HomeMy WebLinkAbout12-06-2016 PLANNING COMMISSION AGENDA PACKETThe City of Auburn Planning Commission is an eight member advisory body that provides recommendations to the
Auburn City Council on the preparation of and amendments to land use plans and related codes such as zoning.
Planning Commissioners are appointed by the Mayor and confirmed by the City Council.
Actions taken by the Planning Commission are not final decisions; they are in the form of recommendations to the
City Council who must ultimately make the final decision.
PLANNING COMMISSION MEETING
December 6, 2016
AGENDA
I. CALL TO ORDER – 7:00 p.m., City Hall Annex Conference Room 2, 1 East
Main Street, 2nd Floor, Auburn.
a). ROLL CALL/ESTABLISHMENT OF QUORUM
b). PLEDGE OF ALLEGIANCE
II. APROVAL OF MINUTES
A. November 9, 2016 – Special Work Session Minutes
B. November 9, 2016 – Regular Meeting Minutes Minutes
III. PUBLIC COMMENT
Comment from the audience on any item not listed on the agenda for discussion or
public hearing.
IV. PUBLIC HEARING
No items were brought forward for public hearing.
V. OTHER BUSINESS
A. Open Space Zoning District: Background, Options, and
Recommendations* (Tate)
Summary: Planning Commission to discuss Open Space Zoning District
background, options and recommendations.
B. All Temporary Uses and Mobile Vending Uses (e.g. Food Trucks)*
(Teague)
Summary: Planning Commission to discuss All Temporary Uses and Mobile
Vending Uses (e.g. Food Trucks).
VI. COMMUNITY DEVELOPMENT REPORT
Update on Planning and Development Department activities.
VII. ADJOURNMENT
DRAFT
PLANNING COMMISSION
November 9, 2016
SPECIAL WORK SESSION MINUTES
I. CALL TO ORDER
Chair Judi Roland called the meeting to order at 6:00 p.m. in Annex Conference Room
2, located at 1 East Main Street, Auburn, Washington.
a.) ROLL CALL/ESTABLISHMENT OF QUORUM
Planning Commission Members present were: Chair Judi Roland, Vice-Chair Copple,
Commissioner Stephens, Commissioner Shin, Commissioner Lee, Commissioner
Moutzouris, and Commissioner Smith. Commissioners Mason was excused.
Staff present included: City AttorneyDoug Ruth, Planning Services Manager Jeff Dixon,
Senior Planner Thaniel Gouk, Finance Analyst Consuelo Rogel, and Community
Development Office Assistant Jennifer Oliver.
Members of the public present: Lisa Tylor, Supervisor of Budget/Fiscal Planning, Kent
School District.
b.) PLEDGE OF ALLEGENCE
II. 2016 Annual Comprehensive Plan Amendments
1. Annual Comprehensive Plan Text Amendments (Case No. CPA16-0001)
ManagerJeff Dixon reviewed the docket and provided an overview of the 2016
Comprehensive Plan Amendments listed below and reviewed the background and
supporting documents provided for the amendments.
1. Annual Comprehensive Plan Text Amendments
P/T #1 – Auburn School District 2016-2022 Capital Facilities Plan
P/T #2 – Dieringer School District Capital Facilities Plan 2017-2022
P/T #3 – Federal Way School District 2017 Capital Facilities Plan
P/T #4 – Kent School District 2016/2017 – 2021/2022 Capital Facilities Plan
P/T #5 – City of Auburn 2017-2022 Capital Facilities Plan
After providing background information on the 2016 Comprehensive Plan
Amendments and reviewing the materials provided the Commission and staff
discussed the Federal Way School District 2017 Capital Facilities Plan and their
increase in the Multifamily Dwelling Unit School Impact Fee.
PLANNING COMMISSION SPECIAL WORK SESSION MINUTES November 9, 2016
Page 2
2. Annual Comprehensive Plan Map Amendments
CPM#2- Request by Romart Investments LLC to amend the map designation of
an approximately 2.27-acre parcel from the current designation of “Single Family
Residential" to “Light Commercial”. The vacant property is located northwest of
the intersection of Lake Tapps Parkway SE and 182nd Avenue E (east of
Lakeland Hills South area, at the southeast corner of the city). Parcel #:
0520101045
The Commission and staff discussed the standards relating to the roadway and
driveway standards on this property should this amendment be approved. Staff
explained that Pierce County would be analyzing the location of the driveway as
they had previously approved conditions on this property. The Commission and
staff discussed the classification of the roadway and that the jurisdiction of 182nd
Ave. E is in Pierce County’s jurisdiction.
CPM#4 - City initiated request to amend the map designation of three parcels
totaling approx. 144.6 acres from “light Industrial” and “Insitutional” to “Heavy
Commercial”. This change is proposed in anticipation of US Government,
General Services Administration (GSA’s) stated intent to reconfigure their current
facility, which is anticipated to result in a reduced need for land and possible
disposal (sale) of a portion of the approx. 135 acres. Properties are generally
located at southwest corner of C ST SW and 15th ST SW. Parcels are
2421049004, 2521049114 & 2521049115.
A discussion was held regarding the traffic in the area of C Street SW and 15th
Street SW and if there would be road improvements made as development
increases and these proposals are approved. Staff explained that as these
properties are currently developed and if and when rezoning takes place further
traffic studies would be completed based on the uses and then improvements
would be required to maintain consistency with the city’s adopted level of service
standard for the operation of those roadways and intersections.
The Commission had no further questions.
III. ADJOURNMENT
There being no further business to come before the Planning Commission for the Special
Work Session, Chair Roland adjourned the special work session at 6:44 p.m.
DRAFT
PLANNING COMMISSION
November 9, 2016
REGULAR MEETING MINUTES
REGULAR MEETING
I. CALL TO ORDER
Chair Roland called the regular meeting to order at 7:00 p.m. in Annex Conference Room 2, located at 1
East Main Street, Auburn, Washington.
a.) ROLL CALL/ESTABLISHMENT OF QUORUM
Planning Commission Members present were: Chair Judi Roland, Vice-Chair Copple, Commissioner
Stephens, Commissioner Shin, Commissioner Moutzouris, and Commissioner Smith.
Commissioners Mason and Lee were excused.
Staff present included: Assistant City Attorney Doug Ruth, Planning Services Manager Jeff Dixon,
Senior Planner Thaniel Gouk, Finance Analyst Consuelo Rogel, and Community Development Office
Assistant Jennifer Oliver.
Members of the public present: Lisa Tylor, Supervisor of Budget/Fiscal Planning, Kent School
District; Tanya Nascimento, Student & Demographic Forecaster, Federal Way Public Schools;
Assistant Director of Capital Projects Bob Kenworthy, Auburn Public Schools; Andrew Dunloy; Bryan
Rivera; Cindy Luther; Merjie Bowen; Kim Savage; Cheryl Ebsworth of Apex Engineering; Joel
Parsons of Riverton Contractors; Allan Vann; Sophie Solomon; Melissa Torres; Leslie Turner;
Paulette Boorpman.
b.) PLEDGE OF ALLEGENCE
II. APPROVAL OF MINUTES
A. October 4, 2016
The Commission asked staff to clarify the Commissioner who seconded the motion to approve the
August 16, 2016 minutes as noted in the October 4, 2016 Approval of Minutes.
Commissioner Copple moved and Commissioner Stephens seconded to approve the October 4,
2016 minutes as corrected.
MOTION CARRIED UNANIMOUSLY. 6-0
III. PUBLIC COMMENT
There were no comments from the public.
IV. PUBLIC HEARING
A. C-1, Light Commercial Zoning District
Senior Planner Thaniel Gouk provided background information on the proposed amendments to
the allowed residential uses within the C-1, Light commercial zoning district. Staff explained the
affected types of residential uses included in the City Council enacted Moratorium and pointed
out that neither the moratorium nor the proposed code amendments would impact existing
PLANNING COMMISSION MEETING MINUTES November 9, 2016
Page 2
single-family homes, or transient-style uses (i.e., hotels, motels).
Staff reviewed the proposed updates and reported that in the previous discussion with the
Commission, the Commission recommended that “live-work” units be proposed to be prohibited,
and “work-live” units be proposed to be Permitted in the C-1 zone because the greater
proportion of the use is “commercial”. This update was included.
With no questions from the Commission to staff, Chair Roland opened the public hearing on File
No. ZOA16-0005 – C-1, Light Commercial Zoning District code amendments at 7:10 PM.
Chair Roland invited members of the public forward for public comment on ZOA16-0005.
Brian Riviera of Auburn, Washington
Mr. Riviera stated that that a portion of the land being proposed in the rezone is designated as
wetlands with a conservation value by the State of Washington Department of Fish and Wildlife.
He is concerned that the studies noted in the environmental checklist application are from 2008
rather than the studies provided in the later years from 2013 and later. It is his belief that if
current studies were used it may further protect and conserve the property. He expressed that
there are a large number of trees that he hates to see these removed and requests the
Commission consider the impact of not only businesses and traffic but also the entire
ecosystem.
Staff expressed appreciation for Mr. Riviera’s comments and clarified they believe the property
discussed in Mr. Riviera’s comments pertain to the subsequent, specific item on the Agenda,
IV.B. a private application.
With no other comments from the public, Chair Roland closed the public hearing at 7:17 p.m.
and opened deliberations.
Commissioner Shin moved and Commissioner Smith seconded to recommend approval of
ZOA16-0005, The C-1, Light Commercial Zoning District code amendments as presented and
forwarding it to City Council for approval.
MOTION APPROVED UNANIMOUSLY. 6-0
B. 2016 Comprehensive Plan Amendments
Planning Services Manager Jeff Dixon reviewed the background of the Comprehensive Plan of the
City of Auburn. The City of Auburn adopted amendments to its Comprehensive Plan in 1995 in
response to the Washington State Growth Management Act (GMA) requirements, as amended.
Since then the Auburn Comprehensive Plan has been amended annually.
Manager Dixon reviewed the following amendments for Public Hearing, five (5) text amendments and
two (2) map amendments. He noted that the Planning Commission had previously held a public
hearing on June 21, 2016 on a private map amendment and no further action on this one items is
required by the Planning Commission. Staff is recommending Planning Commission action is
incorporation of the annual Comprehensive Plan Text amendments P/T #1 to #5 and CPM#2 and #4
into the City’s Comprehensive Plan:
1. Annual Comprehensive Plan Text Amendments
Manager Jeff Dixon provided an overview of the Policy/Text Amendments #1 through #4.
PLANNING COMMISSION MEETING MINUTES November 9, 2016
Page 3
Chair Roland stated in consideration of the school district representatives who are
attending for comment on their Capital Facilities plans the items will be taken out of
order.
P/T #4 – Kent School District 2016/2017 – 2021/2022 Capital Facilities Plan
Chair Roland opened the public hearing at 7:35 p.m. on CPA16-0001, P/T #4
Lisa Tylor, Budget Coordinator, Kent School District
Ms. Tylor stated she represents the Kent School district and the amount of property
that overlaps the Kent School District and the City of Auburn is a small amount. The
district does not typically collect impact fees from the City of Auburn since the
property is not developed and the city of Kent is not aware of any current
development. Planning Services Manager Jeff Dixon reported that there is future
potential development proposed to the former drive-in theater property located near
the Kent boundary.
Ms. Tylor reported the Multiple Family school impact fee has increased $47.00 to
$2,210.00, the Single Family impact fee proposal increased $110.00 for the amount of
$5,100.00. Kent will be experiencing small improvements and the addition of two new
elementary schools.
With no other comments from the public, Chair Roland closed the public hearing at 7:41
p.m. on CPA16-0001, P/T #4 and opened deliberations.
Vice-Chair Copple moved and Commissioner Moutzouris seconded to recommend
inclusion of CPA16-0001, P/T #4, the Kent School District 2016/2017 – 2021/2022
Capital Facilities Plan in the city’s Comprehensive Plan.
MOTION APPROVED UNANIMOUSLY. 6-0
P/T #5 – City of Auburn 2017-2022 Capital Facilities Plan
Chair Roland opened the public hearing on CPA16-0001, P/T #5 at 7:40 p.m.
Bob Kenworthy, Assistant Director of Capital Projects for the Auburn School District, 915
4TH St. SE, Auburn, Washington.
Mr. Kenworthy stated the Auburn School District has provided the City with its annually
updated Capital Facilities Plan (CFP) covering 2017-2022. The CFP was adopted by the
Auburn School District School Board on June 13, 2016. The district-wide facility
improvements project funded by the 2009 capital levy, is finally nearing completion as is
the replacement of Auburn High School. The district has had an increase of 40 portable
classrooms over the last 3 years while waiting for bond funding for facilities expansion
completions. The district is optimistic of the outcome of the vote on the bond
proposition. They are hopeful that the remaining votes will be counted to continue to
move the district to a positive direction. The current approval rate is at 60.33%, 60% is
needed for approval but votes are still being counted.
Mr. Kenworthy discussed the various projections included within the 6-year window for
the Auburn School District Capital Facilities Plan. A review of the Auburn School
District’s updated Capital Facilities Plan indicates the District is requesting a change in
PLANNING COMMISSION MEETING MINUTES November 9, 2016
Page 4
the fee obligations. The fee for single-family dwellings is proposed to be $5,469.37, an
increase of $138.49 and for multiple-family dwellings the requested fee is $1,639.70, a
decrease of $985.31.
Chair Roland closed the public hearing for P/T #5, CPA16-0001, City of Auburn 2017-
2022 Capital Facilities Plan at 7:48 p.m. and opened deliberations.
Commissioner Moutzouris moved and Commissioner Copple seconded to recommend
inclusion of P/T #5, CPA16-0001, Auburn School District Capital Facilities Plan 2017-
2022, into the City’s Comprehensive Plan.
MOTION APPROVED UNANIMOUSLY. 5-0
(Commissioner Shin recused himself from voting as his firm provides legal services for
the Auburn School District)
P/T #3 – Federal Way School District 2017 Capital Facilities Plan
Chair Roland opened the public hearing on CPA16-0001, P/T #3, Federal Way School District
2017 Capital Facilities Plan at 7:49 p.m.
Tanya Nascimento, Student & Demographic Forecaster, Federal Way Public Schools
Ms. Nascimento stated that approximately 474 of 23,000 students reside within the Auburn
city limits. Meredith Hills Elementary, located in Auburn, serves approximately 523 preschool
to 5th grade students. This is the only school located in the City of Auburn. Based on the
current program configurations Meredith Hill Elementary is over capacity. Two new single-
family communities are being constructed, with approximately 97 new single-family homes.
Ms. Nascimento discussed the various projections included within the Federal Way School
District 2017 Capital Facilities Plan. A review of the Federal Way School District’s updated
Capital Facilities Plan indicates the District is requesting a change in the fee obligations. The
fee for single-family dwellings is proposed to be $3,198.00, an increase of $299.00 and for
multiple-family dwellings the requested fee is $8,386.00, an increase of $7,880.00.
The significant increase in multi-family dwellings is due to the increase of units which
increased the student generation rates from .162 to 1.0781, an increase the district did not
foresee. The district does not expect to see any multi-family within the City of Auburn for the
Federal Way School District.
Chair Roland closed the public hearing for P/T #3, CPA16-0001, P/T #3 – Federal Way
School District 2017 Capital Facilities Plan at 7:55 p.m. and opened deliberations.
Vice-Chair Copple moved and Commissioner Smith seconded to recommend inclusion of
CPA16-0001, P/T #3 – Federal Way School District 2017 Capital Facilities Plan into the City’s
Comprehensive Plan.
MOTION APPROVED UNANIMOUSLY. 6-0
P/T #2 – Dieringer School District Capital Facilities Plan 2017-2022
Planning Services Manager Jeff Dixon stated that the Dieringer School District has a very
small area within the City of Auburn, it is a small district overall. The impact fees for this
calendar year are not requested to change. The fee for single-family dwellings is proposed to
be $3,330.00, no changes were requested; for the multiple-family dwellings the requested fee
is $1,518.00, no changes were requested.
PLANNING COMMISSION MEETING MINUTES November 9, 2016
Page 5
Chair Roland opened the public hearing on CPA16-0001, P/T #2, Dieringer School District
Capital Facilities Plan 2017-2022 at 7:56 p.m.
With no public present for comment, Chair Roland closed the public hearing on CPA16-
90001, P/T #2, Dieringer School District Capital Facilities Plan 2017-2022 at 7:56 p.m.
Vice-Chair Copple moved and Commissioner Stephens seconded to recommend inclusion of
CPA16-0001, P P/T #2, Dieringer School District Capital Facilities Plan 2017-2022 into the
City’s Comprehensive Plan.
MOTION APPROVED UNANIMOUSLY. 6-0
P/T #5 – City of Auburn 2017-2022 Capital Facilities Plan
Planning Services Manager Jeff Dixon P/T amendment #5 is to incorporate the City’s six-year
Capital Facilities Plan for the period of 2017 to 2022 into the City’s Capital Facilities element
of the Comprehensive Plan.
Chair Roland opened the public hearing on P/T #5 – City of Auburn 2017-2022 Capital
Facilities Plan at 8:22 p.m.
Consuelo Rogel, Financial Analyst for the City of Auburn Finance Department
Ms. Rogel stated the City of Auburn 2017-2022 proposed Capital Facilities Plan amendments
which include projects that have been added, removed or revised from the previous year’s
CFP (2016-2021) have been reviewed at Study Session by City Council and the City’s
Department Directors.
The Commission asked that if each Department and their projects have been reviewed by the
Council at Study Session. Ms. Rogel confirmed. The Commission expressed their
appreciation for the clarity in the memorandum showing projects that were removed or
revised and the location of the change in the CFP.
The Commission and staff discussed the Auburn Way South (SR -164) Sidewalk
Improvements and the funding source.
With no other public comment, Chair Roland closed the public hearing on CPA16-0001, P/T
#5 – City of Auburn 2017-2022 Capital Facilities Plan at 8:40 p.m.
Vice-Chair Copple moved and Commissioner Stephens seconded to recommend inclusion of
CPA16-0001, P/T #5 – City of Auburn 2017-2022 Capital Facilities Plan into the City’s
Comprehensive Plan.
MOTION APPROVED UNANIMOUSLY. 6-0
2. Annual Comprehensive Plan Map Amendments
CPM#2 - CASE CPA14-0002
Planning Services Manager Jeff Dixon stated the proposed amendment consists of a request
by Romart Investments LLC to amend the map designation of an approximately 2.27-acre
parcel from the current designation of “Single Family Residential" to “Light Commercial”. The
vacant property is located northwest of the intersection of Lake Tapps Parkway SE and
182nd Avenue E (east of Lakeland Hills South area, at the southeast corner of the city).
PLANNING COMMISSION MEETING MINUTES November 9, 2016
Page 6
Chair Roland opened the public hearing on CPM#2 - CASE CAP14-0002 at 7:58 p.m. and
pointed out that the testimony provided earlier by Brian Riviera pertained to this proposal.
Cheryl Ebsworth, Senior Planner, Apex Engineering, 2601 S 35th St #200, Tacoma
Ms. Ebsworth stated she represents Romart Investments LLC. She thanked Mr. Dixon for his
work on this project. Ms. Ebsworth displayed an aerial photo map showing the property
which was annexed to the City of Auburn from Pierce County in 2005. She stated that the
City of Auburn land use Comprehensive Plan goals and policies are met by this proposal. The
property is separated from residential developments and keeps incompatible land uses
separate and believes this is a good location for this commercial use. Ms. Ebsworth provided
an overview of how the project meets the criteria required by the City of Auburn.
The Commission and Ms. Ebsworth discussed the soil conditions for future development but
explained that this request is for a map amendment only, further studies would be performed
prior to additional development taking place.
Kim Savage, Apex Engineering, 2601 S 35th St #200, Tacoma
Ms. Savage explained that no design has begun on a project, this is for the map amendment
but when future design takes place soil conditions would be considered.
Andrew Dunlow, Auburn
Mr. Dunlow stated 25 percent of the land considered on this project is designated as a
valuable habitat to our environment. He stated that although this land has had growth of over
30 years and storm run-off it is still valuable. He expressed his opinion that 3.5 million dollars
has been spent to mitigate the improvement of salmon habitat elsewhere in the city and if this
map amendment is approved and development takes place, money would be spent to
destroy the property only to perform mitigation to improve the habitat again after further
destruction and damage is done. Mr. Dunlow stated if they are going to change the map
designation they should change it to something more suitable like a parking lot, nursing home
or even a strip mall. It appears the approval of this map amendment would not be
representing the will or benefit of Auburn for the future.
With no further public testimony, Chair Roland closed the public hearing on CPM#2, Case
CPA14-0002 at 8:11 p.m.
Commissioner Shin stated that he felt the current designation of single-family residential is
not appropriate given the location and that the Light Commercial use would be more suited
and the adjacent utility easement and adjacent the stormwater retention pond already
separate the site He stated this property is isolated from the residential nature of properties to
the west. If there are critical areas present, these will be a development constraint that will be
evaluated at the time of future development but not at this time. He is in support of this
proposal.
Commissioner Shin moved and Vice-Chair Copple seconded to recommend moving CPM#2,
Case CPA14-0002 forward for to City Council for approval.
MOTION APPROVED UNANIMOUSLY. 6-0
PLANNING COMMISSION MEETING MINUTES November 9, 2016
Page 7
CPM#4 – CASE CPA16-0002
Mr. Dixon stated the proposed amendment consists of a City initiated request to amend the
map designation of three parcels totaling approx. 144.6 acres from “light Industrial” and
“Institutional” to “Heavy Commercial”. This change is proposed in anticipation of US
Government, General Services Administration (GSA’s) stated intent to reconfigure their
current facility, which is anticipated to result in a reduced need for land and possible disposal
(sale) of a portion of the approx. 135 acres. Properties are generally located at southwest
corner of C ST SW and 15th ST SW. Parcels are 2421049004, 2521049114 & 2521049115.
Chair Roland opened the public hearing on CPM#4 - CASE CAP16-0002 at 8:15 p.m.
With no further public testimony, Chair Roland closed the public hearing on CPM#4, Case
CPA16-0002 at 8:16 p.m.
The Commission and Staff discussed if the buildings in this location could be used as
manufacturing. Staff explained that if the Comprehensive Plan designation is changed it
would set the stage for a zoning designation to also be changed. The zoning designation
establishes the development regulations that apply to the property. Staff believes a
designation of heavy commercial would be a more appropriate zoning designation of this
property for future development rather than light industrial.
Commissioner Moutzouris moved Commissioner Shin seconded to recommend moving
CPM#4, Case CPA16-0002 forward for to City Council for approval.
MOTION APPROVED UNANIMOUSLY. 6-0
V. OTHER BUSINESS
No items were brought forward for “Other Business”.
VI. COMMUNITY DEVELOPMENT REPORT
Planning Services Manager Jeff Dixon reported that Alexandria Teague was promoted from a
Planner position to the Planner II position and the Senior Planner position was recently filled by a
former City of Tacoma employee, Dustin Lawrence. Staff is currently working to fill the Planner
position.
Staff reported that they will be holding a meeting December 6, 2016 for a discussion on zoning
code changes relating to implementing the Comprehensive Plan updates.
VII. ADJOURNMENT
There being no further business to come before the Planning Commission, Chair Roland
adjourned the meeting at 8:46 p.m.
November 2016 1
Memorandum
To: Planning Commission Members
From: Alexandria Teague, Planner II Community Development Services
With support by Lisa Grueter, BERK Consulting
Date: November 28, 2016
Re: Open Space Zone: Background, Options, and Recommendations
1.0 Background
The City of Auburn adopted a new Comprehensive Plan in 2015 that includes an Open Space future land
use designation. The designation is described in the text of the Plan and is depicted on the adopted Future
Land Use Map. Open Space is applied to Green River and White River shorelines, wetlands, parks, trails,
utilities, and other similar sensitive areas and categories of land uses. Most land that is designated as
Open Space is either held in public ownership, already protected as an environmentally sensitive area, or
has been permanently dedicated as common space.
Exhibit 1. Future Land Use Map
Source: City of Auburn, BERK Consulting 2016
AUBURN OPEN SPACE ZONE
November 2016 2
The Open Space Future Land Use designation requires that a new zone designation be established in the
City’s Zoning Ordinance. The Zoning designation will establish the range of allowed uses and the
development standards that apply on properties that are designated as Open Space. The adopted
Comprehensive Plan Open Space designation purpose, criteria, and policies are listed in the sidebar below.
2.0 Discussion
Due to the variety of Open Space designation purposes and potential uses within, there are a number of
factors to consider when preparing the zone including intensity of uses, matching the rules to the intent
of the Comprehensive Plan, considering how some types of Open Space uses may be addressed in related
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, significant wildlife
habitats, storm drainage ponds, utility corridors with public access, and areas with significant
development restrictions.
DESIGNATION C RITERIA
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.
IMPLEMENT ING 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.
AUBURN OPEN SPACE ZONE
November 2016 3
zones (e.g. Institutional), and the type of property ownership and range of activities. Each is highlighted
below.
2.1 Intensity of Uses
The Open Space designation is applied to uses that can vary in intensity of development, such as trail
corridors with paved surfaces or shorelines with trees and vegetation or wetlands. Open Space Zone
development standards should address different characteristics and intensities of uses. Active parks, golf
courses, and playgrounds are not examples of Open Space. These types of uses are designated as
Institutional.
2.2 Policy/Land Use Inconsistency
Policy LU-94 indicates cemeteries should not be designated as Open Space. The Auburn Cemetery, Pioneer
Cemetery, and the Muckleshoot Indian Tribe Cemetery are currently designated Open Space on the
Comprehensive Plan Future Land Use Map. Either the Plan map or the policy should be amended in order
to eliminate the inconsistency.
Exhibit 2. Auburn Cemetery Vicinity
Source: City of Auburn, BERK Consulting 2016
2.3 Parks
Parks are generally designated Open Space or Institutional in the Comprehensive Plan land use plan.
Reviewing the City’s 2015 Parks, Recreation, Open Space (PROS) Plan, most are classified as Community
or Neighborhood Parks. Some relevant definitions in the 2015 PROS plan include:
Active recreation - Predominately muscle-powered activities such as jogging, cycling, field and
court sports, etc.; they commonly depend on developed sites.
Passive recreation - activities that require very little use of muscle power, such as nature
viewing, photography, or picnicking.
AUBURN OPEN SPACE ZONE
November 2016 4
Neighborhood parks are a combination playground and park designed primarily for non-supervised,
non-organized recreation activities. Neighborhood parks are usually small in size (less than five
acres) and serve an area of approximately 1/2-mile radius. Since these parks are located within
walking and bicycling distance, the activities they offer become a daily pastime for neighborhood
children.
A community park is planned primarily to provide active and structured recreation opportunities for
young people and adults. They often exceed 10 acres in size and may have sports fields, water
bodies, gardens, nature trails or similar features as the central focus of the park. Community parks
can also provide indoor facilities to meet a wide range of recreation interests. They require more
support facilities such as parking and restrooms than neighborhood parks.
Special use areas are miscellaneous public recreation areas or land occupied by a specialized facility.
Some of the uses that fall into this classification include small landscaped areas, community gardens,
streetscapes, Environmental Park, viewpoints, historic sites and other specialized areas.
The development of the Open Space zone should allow for parks and recreation uses consistent with the
character of the parks and the intended activities in the PROS Plan. Where a park as a whole is both
designated Institutional and Open Space the portion that is Open Space should be more characteristic of
lands with environmentally sensitive features or that are passive in character.
Exhibit 3. Auburn Parks Designated Open Space in Comprehensive Plan
Park Address Acres Facilities PROS Plan 2015 Category
and Information
Comp Plan
Designation
21st Street
Playground
405 21st St.
SE
.17 Playground Neighborhood
This small pocket park is
situated adjacent to a City
stormwater detention pond.
Park amenities include a
playground, picnic table, and
benches. The park is on a
short list of parks that need
to go through the naming
process.
Institutional
104th Ave SE 14.73 Undeveloped. PROS Plan
recommends: Develop
Master Plan
Community
This undeveloped riverside
property is comprised of two
parcels along the Green
River. A nice sandy beach
along the Green River is
popular for swimmers in the
summer, and fishermen in
the fall and winter months.
Nearly two-thirds of the park
is located within the 100-
year floodplain so given the
location of the park along
the river and regulatory
constraints, the park will
likely be designed as a
passive use nature park.
Open Space –
Western Parcel
Institutional –
Eastern Parcel
[Consider if
eastern parcel will
be developed or
will be passive as
noted in the
general description
and should also be
Open Space.]
Auburn
Environmental
Park
413 Western
Ave. NW
120 Bird/Wildlife viewing tower Open Space
Environmental Park is an
outdoor learning area to
Open Space
AUBURN OPEN SPACE ZONE
November 2016 5
Park Address Acres Facilities PROS Plan 2015 Category
and Information
Comp Plan
Designation
observe birds, plants, and
other animals in the area.
Auburndale 31700 108th
Ave. SE
9.64 Playground, trails Neighborhood
The main feature of the park
is a natural wooded area
with a loop trail. There is a
play area, picnic tables and
barbeque grill.
Open Space
Auburndale II 29725
118th Ave. SE
9.34 Trails Neighborhood
Auburndale II is an
undeveloped park with a mix
of native overstory, and an
understory that is
dominated by Himalayan
blackberry and scotch
broom. A future trail
connecting Lea Hill to the
valley floor is being
considered, which would
likely run east to west along
the northern boundary of
the park.
Institutional
[Given PROS Plan
description and
conditions,
consider changing
to Open Space]
B Street Plaza 148 East
Main St.
0.10 Special Use Area
A small pocket park in
downtown Auburn featuring
artwork
Downtown Urban
Center
Ballard 1612 37th
Way SE
0.66 Picnic, playground,
basketball
Neighborhood
The main feature of the park
is a distinctive stone picnic
shelter. In 2003, a new
playground and irrigation
system was installed, as well
as pathways and an
entrance gate. Ballard Park
is situated high above the
White River and benefits
from an appealing view of
the river, although it has no
direct river access.
Open Space
[Given small size
and level of
development and
lack of access to
larger natural area,
consider changing
to Institutional.]
Bicentennial 502 Auburn
Way S.
1.07 Special Use Area
Green open space park at
Auburn Way and Hwy 18
Open Space
Brannan 1019 28th St.
NE
26.63 Baseball, soccer, BBQ,
skateboarding, restrooms,
playground, river/pond
access, trails, basketball
Community
Brannan Park contains one
of Auburn’s most heavily
used sports complexes. The
City, Schools and a variety of
organizations – youth soccer
leagues, Little League - also
use the playing fields
extensively. Brannan Park is
on a flat, open site, with the
Green River forming the
park’s eastern boundary.
Open Space
[Though the site
abuts the Green
River, it is a highly
developed active
park. Consider
Institutional.]
AUBURN OPEN SPACE ZONE
November 2016 6
Park Address Acres Facilities PROS Plan 2015 Category
and Information
Comp Plan
Designation
Cameron 3727 Lemon
Tree Lane
3.83 Baseball
PROS Plan also lists picnic
table, play area, and paved
trail.
Neighborhood
The park is between two
housing developments and
lies on top of the Northwest
Pipeline. It is an open grassy
area with a path leading to a
playground and picnic
tables.
Open Space
[As the park is
combined with a
utility purpose, it
could retain an
Open Space
designation.]
Cedar Lanes 1002 25th St.
SE
8.27 Playground, trails Neighborhood
Cedar Lanes Park is a unique
combination of native
woodland, well-kept lawn,
formal playground and a
caretaker residence. The
forested area contains a mix
of deciduous trees.
Open Space
Centennial
Viewpoint
402
Mountain
View Dr.
0.7 Scenic overlook, public art Special Use Area
Centennial Viewpoint Park
was created in 1991, during
Auburn’s Centennial year.
The park is tucked into a
small spot along Mountain
View Drive, across the road
from Mountain View
Cemetery. The park is an
attractive and popular spot
for impromptu picnic lunch
and views of the valley.
Open Space
Clark Plaza 1420 Auburn
Way N.
0.25 Special Use Area
Small pocket park at the
corner of Auburn Way North
and 15th Street NE.
Light Commercial
Clark Property No Address:
PIN
3021059025
26.68 Undeveloped Open Space
Forested open space area
along the White River Trail,
just west of R Street SE. The
property is located on both
sides of Oravitz Road.
Bowman Creek crosses this
property along the toe of
the slope below Oravetz
Road before flowing into the
White River
Open Space
Community
Garden A
1030 8th
Street NE
1.04 Special Use
Open Space
Community
Garden B
Private
Property
0.39 Special Use
Residential
Transition
Dorothy
Bothell Park
1087
Evergreen
Way SE
4 Playground
(Aerial shows passive open
lawn and trails)
Neighborhood
Located adjacent to the
Lakeland Hill Community
Center, Dorothy Bothell Park
is a small, attractive
Open Space
AUBURN OPEN SPACE ZONE
November 2016 7
Park Address Acres Facilities PROS Plan 2015 Category
and Information
Comp Plan
Designation
neighborhood park in
Lakeland Hills.
Dykstra 1487 22nd St.
NE
1.78 Playground, river/pond
access
Neighborhood
Dykstra is primarily a
playground neighborhood
park; its proximity to the
river also makes it popular
with walkers and wildlife
lovers. The park contains
many mature trees.
Open Space
Fenster
Nature Park
2033 4th St.
NE
12.58 Swimming and tubing access
to the Green River, Public
fishing access, trail access
Special Use Area
Access area to the Green
River.
Open Space
Fly-in Lion Special Use Area
Forest Villa 1647 Fir St.
SE
.23 Playground Neighborhood
The Forest Villa Park is
located on one lot in a single
family residential
neighborhood. A recently
installed play structure is the
primary focus of the park.
Open Space
[Given small size
and level of
development and
lack of access to
larger natural area,
consider changing
to Institutional.]
Fulmer 1101 5th St.
NE
5.13 Baseball, restrooms,
playground
Community
Fulmer Park is primarily an
active sports facility.
Institutional
Gaines 1008 Pike St.
NW
1.34 Playground, river/pond
access, trails, basketball
Neighborhood
This park is a joint project
between the Storm Water
Division and Parks and
Recreation. The park has a
boardwalk along the
wetland area on the east
edge of the park. The park
has a picnic area, play area,
½ basketball court in
addition to the walking trail
through the park.
Institutional
[Given the dual
park / stormwater
use and wetland it
could be
considered Open
Space. It does have
some facilities but
they are clustered
away from the
natural area. It
adjoins another
Open Space area.]
Game Farm 3030 R St. SE 53.0 Baseball, soccer, BBQ,
Pickleball courts, restrooms,
playground, river/pond
access, trails, basketball,
picnic shelter, tennis court,
sand volleyball courts,
horseshoes, rentals
Community
The park contains a wide
variety of facilities for
organized sports activities as
well as a distinctive natural
setting.
Institutional
[Portion now
identified as Game
Farm Open Space
below.]
Game Farm
Open Space
26.00
(part
of
Game
Farm
above)
A trailhead is located off of
Forest Ridge Drive SE in the
residential development that
provides access to an
unimproved trail system
through a forested area.
Open Space
Undeveloped forested area
located on a plateau in the
northeast portion of Game
Farm Park. This area
overlooks the White River to
Institutional
[Consider if this
portion of the site
identified as Open
Space in PROS Plan
AUBURN OPEN SPACE ZONE
November 2016 8
Park Address Acres Facilities PROS Plan 2015 Category
and Information
Comp Plan
Designation
the east and is bordered by
a residential development to
the north.
should be Open
Space.]
Game Farm
Wilderness
2401 Stuck
River Dr. SE
72.0 Restrooms, picnic shelter,
river/pond access,
trails, rentals, camping
Community
Game Farm Wilderness Park
emphasizes a connection
with the natural
environment. It has limited
development and has
preserved most of the native
woodland along the White
River.
Open Space
Golf Course 29630 Green
River RD SE
148.73 Special Use
The Auburn Golf Course is
an 18-hole golfing facility
located in northeast Auburn,
east of the Green River.
Institutional
[Portion identified
as Open Space
below.]
Golf Course
Open Space
See above 40.98
(Part
of Golf
Course
above)
Undeveloped, power line
easement
Mostly forested area located
on a steep west facing slope
along the eastern edge of
the golf course. A power line
easement runs east west
across the northern portion
of this area.
Institutional
[Consider if this
portion of the site
identified as Open
Space in PROS Plan
should be Open
Space.]
GSA Park 413 15th St.
SW
6.13 Baseball Community
The land for GSA Park was
donated to the City by the
U.S. General Services
Administration. Its location
in a heavily trafficked
industrial zone has resulted
in an atypical park setting.
Currently the park has two
youth softball/baseball
fields, a maintenance
building, and dugouts.
Institutional
Indian Tom
Park
1316 6th St.
NE
.43 Playground Neighborhood
This small park is located on
a single lot in the middle of a
residential block. It contains
a playground installed in
2014, two mature Douglas
firs, and two stone
monuments.
Institutional
Isaac Evans 29827 Green
River RD SE
19.87 Restrooms, picnic shelter,
BBQ, playground, river/pond
access, trails,
horseshoes, rentals
Community
Isaac Evans Park is a
riverfront park providing
valuable passive recreation
opportunities for the citizens
of Auburn. The park’s
connection to Dykstra Park
via the suspension bridge
increases its accessibility to
local residents
Open Space
AUBURN OPEN SPACE ZONE
November 2016 9
Park Address Acres Facilities PROS Plan 2015 Category
and Information
Comp Plan
Designation
Jacobsen Tree
Farm
29387 132nd
Ave. SE
PROS Plan notes: Explore
funding options to develop
the park
Community
Jacobsen Tree Farm
originally operated as a tree
farm by the Jacobsen family.
It has a variety of evergreen
trees and birch trees. The
park is owned by the City of
Auburn and is currently
undergoing a master
planning process. Parks staff
is currently exploring
options to fund the
development of the park
into a multi-use sports
facility.
Open Space –
South
Institutional –
North
Kersey Way A 5480
Charlotte
Ave. SE
2.73 A paved walking trail with
picnic tables and benches
connects the ball field, to the
playground and the
basketball court.
Neighborhood
This park was constructed to
meet level of service needs
for a neighborhood park
within in newly developed
Kersey III neighborhood. See
facilities at left.
Open Space
[West side fairly
developed, and
eastside
undeveloped.
Consider
Institutional
designation.]
Kersey Way B 1433 U
Court. NW
0.79 Half basketball court, small
climbing wall, paved trail,
benches, picnic tables
Neighborhood
This park has similar
features and amenities as
nearby Kersey A, but on a
smaller scale.
Single Family
(Address in Plan
appears incorrect)
Jornada Park 1433 U Ct.
NW
1.89 Picnic tables, trail,
playground, basketball
Neighborhood
This small park is located on
a single lot in the middle of a
residential block. It contains
a play structure, climbing
wall, picnic tables and a loop
trail. It adjoins trees.
Institutional
Lakeland Hills 1401
Evergreen
Way SE
5.06 Baseball, restrooms, picnic
shelter, BBQ playground,
trails, basketball
Neighborhood
This five-acre park is nestled
into a wooded hillside,
where many native trees
were saved and integrated
into the design of the park.
The park provides active
recreation facilities at a
neighborhood scale, and
also a paved trail around the
circumference of the park.
Open Space
AUBURN OPEN SPACE ZONE
November 2016 10
Park Address Acres Facilities PROS Plan 2015 Category
and Information
Comp Plan
Designation
Lakeland Hills
Nature Area
Located
along 182nd
Avenue NE
46.07 Undeveloped Open Space
Assemblage of parcels
located west of Fire Station
33 in the Lea Hill area of the
City. The property contains
forested wetland areas, but
the extent of these areas are
currently unknown. This
park property will likely be a
passive use park with a trail
system, but a master plan is
needed in order establish
near term long term plans
for the site.
Institutional
[Given description
of sensitive areas
and passive uses.
consider
redesignating the
portion to be
reserved as park as
Open Space. Fire
Station on east
would stay
Institutional.]
Lea Hill 31693 124th
Ave. SE
9.0 Restrooms, multi-purpose
sport turf, playground, picnic
shelter, ballfield, skate spot,
half basketball court, public
art
Community
Lea Hill Park appears to have
been redeveloped:
Wooden Picnic
Shelter reminiscent of a
barn
Playground
Amphitheater area
Basketball Court
Skate spot
Small-scale soccer and
multipurpose turf field
Public Art
Restroom
Open Space
[The Park is mostly
developed with
active facilities. It
may be better
categorized as
Institutional.]
Lea Hill Tennis
Courts
32121 105th
Pl. SE
1.18 Tennis Courts
1/2 court Basketball
Special Use Area
The Lea Hill Tennis Court is
in a unique location on top
of a City of Auburn water
reservoir.
Multifamily
Les Gove 910 9th St. SE 20.86 Baseball,
soccer, restrooms, Discovery
Playground, Bocce Courts,
trails, water spray
playground, Parks
Administration Building,
Auburn Senior Activity
Center, White River Valley
Museum, library, rentals
Community
Les Gove Park is a
recreational and educational
facility serving the entire
community. The Library,
Parks and Recreation
Administration Building,
Senior Center and White
River Valley Museum, and a
variety of recreational
features make Les Gove a
very popular destination.
Institutional
AUBURN OPEN SPACE ZONE
November 2016 11
Park Address Acres Facilities PROS Plan 2015 Category
and Information
Comp Plan
Designation
Mary Olson
Farm
28728 Green
River RD SE
n/a Seven historic buildings, a
century-old orchard, a year-
round stream with two
salmon runs, and extensive
pastures and woodlands
Special Use Area
The City applied for and
received King County
Conservation Futures
funding to purchase the
historic Mary Olson Farm in
1993. The funding stipulates
that the Farm can be
developed for passive
recreation and open space
use only.
Institutional
[Given the passive
nature of the park,
consider
designating as
Open Space.]
Mill Pond 4582 Mill
Pond Dr. SE
3.97 River/pond access, trails Community
Mill Pond is unique in
several ways. The park is a
joint project between the
Parks and Public Works
Departments, the Auburn
School District and the
developer of Lakeland Hills.
The Park provides a
recreational experience in a
natural setting, and to
provide stormwater
detention and filtering for a
400 acre area.
Institutional
[Consider whether
as a combination
of park and utility
with a largely open
pond should be in
the Open Space
designation.]
Mountain
View
Cemetery
2020
Mountain
View Dr.
40 Rolling well-kept lawns,
landscaped flowering
gardens, and other features
Special Use Area
Mountain View Cemetery is
nestled on 55 acres of
property overlooking the
Mt. Rainier and the Green
River Valley. Mountain View
was established in 1890, a
year before the town of
Slaughter (now Auburn) was
incorporated. This is the
resting place of some of the
early pioneers who settled in
Washington Territory. The
cemetery is a self-supporting
municipal cemetery that
supports its development,
staff and construction
phases.
Open Space
North Tapps
Estates
Douglas
Avenue SE
0.94 Based on aerials, appears to
have playground, ballfield
and paths.
Neighborhood
Open Space
[With size and
developed nature,
consider
Institutional.]
Pioneer
Cemetery
8th NE &
Auburn Way
North
n/a Historic site, public artwork Special Use
The land was donated in
1878 to the town of
Slaughter, Washington
Territory, for a cemetery. It
was only active for 20 years
due to spring flooding.
Open Space
AUBURN OPEN SPACE ZONE
November 2016 12
Park Address Acres Facilities PROS Plan 2015 Category
and Information
Comp Plan
Designation
Burials at Pioneer Cemetery
are rare, as only cremated
remains of descendants who
were originally interred
there are eligible. The
grounds at this historical site
are under the care of the
Cemetery Division of the
Parks Department.
Plaza Park 2 West Main
St.
0.19 Special Use Area
Open Space
[Considering size
and urban nature,
apply
Institutional.]
Riverpoint 1450 32nd St.
NE
3.8 Open Space Play Area,
Benches, Access to the
Green River Trail
Neighborhood
Built in 2005, the park is
adjacent to the Green River
and provides an access point
to the Green River Trail.
Open Space
Riversands 5014 Pike
Street NE
1.76 Playground, half basketball
court, picnic shelter
Neighborhood
This park lies along the
Green River near the
northern City Limits. Visitors
can gain direct access from
the park to a bridge across
the river that connects to
the City of Kent’s S. 277th
Street Trail (1.1 miles). The
future Green River Trail will
run along the eastern
boundary of the park if the
trail is ever extended
through Auburn.
Open Space
Roegner 601 Oravetz
Road SE
21.25 Restrooms, picnic shelter,
BBQ, playground, river/pond
access, trails, rentals
Community
This community park is
located along the banks of
the White River, adjacent to
Auburn Riverside High
School A trail system
includes both hard and soft-
surfaced sections meets the
needs of many different
users, including equestrians
from the nearby Hidden
Valley neighborhood.
Open Space
Rotary 2635 Alpine
St. SE
4.14 Baseball, playground,
basketball
Neighborhood
Though the site has rolling
topography, and an unusual
shape, and conifers, it has
major recreation facilities
listed at left.
Institutional
Scootie Brown 1403 Henry
Rd. NE
1.34 Baseball, playground,
basketball
Neighborhood
The park is located at a
junction between
Institutional
AUBURN OPEN SPACE ZONE
November 2016 13
Park Address Acres Facilities PROS Plan 2015 Category
and Information
Comp Plan
Designation
commercial and residential
zones. It has a busy, open
feel, with minimal
landscaping.
Shaughnessy 3302 21st St.
SE
3.46 Baseball, playground,
basketball, tennis
Neighborhood
Shaughnessy Park is located
in an attractive setting of
near mature Douglas Firs on
a quiet residential street.
Several recreational courts
are located in close
proximity to the street. The
play structure is tucked
nicely into a stand of trees.
There is an open playfield
with a backstop.
Institutional
Slaughter
Memorial
2988 Auburn
Way N.
0.02 Monument Special Use Area
Small pocket park at Auburn
Way North with the
memorial commemorating
the battle of Slaughter
Heavy Commercial
Sunset 1420 69th St.
SE
15 Restrooms, playground,
basketball, baseball, skate
park, trails, BBQ, picnic
shelter, rentals
Community
The park serves the Lakeland
Hills neighborhood but also
the community. The site
includes a picnic shelter, two
youth baseball/softball
fields, trails, basketball court
and skate park.
Institutional
Terminal 1292 C St. SE 1.2 Playground, picnic tables Neighborhood
Terminal Park is a small park
along a quiet residential
street. The newly renovated
playground at the center of
the park is the focal point
here. The remainder of the
park contains a slightly
rolling lawn, with mature
trees scattered throughout.
Open Space
[Given small size
and level of
development and
lack of access to
larger natural area,
consider changing
to Institutional.]
West Auburn
Lake Property
PIN:
9262800105
9.25 A Master Plan was
developed for the park in
2013. Future site
improvements identified in
the Master Plan include a
trail around the perimeter of
the lake, a parking area at
the end of S. 320th Street,
viewpoints with benches,
invasive species control, and
the installation of native
plantings.
Open Space
This property is located at
the terminus of S. 320th
Street in the West Hill area
of Auburn. Access to the site
can gained from the west via
S 320th Street or from the
east via W Street NW. The
site contains an approximate
2-acre lake, with
approximately 7 acres of
mature forested upland
area.
Open Space
AUBURN OPEN SPACE ZONE
November 2016 14
Park Address Acres Facilities PROS Plan 2015 Category
and Information
Comp Plan
Designation
Veterans
Memorial
405 E St.NE 7.65 Public building, restrooms,
playground, basketball,
horseshoes, rentals
Community
The park is distinctive for its
Veterans Memorial
structure, shady woods and
underlying expanse of green
lawn.
Open Space
Village Square
Park
12111 SE
310th St.
1.10 Playground, open play field,
picnic area, barbeque grills
Neighborhood
This is a small pocket park is
located in the middle of an
apartment complex. The
park has a short loop trail
with a small grassy area in
the middle.
Multifamily
Source: http://www.auburnwa.gov/things_to_do/parks_trails.htm
2.4 Uses and Ownership
There are about 190 properties designated open space, most of which are owned by the City of Auburn.
Other public agencies with parcels designated Open Space include King County, Muckleshoot Indian Tribe,
Tacoma Water, Port of Seattle, and Washington State. Regulated utility purveyors also own properties
including Puget Sound Energy, Northwest Pipeline, and Olympic Pipeline. Other ownerships include
homeowners associations (plat open space), Segale Properties (a portion of the mine along river with split
designation), and one private property (split designation, crosses river) as well as riverfront areas
associated with subdivisions.
Ownerships and uses are identified in the table below. Understanding existing uses will help the
formulation of the Open Space zone use allowances. For example, caretakers homes may be allowed
where they exist (there is one publicly owned home), but other new homes could be conditionally allowed
or prohibited, particularly where a property is split designated (one privately held residential parcel
crosses a river and has upland areas designated for residential purposes).
The owners of property that will be considered for the implementing Open Space zone will be contacted
prior to the hearing for the Open Space Zone and associated mapping.
AUBURN OPEN SPACE ZONE
November 2016 15
Exhibit 4. Open Space Zone Designated Parcels - Ownership
Property Use, if Known City of Auburn King County Muckleshoot Indian Tribe Northwest Pipeline Olympic Pipeline (Private) Port of Seattle Puget Sound Energy Tacoma Water Washington State Private Resident Private-Segale Subdivision Tract Riverfront-Subdivision Plat-Open Space 4
Plat-Waterbody 6
Private-Mine-Waterbody 3
Private-Waterbody 1
Public-Cemetery 6 1
Public-Critical Area 17 2 1
Public-House 1
Public-Park 7
Public-ROW 2
Public-Tribal 4
Public-Tribal-Cemetery 1
Public-UGA 4
Public-Unspecified* 76 3 1 1
Public-Utility 3 6
Public-Vacant 22 1
Utility-Private 4 1 4
Utility-Private-Critical
Area
1
Utility-Private-ROW 6
Total 138 5 7 4 1 1 11 6 2 1 3 4 6
*Assessor data missing. Most appear to be parkland.
Source: King County Assessor, BERK Consulting 2016
3.0 Regulatory Options
Examples of Open Space zones from five jurisdictions are listed below. Some communities have a single
zone and others have multiple zones that get at the different characteristics of open space – e.g. more
natural areas allow fewer uses and more developed sites allow more uses. Some have variable
development standards depending on the size and character of the property. It should be noted that Kent,
Renton, and Sumner codes were considered and do not have a similar type of Open Space zone (some
address agriculture or very low density zones, but not open space zones per se).
November 2016 16
Exhibit 5. Example Open Space Zones
Community / Zone / Purpose Summary Uses Allowed Height, Setback, Density/Lot, and
Coverage Standards
City of Airway Heights
Open Space Zone
Protect and preserve existing and future areas
for civic, cultural, educational and similar
facilities;
Provide for the social needs of the community,
whether publicly or privately sponsored
Enhance the identity and image of the
community as a desirable place
Provide and protect parks, open space and other
natural, physical assets of the community.
Uses which provide a public need per the purpose statement (see types
of open spaces at left).
Sites designated as the result of a sensitive area designation should only
be used for natural resource conservation purposes with associated trails
for passive recreation opportunities or as the City deems appropriate
Parks, greenbelts and open space for active or passive recreation or
enjoyment
Accessory structures to the open space use (bathrooms, tool sheds, picnic
structures or playgrounds)
Parking lots and amphitheaters are permitted uses but do not affect
development coverage.
CUP: Wireless telecommunications support towers.
Height: 35 feet
Setbacks: Front: 25 feet, rear 10 feet,
side 5 feet, corner 15 feet
Coverage: 10 percent
City of DuPont
Open Space Zone
… recognize those lands which are not intended to
be developed due to the presence of wetlands,
wetland buffers, steep slopes and other sensitive
areas and their buffers … and recognize lands
designated for parks, greenbelts, open space and
tree preservation areas and regional storm
drainage detention areas in addition to open
space and landscape areas as mutually agreed to
by the property owner and city. … some open
spaces are intended to preserve historic and
Native American cultural sites. A network of trails
is intended to link open spaces … with other
community facilities.
Permitted:
o Nature preserves.
o Historic and cultural preserves.
o Interpretative markers for the study and interpretation of natural,
historic, and cultural resources.
o Uses permitted by the sensitive areas Chapter 25.105 DMC.
o Passive recreation when in a park, greenbelt, open space or tree
preservation area.
o Active recreation when in a park or part of a trail.
o Utilities and utility structures and buildings when in a park, greenbelt,
landscape area or regional detention facility.
Conditionally Permitted: Utilities, underground or above-ground
Site plan approval is required for all
development projects.
AUBURN OPEN SPACE ZONE
November 2016 17
Community / Zone / Purpose Summary Uses Allowed Height, Setback, Density/Lot, and
Coverage Standards
City of Kenmore
Parks Zone: The parks zone provides for parks,
recreational, open space, and resource uses
within publicly owned lands, and establishes
standards that allow for such uses to continue or
be established while ensuring compatibility with
surrounding uses.
Golf Course Zone: The golf course zone provides
for golf course activities and the protection and
preservation of open space qualities of lands that
are developed for golf course uses. The district
allows for a mix of active golf-related recreational
facilities and supporting infrastructure.
Parks, Open Space & Recreation Facilities: Arboretum, Boat Launch,
Clubhouse**, Dock, Driving Range **, Golf Course Facility**, Indoor
Recreational Facilities * (excluding sports clubs in Parks), Parks, Open Space*,
Outdoor Recreational Facilities*, Trails*, and Wildlife Shelter*
Residential: Caretaker Residence, Accessory*, Dwelling Unit, Single
Detached, one single detached dwelling unit per existing legal lot
Institutional/ Infrastructure
o City Government Facilities and Offices
o Conference Center, Accessory**
o Maintenance Facility, Accessory**
o Private Stormwater Management Facility*
o Utility Facility* Commercial: Eating and Drinking Places, Accessory**, Mobile Food Vendor,
Accessory, Retail Sales, Indoor, Accessory**
No symbol: Allowed in Parks zone only.
*=Allowed in both Parks and Golf Course Zone.
**=Allowed in Golf Course Zone only.
Height: 35 feet (may be increased up
to 75 feet if setback 1:1)
Density: 0.10
Minimum lot size: 4,500 SF
Street Setbacks: 0 feet in downtown,
20 feet abutting single family zones,
10 feet otherwise
Interior Side Setback: 20 feet abutting
single family zone, 5 feet otherwise
Maximum impervious
surface standards:
o 100 acres or greater: 5%.
o 30 to 100 acres: 10%.
o Less than 30 acres: 30%.
Puyallup
Agriculture, Recreation and Open Space Zone
Areas with significant amounts of existing
agricultural uses, open space, and/or critical
areas, where the area has not been previously
occupied for uses that require large amounts of
impervious surfaces or buildings with the
potential to be damaged by flooding, and where
adequate transportation, water and/or sewer
facilities that would be needed to support urban-
level densities do not exist
Protect agricultural activities from zoning and
nuisance complaints
Recreation: Public parks and open space, trails (with or without parking)
o Recreation CUP: Ballfields and play fields not part of a public park,
Stables/equestrian schools
Residences: Associated with agriculture, accessory dwellings, home
occupations
o Residences CUP: Bed and breakfasts
Resource Uses: Agriculture, horticulture/nurseries, animal husbandry,
arboretums, produce standards with onsite products
o Resource CUP: Accessory restaurants to recreation or agricultural uses
(no drive through), roadside standards with products offsite
Utility Facilities: local utilities
o Utility CUP: Community facility
Other: Wells, wildlife shelters/refuges
o Other CUP: satellite dishes/amateur radio tower, wireless
communication facility, offsite or onsite wetland, stream or habitat
mitigation
Height: 40 feet
Density: 0.1 dwelling units per acre
Lot Size: 10 acres minimum
Lot Width: 250 feet
Setback State Hwy: 60 feet
Setback Other Roads: 25 feet
Setback Front, Rear, and Side: 30 feet
Maximum impervious: shall not
exceed the greater of 5,000 square
feet or 5% of any lot, except
greenhouses may have 10%
AUBURN OPEN SPACE ZONE
November 2016 18
Community / Zone / Purpose Summary Uses Allowed Height, Setback, Density/Lot, and
Coverage Standards
City of Vancouver
Open Space Districts
Natural Areas District
Greenways District
Park District
Open space districts are intended to protect,
preserve, conserve, and enhance natural areas,
greenways, and parks. Together, the open
space districts are intended to provide a full
range of passive and active uses as well as
environmental protection and enhancement for
the future use, understanding, and enjoyment
of the City and its residents.
Open Space/Parks/Recreation:
o Environmental education, environmental maintenance, wildlife habitat
conservation/ maintenance/ restoration, interpretive stations
o Interpretive signs
o Recreation facilities: Passive facilities, trails
o Recreation associated parking (CUP in Natural Area; P in Greenway or
Park)
o Parks, playgrounds, restrooms (P in Greenway or Park only)
o Fill, floodplain, wetland banking and mitigation (CUP in Natural Area; P
in Greenway or Park)
o Moderate or high impact recreation (CUP in Greenway and P in Park)
o Agriculture (P in Greenway or Park only) Caretaker’s Residences (allowed in Greenways and Parks only) Utility Facilities: Essential utilities (allowed Greenways and Parks only)
o Utility CUP: Minor or major utilities and transportation facilities,
wireless communication (Greenways and Parks only) Other: Family Daycare Home: (allowed Greenway and Park only)
o Other CUP: Cemeteries in Park only
Height: 12 feet Natural Areas, 12-35
Feet Greenways, Parks based on most
restrictive zoning adjacent to
property
Lot Size: 20 acres minimum
Greenways
Setback Front, Rear, and Side: 20 feet
Lot Coverage: None in Natural Area,
5% in Greenways, Parks based on
most restrictive adjacent district
November 2016 19
3.1 Open Space Zone Options for Auburn
Based on the discussion of key issues and example zones above, this subsection addresses Open Space
zone options for Auburn.
Number of Implementing Zones/Allowed Uses
The Comprehensive Plan land use designations serve as an umbrella for implementing zoning. There can
be a 1:1 match between the Open Space designation and zone (e.g. only one zone implements the land
use designation) or there can be multiple zones implementing a single plan designation.
A. One Zone: Creation of one Open Space zone implementing the Open Space designation would be
simpler from a code length and ease of implementation perspective. However, given the variable
nature of underlying uses, it may mean more complex use tables and development standards.
Examples of a single zone approach includes Airway Heights, DuPont, and Puyallup.
B. Multiple Zones: Creation of multiple zones that reflect different characters of uses. The uses and
standards could be more tailored; for example, an Open Space-Natural zone could have fewer uses
allowed and very low impervious area, while an Open Space-Services and Utility could allow more
uses and impervious area. This multiple zone approach would be more like Vancouver or Kenmore
in the examples above.
Under either option, use allowances can be performance based as well or reference City functional plans,
e.g. parks plan. Some allowance could be made for private uses, but a cap on one home per legal lot or
other means of limiting such uses can be included.
Intensity of Uses
Whether in a single zone or multiple zones, development standards can vary by type of use and sensitivity
(e.g. regional trail versus shoreline) or by size of property. This could be particularly important for
impervious surface standards and limitations on the alteration of native vegetation given that some sites
have environmentally sensitive areas and others are more developed; such as trails on former rail
corridors.
Intensity limitation options include:
Impervious surface cap like Puyallup; or
Clearing limits like Airway Heights; or
Range of standards like Kenmore depending on size of property.
Policy / Land Use Consistency
Based on the discussion section above, cemeteries are not appropriately designated as Open Space, but
the Comprehensive Plan land use map has designated the three existing cemeteries as open space. Either
the policy or map should be amended.
Parks
The parks included in the Open Space zone appear to be whole or portions of parks that have
environmental sensitivity, such as riparian area and wetlands along the river, or that have recreation
facilities but fewer structures than other parks. Per Exhibit 3, some parkland may be more suited to
Institutional, and some Institutional sites may be more suited to an Open Space designation. For
properties classified as Open Space and zoned as such, the City could identify expected park uses and
AUBURN OPEN SPACE ZONE
November 2016 20
defer development standards to a master plan process; if the PROS Plan update offers some insights into
expected uses the zone could refer to the City’s adopted PROS Plan too.
4.0 Questions
1. Should the City create a single Open Space zone or multiple zones?
2. Should the City vary development standards (e.g. impervious area) either by property type or size or
sub-zone (if multiple zones)?
3. Should the City amend the policy limiting cemeteries in the Open Space zone or amend the map and
make cemeteries institutional?
4. Are parks appropriately identified as Open Space, should some be Institutional, or if already
Institutional become Open Space?
5.0 Staff Recommendation
A. Single Zone. The Comprehensive Plan already includes a land use designation called “Institutional”
which is utilized for active use parks. As a result, staff believes that a single Open Space land use
designation would adequately serve Auburn’s open space lands. This approach is more simplified
and resulting parcel uses are more straightforward leading to a more user friendly table and
development standards.
B. Intensity of Uses. The intensity of uses, such as impervious surface and native vegetation retention,
could be managed and implemented through percentage limitations. There could be exceptions for
features such as public trails and interpretative kiosks.
C. Policy/Land Use Consistency. Staff recommends that the Comprehensive Plan land use designation
map be amended to designate cemeteries as “Institutional” because cemeteries are heavily altered
and do not resemble natural conditions.
D. Parks. Parks designated as Open Space should be confirmed and potentially modified per Exhibit 3
through direct coordination with the city’s Parks Department. Allowed uses would address current
and planned parks facilities. Development standards could be incorporated for height and
impervious area with the ability to seek different standards through a park master plan process or
site plan review process.
November 2016 1
Memorandum
To: Planning Commission Members
From: Jeff Tate, Assistant Director of Community and Development Services
With support by Jeff Arango, BERK Consulting
Date: November 28, 2016
Re: Temporary Uses and Mobile Vending Uses (e.g. Food Trucks)
The City’s Community Development Services is requesting that Planning Commission discuss the
appropriateness of updating and establishing new regulations for temporary uses and mobile vending
uses. This memo provides (1) background information (2) related comprehensive plan policies (3)
approaches used in other cities (4) some regulatory options intended to help the Planning Co mmission
initiate discussion, (5) some questions to consider for moving forward, and (6) recommendations.
1.0 Background
City staff have identified the following issues related to regulating temporary uses and mobile vending:
1. Update and establish new regulations for mobile vending uses (e.g. food trucks) including an option
to establish a street use permit to allow food trucks in the public right-of-way.
Most inquiries on mobile vending uses pertain to food trucks. While food trucks are the most common
type of mobile vending, it is important to note that there are other types. For this reason, staff is
suggesting the use of terminology that is more encompassing. There are a variety of manners in which
mobile vending uses operate and there are multiple options for how they are permitted or licensed.
Currently, the City does not have regulations in place that allow for the placement or endorsement of
mobile vending uses. In the absence of anything more specific, the City has utilized the temporary use
provisions of Chapter 18.46A of the City code when considering an inquiry or proposal to establish mobile
vendors. Furthermore, staff and customers have found the existing temporary use standards and
procedures to be more labor intensive, time consuming, and misdirected when applied to requests to
establish mobile vendors. This is because the temporary use provisions are directed at events and
structures that assume one fixed location. Staff is proposing that provisions be incorporated into City
code that are easier to understand, establish a more efficient and responsive decision making process,
and that rely more upon the City’s business licensing program than land use permitting. For mobile
vendors that are proposed to be placed in a non-residential location for more than one year, adherence
to the zoning designation in which it is located is likely more appropriate and eliminate the requirement
to obtain a temporary use permit. No additional code standards would apply beyond what is already
established in the underlying zone. These mobile vendors would also be required to obtain a City of
Auburn Business License. Additionally, City code should address the standards and process for placing a
mobile vendor on private property vs. placement in the public right-of-way.
2. Create a prohibition on certain temporary gravel parking lots that are not associated with an active
and permitted development.
AUBURN TEMPORARY USES
November 2016 2
Over the last six years the City has issued seven temporary use permits for the purpose of establishing
gravel parking lots. The permits were submitted and approved based on the intent to temporarily serve
uses such as a church, paid permit parking for commuters, and commercial uses until a more permanent
parking facility is established. In all seven situations the landowner’s intent was to serve an immediate
parking need by establishing a gravel lot with the intention to convert the gravel to pavement at a later
date. Unfortunately, in all seven instances the owner opted not to prepare the plans and proceed with
the construction work to convert the gravel to pavement. As a result, all seven instances resulted in a
labor intensive and time consuming enforcement proceeding.
There are a number of problems with gravel parking lots. First, city code requires that most non-
residential uses provide paved parking. Second, vehicles that utilize gravel surfaces track gravel out on to
the public road which, over time, causes damage to the road. Third, proper storm water facilities are not
installed with temporary uses which means that storm water is not collected, managed, or treated before
leaving the site which results in an outcome that is inconsistent with Washington State Department of
Ecology requirements for local municipalities.
There are, however, circumstances where it may be appropriate to authorize a temporary gravel parking
lot. For this reason, staff is not suggesting that they be outright prohibited. For example, a gravel parking
area that serves as a staging location in support of an active construction project.
3. Develop an annual events permit for facilities that host a series of events over a one-year period.
The current temporary use provisions require a separate temporary use permit for each event that is held
on a property. There are a number of properties in Auburn that host several short term events over the
course of a year. Examples of such properties include Emerald Downs, the Outlet Collection, schools, and
Boeing. Staff is suggesting that provisions be added to the code that allow a property owner to apply for
and receive a single temporary use permit that encompasses multiple events
4. Update temporary use standards to improve clarity and incorporate existing interpretations and
practices.
The temporary use provisions are confusing and overly complex. There are numerous categories within
residential and commercial zones, levels of intensity of the activity, events vs. structures, and exemptions
vs. prohibitions vs. permissions. Many of these categorizations are appropriate but can be synthesized
into a table to make them more readable and understandable.
Additionally, as it pertains to the placement of storage containers on property, the City has operated
under several varying code interpretations that have been administered over the last several years. For
the sake of transparency and availability, staff recommends that these provisions be moved from a written
interpretation that is not easy to obtain and into the City code.
2.0 Comprehensive Plan Policies
The following comprehensive plan policies outlined in Exhibit 1 relate to the proposed regulatory update:
Exhibit 1. Comprehensive Plan Policies
Public Space + Events
Description – The Comprehensive Plan supports the use of parks and public spaces for community
building events such as during the holidays, concerts, parades, outdoor movies, art, and other
AUBURN TEMPORARY USES
November 2016 3
community events. Community building events and temporary uses may also occur on private property
with approval from the City.
Goals
Provide and support community events, festivals, and programs that offer a variety of opportunities for
social interaction and contribute to a sense of community.
Celebration: We design, construct, and utilize our parks and streets so that we can gather on holidays,
listen to music, attend parades, watch movies, view art, observe nature, and enjoy other community
events.
Community events: Continue and build upon Auburn’s tradition of gathering for large community
events, such as parades, holiday celebrations and cultural events (examples: 4th of July, Veterans Day).
Summer events: Expand the offering of free summer events in Auburn’s parks and expand evening
special event offerings to include entertainment, local vendors and other attractions that draw a crowd.
Ensure safe, well connected and accessible neighborhoods with healthy food, parks and local services
in close proximity.
Downtown living: Support the development of housing Downtown in correlation with efforts to
enhance livability in the area. Encourage safe and comfortable pedestrian walkways, cafes and
restaurants, a variety of businesses, access to recreation/open space, and healthy food options.
To ensure the long-term economic health of the City and the region through a diversified economic
base that supports a wide range of employment opportunities for Auburn's residents and those of the
region and through the promotion of quality industrial and commercial development which matches
the aspirations of the community.
Objective: Emerald Downs, the Muckleshoot Casino, and the Outlet Collection offer opportunities for
economic diversification that should be optimized by the City.
3.0 Approaches in Other Cities
3.1 City of Portland, OR
The City of Portland is a leader in the food truck movement and has rules in place that address food trucks
or mobile vending on both private properties and the in the public right-of-way. Food trucks on private
property may require a planning and building permit and/or an electrical permit. However, vehicles that
meet certain criteria are considered exempt and are allowed on sites where retail is a permitted use.
Another consideration is that even if food trucks or mobile vending units are on private property they may
impact use of the public-right-of way as shown in Exhibit 2. Exempt vehicles must meet the following
criteria:
1. The cart will sit on an existing paved parking area that is zoned to allow retail uses
2. The cart will not be more than 16' in length
3. The cart has wheels, and the wheels will not be removed
4. Any canopies, awnings or any other attachments are supported entirely by the cart and do not touch
the ground
5. The unit is self-contained, with no plumbing connections (City of Portland, 2016)
AUBURN TEMPORARY USES
November 2016 4
Exhibit 2. Food Trucks on Private Property in Portland, OR
Source: www.trazee.com, 2016
3.2 Village of Essex Junction, VT
Essex Junction, VT has an annual events permit process and standards to govern events at the Fairgrounds.
The Fairgrounds has over 100 events a year and the annual permit process is an opportunity for Village
Staff to review the events with Fairgrounds staff and other Village departments including public works
and police to address traffic, noise, and other potential impacts. If additional events arise that were not
on the annual permit the Fairgrounds must apply for an individual event permit. Standards are contained
in the Village’s Land Development Code in Section LDC 502.E.6.b.
3.3 City of Kirkland, WA
The City of Kirkland requires a business license for conducting any business inside the City limits, but does
provide a temporary business license option. The temporary business license is valid for up to 35
consecutive days.
3.4 City of Redmond, WA
The City of Redmond allows for long term temporary use permits that are valid for up to two years. Food
trucks, referred to as “Motorized Catering” are exempt from the requirement to obtain a temporary use
permit if operating at a single location for less than 3 hours per day.
3.5 City of Seattle, WA
The City of Seattle has separate requirements and processes for food trucks depending on whether they
are in the public right-of-way (Street use permit through the Department of Transportation) or on private
property (temporary use permit from the Department of Construction and Inspections). In many instances
food trucks on private property are exempt from permitting requirements with the property owners
permission and if the truck is in one location and is not parked overnight. Longer term permitting for food
trucks may require a temporary use permit or for permanent locations a zoning and building permit.
3.6 City of Langley, WA
The City of Langley licenses food trucks on both private property and in specific locations within the public
right-of-way. Food trucks on private property are only permitted in zones that allow restaurants. Food
AUBURN TEMPORARY USES
November 2016 5
trucks are required to obtain a seasonal business license as food trucks are only permitted during the
summer tourist season from Memorial Day until the weekend after Labor Day.
3.7 Best Practices
Cities are increasingly recognizing the importance of temporary uses and public space programming to
activate public spaces particularly in downtowns and neighborhood districts. Food trucks, pop-up retail,
community events, and dynamic public art installations give people a reason to use public space and can
serve as economic development incubators that may lead to new brick and mortar restaurants and
businesses. In order to support these types of activities the City must have rules and regulations in place
to ensure they are a success and don’t have any negative impacts. The City of Seattle put in food truck
rules several years ago and one of the early food trucks, Skillet, now has several brick and mortar
restaurants in the City (See Exhibit 3).
Exhibit 3. Skillet
Source: USA Today, 2008
The recent programming of Westlake Plaza in Seattle is another success story. The project, led by the
Seattle Downtown Association, added new seating, games, food trucks, concerts, and other activities that
has transformed a once underutilized public space into a thriving and diverse gathering space
(See Exhibit 4).
AUBURN TEMPORARY USES
November 2016 6
Exhibit 4. Westlake Plaza Programming
Source: City of Seattle, 2016
4.0 Regulatory Options
4.1 Regulating Food Trucks and Mobile Vending through Temporary Use Regulations –
Alternative 1
Under this option most issues under this task would be addressed with modifications to the existing
temporary use regulations (AMC 18.46.A). Requirements for temporary uses to obtain a business license
will be cross-referenced in the temporary use regulations with updated business license requirements in
Auburn Municipal Code (AMC) Title 5 that require temporary uses to get a business license. Temporary
use permits for food trucks may be valid for up to one year and may be renewed (See Exhibit 5).
For food trucks or mobile vending in a fixed location for more than one year the City will review and issue
a zoning permit. This style of more permanent food truck and mobile vending use will only be permitted
in areas where retail and/or restaurants are allowed and on designated public properties.
Food trucks parked in one location for less than three hours a day would be exempt from the permitting
requirements, but must obtain a temporary business license. Short-term mobile vending in public parks
will continue to permitted through a special use permit issued by the Parks Department.
Exhibit 5. Regulating Food Truck/Mobile Vending through Temporary Uses
Food Truck/Mobile Vending Type Permit Required
Less than 3 hours per day in one location and with
no overnight parking
Exempt from permit but subject to adopted
standards; requires temporary or annual business
AUBURN TEMPORARY USES
November 2016 7
license, King County health permit, property
owner permission
Temporary Use: More than 3 hours and less than
one year in one location not in right-of-way
Temporary use permit; temporary business
license, King County health permit, property
owner permission
More than one year; fixed location not in right-
of-way,
Zoning and building permit, business license, King
County health permit, property owner permission
Within right-of-way; more than 3 hours Right-of-way use permit; subject to adopted
standards; requires temporary or annual business
license, King County health permit, property
owner permission
4.2 Regulating Food Trucks and Mobile Vending through Business Licenses – Alternative 2
Alternative 2 includes all the items listed in Alternative 1, but includes a different approach to regulating
some temporary business activities such as mobile vending and food trucks. Under this alternative
temporary business activities, including food trucks, would be regulated under the business license
regulations in AMC Title 5 with the exceptions of an annual events permit provision and food trucks in a
fixed location for more than one year. Where a food truck is proposed to be placed in a non-residential
location for less than one year, the requirement to obtain a temporary use permit would be eliminated.
A City business license would therefore sanction the food truck. This will allow the food truck to be mobile
and not tied to a specific location. It also provides an opportunity to review and/or inform the applicant
of the following types of standards that would be incorporated in the code:
For food trucks that are located on-site for less than 3 hours, there are no additional rules
that apply. Existing laws will be enforced that prohibit the placement of the food truck in an
ADA accessible parking space, within a marked fire lane, or blocking a sidewalk or driveway.
Other agency permits would also be required such as a King County Health Permit.
For food trucks that are located on site for more than 3 hours (and less than a year), standards
will be proposed that ensure continued upkeep of the overall appearance of the truck and its
surroundings, management of trash, placement of picnic tables and seating, setbacks from
buildings and public walkways, maintenance of driver sight lines at ingress/egress/corners,
continued provision of adequate on-site parking, access to utility meters, etc.
Food trucks or mobile vending in a fixed location for more than one-year would be permitted through a
zoning and building permit (See Exhibit 6).
Exhibit 6. Regulating Food Truck/Mobile Vending through Business Licenses
Food Truck/Mobile Vending Type Permit Required
Less than 3 hours per day in one location Exempt from permit but subject to adopted
standards; requires temporary or annual business
license, King County Health Permit, property
owner permission
AUBURN TEMPORARY USES
November 2016 8
More than 3 hours per day in single location; up
to one year
Temporary business license, King County health
permit, property owner permission
More than one year; fixed location not in right-
of-way
Zoning and building permit (fixed-location),
business license, King County health permit,
property owner permission
Within right-of-way; more than 3 hours Right-of-way use permit; subject to adopted
standards; requires temporary or annual business
license, King County health permit, property
owner permission
4.3 Other Regulatory Updates
Other amendments as described in Section 1.0:
Eliminate allowances for most temporary gravel parking lots
Develop an annual events permit for facilities that host a series of events over a one-year period
Option: Develop a street-use permit for food trucks and mobile vending in the public right-of-way
Update temporary use standards to improve clarity
Incorporate standards for use and placement of storage containers
5.0 Questions
1. Should mobile vending and food trucks be regulated under the temporary use or business license
regulations?
2. Should the City develop a street-use permit to allow food trucks to locate in the public right-of-way?
3. Should other regulatory updates move forward such as the elimination of certain gravel parking lots
and improving temporary use regulations for clarity?
6.0 Recommendations
A. Mobile Vending and Food Trucks. Staff recommends that mobile vending and food trucks be
regulated through updated business license regulations to operate for up to one year because the
business license program provides a faster and cheaper alternative yet still affords the City with
adequate authority to require minimum standards be met. Mobile vending and food trucks in fixed
locations for more than one year would be permitted through a zoning and building permit as
necessary.
B. Street use permit for food trucks. Staff recommends establishing a street-use permit for food trucks
to operate in the public right-of-way. New standards will be developed to ensure that food trucks do
not negatively impact the public’s use of the right-of-way or adjacent development.
C. Temporary Gravel Parking Lots. Except in limited circumstances described above, staff recommends
temporary gravel parking lots be prohibited.
D. Annual Events Permit. Staff recommends the temporary use regulations be modified to allow for an
annual events permits at facilities that operate multiple events over a one-year period. Additional
events may be added during the course of the year with a single event temporary use permit.
AUBURN TEMPORARY USES
November 2016 9
E. Update Temporary Use Regulations for Clarity. In addition to the amendments described above, staff
recommends proceeding with updates to the temporary use regulations to improve clarity and to
incorporate standards for the use and placement of storage containers on private property.