist
Cursory review by Planning
Cursory review by Building
Cursory review by Development Engineering
Accept or Reject
Enter information in CRW
Collect plan review fee
Close of customer interaction
PERMIT CENTER
STANDARD WORK BLOCK:
APPLICATION SUBMITTAL
DI.A Page 41 of 121
COLLECT PLAN REVIEW FEE
Fees are calculated and applied in TRAKiT
Fees are collected for City and VRFA review
Fees are based on the project valuation
PERMIT CENTER
DI.A Page 42 of 121
VALUATION
Valuation rates are adopted from the
“Building Safety Journal” from ICC
Valuation data represents a national
average
Valuation formulas are for new construction
not for alterations or repairs
PERMIT CENTER
DI.A Page 43 of 121
VALUATION
Valuation is based on:
•Occupancy Use
•Construction Type
•Area of building
PERMIT CENTER
DI.A Page 44 of 121
HOW MANY BASE VALUATION
FEES ARE THERE?
61
122
183
243
PERMIT CENTER
DI.A Page 45 of 121
VALUATION: FT² CONSTRUCTION
COSTS
PERMIT CENTER
243 unit costs
27 occupancy/uses
9 types of construction
DI.A Page 46 of 121
BUILDING PERMIT FEE
Building Permit fee is based on valuation
and Table 1-A of the adopted Fee Schedule
PERMIT CENTER
DI.A Page 47 of 121
COLLECT PLAN REVIEW FEE
City plan review fee is based on the project
valuation and Table 1-A of the Fee Schedule
Plan review fee is 65% of the total permit fee
VRFA plan review fee is 35% of City plan review
fee.
Fees are calculated and applied in TRAKiT
PERMIT CENTER
DI.A Page 48 of 121
Customer interaction
Review application for completeness
Review documents and checklist
Cursory review by Planning
Cursory review by Building
Cursory review by Development Engineering
Accept or Reject
Enter information in CRW
Collect plan review fee
Close of customer interaction
PERMIT CENTER
STANDARD WORK BLOCK:
APPLICATION SUBMITTAL
DI.A Page 49 of 121
Customer interaction
Review application for completeness
Review documents and checklist
Cursory review by Planning
Cursory review by Building
Cursory review by Development Engineering
Accept or Reject
Enter information in CRW
Collect plan review fee
Close of customer interaction
PERMIT CENTER
STANDARD WORK BLOCK:
APPLICATION SUBMITTAL
DI.A Page 50 of 121
END CUSTOMER INTERACTION
Provide customer with an expectation for
the next steps and future contact
PERMIT CENTER
DI.A Page 51 of 121
Customer interaction
Review application for completeness
Review documents and checklist
Cursory review by Planning
Cursory review by Building
Cursory review by Development Engineering
Accept or Reject
Enter information in CRW
Collect plan review fee
Close of customer interaction
PERMIT CENTER
STANDARD WORK BLOCK:
APPLICATION SUBMITTAL
DI.A Page 52 of 121
APPLICATION SUBMITTAL
ANALYSIS
Facilitated by: Permit Technicians
Includes cursory review by:
•Planning, Building & Development
Est. Avg. Process Time: 131 minutes
Est. Wait Time: Up to 20 minutes
Interruptions: 60%
PERMIT CENTER
DI.A Page 53 of 121
CUSTOMER SERVICE EXPERIENCE
The Permit Center is often our customer’s first
interaction with the City
The Permit Center team makes an effort to be
welcoming and facilitate a comfortable
atmosphere
Several elements have been added to increase
the positive experience of our customers
PERMIT CENTER
DI.A Page 54 of 121
CUSTOMER SERVICE EXPERIENCE
PERMIT CENTER
DI.A Page 55 of 121
CUSTOMER SERVICE EXPERIENCE
Permit Center lobby enhancements projects
continue to be incorporated into goal
planning every year
PERMIT CENTER
DI.A Page 56 of 121
ANY QUESTIONS?
PERMIT CENTER
DI.A Page 57 of 121
AGENDA BILL APPROVAL FORM
Agenda Subject:
Small Annexations (10 Minute Presentation/10 Minute Q&A)
Date:
May 4, 2016
Department:
Community Development &
Public Works
Attachments:
Small Annexation Attachments 1-8
Budget Impact:
$0
Administrative Recommendation:
Background Summary:
There are currently three geographic areas in or adjacent to the City that contain
unincorporated properties under the jurisdiction of King County and Pierce County that
have special designations assigned to them. In addition, there is one incorporated
area that is within the corporate limits of the City of Kent. Three of these areas are
identified as potential annexation areas, two of which are “islands” or surrounded on
all sides by the City corporate limits of Auburn while the third is immediately adjacent
to the City limits and is located within Pierce County. The fourth area is the area on
Lea Hill known as Verdana or Bridges that is currently part of the corporate limits of
the City of Kent. Annexation of potential annexation areas involve the annexation of
unincorporated areas into the City while any annexation of Verdana/Bridges would
also involve a deannexation from the City of Kent followed by an annexation into the
City of Auburn.
There are state, regional and local policy frameworks pertaining to annexation areas.
RCW 35A.14.295, RCW 35A.14.297 and RCW 35A.14.299 provide statutory direction
on the processing of annexations for potential annexation areas. RCW 35.10.217-240
The Countywide Planning Policies of King and Pierce Counties provide direction on
how urban growth should occur inclusive of potential annexation areas. Policies LU
111-115 of the 2015 Auburn Comprehensive Plan provide guidance on potential
annexation areas.
Staff’s intent is to provide background information to City Council to frame the
discussion and help identify Council questions and/or additional information needs. A
PowerPoint presentation to assist in the May 9th Council study session will be
distributed to City Council prior to the meeting.
AUBURN * MORE THAN YOU IMAGINEDDI.B Page 58 of 121
Reviewed by Council Committees:
Councilmember:Staff:Snyder
Meeting Date:May 9, 2016 Item Number:DI.B
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City of Auburn | Land Use Element Page 1
“Helping Communities And Organizations Create Their Best Futures”
AUBURN COMPREHENSIVE PLAN - VOLUME 1
Land Use Element
LAND USE ELEMENT VISION
Auburn is a community that is both physically and socially connected. We take pride in the quality of our built
environment as well as the beauty and function of our natural environment. Land use patterns are supported by
a complete and efficient transportation and utility infrastructure system. Neighborhoods, commercial centers,
and parks are attractive, interesting, accessible, and well maintained. Natural riverine and forested corridors are
interspersed throughout the city and offer a sanctuary for fish and wildlife to reside and people to visit so they
may observe and learn about the environment. Residents have a strong association with their neighborhood
and are engaged and involved in the decisions that steer Auburn into the future.
LAND USE CONDITIONS AND TRENDS SUMMARY
Dispersed Land Use Pattern. For the first 100 years of Auburn’s existence the land use pattern
developed in a relatively logical manner. Auburn was fully contained to the valley floor with a traditional
downtown urban center, several north/south heavy commercial and industrial corri dors that parallel
Highway 167, and a surrounding housing stock built primarily between 1910 and 1960. In the last 30 years
the land use pattern of Auburn has changed primarily because of the incorporation of areas to the south,
east, and west. Each of the newly incorporated areas has its own identity and land use pattern.
Disconnected Communities. Because a significant portion of today’s Auburn was settled prior to
incorporation, the basic land use patterns and infrastructure have already been established. Furthermore,
much of today’s Auburn land use pattern was established in either Auburn, the Muckleshoot Reservation,
or prior to incorporation in King County or Pierce County. Given the mix of jurisdictional oversight there are
a myriad of different land use policies, regulations, infrastructure standards, and investments that have
applied in these areas. This has resulted in a relatively uncoordinated and random land use pattern. It also
means that the various communities lack connectivity to each other, have a mix of identities, and are
experiencing a change in their character from rural to more urban.
Robust Diversity of Land Use. Auburn has a strong mix of housing and industry. Auburn’s residential
land use pattern includes a variety of dens ities, ages, and housing type. Auburn’s non-residential land use
pattern includes a mix of local and regional retail, entertainment, services, manufacturing, warehousing,
and distribution centers. This mix of land use is a strength because it exemplifies social, economic, and
cultural diversity.
Diversity in Natural Resources. Auburn’s natural resources include the Green River and its tributaries,
the White River and its tributaries, a robust inventory of wetlands, floodplains, steep slopes, and mature
open spaces. With a strong base to work from, the City and its partners can be strategic about how to
better connect and preserve natural areas so that the overall system is enhanced for future generations to
enjoy.
INTRODUCTION
All land within the City of Auburn is assigned a land use designation, which builds off the past
Comprehensive Plan Map, the existing land use patter, previously approved sub area plans, topography ,
natural features, and targeted goals for shifting the character of specified areas. This chapter provides a
description for each designation, general criteria for how to assign the designation, and a series of policies
DI.B Page 80 of 121
City of Auburn | Land Use Element Page | 2
that govern land use within each designation. The Comprehensive Plan Land Use Map contained in the
Core Comprehensive Plan shows the location and boundaries for each designation. This map should be
consulted together with the written policies of this Plan when decisions about zoning designations, land use
activities, and development of public infrastructure are considered.
This Section of the document also explains the reasoning and intention behind the Plan Map's land use
designations. This should be useful in:
Developing and implementing tools (such as zoning provisions)
Interpreting the Plan Map as it applies to specific regulatory decisions or development proposals
Adjusting or amending the Plan Map when changing conditions or land use markets warrant
Planning for public services and infrastructure
Finally, this chapter sets forth special policies intended to address the unique challenges and opportunities
of specific locations within Auburn. These specific policies supplement the general goals, objectives and
policies found elsewhere in this plan.
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City of Auburn | Land Use Element Page | 3
RESIDENTIAL LAND USE DESIGNATIONS
Character Sketch:
Residential uses will be comprised of a diverse arrangement of multiple densities. The pattern of one
single density in a zone or neighborhood will evolve into increased and mixed densit ies in exchange for
amenities that enhance quality of life. There will be greater connectivity and stronger spatial
relationships between neighborhoods through strategic locations of roadway, trail, park, and
neighborhood-serving businesses. These amenities will help create localized identity while also linking
one area to another. The design and build quality of new construction and infill will be held to a high
standard. The City will encourage projects to be unique, innovative, and provide the residents of
Auburn true choice.
Values:
Character - Residential neighborhoods will include amenities, features and layouts that promote
interaction amongst residents.
Wellness - The design of residential neighborhoods will emphasize safety and non -motorized
connectivity.
Service - Through outreach and engagement, individual residents and homeowner’s associations are
connected to and aware of municipal services, events, and activities.
Economy - Neighborhoods have a physical and personal connection to Auburn’s commercial centers
and attractions. People want to move to Auburn because of the commercial and recreational
opportunities it has to offer.
Celebration - Districts and neighborhoods are identified, promoted and celebrated.
Environment - The built environment will fit into the natural landscape in a way that protects and
respects ecosystem function and that preserves native vegetation and soils.
Sustainable - Natural resources, economic prosperity, and cultural vibrancy are balanced in a way that
builds and maintains a thriving and long-lasting community.
General Policies
Policy LU- 1. Regulations for new developments and infill should address the following elements:
a. Connectivity by multiple means to adjacent subdivisions, nearby commercial hubs,
and parks and recreation facilities.
b. Relationship to nearby existing or future transit service.
c. Useable community amenities and spaces.
d. Environmental protection and preservation of natural features.
e. Preservation of areas that can support low impact development (LID) techniques.
f. Promote the use of energy and water conservation measures (PSRC 11/12/15)
g. Efficient and effective delivery of utility service.
h. Innovative design.
i. Crime prevention through environmental design (CPTED).
j. Long term maintenance considerations.
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City of Auburn | Land Use Element Page | 4
Policy LU- 2. As the market and utility availability enable denser development to occur, standards
should be developed to maximize density while preserving open space and critical
areas.
Policy LU- 3. Programs should be implemented to improve the quality of low income neighborhoods
and encourage rehabilitation of deteriorating structures and facilities.
Policy LU- 4. Public and institutional uses may be permitted as a conditional use if designed in a
manner which enhances the residential character of the area. Special care shall be
given to ensuring adequate parking, landscaping, and traffic circulation to avoid
conflict with residential uses.
Policy LU- 5. New residential development should contribute to the creation, enhancement and
improvement of the transportation system, health and human services, emergency
services, school system, and park system. This may be accomplished through the
development of level of service standards, mitigation fees, impact fees, or construction
contributions.
Policy LU- 6. Cluster development is the preferred form of residential development in all residential
designations with the goal of preserving natural areas, critical areas, and areas that
support low impact development. Where clustering accomplishes these objectives, it
should not come at the expense of lost development potential. Variances to lot size,
lot dimensions, building height, and other bulk or dimensional standards s hould be
utilized in order to incentivize and promote preservation.
Land Use Designations
Residential Conservancy
Description - This designation should consist primarily of low density residential uses (one
dwelling unit per four acres is allowed) and accessory agricultural uses in areas featuring
environmental constraints or requiring special protection such as the Coal Creek Springs
watershed area, low-lying areas along the Green River, and areas that are isolated from urban
services. This designation will serve to both protect environmental features and hold areas for
higher density development until such time public facilities become available.
Designation Criteria
1. Areas with significant environmental constraints, intrinsic value, or which may pose
environmental hazards if developed, such as areas tributary to public water sources;
2. Affords greater protections to environmental features than existing designation;
3. Level of service for property consistent with adjacent residential conservancy properties ; or
4. Location, size of properties, and character is consistent with a residential conservancy use.
Implementing Zoning Designations
Residential Conservancy
Policies
Policy LU-7. Densities and activities shall be of a very low intensity and shall not compromise
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City of Auburn | Land Use Element Page | 5
environmental and watershed resources.
Policy LU-8. In addition to single family homes, these larger properties can also be developed
with garages, accessory dwelling units, barns and other accessory outbuildings.
Home occupations, agricultural uses, and other allowed non-residential activities
may operate out of any type of permitted building, subject to intensity and use
limitations.
Policy LU-9. Until these areas are served by public utilities (water, sewer, storm services),
existing and new development is not expected to be served by public
infrastructure, such as urban streets, curbs, gutters, sidewalks, street lighting,
and landscaping.
Policy LU-10. As the market and utility availability enable denser development to occur,
standards should be developed to maximize density while preserving o pen space
and critical areas.
Policy LU-11. Small scale agricultural uses are allowed and encouraged. Commercial activities
that are directly related to and support agricultural uses may also be allowed.
The procedural standards may vary depending upon the type and sc ale of
agricultural uses and supporting commercial activities. Small scale agricultural
uses are allowed and encouraged.
Policy LU-12. Land use standards should adequately limit and control excessive accumulation
of debris. Where a permitted activity does allow outdoor storage, it should be
adequately screened from adjacent properties and roads, as well as ensuring
adequate soil and environmental protection.
Policy LU-13. Public, institutional and resource extractive uses which are low-intensity and
preserve the environment may be considered as conditional uses.
Single Family Residential
Description - This designation is the predominant land use category in the City. Maintaining and
creating a diverse arrangement of interconnected subdivisions, neighborhoods and communities
that have a mix of densities and housing types; linkages with other residential areas and
commercial hubs through non-motorized modes, such as pedestrian and bicycling, and vehicular
modes will be encouraged.
Designation Criteria
1. Previously developed single family residential areas;
2. Undeveloped areas that do not meet the designation criteria for other Residential,
Commercial, Industrial, or Public/Quasi-Public designations; or
3. Residential Conservancy areas that contain limited critical areas, are served by public utilities
(water, sewer, storm services), and meet the development parameters of the Single Family
designation.
Implementing Zoning Designations
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City of Auburn | Land Use Element Page | 6
Residential 1 (1 dwelling unit per acre): All properties located within the Urban Separator Overlay
is zoned R-1, as consistent with the King County Countywide Planning Policies.
Residential 7 (7 dwelling units per acre): All properties not located within the Urban Separator
Overlay is zoned R-7.
Policies
Policy LU-14. Accessory dwelling units should play an integral part of promoting infill
development and affordable housing and are therefore encouraged within this
land use category.
Policy LU-15. Home occupations, bed and breakfasts, day cares, and other appropriate uses
should be encouraged as viable accessory uses.
Policy LU-16. Manufactured homes shall be permitted on single family lots provided they are
sited and constructed in a manner that would blend with adjacent homes.
Policy LU-17. Provide a variety of housing typologies to suit the needs of various potential
residents.
Policy LU-18. Density bonuses, outside of the Urban Separator Overlay, should be approved
based on the innovations in transportation, stormwater management, and public
amenities proposed for the development or adjacent neighborhoods associated
with the request. The onus is on the developer to justify density above baseline.
Examples of amenities and concepts that justify density bonuses include park
space, art, enhanced landscaping, trails that connect to adjacent properties,
neighborhood commercial property set asides, use of low impact development
techniques beyond the minimum code requirements, incorporation of CPTED
concepts, and variation of architecture and housing typology.
Residential Transition
Description - Residential transition areas are planned to accommodate moderate densities of
varying residential dwelling types. Varying intensities within a transition area may be permitted
based on adjacent density, intensity, and/or character. Appropriate densities in these areas range
from 7 to 20 dwelling units per acre. Dwelling types generally range from single family dwelling to
multiple-family dwellings, with larger structures allowed (within the density range) where offsetting
community benefits can be identified.
Designation Criteria
1. Previously developed moderate density residential areas; or
2. Areas that provide a transition between single family and multi-family, single family and non-
residential, multi-family and non-residential zones or development, are adjacent and meet the
development parameters of the Residential Transition designation.
Implementing Zoning Designations
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Residential Transition
Policies
Policy LU-19. Density bonuses and flexible development standards should be considered as an
incentive for innovative neighborhood design.
Policy LU-20. Carefully developed low intensity office, or residentially related commercial uses
(such as day care centers) can be compatible.
Policy LU-21. Accessory dwelling units should play an integral part of promoting infill
development and affordable housing and are therefore encouraged within this
land use category.
Multi-Family
Description - This category shall be applied to those areas which are either now developed or
are reserved for multiple family dwellings. Densities may range from 20 to 24 units per acre.
These communities are served by transit, have non -motorized connections to surrounding
amenities and services, or have access to on-site amenities.
Designation Criteria
1. Previously developed high density residential or manufactured/mobile home parks; or
2. Properties that are connected to Single-Family and non-residential designations by the
Residential Transition designation and meet the development parameters of the Multi Family
designation.
Implementing Zoning Designations
Residential 20 (20 dwelling units per acre): All Multi-Family designated land not previously
developed as manufactured/mobile home parks are zoned R-20.
Manufactured/Mobile Home Park: All previously developed manufactured/mobile home parks are
zoned R-RH.
Policies
Policy LU-22. Development regulations should include density bonuses and flexible
development standards to incentivize innovative site and building design,
incorporation of open space and public art, non-motorized connectivity to parks
and commercial areas, proximity to transit services, supplemental natural
resource protection, supplemental use of CPTED, and supplemental use of low
impact development techniques.
Policy LU-23. Home occupations and shared housing should be allowed in this designation,
however, given the high densities, it is appropriate to establish additional
restrictions, procedures, and requirements in order to ensure that they are
compatible with their surroundings and do not adversely affect the community.
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Policy LU-24. Live-work units are encouraged.
Policy LU-25. Improve the quality of low income neighborhoods and implement programs which
encourage rehabilitation of deteriorating structures and facilities the Downtown
area, areas between lower density residential uses and more intense non -
residential activities, and areas with high levels of transit service and available
high-quality services.
Policy LU-26. Multi-family development should be subject to building and site design standards.
These standards should address the appearance of buildings, compatibility with
nearby uses, exterior lighting, connectivity with surrounding properties and uses,
the relationship between ground floor space s and entry ways with the
streetscape, and connectivity to nearby non-residential hubs (e.g. shopping
centers and schools).
Policy LU-27. Provide a variety of housing typologies to suit the needs of various potential
residents.
Policy LU-28. Establish intensity limitations such as floor area ratios, density, building height,
coverage ratios, setbacks, and other standards.
Policy LU-29. Access to nearby amenities and health and human services should be
considered when reviewing senior housing developments.
Policy LU-30. Encourage development of permanent supportive housing to address the
homeless population and those with special needs.
Policy LU-31. Encourage adaptive reuse, particularly of historic properties.
Mixed Use
Description - This category shall be applied to those areas which are either now developed or
are reserved for multiple family dwellings. Densities may range from 20 to 24 units per acre.
These communities are served by transit, have non -motorized connections to surrounding
amenities and services, or have access to on-site non-residential amenities and services.
Designation Criteria
1. Previously developed high density residential; or
2. Properties that are connected to Single-Family and non-residential designations by the
Residential Transition designation or are adjacent to the Multi Family designation, and meet
the development parameters of the Mixed Use designation.
Implementing Zoning Designations
Mixed Use Residential
Policies
Policy LU-32. Development regulations should include density bonuses and flexible
development standards to incentivize innovative site and building design,
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incorporation of open space and public art, non-motorized connectivity to parks
and commercial areas, proximity to transit services, supplemental natural
resource protection, supplemental use of CPTED, and supplemental use of low
impact development techniques.
Policy LU-33. Live-work units are encouraged.
Policy LU-34. Encourage adaptive reuse, particularly of historic properties.
Policy LU-35. Consider multiple methods for determining how the mixe d use objectives are
achieved. For example, in some areas of the City it is acceptable to have a
horizontal mixed use design, while in other areas vertical mixed use is
appropriate.
Policy LU-36. Establish intensity limitations such as floor area ratios, density, build ing height,
coverage ratios, setbacks, and other standards.
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COMMERCIAL LAND USE DESIGNATIONS
Character Sketch:
Commercial uses will be wide ranging in terms of scale and type. A mix of businesses, local, regional,
and national, will be among the businesses in the various designations and will be carefully located to
create balance and maintain appropriateness based on adjacent uses. These commercial areas will be
economically vibrant, unique and be active outside of traditional work hours. They w ill be accessible by
foot, bike, car, and public transport.
Values:
Character - Active gathering spaces, such as parks, plazas, cafes, concert venues, festivals and
markets, will be distributed throughout the City; these spaces will be engaging and filled with people
interacting, irrespective of culture, age, or income level.
Wellness - A variety of healthy food options will be physically and economically accessible to all
members of the Auburn community.
Service - The City’s resources and services are available and utilized by the business community. The
business community finds the City approachable, empathetic, and responsive. An open and
collaborative dialogue exists to help identify problems and find solutions.
Economy - A wide compliment of retail, service and dining options will cater to local needs, attracts
visitors and encourages consistent patronage of local businesses.
Celebration - Auburn will have a thriving and expanding arts and culture community. There will be
events, amenities, and attractions that draw people to congregate and socialize.
Environment - Local businesses benefit from Auburn’s collection of natural resources and amenities
because residents and visitors are choosing Auburn as their home or destination.
Sustainable - Local businesses benefit from, and contribute to, a sustainable economy because
Auburn is an easy location to start up, maintains opportunity for growth, and has a business friendly
economic climate.
General Policies
Policy LU-37. The commercial uses permitted must be carefully regulated in regards to performance
criteria and design.
Policy LU-38. Permitted uses would consist of local-serving and community-serving retail trade,
offices, personal services, and eating establishments.
Policy LU-39. Encourage uses that provide health and human services to the adjacent community.
Policy LU-40. Encourage adaptive reuse, particularly of historic properties.
Policy LU-41. Promote the use of energy and water conservation measures (PSRC 11/12/15)
Policy LU-42. Ensure that legally established existing uses that may not conform with the underlying
zone, but that are compatible with their surrouding uses, are allowed to continue to
evolve and operate without being classified as a “non-conforming use”.
Downtown Urban Center
Description - This category should be applied exclusively in Downtown Auburn. The are a should
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be developed in a manner which is consistent with and conducive to pedestrian -oriented
activities. The ambiance of the downtown should encourage leisure shopping, provide services to
local residents and area employees, and provide amenities that attract regional visitors and
shoppers.
Designation Criteria
1. Located within the Urban Center boundaries established by the King County Countywide
Planning Policies or within the Business Improvement Area (BIA) boundaries.
Implementing Zoning Designations
Downtown Urban Center
Policies
Policy LU-43. Vertical mixed use should be encouraged; the location of retail sales and
services should predominately be on the ground floor with residential or more
retail or services above. However, small free standing commercial spaces may
be established as an accessory use to a larger vertical mixed use development.
Policy LU-44. Deviations of height, density or intensity limitations should be allowed when
supplemental amenities are incorporated into site and building design. Examp les
of amenities include use of low impact development, use of sustainable site and
building techniques, public space and art, transit oriented development,
landscaping and lighting, and bike shelters.
Policy LU-45. Encourage a broad mix of uses within the Downtown area. A wide range of
consumer-oriented goods and services are compatible within this designation
since creating an attractive shopping environment is a primary emphasis.
Permitted uses include retail trade, offices, personal services, eating and drinkin g
establishments, financial institutions, governmental offices, and similar uses.
Legally established existing uses that do not fit within the range of desired new
uses continue to be a valuable part of the downtown economy and character and
should be allowed to evolve and operate in a manner that resembles listed
permitted uses.
Policy LU-46. Encourage multiple family dwellings, particularly within the upper stories of
buildings.
Policy LU-47. Drive-in windows should not be permitted to maintain the area's pedestrian
environment.
Policy LU-48. Parking standards within the downtown should reflect the pedestrian orientation
of the area, but also consider parking's impact for economic development.
Policy LU-49. Discourage uses which rely on direct access by vehicles or involve heavy truck
traffic (other than for merchandise delivery).
Policy LU-50. Unsightly outdoor storage and similar activities should be prohibited.
Policy LU-51. The downtown should capitalize on opportunities for multi-modal transportation.
Policy LU-52. Encourage adaptive reuse, particularly of historic properties.
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Policy LU-53. As a designated VISION 2040 Regional Growth Center that contains a transit
station, land use policies and regulations should encourage population and
employment growth.
Neighborhood Commercial
Description - Low intensity, small-scale commercial services that meet the daily needs of and
complement the quality of the residential neighborhoods they serve. Commercial uses need to be
carefully located (if located within single family residential neighborhoods) or should be buffered
from single family residential areas. These areas are characterized by lower traffic generation,
fewer operating hours, smaller scale buildings, and less signage than light commercial areas.
Designation Criteria
1. Located along arterial or collector streets;
2. Properties that are buffered from the Single Family designation by landscaping,
environmental features, or the Residential Transition designation; and
3. Meets the development parameters of the Neighborhood Commercial designation.
Implementing Zoning Designations
Neighborhood Commercial
Policies
Policy LU-54. The commercial uses permitted must be carefully regulated in regards to
performance criteria and design. Architectural style, building height and size,
lighting, and signage should be consistent with the surrounding residential
properties.
Policy LU-55. Permitted uses would consist of small scale local-serving and community-serving
retail trade, offices, personal services, and non-drive thru eating establishments.
Policy LU-56. Special emphasis will be directed at those accessory activities which can alter
the character of these areas into heavier commercial areas. Examples include
outdoor storage, location and screening of trash receptacles, loading and
unloading zones, and parking lots. Regulations and permit conditions will employ
techniques that mitigate light and noise impacts associated with surrounding
residential properties.
Policy LU-57. Encourage adaptive reuse of existing residential buildings and historic properties.
Policy LU-58. Commercial uses will have an orientation that is directed towards adjacent public
streets while also providing pedestrian and bike oriented access.
Policy LU-59. Upzone requests to the next zone should be approved based on the innovations
in transportation and stormwater management and public amenities proposed for
the development associated with the request.
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Light Commercial
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 attracts pedestrian oriented activities. Such areas should encourage
walkability, leisure shopping, engaging public space, and should provide other amenities
conducive to attracting shoppers.
Designation Criteria
1. Previously developed light commercial areas buffered from more intense commercial or
industrial designations by landscaping or environmental features; or
2. Located along arterial or collector streets;
3. Properties that are buffered from the Single Family designation by landscaping,
environmental features, or the Residential Transition designation; and
4. Meets the development parameters of the Light Commercial designation.
Implementing Zoning Designations
Light Commercial
Policies
Policy LU-60. A wide range of consumer-oriented goods and services are compatible within this
designation since creating an attractive shopping environment is a primary
emphasis. Permitted uses would consist of local-serving and community-serving
retail trade, offices, personal services, eating establishments, financial
institutions, governmental offices, and similar uses.
Policy LU-61. Parking lots must be located and designed in a manner that softens their
appearance from adjacent public roads. This is accomplished through
landscaping, pedestrian spaces, and the location of buildings on the property.
Where practicable, low impact development techniques and landscaping should
be used to promote on site stormwater infiltration and shading of hard surfaces.
Minimum and maximum parking ratios must be established for each type of
permitted use.
Policy LU-62. Development incentives should be established that encourage the creation of
electric car charging stations, use of sustainable building and/or operational
practices, development of non-motorized infrastructure, and proximity and
connection to public transit.
Policy LU-63. Multiple family dwellings are only allowed as part of mixed -use developments
where they do not interfere with the shopping character of the area, such as
within the upper stories of buildings.
Policy LU-64. Drive in windows should only be allowed accessory to a pe rmitted use, and only
when carefully sited under the administrative use process, in order to ensure that
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an area's pedestrian environment is not compromised.
Policy LU-65. Large scale regional retail uses and uses which rely on direct access by vehicles
or involve heavy truck traffic (other than for merchandise delivery) are not
appropriate in this category.
Policy LU-66. Unsightly outdoor storage and similar activities should be prohibited.
Policy LU-67. Encourage adaptive reuse, particularly of historic properties.
Policy LU-68. Upzone requests to the next zone should be approved based on the innovations
in transportation and stormwater management and public amenities proposed for
the development associated with the request.
Heavy Commercial
Description - This category is intended to accommodate uses that would also accommodate a
wide range of heavier commercial uses involving extensive storage or vehicular movement.
Designation Criteria
1. Previously developed heavy commercial areas; or
2. Located along major arterial streets;
3. Properties that are buffered from the Single Family designation by landscaping,
environmental features, or the Residential Transition designation and buffered from all other
Residential designations; and
4. Meets the development parameters of the Heavy Commercial designation.
Implementing Zoning Designations
Heavy Commercial: All Heavy Commercial designated land not located within the Northeast
Auburn Special Planning Area or located within the Northeast Auburn Special Planning Area, but
incapable of meeting the C-MU zoning requirements .
Policies
Policy LU-69. A wide variety of commercial services oriented are appropriate within this
category. This includes, but is not limited to regional scale retail and
entertainment uses, commercial uses with outdoor sales areas, drive -in
restaurant or other drive in commercial businesses, and commercial services with
outdoor storage as an accessory use.
Policy LU-70. Parking lots must be located and designed in a manner that softens their
appearance from adjacent public roads. This is accomplished through
landscaping, pedestrian spaces, and the location of buildings on the property.
Where practicable, low impact development techniques and landscaping should
be used to promote on site stormwater infiltration and shading of hard surfaces.
Minimum and maximum parking ratios must be established for each type of
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permitted use.
Policy LU-71. Development incentives should be established that encourage the creation of
electric car charging stations, use of sustainable building and/or operational
practices, development of non-motorized infrastructure, and proximity and
connection to public transit.
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INDUSTRIAL LAND USE DESIGNATIONS
Character Sketch:
Industrial uses will become a more integrated part of the physical and social life of the City. Since so
many people work in these areas and these companies contribute so much to the financial life of the
city, it is important that they are connected through paths, roads and by public transportation. Locations
that have access to rail and highways that also encourage intelligent growth patterns will be prioritized.
Innovation will be a key requirement of new and infill projects as the City looks to mitigate impacts of
production and limit damage to the environment.
Values:
Character - Buildings, landscaping, and outdoor spaces will be attractive, interesting, well designed,
and maintained.
Wellness - Risk to life and property from all hazards will be minimized. Properties and businesses are
connected to non-motorized corridors which offers alternative means to commute.
Service - The city works closely with individuals and organizations to fully understand the demands,
needs, and concerns of the industrial community so that the City can sponsor initiatives that help aid in
their success.
Economy - Cornerstone institutions will strategically expand in regional prominence. As industry
grows, land use policy will support efforts to grow within Auburn.
Celebration - The Community will be made aware of and celebrate the accomplishments of our local,
regional and international leaders in manufacturing, warehousing, and distribution.
Environment - The built environment will fit into the natural landscape in a way that protects and
respects ecosystem function. Natural resource protection will be supported and celebrated by City
leadership and the community.
Sustainable - Industrial uses are contributing to, and supportive of, efforts to build and maintain a
transportation system that ensures the people and goods move safely throughout the City and beyond.
General Policies
Policy LU-72. A wide range of industrial uses may be permitted, subject to performance standards.
Policy LU-73. Outside storage shall be permitted subject to performance criteria addressing its
quantity and location.
Policy LU-74. Development incentives should be established that encourage the creation of electric
car charging stations, use of sustainable building and/or operational practices,
development of non-motorized infrastructure, and proximity and connection to public
transit.
Policy LU-75. Promote the use of energy and water conservation measures (PSRC 11/12/15)
Light Industrial
Description - This category is intended to accommodate a wide range of industrial and
commercial uses. This designation is intended to provide an attractive location for manufacturing,
processing and assembling land use activities that contribute to quality surroundings. A wide
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variety of appropriate commercial uses in this designation benefit from the location, access,
physical configuration, and building types of these properties. It is distinguished from heavier
industrial uses by means of performance criteria. All significant activities shall take place inside
buildings, and the processing or storage of hazardous materials shall be strictly controlled and
permitted only as an incidental part of another use.
Designation Criteria
1. Previously developed light industrial areas; or
2. Located along high visibility corridors;
3. Provides buffering for heavy industrial areas or is buffered from the Single Family designation
by landscaping, environmental features, or the Residential Transition designation and
buffered from all other Residential designations; and
4. Meets the development parameters of the Light Industrial designation.
Implementing Zoning Designations
Light Industrial
Policies
Policy LU-76. A wide range of industrial uses may be permitted, subject to performance
standards. Heavy commercial uses that serve the needs of workers in light
industries are also appropriate. These uses include indoor manufacturing,
processing, and assembling of materials from previously prepared or raw
materials and ancillary and necessary warehousing and distribution of finished
goods associated with manufacturing and industrial uses.
Policy LU-77. Parking lots must be located and designed in a manner that softens their
appearance from adjacent public roads. This is accomplished through
landscaping, pedestrian spaces, and the location of buildings on the property.
Where practicable, low impact development techniques and landscaping should
be used to promote on site stormwater infiltration and shading of hard surfaces.
Minimum and maximum parking ratios must be established for each type of
permitted use.
Policy LU-78. Landscaping, sidewalks, and bike paths will be integral parts of site design if a
development is located on an impression corridor or located within or adjacent to
an identified non-motorized corridor.
Policy LU-79. Outside storage shall be permitted subject to performance criteria addressing its
quantity and location. This is to ensure compatibility with adjacent uses, so that
such storage would not detract from the potential use of the area for light
industry. In all cases, such storage shall be extensively screened.
Policy LU-80. Where a light industrial use is located adjacent to a property with a less intense
zoning designation, the light industrial use bears the burden of incorporating
techniques that mitigate the visual, noise, dust, and odor impacts.
Policy LU-81. Uses involving substantial storage or processing of hazardous materials, as well
as substantial emissions, should not be permitted in these areas.
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Policy LU-82. A wide range of commercial activities may be allowed to provide increased
opportunities for sales tax revenue.
Policy LU-83. The Burlington Northern Santa Fe (BNSF) Railroad Auburn Yard located within
the Railroad Special Plan Area is considered a compatible use at its current level
of usage. It is not bound by the policies concerning outside storage under the
existing light industrial designation as it was an existing use prior to the
development of this policy. Should BNSF decide to reactivate its applications to
upgrade the yard to an intermodal facility, the proposal will be subject to the
essential public facility siting process as defined in the Capital Facilities Element.
Policy LU-84. Upzone requests to the next zone should be approved based on the innovations
in transportation and stormwater management and public amenities proposed for
the development associated with the request.
Heavy Industrial
Description - This designation allows the full range of industrial uses, as well as certain heavy
commercial uses that serve the needs of workers in light industries are also appropriate.
Designation Criteria
1. Previously developed heavy industrial areas; or
2. Not located along high visibility corridors;
3. Is buffered by the Light Industrial Designation or otherwise buffered from all other compatible
designations; and
4. Meets the development parameters of the Heavy Industrial designation.
Implementing Zoning Designations
Heavy Industrial
Policies
Policy LU-85. While this zone should be reserved primarily for the heavier forms of industrial
activities, a wide range of industrial activities may be permitted. These heavier
forms of industrial activities may include outdoor or semi-enclosed
manufacturing, processing, or assembling activities, significant outdoor storage,
and uses involving substantial storage or processing of hazardous materials.
Heavy commercial uses that serve the needs of workers in heavy industries are
also appropriate.
Policy LU-86. Parking lots must be located and designed in a manner that softens their
appearance from adjacent public roads. This is accomplished through
landscaping, pedestrian spaces, and the location of buildings on the property.
Where practicable, low impact development techniques and landscaping should
be used to promote on site stormwater infiltration and shading of hard surfaces.
Minimum and maximum parking ratios must be established for each type of
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permitted use.
Policy LU-87. Landscaping, sidewalks, and bike paths will be integral parts of site design if a
development is located on an impression corridor or located within or adjacent to
an identified non-motorized corridor.
Policy LU-88. Where a heavy industrial use is located adjacent to a property with a less intense
zoning designation, the heavy industrial use bears the burden of incorporating
techniques that mitigate the visual, noise, dust, and odor impacts.
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PUBLIC AND INSTITUTIONAL LAND USE DESIGNATIONS
Character Sketch:
Public and institutional uses will occur in both low and high density environments. For passive uses,
land and views will be protected; limited access to these areas will be typical. For more active uses,
usability and accessibility will be key features and new development will b e subject to standards
reflecting programmed space and interconnectivity. These spaces will be varied in type, providing
service to areas large and small, urban and more rural in character. Sustainable solutions and
innovations that are responsive to the native ecology will be typical of public and institutional uses.
Values:
Character - Community facilities and programs bring people together and connect residents and
visitors to our natural resources.
Wellness - Multiple recreation options, and nearby trails, parks, activities, and events will be readily
accessible to the entire community.
Service - Land use policy supports the provision of community, health and human services to all
residents.
Economy - Residents and visitors seek Auburn as a residence or destination because of its natural
resources, community events, and community pride.
Celebration - We utilize our open spaces and public facilities to promote who we are, our diversity, and
our community pride.
Environment - Residents and visitors will enjoy open spaces and environmentally sensitive areas,
while encouraging the appreciation of their importance and beauty. Impacts of new development on
natural resources are considerate of their sensitivity and importance.
Sustainable - Public and private funds are used to make investments in land preservation, restoration
and protection. Public investments in land and facilities are considered for their perpetual or
generational value versus short term motivations.
General Policies
Policy LU-89. The primary purpose of this designation is to address public needs while taking
advantage of synergies with the adjacent areas where they are sited.
Policy LU-90. Innovative strategies to integrate the uses and sites into the areas where they are
sited is encouraged. These strategies should maximize use of the site while minimizing
fiscal impacts and impacts to adjacent areas.
Policy LU-91. Increase visibility of resources through public information campaigns.
Policy LU-92. Appropriate uses include low intensity recreational uses, passive use open areas,
protected environmental habitat, stormwater detention facilities, and similar low
intensity uses.
Policy LU-93. Promote the use of energy and water conservation measures (PSRC 11/12/15)
Open Space
Description - This category shall be applied to areas which are owned by a public entity and
managed in a largely undeveloped character. It includes parks, watersheds, shoreline areas,
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significant wildlife habitats, storm drainage ponds, utility corridors with public access, and areas
with significant development restrictions.
Designation Criteria
1. Passive parks or undeveloped Parks Department property;
2. Any site containing a significant developmental hazard; or
3. Any site containing open space value suitable for public protection without unduly
encroaching on private property rights.
Implementing Zoning Designations
Open Space
Policies
Policy LU-94. Active parks that provide sports field, activity and community centers, cemetery’s,
and public buildings should not be designated as open space.
Policy LU-95. Open space lands are primarily designated to provide wildlife and aquatic habitat,
flood detention, vegetation and soil preservation, and view shed protection. Land
designated as open space may be used for public access to trails, interpretive
centers, education opportunities, and other uses and facilities that support the
purpose of their designation.
Policy LU-96. Increase distribution of open space and increase access to open space amenities
throughout Auburn.
Policy LU-97. Enhance restoration, preservation and protection of natural resources and critical
areas.
Policy LU-98. Seek out opportunities to develop recreation and education opportunities on
public lands or through public-private partnerships.
Policy LU-99. Increase visibility of resources through public information campaigns. Continue to
work with regional partners to develop and maintain trail systems that connect
Auburn with regional destinations.
Policy LU-100. Build on partnerships with school districts to expand public use of school facilities
for recreation and exercise, and to improve public access to facilities for this
purpose, as appropriate.
Institutional
Description - This category includes those areas which are reserved for public or institutional
uses. These public uses include public schools and institutional uses such as large churches and
schools. It is also intended to include those of a significant impact, and not those smaller public
uses which are consistent with and may be included in another designation. For example, public
uses of an industrial character are included in the industrial designation, and small scale religious
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institutions of a residential character are included in the residential designation.
Designation Criteria
1. Previously developed institutional uses; or
2. Located along major arterial streets;
3. Properties that are buffered from the Single Family designation by landscaping,
environmental features, or the Residential Transition designation and buffered from all other
Residential designations; and
4. Meets the development parameters of the Institutional designation.
5. Properties identified in the Airport Master Plan as Landing Field.
Implementing Zoning Designations
Institutional
Landing Field
Policies
Policy LU-101. A responsible management entity and the purpose for the institutional
designation should be identified for each property interest within this designation.
Management policies and plans are appropriate for all lands in this designation.
Policy LU-102. Appropriate uses for this designation include facilities that serve the needs of the
larger community such as public schools, active parks, city operated municipal
facilities, large churches, and fire stations.
Policy LU-103. This designation permits a wide array of uses that tend to be located in the midst
of other dissimilar uses. For this reason, special emphasis should be directed at
the following:
a. The appropriateness of new requests for this designation and the impacts
that it may have on the surrounding community.
b. Site specific conditions that should be attached to the granting of new
requests for this designation that are designed to mitigate impacts on the
surrounding community.
c. Site specific conditions that should be attached to development proposals
that are designed to mitigate impacts on the surrounding community.
Policy LU-104. Coordination with other public or institutional entities is essential in the
implementation of the institutional land use designation.
Policy LU-105. Industrial and commercial uses which are affiliated with and managed by
educational institutions for vocational educational purposes may be classified as
an institutional use and permitted on a conditional basis.
Policy LU-106. For the Landing Field designation, an Airport Master Plan should be developed
that establishes the vision, policies, and implementation strategies that govern
uses, management principals, and future planning efforts. Uses and activities
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within and surrounding this designation must comply with the requirements of the
Federal Aviation Administration (FAA).
OVERLAYS, URBAN GROWTH AREA, AND SPECIAL PLANNING LAND USE DESIGNATIONS
Character Sketch:
These areas help control growth, protect the environment, and prevent urban sprawl conditions in our
City. For a variety of reasons, specific areas exist within the City that require further specificity or focus
of land use planning, policy, regulation, o r investment. Overlays, urban growth areas, and special
planning areas may be designated that help further enumerate a purpose. These areas are to be
designated through the Comprehensive Plan and treated as a component of the Land Use Element of
the Plan.
Values: Each area that is designated as an overlay, urban growth area, or special planning area shall be
reflect the values identified in the Core Comprehensive Plan.
General Policies
Policy LU-107. These land use designations must be consistent with the Growth Management Act
(GMA), Puget Sound Regional Council, and countywide planning policies.
Policy LU-108. Any proposed changes to these designations must be pursued in coordination with
applicable State, Regional and County agencies.
Urban Separator
Description - Urban separators are areas designated for low-density uses in the King County
Countywide Planning Policies. They are intended to be “protect Resource Lands, the Rural Area,
and environmentally sensitive areas, and create open space and wildlife corridors within and
between communities while also providing public health, environmental, visual, and recreational
benefits.” There are two primary areas of urban separators, one on Lea Hill and one on West Hill.
Designation Criteria
1. Areas designated through the process of annexation.
Implementing Overlay Designations
Lea Hill Overlay
West Hill Overlay
Urban Separator Overlay
Policies
Policy LU- 109. The City is obligated to maintain (and not re-designate) until at least the year
2022, pursuant to the Countywide Planning Policies and an annexation
agreement with King County.
Policy LU- 110. Urban separators are deemed to be both a regional as well as local concern and
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no modifications to development regulations governing their use may be made
without King County review and concurrence. Therefore, the areas designated as
“urban separator” on the Comprehensive Land Use map, will be zoned for
densities not to exceed one dwelling unit per acre, with lot clustering being
required if a subdivision of land is proposed.
Urban Growth Area and Potential Annexation Area
Description – Urban Growth Areas (UGA) and Potential Annexation Areas (PAA) are areas
located outside of the municipal city limits of Auburn. They are areas that are anticipated to be
incorporated into the City within 10 years of their designation.
Designation Criteria - Potential Annexation Areas are jointly developed by cities and the County
in which they are located. They are based upon countywide growth projections that are divided
between all of the urban growth areas within the respective County. UGA’s and PAA’s are
distinguished from each other by whether they have been assigned to a City or not. UGA’s have
been identified but have not been assigned to a City. PAA’s are UGA’s that have been assigned
to a specific City.
Implementing Designations
Urban Growth Area (UGA)
Potential Annexation Area (PAA)
Policies
Policy LU- 111. Work with King and Pierce County, as well as nearby cities, to redesignate
UGA’s into PAA’s.
Policy LU- 112. Auburn's Potential Annexation Area (PAA) is shown on Map 1.3. Map 1.3 also
depicts Growth Impact Areas. These Growth Impact Areas are generally
adjacent cities or unincorporated County lands in which development that occurs
potentially impacts the city of Auburn.
Policy LU- 113. The Auburn City Council may revise the boundaries of the Potential Annexation
Area in the future, in response to:
a. Amendments to the King or Pierce County Urban Growth Area as specified in
the King or Pierce County Countywide Policies
b. Discussions between Auburn and adjacent jurisdictions regarding PAA
boundaries
c. Discussions with Pierce County concerning the designation of PAA
boundaries
d. Changed circumstances relating to population and employment growth and
projections, urban service feasibility, or similar factors.
Policy LU- 114. Develop strategies and agreements for the review of development and provision
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of utilities within PAA’s that have yet to be annexed.
Policy LU- 115. Prior to annexation, develop strategies and agreements that address the orderly
transition of areas into the City such as transfer of permit authority, infrastructure
financing, financing of fire and police services, and interim development
regulations.
Transition Overlay
Description – Transition Overlays are areas that do not have a Residential Transition land use or
zoning designation but still require additional emphasis between two different land use
designations.
Designation Criteria – Areas shows on the Comprehensive Plan land use map that are located
between single family and multi family designations; between multi -family and non-residential
designations; and between single family and non-residential designations.
Implementing Designations
Transition Overlay
Policies
Policy LU- 116. Between single family and multi-family:
a. Where a multi-family use is proposed to be located adjacent to a single
family zone, the multi-family use will bear the burden of providing an
adequate transition of land use. Mitigating measures that control light, noise,
and dust should be incorporated into multi-family development proposals.
b. Provide non-motorized access through the Transition Overlay in order to
connect the adjacent land uses.
c. Housing size, type, and orientation shall be utilized as a means of providing
harmonious transition of the built environment.
d. Provide a mix of townhomes, duplexes, cottage housing and small scale
multi-family housing.
e. Rezones to the Residential Transition zone should not be allowed if it will
result in the creation of a Residential Transition island.
Policy LU- 117. Between multi-family and non-residential
a. Where a non-residential use is proposed to be located adjacent to a multi-
family zone, the non-residential use will bear the burden of providing an
adequate transition of land use. Mitigating measures that control light, noise,
and dust should be incorporated into non-residential development proposals.
b. Provide non-motorized access through the Transition Overlay in order to
connect the adjacent land uses.
c. Provide a mix of townhomes, duplexes, cottage housing and small scale
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multi-family housing.
d. Rezones to the Residential Transition zone should not be allowed if it will
result in the creation of a Residential Transition island.
Policy LU- 118. Between single family and non-residential
a. Where a non-residential use is proposed to be located adjacent to a single
family zone, the non-residential use will bear the burden of providing an
adequate transition of land use. Mitigating measures that control light, noise,
and dust should be incorporated into non-residential development proposals.
b. Provide non-motorized access through the Transition Overlay in order to
connect the adjacent land uses.
c. Housing size, type, and orientation shall be utilized as a means of providing
harmonious transition of the built environment.
d. Cluster housing in order to utilize natural areas as a buffer.
e. Rezones to the Residential Transition zone should not be allowed if it will
result in the creation of a Residential Transition island
Critical Area Overlays
Description – Under the Growth Management Act cities and counties are required to identify,
designate and protect critical areas. Critical areas include (a) wetlands, (b) areas with a critical
recharging effect on aquifers used for potable water, (c) fish and wildlife habitat conservation
areas, (d) frequently flooded areas, and (e) geologically hazardous areas.
Designation Criteria – Designation of critical areas includes both the criteria that should be
applied to the specific type of critical area as well as buffers and/or setbacks that are necessary
for the protection of the critical area and/or life and property. Designation of critical areas is
based on best available science as it applies to local conditions .
Implementing Designations
Wetlands
Critical Aquifer Recharge Areas
Fish and Wildlife Habitat Conservation Areas
Frequently Flooded Areas
Geologically Hazardous Areas
Policies
Policy LU- 119. Best available science will be utilized for the specific designation criteria and the
associated adopted protection standards and development regulations.
Policy LU- 120. Reasonable use provisions will be included within the critical area regulations
that ensure a property owner is not denied use of a pre-existing parcel, lot or
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tract.
Policy LU- 121. Exemptions to the critical areas ordinance should be provided for very limited and
justified circumstances such as maintenance of existing land uses, work within
some types of man made features, limited types of site investigation work,
emergency activities, and certain types of invasive vegetation control.
Policy LU- 122. Critical area regulations will identify the process and standards for alteration of a
critical area and criteria related to mitigation, performance, and monitoring.
Special Planning Areas
Description - “Special Planning Areas” are Districts, Sub-Areas, Impression Corridors, and
Gateways within Auburn that warrant additional emphasis in planning, investments, and policy
development. There are a variety of reasons for designating a Special Planning Area, and once
designated there are a number of different potential outcomes. Reasons for designating a
Special Planning Area include:
Areas of high visibility and traffic. These areas create an impression or image of Auburn. It is
therefore particularly important to ensure that they are attractive and well maintained.
Examples include Auburn Way South and major highway on- and off-ramps.
Land use activities that warrants joint planning. In addition to developing approaches and
strategies for the core land use activity, there may be additional emphasis on ensuring
compatibility with surrounding land uses. Examples include, Green River College, the Auburn
Municipal Airport, and Emerald Downs Thoroughbred Racetrack.
Neighborhoods in which a resident and merchant live and conduct daily business and leisure.
Examples include Downtown, Lea Hill and Lakeland.
Areas where there is a focused desire to create greater physical and economic cohesiveness.
These may be large planned developments or clusters. Examples include Auburn North
Business Area and Mt. Rainier Vista.
Areas with an existing built environment or an existing regulatory framework that does not, in
itself, meet the expectations of the 7 values that underscore the Comprehensive Plan.
Examples include the need for multi-modal connections between West Hill and Lea Hill into
North and Downtown Auburn.
Designation Criteria
1. Districts: The geographic limit of districts and areas that make up the Special Planning Areas
extends beyond an alignment with any particular street, trail, river, stream, or other linear
corridor. Districts may contain other smaller Special Planning Areas, such as sub-areas.
Additionally, districts are generally consistent with the geography of one of the eight
“neighborhoods”1 identified in the 2014 City of Auburn Community Vision Report. Generally
speaking, districts are identified for the purpose of creating identity. This means that the land
1 The eight “neighborhoods” are identified for comprehensive planning purposes only, as neither the City nor its
neighborhoods have elected to officially designate the boundaries of City neighborhoods.
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use designations and overarching policies and implementing regulations are not going to
change from one District to the next. Instead, Districts are important for event planning,
establishing park and open space level of service standards, and promoting community
identity.
Districts (See Map 1.1)
West Hill North Auburn Lea Hill
Downtown South Auburn Plateau
Lakeland Southeast Auburn
2. Sub Areas: Sub-Areas are smaller in geography than a district. Though relatively large,
multiple sub-areas may be located within a single district. Sub -areas allow for the refinement
and recognition of existing unique characteristics within a district. Sub -areas are intended to
anticipate, support, and guide long-term growth and redevelopment though planned
development and a unique vision for how that area should look and function in the future. It
can also be used to provide flexibility when there is uncertainty regarding how an area may
be most appropriately developed in the future. Sub-Area planning emphasizes infrastructure
development, appropriate land uses, connectivity throughout the planned area, and
connections to multi-modal transportation opportunities outside of the planned area.
Thirty-two Sub-Areas currently exist (including the nine economic development strategy
areas discussed below). These Sub-Areas are categorized as Identified Areas, Designated
Areas, and Adopted Areas. Identified areas have been identified as a Sub -Area within the
Comprehensive Plan. Designated Areas have been designated on the Comprehensive Plan
Map, which defines detailed boundaries of the area. Adopted Areas include an Adopted Sub -
Area Plan that is incorporated into the Comprehensive Plan and establishes the purp ose of its
designation, goals and policies, and implementation strategies. Sub -Areas can move through
the process of Identification, Designation, and Adoption by official action of the Auburn City
Council in (three) stages or by a single action.
Once adopted, sub-area plans are intended to guide the future development of each
respectively adopted sub-area on a planned basis. Uses and intensities within Special
Planning Areas are determined for each area through individual planning processes. Each
Sub-Area Plan must be consistent with the general goals, objectives and policies of the
Comprehensive Plan. Key policies of the six Sub-Area Plans are listed below.
As an adopted document of the Comprehensive Plan, the Sub -Area Plans are subject to a
review, and if necessary, revision to address changes in conditions, issues, or even
characteristics of the planned areas. A review and revision of Sub -Area Plan will also include
the review and, if necessary, a revision of zoning regulations and design standards . Updated
and future Sub-Area Plans will either supplement existing goals, policies, and implement
strategies, or replace existing Comprehensive Plan designations and policies.
In 2005, City Council adopted six Economic Development Strategy Areas under Res olution
No. 3944. These areas, initially identified by a focus group of diverse business and
community interests, are targeted for population and employment growth within the planning
horizon of the City’s 20 year growth target (2031). Two additional econ omic development
strategy areas were identified in 2010. In 2012, the City Council added another economic
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development strategy area, revised the planning horizon to 50 years, and modified the
boundaries of the economic development strategy areas to correla te the areas with areas
with priority business sectors. The boundaries of the economic development strategy areas
are incorporated as sub-area plans of the Comprehensive Plan.
Sub-Areas (See Map 1.2)
Identified Areas
Auburn Golf Course GSA/Boeing Green River College
Mary Olsen Farm Les Gove Campus Emerald Downs
Auburn High School
Designated Areas
Auburn Environmental Park Auburn Municipal Airport 15th St. SW/C St. SW/West
Valley Hwy. N
BNSF Rail Yard A St. SE Stuck River Road
M St. SE SE 312th/124th Ave Pike Street
Auburn Way South Corridor Auburn Way North Corridor 8th Street NE
AWS/Auburn Black Diamond
Rd.
NW Auburn Manufacturing
Village Lakeview
Mt. Rainier
Adopted Areas
Downtown (Ordinance 5549) Auburn Adventist Academy
(Resolution 2254)
Auburn North Business Area
(Resolution 2283)
Lakeland Hills (Resolution
1851)
Lakeland Hills South (County
H.E. Case Z15/UP70)
Northeast Auburn (Ordinance
6183)
3. Impression Corridors: Impression corridors are aligned with a particular street, trail, river,
stream, or specific linear corridor. Some corridors may be part of a Sub -Area, in which case,
the Impression Corridor policies are additive to the Sub-Area Plan. Impression corridors
enhance the areas in which residents, businesses, visitors move throughout the City. The
benefit of an impression corridor is twofold: residents know that the City is invested in the
aesthetic of main thoroughfares and businesses can build off of the design and aesthetic
provided by the impression corridor. Improvements or modification to impression corridors
include consist and aesthetic signage, landscaping, and monument features, and the
rehabilitation or removal of existing buildings and property. Impression Corridor boundaries
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and policies are formally designated by adoption of the Comprehensive Plan.
Impression Corridors (See Map 1.2)
Auburn Way North Auburn Way South A Street SE/Auburn Avenue
C Street SW 15th Street SW 15th Street NW/NE
8th Street NE Main Street Division Street
132nd Street SE SE 320th Street SE 312th Street
SE 304th Street M Street/Harvey Road R Street
Lake Tapps Corridor West Valley Highway Auburn Black Diamond Road
Green River Road 37th Street NW S 277th Street
Interurban Trail Green River White River
Mill Creek
4. Gateways: Gateways are specific places, intersections, or blocks within the City. These
essential locations are established because they constitute the first impression into of Auburn.
They are therefore highly important to plan, construct, maintain, and enhance th eir
appearance and function. Gateway locations and policies are formally designated by
adoption of the Comprehensive Plan.
Gateways (See Map 1.2)
Auburn Way North and
Auburn Avenue
East Main Street and M
Street NE/SE
All roads with an entry into
the city
Auburn Way South between
4th Street SE and 6th Street SE
West Main Street between C
Street NW and B Street NW Hwy 167 Off Ramps
SR 18 Off Ramps
Implementing Designations
Planned Unit Development
Master Plans
Policies
District Policies.
Policy LU- 123. Through regulation, capital investment, and community planning, identify,
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promote and market district identity.
Sub Area Policies.
Policy LU- 124. Each sub area will contain its own vision, goals, policies and strategies.
Sub Area Plan Policies.
Policy LU- 125. Sub area plans are components of the Comprehensive Plan. Adoption or
revision of a sub area plan will be treated as a comprehensive plan amendment
and will comply with the Growth Management Act, Countywide Planning Policies,
Vision 2040 and the Core Comprehensive Plan.
Impression Corridor Policies.
Policy LU- 126. Create specific plans for each of the identified corridors that outlines
development policies and regulations, necessary capital improvements, and
implementation strategies. In the absence of any specific corridor plans, this
section contains general policies that are to be applied within designated
impression corridors.
Policy LU- 127. Coordinate corridor planning, design, construction, and maintenance with other
agencies, such as BNSF, the Muckleshoot Indian Reservation (MIT), and the
Washington State Department of Transportation (WSDOT). Where one agency
may more effectively manage the corridor, management or ownership
consolidation is appropriate.
Policy LU- 128. Promote the elimination or renovation of existing derelict or unmaintained
structures, signs, fences, and properties along impression corridors through
regulatory or enforcement mechanisms
Policy LU- 129. Work with private and public property owners to educate, incentivize, and enforce
regulations that are intended to improve the overall appearance of identified
corridors.
Policy LU- 130. Emphasize the design, orientation, construction materials, landscaping, and site
layout for development proposals of new and existing buildings along impression
corridors. New construction and the renovation of existing buildings create
important opportunities for enhancing the appearance of impression corridors.
Policy LU- 131. Establish regulations that ensure coordinated, attractive commercial signage is of
an appropriate size and quantity. Signage regulations along these corridors may
be different than those in other areas.
Policy LU- 132. Take advantage of opportunities to provide informational signs, wayfinding signs,
and traffic control signs that are attractive, useful, and integrated into a larger
city-wide signage plan or policy.
Policy LU- 133. Outdoor storage of materials, inventory, and other goods and off-street surface
parking should be located at the rear of the property. If outdoor storage cannot
be located in the rear of the property, then it should be screened from view from
adjacent rights-of-way.
Policy LU- 134. Design, construct, and enhance impression corridors to accommodate multi-
modal uses.
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Policy LU- 135. Design and construct vehicular access points in a manner that consolidates
access points serving multiple uses.
Policy LU- 136. Signage, landscaping, and monument features should be used to establish
prominent access points.
Policy LU- 137. Discourage aerial utilities.
Policy LU- 138. Invest in impression corridors by acquiring right of way, constructing and
widening sidewalks, installing landscaping, building center medians, constructing
parklets, providing street furniture, and other construction improvements.
Gateway Policies. Gateways are specific places, intersections, or blocks within the City. These
essential locations are established because they constitute the first impression into of Auburn.
Gateways are intended to create a “welcome” int o distinct areas of the City or into the City itself.
They are therefore highly important to plan, construct, maintain, and enhance their appearance
and function. Gateway locations and policies are formally designated by adoption of the
Comprehensive Plan.
Policy LU- 139. Prioritize by rank all gateways and develop potential opportunities and designs
for each location.
Policy LU- 140. Develop land use regulations that incorporate gateway priorities and concepts
into private development proposals that are located at identified gateways.
Policy LU- 141. Coordinate with the Washington State Department of Transportation (WSDOT) to
understand options and implement actions at gateway location. Many of the
gateway locations are within the WSDOT right of way.
Policy LU- 142. Develop design layouts for gateway locations. Designs will identify key areas
that greet residents and visitors as they enter the City or downtown center,
opportunities for signage and monument features, and landscaping.
Policy LU- 143. Maintain the established gateways.
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INSERT MAP 1.1 – DISTRICTS MAP
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INSERT MAP 1.2 – SPECIAL PLANNING AREAS, IMPRESSION CORRIDORS, AND GATEWAYS MAP
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INSERT MAP 1.3 – POTENTIAL ANNEXATION AREAS AND URBAN GROWTH AREAS
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APPENDIX A
Auburn Adventist Academy - Adopted under Resolution 2254 on November 14, 1991
The Auburn Adventist Academy is primarily a secondary school operated by the Washington
Conference of Seventh-Day Adventists. Since the school is sited on a larger complex that formerly
housed a mill, the Academy has also sought to include industrial uses that support the mission of the
school. The industrial uses provide employment opportunities, learning experiences, and vocational
education for students of the Academy. The re-use of existing buildings and redevelopment of
buildings lost to a fire in 1989 are the focal points of the industrial development. In addition to
institutional and industrial uses, the Academy is also interested in agricultural uses for commercial and
vocational purposes and currently operates a landing strip for aviation training. The plan focuses on
providing predictability to planning, zoning, subdivision, and development decisions made by the
City.
Academy SPA Policies
1. All secondary uses must relate directly to the Academy’s Mission Statement.
2. Both academic and industrial uses are to be located on specific, strategic locations on the site to
properly address existing land use and to be consistent and compatible with adjoining uses.
3. Steep slopes along northern boundary of the Academy will be retained as a natural environment
4. All development must be driven by the Academy and its appearance shall be consistent with an
overall open, campus-like environment.
Auburn North Business Area - Adopted under Resolution 2283 on March 2, 1992
The Auburn North Business Area Special Planning Area Plan was the result of a comprehensive
planning study due to increased development pressure north of the Central Business District. Since
the Central Business District, which contains Downtown, the core of Auburn, is adjacent to these areas,
future development in this area is crucial. A comprehensive and cohesive direction was also needed
based on increased development proposals and rezone requests. In addition to development
concerns, many of the considerable undeveloped parcels contain wetlands. All of these factors made
development controls beyond zoning and development regulations advisable.
Auburn North Business Area SPA Policies
1. A mix of land uses, including light commercial and multifamily residential, are the principal
uses. These uses are targeted to complement the CBD
2. Pedestrian-oriented development is advised
3. Automobile drive-in facilities, service stations, and automobile sales are not permitted
4. Buildings are designed to be pedestrian-friendly based on building siting, frontages,
walkways, parking, and amenities
Lakeland Hills - Adopted under Resolution 1851 on April 18, 1988
Lakeland Hills area lies between the Stuck River and the southern City limits of Auburn in the most
southwestern part of the City. The area consists of planned residential and commercial subdivisions,
and is predominately residential in nature, offering a range of housing types, including single family
and multi-family dwellings. The Lakeland Hills Plan was intended to provide long-term predictability
to both the City and potential developers. As a planned community, development and design must be
consistent with the policy guidance of the Lakeland Hills Plan.
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Lakeland Hills SPA Policies
1. Higher residential densities and limited areas of commercial are oriented to the lower elevations
of the area and along Oravetz Road
2. Higher elevations are reserved for single family residential neighborhoods
3. All commercial development must be integrated and compatible with the design of adjacent park
and residential uses
4. Future developments must be designed as to minimize the potential severe erosion hazards
Lakeland Hills South - Approved under Pierce County Hearing Examiner Case Z15/UP70
Lakeland Hills South lies south of the Lakel and Hills special plan area and is the most southwestern
part of the City. The area is predominately residential, allowing for a range of housing types, with
commercial uses, including Lakeland Town Center, in the center. Nonresidential uses, including civ ic,
religious, and municipal services are allowed throughout the area through an Administrative Use
Permit. Unlike Lakeland Hills, Lakeland Hills South was accepted into Auburn was a Planned Unit
Development (PUD). The Lakeland Hills PUD, originally the Lakeland Hills South Planned Development
District (PDD), was approved under Pierce County Hearing Examiner Case no Z15-UP70 in 1990.
Lakeland Hills South PUD is intended to provide enhanced flexibility to develop a site through
innovative and alternative development standards. As a PUD, specific development and design
standards are prescribed.
Lakeland Hills South SPA Policies
1. Natural amenities, such as open spaces and sensitive environmental features, should be
strategically preserved and conducive to affordable housing.
2. Affordable housing should be provided consistent with the Comprehensive Plan.
3. Development should be pedestrian-oriented and encourage the use of travel modes that are
alternative to automobiles, such as walking, bicycling, and mass transit.
4. All development, including building architecture, landscaping, and site planning, shall be subject
to design review.
5. Enhance parks and open spaces should be enhanced in accordance with the Parks Master Plan
and Comprehensive Transportation Plan’s non-motorized plan.
Auburn Downtown Plan - Adopted under Ordinance 5549 on May 21, 2001
Downtown Auburn is the business, governmental, and cultural hub of Auburn, its physical and cultural
heart. Many stores, restaurants, service providers, and small offices are well-represented throughout
this district. Downtown hosts many community events and activities, such as the weekly Auburn
International Farmers Market in the summer, Soundbites! Concert Series (in the City Hall Plaza) and
the Veterans Day Parade. Downtown features public art that includes temporary installations such as
Pianos on Parade and a permanent outdoor Downtown Sculpture Gallery with rotating pieces. This
dynamism is possible because the district is a collection of uses that coexist in close proximity to one
another. Due to the value, importance, and complexity of this district, The Auburn Downtown Plan
identified four general needs to be addressed by the plan:
Update of the existing plan in order to continue Downtown revitalization
Concern over the reopening of Stampede Pass
Multiple large projects proposed for Downtown
Scarce private investment
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In conjunction with project-based items, a regulatory element that emerged from the goals of the
Auburn Downtown Plan was the Downtown Urban Center (DUC) zoning district, which was established
in 2007. While the DUC zoning district is intended specifically to address the needs of downtown,
though the implementation of policies identified by the Downtown Auburn Plan, many challenges
related to public and private investment, development, and strategic planning have yet to be
addressed as downtown has evolved.
Downtown (DUC) Policies
1. Auburn Comprehensive Plan Chapter 5, Section 5.X contains policies applicable to the downtown.
land use designation
2. Auburn Downtown Plan, Section 1.4 contains policies applicable to downtown.
3. Find creative and innovative methods to adaptively reuse existing buildings for a variety of uses
4. Reduce regulatory barriers and increase incentives to encourage strategic development (i.e.
“makers”, small-scale manufacturing, creative enterprises, and micro-scale restaurants).
5. Coordinate with the Comprehensive Transportation Plan to address parking and multimodal
transit options.
6. Seek out branding opportunities through signage, art projects, and cohesive design to help re -
enforce Downtown character.
7. Implement improvement projects including the Main Street Corridor Project (20% design)
8. Implement the Downtown Façade Improvement Program, the Downtown Façade Improvement
Program, and the Comprehensive Downtown Parking Management Plan (CDPMP).
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AGENDA BILL APPROVAL FORM
Agenda Subject:
Council Retreat Goals (5 Minute Presentation/10 Minute
Q&A)
Date:
May 5, 2016
Department:
Administration
Attachments:
Council Briefing
Budget Impact:
$0
Administrative Recommendation:
Background Summary:
Reviewed by Council Committees:
Councilmember:Staff:Haugan
Meeting Date:May 9, 2016 Item Number:DI.C
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Council Briefing Update
To: Auburn City Council
From: Paul Haugan, Director – Innovation and Technology
CC: Mayor Nancy Backus
Date: 5.8.2016
Re: Update: G2: Increase Internet Access to Achieve Digital Parity by % by
2020
Council Members,
In November of 2015 you held a Strategic Planning Retreat to help develop your Strategic Vision
for the City of Auburn. You identified 3 Key Goals, of which I am privileged to take the lead on Goal
2: Digital Parity.
The update will bring you up to speed on what we’ve been up to the past few months on our quest
to put form and function to Goal # 2. This update will build on the presentation delivered February
29th, 2016.
Our May Update on the Goals and Objectives
G2/S1: Explore the establishment of an internet utility (8)
A decision package is being prepared to request funding for a consultant to engage in
2018 to determine the viability and feasibility of the City of Auburn creating a Broadband
Utility.
G2/S2: Leverage public technology infrastructure to achieve cyber‐‐‐‐equity within the
city (25)
Resource identification, location determinations and delivery systems have been
identified. Our implementation plan is targeting a June installation timeframe to strand up our
first mesh network. Based on the location of existing fiber optic cable, we will be lighting up a
neighborhood bounded by 29th ST SE/33rd ST SE and the north and south and M St SE and
R St SE on the east and west.
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Page 2 of 3
Further expansion project in the works include extending our network to the Auburn Municipal
Airport and the Auburn Municipal Golf Course.
Our Infrastructure Planning process has continued to identify areas of need and will be
included in the report.
As mentioned earlier, our engineering study has identified mesh networking as the
most efficient way to address the unique challenges of implementing wireless broadband in
the Pacific Northwest.
On the calendar for May and June
· Wireless Mesh installation – XXXXX and XXXXX
· Fiber Optic extension to Auburn Airport
· Fiber Optic extension to Auburn Golf Course
· Wireless engineering to extend Access Auburn east of Downtown
Auburn
· Wireless engineering planning to extend Access Auburn North of
Downtown Auburn
G2/S3: Build partnerships for revenue streams and infrastructure expansion (26)
· Continuing conversations with vendors to partner on route possibilities and
collaboration opportunities. To date we have met with three vendors and
discussed partnering on route sharing with good response and feedback.
· Community Connectivity Consortium – have achieved a final project
agreement that will be voted on this week at the quarterly Board Meeting. Still
targeting a project completion in October of 2016.
· Maple Valley/Covington/Pacific/Algona – Discussions continue with each
municipality on connecting to the Consortium ring.
G2/S4: Establish minimum acceptable standards, speed, security and liability
exposure
Have restarted the discussions on standards. We are focusing on end of summer for a
draft set of standards to be ready for review.
G2/S5: Expand services to capture emerging opportunities (11)
Several meetings, conferences, investigation have taken place or are underway to
continue the quest for determining what emerging technologies will bring the best
benefit to the City of Auburn. Smart Cities, Smart Water, Smart Electrical, Smart
Buildings are all areas where Auburn will benefit. Part of our engineering on the
wireless mesh network plan included discussions on other opportunities that could be
capitalized on by expanding our network reach. Video cameras for law enforcement,
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parking management and analytics all coupled with smart street lights are one the
areas of investigation. Smart lighting in our parking garages could generate savings
through better program management. This is an ongoing and exciting element of the
Strategic Plan you have approved that we will continue to investigate and report on.
Thank you
Paul Haugan, Director
Department of Innovation and Technology
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