HomeMy WebLinkAbout11-01-2017 SPECIAL PLANNING COMMISION WORK SESSIONThe 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.
I.CALL TO ORDER – 6:30 - 7:00 p.m., Auburn City Hall, Council Chambers, 25
West Main Street, Auburn, Washington
II.2017 Annual Comprehensive Plan Amendments
A.Annual Comprehensive Plan Map Amendments (CPA17-0002 –
Privately Initiated)* (Dixon)
1.Application by Nexus Youth & Families to change the mapped land
use designation of 3 parcels from “Single Family” with a “Residential
Transition Overlay” to “Light Commercial” and change the zoning
designation from “R-7, Residential” to “C-1, Light Commercial”.
Parcel Nos. 1921059142, 192105-9145, & 192105-9077 totaling
0.72 acres are owned or proposed for purchase by Nexus Youth &
Families and located between Auburn Way S. and ‘H’ St. SE,
approximately 120 ft. south of 9th St. SE, The addresses are 911 ‘H’
St. SE, 915 ‘H’ St. SE, and 921 ‘H’ St. SE. (Jay & Daniel
Bartholomew).Annual Comprehensive Plan Map Amendments
(CPA17-0001 – City-Initiated)
B.Annual Comprehensive Plan Text Amendments (Case No. CPA17-0001,
unless indicated)* (Dixon)
1.P/T #1 – Auburn School District 2017-2023 Capital Facilities Plan –
This item was a continued public hearing item from the October 18th,
2017 Planning Commission Public Hearing. All materials were
provided via the October 18, 2017 Planning Commission regular
meeting. Materials can be accessed at the following link:
http://www.auburnwa.gov/government/agendas_minutes.htm
C.Annual Comprehensive Plan Map Amendments (CPA17-0001 – City-
Initiated)
1.CPM #4 - Change the mapped land use designation of south
part of 2.15-acre, privately-owned developed parcel from
"Residential Transition" to "Heavy Commercial". Parcel No.
8695200020 owned by Quality Fence Co. and located on south side
of 21st ST SE, 390 feet east of A ST SE.
2.CPM #5 - Change the mapped land use designation of 3 parcels
PLANNING COMMISSION
November 1, 2017
SPECIAL WORK SESSION
Page 1 of 53
The 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.
(2 privately owned and 1 city-owned) from the "Open Space" to
"Downtown Urban Center" land use designation. Private parcels
Nos. are 7815700095 and 7815700135 owned by Levan Auburn
Development LLC and City-owned parcel No. 7815700085. Parcels
are the SW corner of Main and Division Street.
3.CPM #6 - Change the mapped land use designation (and zoning
district) of the following 46 city-owned, parks properties from
"Open Space" to "Institutional" land use designation: Parcel
Nos. 0821059017, 7345300160, 6347000055, 6347000065,
0001000081, 1313500310, 3021059044, 3021059080, 3021059089,
1421049011, 1821059117, 0520061060, 0721059038, 7749501070,
0521059010, 0521059029, 0421059062, 0421059061, 0421059060,
0421059071, 0421059004, 3845000080, 7299602140, 4137070990,
7002181950, 0520051035, 0520051006, 0921059018, 6655000021,
1421049067, 9262800330, 9262800341, 1421049017, 9262800285,
0721059020, 8669150810, 6655000024, 6655000030, 3021059325,
3121059017, 3021059375, 8581400530, 1821059327, 0821059017,
0621059007, & 1821059117. Also, change the zoning designation
from “OS, Open Space” to “I, Institutional” to agree, except for Parcel
Nos. 1821059327, 1821059117 & 8581400530.
4.CPM #7 - Change the mapped land use designation of 3 Tribal
jurisdiction parcels from the "Open Space" to the "Institutional"
Land Use designation. Parcel No. 2021059041, 2021059047, &
2021059037 owned by US Government in Trust status or by the
Muckleshoot Indian Tribe. The 3 parcels controlled by the
Muckleshoot Tribe are developed as a cemetery and thus, the land
use designation is inconsistent with the designation criteria and
purpose of the "Open Space" land designation of the
Comprehensive Plan (e.g. cemeteries and active parks should not
be designated "Open Space". Also, change the zoning designation
from “OS, Open Space” to “I, Institutional” to agree).
5.CPM #8 - Change the mapped land use designation of 2 parcels
from "Single Family Residential" to "Light Commercial" Parcels
Nos. are 3121059069, 1.79 acres, owned by Alan Clayton and
Parcel No. 3121059027, 3.67 acres owned by John Nixon both, are
located on east side of A ST SE, south of Lakeland Hills WY SE.
Remedy an inadvertent change of mapped land use designation with
adoption of map as part of 2015 plan adoption. Requested to revert
to pre-2015 designation of "Light Commercial". Also, change the
zoning designation from “R5, Residential” to “C1, Light Commercial”
to agree.
6.CPM #9 - Change the mapped land use designation of 2
privately owned vacant parcels from "Multiple Family
Residential: to "Light Commercial". Parcel No. 0921059042,1.75
acres, is owned by Highlane Prop. LLP and the Parcel No.
0921059113, 0.81-acres, is owned by Jennifer & James Hunt both
Page 2 of 53
The 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.
and are located at SE corner of SE 312th ST & 121st PL SE.
7.CPM #10 - Change the mapped land use designation of a
privately owned 0.91-acre parcel containing a single family
house from "Multiple Family Residential" to "Single Family
Residential". Parcel No. 0921059101 owned by Ram Singh
Dhaliwal located 130 feet south of intersection of 124th AV SE & SE
307th PL. (30811 124TH AVE SE).
8.CPM #11 - Change the mapped land use designation of a
privately-owned, 13.84 -acre parcel developed with a warehouse
from "Heavy Industrial" to "Light Industrial". Parcel No.
1321049019 owned by Western B NW WA LLC located south of SR
18 at west end of 8th ST SW.
9.CPM #12 - Change the mapped land use designation of 7.2-acre
private developed parcel from "Single Family Residential" to
"Multiple Family Residential". Parcel No. 5530200000 owned by
Lois Maathuis located NW of intersection of Mill Pond DR SE and
Kennedy AV SE.
10.CPM #13 - Change the mapped land use designation of a group
of 10 parcels from "Single Family Residential" to "Multiple
Family Residential". Parcel Nos. 2721059053, 2721059063,
2721059066, 2721059126, 2721059156, 2721059157, 2721059162,
2721059168, 2721059179, & 2721059197 owned by various
property owners & located on the north side of Auburn WY S, east of
Academy DR SE.
11.CPM #14 - Change the mapped land use designation of 23
parcels from "Institutional" to "Downtown Urban Center".
Some are City-owned; others are privately owned. Parcel Nos.
0492000460, 0492000461, 0492000463, 7816200100, 7816200060,
0498500005, 0492500100, 0303450000, 0492500240, 0492500275,
0492500260, 0483000085, 0483000080, 0489000040, 7331400135,
0489000005, 7331400460, 7331400485, 7331400486, 7331400500,
8698100030, 8698100035, & 8698100040.
12.CPM #15 - Change the mapped land use designation of
numerous parcels within the Lakeland Hills South PUD from
"Residential Transition" to "Moderate Density Residential"
Remedy an inadvertent change of mapped land use designation with
adoption of map as part of 2015 plan.
13.CPM #16 - Change the mapped land use designation of 0.21-
acre city-owned stormwater facility serving a plat from
"Institutional" to "Multiple Family Residential" to agree with rest
of the plat. Parcel No. 1877100170 is owned by the City and
located on south side of 35th St SE, 290 feet west of D ST SE.
Page 3 of 53
The 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.
14.CPM #17 - Change the mapped land use designation of a 0.71-
acre privately-owned and developed parcel from "Residential
Transition" to "Multiple Family". Parcel No. 1921059271 owned
by Mayfield TNC LLC is located east of end of B ST SE between
15th and 16th ST SE.
III.ADJOURNMENT
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AGENDA BILL APPROVAL FORM
Agenda Subject: CPA17-0002 & REZ17-0001, Nexus Youth & Families
Comprehensive Plan Land Use Amendment and Rezone
Date: October 24, 2017
Department: Community
Development & Public Works,
Planning Services
Attachments: (See exhibit listing at
the end of this report)
Budget Impact: N/A
Administrative Recommendation: Planning Commission to conduct a public hearing and recommend
to City Council approval of the Nexus Youth & Families Comprehensive Plan Amendment and Rezone
(zoning map amendment) request.
Background Information:
APPLICANT: Sylvia Fuerstenberg PROPERTY OWNERS: Nexus Youth & Families
Nexus Youth & Families (Parcels 192105-9142, 9145)
1000 Auburn Way South Jay & Daniel Bartholomew
Auburn, WA 98002 (Parcel 192105-9077)
REQUEST: File Nos. CPA17-0002 & REZ17-0001:
Request to amend the Comprehensive Plan Land Use Map Designation of three parcels
from “Single Family Residential” with a “Residential Transition Overlay” to “Light
Commercial”; and the zoning (zoning map amendment) from “R-7, Residential” to “C-1,
Light Commercial”. Two of the three parcels are owned by Nexus Youth & Families
(“Nexus”), the other is owned by Jay & Daniel Bartholomew.
LOCATION: The proposal consists of three adjacent parcels located between Auburn Way S. and ‘H’
St. SE, approximately 120 ft. south of 9th St. SE. King Co. Parcel Nos. 192105-9142,
192105-9145, and 192105-9077. The addresses for the three parcels are 911 ‘H’ St.
SE, 915 ‘H’ St. SE, and 921 ‘H’ St. SE. See “Vicinity Map”, Exhibit 3, and “Ownership
Map”, Exhibit 4.
Reviewed by Council & Committees:
Arts Commission COUNCIL COMMITTEES:
Airport Finance
Hearing Examiner Municipal Serv.
Human Services Planning & CD
Park Board Public Works
Planning Comm. Other
Reviewed by Departments & Divisions:
Building M&O
Cemetery Mayor
Finance Parks
Fire Planning
Legal Police
Public Works Human Resources
Information Services
Action:
Committee Approval: Yes No
Council Approval: Yes No Call for Public Hearing ___/___/____
Referred to Until ___/___/____
Tabled Until _ _/___/__ _
Councilmember: Staff:
Meeting Date: Item Number:
Page 5 of 53
Agenda Subject: CPA17-0002 & REZ17-0001, Nexus Youth &
Families Comprehensive Plan Land Use Amendment and Rezone
Date: October 24, 2017
Page 2 of 10
FINDINGS OF FACT:
1.The Applicant, Sylvia Fuerstenberg, representing Nexus Youth & Families (“Nexus”), submitted a
Comprehensive Plan Map Amendment (City File No. CPA17-0002) and Rezone request (REZ17-
0001) applications on June 8, 2017, before the year 2017 application deadline for Comprehensive
Plan amendments (June 9, 2017).
2.The City of Auburn first adopted amendments to its Comprehensive Plan in compliance with the
Washington State Growth Management Act (GMA) requirements, as amended, in 1995. The Auburn
Comprehensive Plan has been amended annually each year since, generally for housekeeping items
and for coordination with the Capital Facilities Plan.
3.The City of Auburn adopted a substantially revised Comprehensive Plan (including map
amendments) in response to periodic updates required by the GMA under Ordinance No. 6584 on
December 15, 2015.
4.RCW 36.70A.130 (GMA) provides for annual amendments to locally adopted comprehensive plans.
Except in limited circumstances, these amendments shall be considered by the City’s Legislative
body no more frequently than once per year. The annual limitation and exceptions are also restated
under ACC 14.22.060.
Comprehensive Plan Related Findings
5.In June 2017 the City Council adopted Ordinance No. 6655 which allows the Planning Commission
and City Council to consider associated map changes (for Comp. Plan and Zoning map
amendments), concurrently. This eliminates the need for the Hearing Examiner to subsequently
consider a zoning map amendment public hearing when it is related to a Comprehensive Plan map
amendment.
6.Auburn City Code (ACC) Chapter 14.22 outlines the process for submittal of privately-initiated
comprehensive plan amendments and the general processing as follows:
“Section 14.22.100
A.The planning commission shall hold at least one public hearing on all proposed amendments
to the comprehensive plan. Notice of such public hearing shall be given pursuant to Chapter
1.27 ACC and, at a minimum, include the following:
1. For site-specific plan map amendments:
a.Notice shall be published once in the official newspaper of the city not less than
10 calendar days prior to the date of public hearing;
b.Notice shall be mailed by first class mail to all property owners of record within a
radius of 300 feet of the proposed map amendment request, not less than 10
calendar days prior to the public hearing;
2. For area-wide plan map amendments:
a.Notice shall be published once in the official newspaper of the city not less than
10 calendar days prior to the date of public hearing;
b.Notice shall be mailed by first class mail to all property owners of record within
the area subject to the proposed amendment;
c.Notice shall be posted in at least two conspicuous locations in the area subject to
the proposed amendment not less than 10 calendar days prior to the date of the
public hearing.
B.Notwithstanding the above, the director may expand the minimum noticing provisions noted
above as deemed necessary.
C.Planning Commission Recommendation. The planning commission shall conduct a public
hearing on all potential comprehensive plan amendments and shall make and forward a
Page 6 of 53
Agenda Subject: CPA17-0002 & REZ17-0001, Nexus Youth &
Families Comprehensive Plan Land Use Amendment and Rezone
Date: October 24, 2017
Page 3 of 10
recommendation on each to the city council. The planning commission shall adopt written
findings and make a recommendation consistent with those findings to the city cou ncil.
D.The city council, if it elects to amend the comprehensive plan, shall adopt written findings and
adopt said amendments by ordinance.
E.State Review. All comprehensive plan amendments considered by the planning commission
shall be forwarded for state agency review consistent with RCW 36.70A.106.
F.Any appeal of an amendment to the comprehensive plan shall be made in accordance with
Chapter 36.70A RCW. (Ord. 6172 § 1, 2008.)”
7.Per Chapter 14.22 Auburn City Code (“ACC”), privately-initiated amendments to the Comprehensive
Plan shall have at least one public hearing before the Planning Commission who then forward on a
recommendation to the City Council. City Council consideration and action on the amendments
generally occurs, but is not required, prior to the end of the year. Chapter 14.22 ACC ‘Comprehensive
Plan’ is attached as Exhibit 6 for reference.
8.Due to the nature of policy/text changes, and the minimal amount of private-initiated map
amendments, the optional process for conducting a public open house on the docket of
comprehensive plan amendments as provided for in the city code, was not conducted.
Zoning Code Related Findings
9.Chapter 18.68 ACC (Zoning) Amendments)) outlines the process for submittal of privately-initiated
zoning amendments and the general processing. Per ACC 18.68.030(B)(1)(b), when the Planning
Commission is considering a rezone (zoning map amendment) which requires a Comprehensive Plan
Land Use Map amendment, the public hearings shall be conducted concurrently and a
recommendation on both shall be forwarded to the City Council. Chapter 18.68 ACC ‘Amendments’ is
attached as Exhibit 7 for reference
10.Pursuant to Chapter 197-11 WAC and Chapter 16.06 ACC, this project is subject to State
Environmental Policy Act (“SEPA”) environmental review. A Determination of Non-Significance
(“DNS”), for the Comprehensive Plan amendment and Rezone request was issued under City File
No. SEP17-0012 on August 24, 2017; with the comment period ending September 8, 2017 and an
appeal period ending September 22, 2017. One public comment was submitted (See Exhibit 8); no
appeal was filed.
11.Pursuant to RCW 36.70A.106, the proposed Comprehensive Plan amendment outlined in this agenda
bill were sent to the Washington State Dept. of Commerce and other State agencies as required for
the 60-day State review. See Exhibit 9. No comments have been received from the Dept. of
Commerce or other State agencies as of the date of this report.
12.The public hearing notice was published on October 17, 2017 in the Seattle Times, at least 10 days
prior to this November 1, 2017 Planning Commission public hearing. Public notice was also mailed to
property owners within 300 feet and those requesting said notice, posting on the City’s website, and
posting on the subject properties.
13.The following Staff Report and recommendation describes and addresses the Comprehensive Plan
Land Use Map amendment and Rezone request by Nexus.
Page 7 of 53
Agenda Subject: CPA17-0002 & REZ17-0001, Nexus Youth &
Families Comprehensive Plan Land Use Amendment and Rezone
Date: October 24, 2017
Page 4 of 10
COMPREHENSIVE PLAN AMENDMENT AND REZONE REQUEST – STAFF ANALYSIS:
1.The Comprehensive Plan amendment seeks to change the designation of three parcels from “Single
Family Residential” with a “Residential Transition Overlay” to “Light Commercial”. The parcels are
King Co. Parcel Nos. 192105-9142, 192105-9145, and 192105-9077; and the addresses are 911 ‘H’
St. SE, 915 ‘H’ St. SE, and 921 ‘H’ St. SE. The three parcels total approximately 0.72 acres. See
Exhibit 10 and the following vicinity map:
2.Similarly, the Rezone request seeks to change the classification of the same three parcels from “R-7,
Residential Seven Dwelling Units per Acre” to “C-1, Light Commercial”. The parcels are King Co.
Parcel Nos. 192105-9142, 192105-9145, and 192105-9077; and the addresses are 911 ‘H’ St. SE,
915 ‘H’ St. SE, and 921 ‘H’ St. SE. See Exhibit 11.
3.As indicated by the Applicant’s narratives (See Exhibit 12 and Exhibit 13), the requested changes are
to accommodate future expansion of the Nexus Youth & Families Campus. Nexus Youth & Families
(formerly Auburn Youth Resources (AYR)) is a non-profit organization that provides mental health
counseling for youth, groups and families through chemical dependency prevention, treatment and
aftercare and homeless services of emergency shelter, intercept homeless youth through a street
outreach program and provide supportive housing across South King County. The facilities at this
location include a clinic, 2 administrative buildings, 2 youth shelters, storage buildings, and the
Arcadia House which will be under construction soon (Arcadia House is a replacement building for an
existing supportive house, which will be demolished). See Exhibit 14 for reference.
Page 8 of 53
Agenda Subject: CPA17-0002 & REZ17-0001, Nexus Youth &
Families Comprehensive Plan Land Use Amendment and Rezone
Date: October 24, 2017
Page 5 of 10
4.At its ultimate buildout the Nexus Campus will intend to serve homeless youth and single mothers
through provision of permanent supportive housing, clinic services, and case management and
support services. Nexus has also requested in the Rezone request for a new use to be added to the
C-1, Light Commercial zoning district that fully encompasses their proposed uses; this tex t
amendment will be subsequently considered under a separate application and presented to Planning
Commission after review of the 2017 Comprehensive Plan amendments have been completed.
5.The current Comprehensive Plan Land Use designation, zoning classification, and current land uses
of the subject properties and surrounding properties are as follows:
Comp Plan Designation Zoning Classification Existing Land Use
On-Site
“Single Family Residential”
w/ “Residential Transition
Overlay”
R-7, Residential 3 single-family homes; 2
are currently used as
shelters by Nexus, the
other is used as a
residence by the
Bartholomews
North
“Single Family Residential”
w/ “Residential Transition
Overlay”
R-7, Residential Single-family homes
South “Light Commercial” C-1, Light Commercial Nexus Clinic
East “Institutional” I, Institutional Les Gove Community
Campus
West “Light Commercial” C-1, Light Commercial Nexus Admin.
6.The three parcels front onto ‘H’ St. SE, which is classified as a ‘Local Residential’ street; ‘H’ St. SE is
then connected to Auburn Way S (‘Principal Arterial’ classified street) via 9th St. SE (‘Local
Residential’) and the unnamed alley on the north side of the project site. Part of the western portion of
the alley will be widened to 20 ft. to support emergency services in conjunction with the Arcadia
House construction (the alley is currently approximately 12 ft. wide). The remainder of the alley will be
widened with subsequent / future development of the Nexus Campus. Circulation plans for eventual
buildout would be to direct a majority of the traffic either directly onto Auburn Way S or via the alley to
Auburn Way S. See the Conceptual Campus Site Plan, Exhibit 14.
7.Based on historic zoning maps, the subject properties have had similar single-family zoning
designations since at least 1964 (note these parcels were annexed into the City in 1948). The
Comprehensive Plan designation has also been single-family since at least 1960.
COMPREHENSIVE PLAN RELATED – CONCLUSIONS:
The purpose of the City’s Comprehensive Plan is to provide a policy basis for potential future zoning
changes to ensure that the Comprehensive Plan and Zoning Ordinance are consistent, as required by the
following City Code provision:
“14.22.050 Conformance and consistency.
The zoning, land division and other development codes contained or referenced within Auburn City
Code shall be consistent with and implement the intent of the comprehensive plan. Capital budget
decisions shall be made in conformity with the comprehensive plan.”
The City Code provides certain criteria for decisions on amending the Comprehensive Plan under ACC
18.14.22.110. These criteria are listed below, followed by a Staff Analysis in italics. The Applicant’s
responses to these criteria are included in Exhibit 12.
Page 9 of 53
Agenda Subject: CPA17-0002 & REZ17-0001, Nexus Youth &
Families Comprehensive Plan Land Use Amendment and Rezone
Date: October 24, 2017
Page 6 of 10
1.Criterion #1 – ACC 14.22.110(A)(1): The proposed change will further and be consistent with the
goals and objectives of the plan and the plan will remain internally consistent .
Staff Analysis: The Comprehensive Plan (Land Use Element, Page LU-9) provides the following
explanation for the “Light Commercial” Land Use Designation:
“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 permitted use, and only
when carefully sited under the administrative use process, in order to ensure that
an area's pedestrian environment is not compromised.
Policy LU-65. Large scale regional retail uses and uses which rely on direct access by veh icles
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.
Page 10 of 53
Agenda Subject: CPA17-0002 & REZ17-0001, Nexus Youth &
Families Comprehensive Plan Land Use Amendment and Rezone
Date: October 24, 2017
Page 7 of 10
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.”
Per ACC 18.23.030(C), the intent of the C-1, Light Commercial zoning district is:
“…intended for lower intensity commercial adjacent to residential neighborhoods. This zone
generally serves as a transition zone between higher and lower intensity land uses, providing
retail and professional services. This zone represents the primary commercial designation for
small- to moderate-scale commercial activities compatible by having similar performance
standards and should be developed in a manner which is consistent with and attr acts pedestrian-
oriented activities. This zone encourages leisure shopping and provides amenities conducive to
attracting shoppers and pedestrians.”
As identified in the C-1 intent statement above, this zoning district allows provisions for retail uses as
well as professional services. Nexus does not engage in any retail or commercial uses, however,
does provide professional services for homeless youth and single mothers. Nexus has also applied
for a zoning text amendment to include their specific type of facility as an allowable use in the C-1
zoning district (to be reviewed by the Planning Commission at a future date).
Although an argument could be made that the C-1 zone may not be the most suitable location for this
type of facility, looking at certain facts an argument could also be made that this is a suitable use for
this location; 1) with the exception of the Bartholomew parcel, the other four parcels within the Nexus
campus are already owned and operated by Nexus as similar uses (although to a much-lesser scale),
2) the campus fronts-on and has direct access to Auburn Way S, a principal arterial , 3) there is an
existing Metro transit stop in front of the Arcadia House, 4) the campus has an intervening alley right-
of-way to the north, providing a delineated buffer to the existing single-family homes, and 5) there are
existing public services and facilities located in close proximity to the campus, including the library,
community center, and Nexus’ other service (e.g. clinic) that the homeless occupants could utilize.
Other applicable policies from the City’s Comprehensive Plan that support the Nexus application are
as follows:
From the ‘Core Plan’:
Policy 11. Participate in and support efforts to provide solutions for persons experiencing
homelessness.
Policy LU-30. Encourage development of permanent supportive housing to address the
homeless population and those with special needs.
Policy H-10. Provide a land use plan and zoning that offers opportunities to achieve a variety
of housing styles and densities for private and non-profit housing providers.
Policy H-31. Encourage and support human and health service organizations that offer
programs and facilities for people with special needs. Support programs in
particular that help people to remain within the community, including those that
are veterans, disabled, seniors, single parent households, and the homeless.
Policy H-43. Work with other jurisdictions and health and social service organizations to
implement a coordinated, regional approach to homelessness.
Policy H-47. Support nonprofit organizations during all stages of siting and project planning
and when applying for county, state, and federal funding.
Page 11 of 53
Agenda Subject: CPA17-0002 & REZ17-0001, Nexus Youth &
Families Comprehensive Plan Land Use Amendment and Rezone
Date: October 24, 2017
Page 8 of 10
2.Criterion #2 – ACC 14.22.110(A)(2): Whether the capacity to provide adequate services is diminished
or increased.
Staff Analysis: The proposed application for a change in the Comprehensive Plan designation has
been reviewed by the City’s Utilities, Traffic division, and the Valley Regional Fire Authority. Based on
these reviews, the change would not adversely affect the provision of services. As is typical with
development in the City, adequate infrastructure improvements will be required to be provided
concurrent with future development. Although no specific construction activity is proposed or
permitted with this amendment, eventual buildout of these three parcels in relation to the overall
Nexus Campus is not anticipated to be detrimental to public services. Traffic impacts will be reviewed
once the campus planning by the applicant has been finalized to ensure accurate mitigation
measures are provided (through Applicant preparation and City review of a Traffic Impact Analysis).
3.Criterion #3 – ACC 14.22.110(A)(3): Assumptions upon which the comprehensive plan is based are
found to be invalid.
Staff Analysis: While the policies of the Comprehensive Plan are not invalid, the Applicant’s request
to change three parcels from residential to commercial designations are not out of character with the
designations or uses in the immediate vicinity. The Nexus Campus is bordered on three sides by
public rights-of-way and to the south is a City-owned parking lot. The requested change is a logical
expansion of the Light Commercial land use for this particular use.
4.Criterion #4 – ACC 14.22.110(A)(4): A determination of change or lack of change in conditions or
circumstances has occurred since the adoption of the latest amendment to the specific section of the
comprehensive plan that dictates the need for a proposed amendment.
Staff Analysis: The proposed change is for three parcels to Light Commercial which is consistent with
the adjacent parcels to the south and west, all of which are also owned by Nex us. A change in
conditions or circumstances would be the ever-increasing number of homeless people. Nexus seeks
to help with the especially vulnerable homeless populations, the youth/young adults and single
mothers. Also, as stated under Criterion #1, above, the Comprehensive Plan lists numerous
goals/policies to address homelessness.
5.Criterion #5 – ACC 14.22.110(A)(5): If applicable, a determination that a question of consistency
exists between the comprehensive plan and Chapter 36.70A RCW, the countywide planning policies
for either King and/or Pierce County, as appropriate, and Vision 2040: Growth and Transportation
Strategy for the Puget Sound Region.
Staff Analysis: The change, if approved, would continue to be consistent with the Growth
Management Act (Chapter 36.70A RCW), the King County Countywide Planning Policies and Vision
2040. The proposal is consistent because it furthers provision of services and housing for the
homeless population.
6.Criterion #6 – ACC 14.22.110(A)(6): If the request is to change the land use designation of a specific
property on the comprehensive plan land use map, the applicant must demonstrate one of the
following:
a.The current land use designation was clearly made in error or due to an oversight;
b.The proposed land use designation is adjacent to property having a similar or compatible
designation, or other conditions are present to ensure compatibility with surrounding properties;
c.There has been a change in conditions since the current land use designation came into effect.
Staff Analysis: The requested change is consistent with item b in that the adjacent properties to the
west and south are designated Light Commercial.
Page 12 of 53
Agenda Subject: CPA17-0002 & REZ17-0001, Nexus Youth &
Families Comprehensive Plan Land Use Amendment and Rezone
Date: October 24, 2017
Page 9 of 10
REZONE RELATED – CONCLUSIONS:
The Applicant has requested a rezone from “R-7, Residential” to “C-1, Light Commercial”. Per ACC
18.68.030(B)(1)(b) if the rezone request also requires changes to the Comprehensive Plan, the Planning
Commission shall hold a public hearing and make a recomm endation to the City Council. Chapter 18.68
ACC contains the intent and process for zoning code amendments, in this case a site -specific zoning map
amendment has been requested. Auburn City Code does not contain any specific rezone criteria for City
Staff to review; however, Case Law offers some rezone criteria (“A Little Bit Pregnant: The Multi-
Personalities of Site Specific Rezones - Or - A Cheat Sheet for Everything You Need to Know about Site-
Specific Rezones”, by Phil Olbrechts on mrsc.org, April 1, 2013) as follows:
“…require that the proponents of a rezone must establish that conditions have substantially changed
since the original adoption and that the rezone must bear a substantial relationship to the public
health, safety, morals or welfare. If a rezone implements the comprehensive plan, a showing that a
change of circumstances has occurred is not required.”
With the change in City procedures by ordinance No. 6655 to allow concurrent recommendations by the
Planning Commission on both the Comprehensive plan and zoning map changes, the recommendations
on each should be consistent and therefore does not need to show a change in circumstances has
occurred.
The requested rezone bears a substantial relationship to the public health, safety, morals and welfare.
Adequate public facilities such as water, sewer, and electricity, are capable of being provided for the
parcels upon future development and would therefore not be detrimental to public health. The rezone
itself is not anticipated to allow any uses or acts that would pose any detrimental effects on the morals or
welfare of the public; the uses planned by Nexus for future development of the campus would be a benefit
to the community by serving a vulnerable population. As for impacts to public safety, the proposed Nexus
facilities could be seen to have favorable or unfavorable impacts. Providing services for homeless youth
could attract users to the neighborhood that may not typically be there, however, the services are also
intended to assist homeless youth to provide shelter and integrate into productive society.
STAFF RECOMMENDATION:
Planning Commission to recommend to City Council approval of the Nexus Youth & Families request for
a Comprehensive Plan Land Use Map amendment for three parcels from “Single Family Residential” with
a “Residential Transition Overlay” to “Light Commercial”; and a rezone from “R-7, Residential” to “C-1,
Light Commercial”.
EXHIBIT LIST:
(Please see the last divider in the ‘working binder’ for these exhibits.)
Exhibit 1. CPA17-0002 and REZ17-0001 Staff Report
Exhibit 2. Comprehensive Plan Amendment Application
Exhibit 3. Rezone Application
Exhibit 4. Vicinity Map
Exhibit 5. Ownership Map
Exhibit 6. Chapter 14.22 ACC
Exhibit 7. Chapter 18.68 ACC
Exhibit 8. SEPA Comment Letter
Exhibit 9. Dept. of Commerce 60-Day Acknowledgement Letter, received August 22, 2017
Exhibit 10. Comprehensive Plan Land Use Maps
Page 13 of 53
Agenda Subject: CPA17-0002 & REZ17-0001, Nexus Youth &
Families Comprehensive Plan Land Use Amendment and Rezone
Date: October 24, 2017
Page 10 of 10
Exhibit 11. Rezone Maps
Exhibit 12. Comprehensive Plan Written Statement from Applicant
Exhibit 13. Rezone Written Statement from Applicant
Exhibit 14. Conceptual Nexus Campus Plan
Exhibit 15. Notice of Application and Determination of Non-Significance
Exhibit 16. Notice of Public Hearing
Page 14 of 53
Page 15 of 53
AGENDA BILL APPROVAL FORM
Page 1 of 34
Agenda Subject
CPA17-0001, 2017 Annual Comprehensive Plan Amendments –
Group # 2, City-Initiated Plan Map Amendments and associated
rezones REZ17-0002, REZ17-0003, & REZ17-0004
Date:
October 19, 2017
Department: Community
Development & Public Works,
Planning Services Div.
Attachments: See Exhibit list at
end of report and the separate
text & map amendment sections
of working binder
Budget Impact: N/A
Administrative Recommendation: Planning Commission to recommend to City Council approval
of Group #2 of the 2017 City-Initiated Comprehensive Plan Map Amendments and associated
rezones (zoning map amendments).
Background Summary:
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. At the end of 2015 the City adopted a substantially
updated Comprehensive Plan in compliance with state-required periodic updates.
Annual Comprehensive plan amendments can be initiated by the City of Auburn (city-initiated) and by
private citizens (private-initiated). This year the city is initiating:
9 policy/text amendments
17 map amendments
Also, the city received one private-initiated plan map amendment by the submittal deadline which will be
presented in a separate staff report in advance of a subsequent hearing.
Due to the number of amendments and Planning Commission’s request to phase consideration, this staff
report and recommendation addresses a portion of the amendments (Group #2) and specifically:
Map Amendments # 4 through # 17.
These map amendments are the remaining amendments that were not part of Group #1, previously
addressed at the Planning Commission’s October 19, 2017 meeting.
In terms of process, the Comprehensive Plan amendments are initially reviewed during a public hearing
process before the City of Auburn Planning Commission, who then provides a recommendation to the City
Council for final action. City Council consideration and action on the amendments generally occurs, but is
not required, prior to the end of the year.
Reviewed by Council & Committees: Reviewed by Departments & Divisions:
Arts Commission COUNCIL COMMITTEES: Building M&O
Airport Finance Cemetery Mayor
Hearing Examiner Municipal Services Finance Parks
Human Services Planning & Dev. Fire Planning
Park Board Public Works Legal Police
Planning Comm. Other Public Works Human Resources
Action:
Committee Approval: Yes No
Council Approval: Yes No Call for Public Hearing ___/___/____
Referred to _________________________________ Until ____/___/____
Tabled ______________________________________ Until ___/___/____
Councilmember: Staff: Dixon
Meeting Date: November 1, 2017 Item Number:
Page 16 of 53
CPA17-0001, 2017 Annual Comprehensive Plan Amendment,
Group #2 – City Initiated Plan Map Amendments
Date: October 19, 2017
Page 2 of 34
A. Findings
1. RCW 36.70A.130 (Washington State Growth Management Act (GMA)) provides for
amendments to locally adopted GMA comprehensive plans. Except in limited circumstances
provided for in State law and City Code, comprehensive plan amendments shall be
considered by the city legislative body no more frequently than once per year.
2. The City of Auburn established a June 9, 2017 deadline for the submittal of private-initiated
comprehensive plan applications (map or policy/text). Notice to the public of the application
filing deadline was provided on the City’s website, the Seattle Times Newspaper, and sent
to a compiled notification list in April 2017. The City received one private-initiated map
amendment by the submittal deadline. This private-initiated amendment is addressed in a
separate staff report (File No. CPA17-0002).
3. The environmental review under the State Environmental Policy Act (SEPA) for the
policy/text and map amendments resulted in a Determination of Non-Significance (DNS)
issued for the City-initiated Comprehensive Plan Amendments on September 19, 2017 (City
File # SEP17-0014). The comment period ended October 3, 2017 and the appeal period
ended October 17, 2017. The City did not receive any comments in response to the
issuance of the Determination of Non-Significance (DNS). A copy of the DNS and
environmental checklist application is provided in the working binder.
4. Auburn City Code (ACC) Chapter 14.22 outlines the process for submittal of privately-
initiated amendments and the general processing of comprehensive plan amendments as
follows:
“Section 14.22.100
A. The planning commission shall hold at least one public hearing on all proposed
amendments to the comprehensive plan. Notice of such public hearing shall be given
pursuant to Chapter 1.27 ACC and, at a minimum, include the following:
1. For site-specific plan map amendments:
a. Notice shall be published once in the official newspaper of the city not
less than 10 calendar days prior to the date of public hearing;
b. Notice shall be mailed by first class mail to all property owners of record
within a radius of 300 feet of the proposed map amendment request, not
less than 10 calendar days prior to the public hearing;
2. For area-wide plan map amendments:
a. Notice shall be published once in the official newspaper of the city not
less than 10 calendar days prior to the date of public hearing;
b. Notice shall be mailed by first class mail to all property owners of record
within the area subject to the proposed amendment;
c. Notice shall be posted in at least two conspicuous locations in the area
subject to the proposed amendment not less than 10 calendar days prior
to the date of the public hearing.
B. Notwithstanding the above, the director may expand the minimum noticing provisions
noted above as deemed necessary.
C. Planning Commission Recommendation. The planning commission shall conduct a
public hearing on all potential comprehensive plan amendments and shall make and
forward a recommendation on each to the city council. The planning commission
Page 17 of 53
CPA17-0001, 2017 Annual Comprehensive Plan Amendment,
Group #2 – City Initiated Plan Map Amendments
Date: October 19, 2017
Page 3 of 34
shall adopt written findings and make a recommendation consistent with those
findings to the city council.
D. The city council, if it elects to amend the comprehensive plan, shall adopt written
findings and adopt said amendments by ordinance.
E. State Review. All comprehensive plan amendments considered by the planning
commission shall be forwarded for state agency review consistent with RCW
36.70A.106.
F. Any appeal of an amendment to the comprehensive plan shall be made in
accordance with Chapter 36.70A RCW. (Ord. 6172 § 1, 2008.)”
5. As provided in the City code, the Comprehensive Plan amendments are initially reviewed
during a public hearing process before the City of Auburn Planning Commission, who then
provides a recommendation to the City Council for final action which generally occurs, but is
not required to, prior to the end of the year.
6. Pursuant to RCW 36.70A.106, the proposed comprehensive plan amendments outlined in
this agenda bill were sent to the Washington State Department of Commerce (Commerce)
and other state agencies for the required state review. The Washington State Department
of Commerce acknowledged receipt on September 25, 2017 by letter and Material ID
#24153. No comments have been received from the Washington State Department of
Commerce or other state agencies as of the writing of this report. A copy of the transmittal
by the City and written acknowledgement of receipt by Commerce is provided in the working
binder.
7. Due to the nature of policy/text changes, and the minimal amount of private-initiated map
amendments, the optional process for conducting a public open house as provided for in the
city code, was not conducted.
8. The notice of public hearing was published on October 21, 2017 in the Seattle Times
Newspaper which is at least 10 days prior to the Planning Commission public hearing
scheduled for November 1, 2017. A copy of the request to publish is provided in the
working binder. Also, a notice was mailed by first class mail to all property owners of record.
9. Many of these comprehensive plan changes are corrections to the mapped land use
designations made after adoption of the updated comprehensive plan in 2015. The changes
increase the consistency of the Comprehensive Plan and zoning as required by ACC
14.22.050, “Conformance and Consistency”. The maps related to these proposed
changes are also available to review in the ‘Comp. Plan Map Amendments’ tab of the
‘Working Binder’.
10. The following report identifies Comprehensive Plan Map (CPM) amendments scheduled for
the Planning Commission’s November 1, 2017 public hearing with a staff recommendation.
All of the Policy/Text (P/T) amendments were presented at the October meeting; so no
Policy/Text (P/T) amendments are described in this report.
Page 18 of 53
CPA17-0001, 2017 Annual Comprehensive Plan Amendment,
Group #2 – City Initiated Plan Map Amendments
Date: October 19, 2017
Page 4 of 34
Comprehensive Plan Map Amendments (File No. CPA17-0001, City initiated)
CPM #4
Change the mapped land use designation of south part of 2.15-acre, privately-owned,
developed parcel from "Residential Transition" to "Heavy Commercial".
Discussion
The 2.15-acre property was previously a smaller parcel and the comprehensive plan
designation boundary followed this original property boundary. In 2004, a boundary line
adjustment application was filed (File No. LLA04-0010), approved by the City, and
recorded (Recording No. 20040712003209). The boundary line adjustment expanded
the parcel boundary to include additional area to the south. The Comprehensive Plan
land use designation boundary was not simultaneously changed to correspond to the
property boundary change. In the intervening time, the fence contractor business has
using the expansion area as part of their yard. It is appropriate to make the change to
avoid split designation of a parcel where warranted by existing development pattern and
setting. The “Residential Transition” designation makes up a smaller portion of the lot,
while the balance is used by a fencing contractor. As shown on the map below, the
designation change is consistent with adjacent property located to the west.
Staff Recommendation
Planning Commission to recommend approval of a map amendment CPM #4 to change
the mapped land use designation of the southern part of a 2.15-acre, privately-owned,
parcel from "Residential Transition" to "Heavy Commercial" (Parcel No. 8695200020).
Page 19 of 53
CPA17-0001, 2017 Annual Comprehensive Plan Amendment,
Group #2 – City Initiated Plan Map Amendments
Date: October 19, 2017
Page 5 of 34
CPM #5
Change the mapped land use designation of 3 parcels (2 privately-owned and 1 city-
owned) from the "Open Space" to "Downtown Urban Center" land use designation.
Discussion
This city-initiated request is to change the land use designation of 2 privately owned
parcels, Nos. 7815700095 (0.17 acres – vacant) and 7815700135 (0.33 acres – parking
lot) are owned by Levan Auburn Development LLC and the City-owned Parcel No.
7815700085 (0.19 acres - Plaza park). These contiguous properties are located at the
SW corner of W Main ST and Division ST. With adoption of the 2015 Comprehensive
Page 20 of 53
CPA17-0001, 2017 Annual Comprehensive Plan Amendment,
Group #2 – City Initiated Plan Map Amendments
Date: October 19, 2017
Page 6 of 34
Plan and its associated map changes, the properties were assigned an “Open Space”
land use designation. The change is requested to remedy an inadvertent change of
mapped land use designation with adoption of map as part of 2015 plan. It is requested
to revert to former designation of "Downtown Urban Center". These 3 mostly
undeveloped parcels are currently zoned “DUC, Downtown Urban Center”. Due to their
location in the heart of the city center and economic development potential, these
parcels should have the designation "Downtown Urban Center".
Parcel ID
Number/
address
Property
owner
Parcel
Size
(Approx.)
Current
comprehensive
Plan
Designation
Current
Zoning
Classification
Current Land Use
7815700095
Levan
Auburn
Development
LLC
0.17
acres
“Open Space” “DUC,
Downtown
Urban Center” Vacant lot
7815700135
Levan
Auburn
Development
LLC
0.33
acres
“Open Space” “DUC,
Downtown
Urban Center” Parking lot
7815700085
City of
Auburn
0.19
acres
“Open Space” “DUC,
Downtown
Urban Center”
City’s Plaza Park
Staff Recommendation
Planning Commission to recommend approval of a map amendment CPM #5 to change
the mapped land use designation of 3 parcels from the "Open Space" to the "Downtown
Urban Center" land use designation. (Parcel Nos. 7815700095, 7815700135, &
7815700085)
Page 21 of 53
CPA17-0001, 2017 Annual Comprehensive Plan Amendment,
Group #2 – City Initiated Plan Map Amendments
Date: October 19, 2017
Page 7 of 34
CPM #6
Change the mapped land use designation (and zoning district) of 46 city-owned,
parks properties from "Open Space" to "Institutional" land use designation. Also,
change the zoning designation from “OS, Open Space” to “I, Institutional” to agree.
Discussion
This city-initiated request is to change the land use designation of 46 parcels 46 city-
owned, parks properties from "Open Space" to "Institutional" land use
designation. Parcel Nos. 0821059017, 7345300160, 6347000055, 6347000065,
Page 22 of 53
CPA17-0001, 2017 Annual Comprehensive Plan Amendment,
Group #2 – City Initiated Plan Map Amendments
Date: October 19, 2017
Page 8 of 34
0001000081, 1313500310, 3021059044, 3021059080, 3021059089, 1421049011,
1821059117, 0520061060, 0721059038, 7749501070, 0521059010, 0521059029,
0421059062, 0421059061, 0421059060, 0421059071, 0421059004, 3845000080,
7299602140, 4137070990, 7002181950, 0520051035, 0520051006, 0921059018,
6655000105, 6655000021, 1421049067, 9262800330, 9262800341, 1421049017,
9262800285, 0721059020, 8669150810, 6655000024, 6655000030, 3021059325,
3121059017, 3021059375, 8581400530, 1821059327, 0821059017, & 0621059007 are
scattered at various sites. With adoption of the 2015 Comprehensive Plan and its
associated map changes, the properties were assigned an “Open Space” land use
designation. These properties are city–owned developed parks and contain play areas
and active recreational space. And the “Open Space” land use designation is not
appropriate to apply to these properties based on the discussion and clarification that
occurred with the Planning Commission during discussion of the “OS, Open Space
zoning district in July and August of this year. The land use designation is inconsistent
with the designation criteria and purpose of the "Open Space" land designation of the
Comprehensive Plan (e.g. cemeteries and active and mainly developed parks should not
be designated "Open Space"). Also, for most parcels the zoning map classification also
needs to change from “OS, Open Space” to “I, Institutional” to agree.
Staff Recommendation
Planning Commission to recommend approval of a map amendment CPM #6 to change
the mapped land use designation of multiple City-owned, parks properties from "Open
Space" to "Institutional" land use designation and to change the zoning designation (File
No. REZ17-0002), to correspond to the “I, Institutional” implementing zoning
classification, except for Parcel Nos. 1821059327, 1821059117, & 8581400530 which
are already zoned: “I, Institutional”.
Page 23 of 53
CPA17-0001, 2017 Annual Comprehensive Plan Amendment,
Group #2 – City Initiated Plan Map Amendments
Date: October 19, 2017
Page 9 of 34
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CPA17-0001, 2017 Annual Comprehensive Plan Amendment,
Group #2 – City Initiated Plan Map Amendments
Date: October 19, 2017
Page 10 of 34
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CPA17-0001, 2017 Annual Comprehensive Plan Amendment,
Group #2 – City Initiated Plan Map Amendments
Date: October 19, 2017
Page 11 of 34
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CPA17-0001, 2017 Annual Comprehensive Plan Amendment,
Group #2 – City Initiated Plan Map Amendments
Date: October 19, 2017
Page 12 of 34
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CPA17-0001, 2017 Annual Comprehensive Plan Amendment,
Group #2 – City Initiated Plan Map Amendments
Date: October 19, 2017
Page 13 of 34
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CPA17-0001, 2017 Annual Comprehensive Plan Amendment,
Group #2 – City Initiated Plan Map Amendments
Date: October 19, 2017
Page 14 of 34
Page 29 of 53
CPA17-0001, 2017 Annual Comprehensive Plan Amendment,
Group #2 – City Initiated Plan Map Amendments
Date: October 19, 2017
Page 15 of 34
CPM #7 - Change the mapped land use designation of 3 Tribal parcels from the "Open
Space" to the "Institutional" Land Use designation. Also, change the zoning designation
from “OS, Open Space” to “I, Institutional” to agree.
Discussion
This city-initiated request is to change the land use designation of 3 Muckleshoot Tribal
parcels from the "Open Space" to the "Institutional" Land Use designation. Parcel No.
2021059041 (1.45 acres US Government)), 2021059047 (24.46 acres, Tribe), &
2021059037 (0.07 acres, Tribe) are proposed for change. With adoption of the 2015
Comprehensive Plan and its associated map changes, the properties were assigned an
Page 30 of 53
CPA17-0001, 2017 Annual Comprehensive Plan Amendment,
Group #2 – City Initiated Plan Map Amendments
Date: October 19, 2017
Page 16 of 34
“Open Space” land use designation. These properties are Muckleshoot Tribal owned
properties that are developed as cemeteries. And the “Open Space” land use
designation is not appropriate to apply to these properties based on the discussion and
clarification that occurred with the Planning Commission during discussion of the “OS,
Open Space zoning district in July and August of this year. The land use designation is
inconsistent with the designation criteria and purpose of the "Open Space" land
designation of the Comprehensive Plan (e.g. cemeteries and active and mainly
developed parks should not be designated "Open Space").
Parcel ID
Number/
address
Property
owner
Parcel
Size
(Approx.)
Current
Comprehensive
Plan
Designation
Current
Zoning
Classification
Current Land Use
2021059041 US
Government
1.45
acres
“Open Space” “P1, Public
Use”’
Historic Tribal
cemetery
2021059047 Muckleshoot
Indian Tribe
24.46
acres
“Open Space” “P1, Public
Use”’ Tribal Cemetery
2021059037
Muckleshoot
Indian Tribe
0.07
acres
“Open Space” “P1, Public
Use”’
Street frontage
portion of historic
Tribal cemetery
Staff Recommendation
Planning Commission to recommend approval of a map amendment CPM #7 to change
the mapped land use designation of 3 Muckleshoot Tribal properties from "Open Space"
to "Institutional" land use designation and to change the zoning designation (File No.
REZ17-0002), to correspond to the “I, Institutional” implementing zoning classification
(Parcel Nos. 2021059041, 2021059047, & 2021059037).
Page 31 of 53
CPA17-0001, 2017 Annual Comprehensive Plan Amendment,
Group #2 – City Initiated Plan Map Amendments
Date: October 19, 2017
Page 17 of 34
CPM #8 - Change the mapped land use designation of 2 parcels from "Single Family
Residential" to "Light Commercial" and to change the zoning designation from “R5,
Residential” to “C1, Light Commercial” to agree.
Discussion
This city-initiated request is to change the land use designation of 2 privately-owned
parcels from "Single Family Residential" to "Light Commercial" Parcels Nos. are
3121059069, 1.79 acres owned by Alan Clayton and Parcel No. 3121059027, 3.67
acres, owned by John Nixon. Both are located on east side of A ST SE, approx. 600
feet south of Lakeland Hills WY SE. The change is requested to remedy an inadvertent
Page 32 of 53
CPA17-0001, 2017 Annual Comprehensive Plan Amendment,
Group #2 – City Initiated Plan Map Amendments
Date: October 19, 2017
Page 18 of 34
change of mapped land use designation with adoption of map as part of 2015 plan
adoption. It is requested to revert to pre-2015 designation of "Light Commercial". Also,
change the zoning designation from “R5, Residential” to “C1, Light Commercial” to
agree.
Both properties were annexed to the City of Auburn from the City of Pacific in the year
2003 by City of Auburn Ordinance No. 3643. Prior to the annexation, the northern parcel
(owned by Mr. Clayton) was zoned “C, Commercial” and the southern parcel (now
owned by John Nixon) was zoned “RMH, Multiple Family Residential” in the City of
Pacific. Mr. Clayton’s zoning designation of “C, Commercial” was a result of an
application for zone change requested by Mr. Clayton and approved by the City of
Pacific in August of 1992 by Ordinance No. 1177 (The rezone was to the zoning
classification of “BC, Business Commercial” which subsequently became “C,
Commercial”.) At annexation to the City of Auburn, the property assumed an “R-5,
Residential” zoning designation by default, while the comprehensive plan designation
was made “Light Commercial”.
Of late, Mr. Clayton has been contacting the City almost annually requesting that the city
initiate a change in the zoning designation back to a commercial category. He has
always had the ability to submit a private application to initiate the zoning map change
himself, and has been advised of this, but was reluctant.
The ‘working binder’ under the ‘Map Amendments’ tab and CPM #8, contains a letter
from Mr. Clayton dated July 18, 2017 and supporting information in which he describes
the history and his request to have the zoning changed.
The southern parcel prior to 2015 had a comprehensive plan designation of “Light
Commercial” and was previously was zoned “R-5, Residential”. These 2 parcels are the
only parcels on the east side of A ST SE, in the vicinity that have a Comprehensive Plan
designation of “Single Family Residential”. The adjacent properties to the south were
changed to “light Industrial” due to private com plan application last year. The properties
to the north have a comprehensive plan designation of “Institutional”.
While the comprehensive plan designation was changed in 2015 to “Single Family
Residential”, to align with the property’s R-5 Residential zoning, it is the zoning
classification that should have been changed. The City now seeks to rectify the
circumstances by changing the both the comprehensive plan designation and zoning for
both parcels
Parcel ID
Number/
address
Property
owner
Parcel
Size
(Approx.)
Current
Comprehensive
Plan
Designation
Current
Zoning
Classification
Current Land Use
3121059069
(northern)
Alan B
Clayton
1.79
acres
“Single Family
Residential”
R-5,
Residential vacant
3121059027/
5340 A ST
SE
(southern)
John
Nixon
3.67
acres
“Single Family
Residential”
R-5,
Residential Single family
residence
Staff Recommendation
Page 33 of 53
CPA17-0001, 2017 Annual Comprehensive Plan Amendment,
Group #2 – City Initiated Plan Map Amendments
Date: October 19, 2017
Page 19 of 34
Planning Commission to recommend approval of a map amendment CPM #8 to change
2 privately-owned parcels from "Single Family Residential" to "Light Commercial" and to
change the zoning designation (File No. REZ17-0004) to correspond to the “C1,
Commercial” implementing zoning classification. Parcels Nos. are 3121059069 and
Parcel No. 3121059027
CPM #9
Change the mapped land use designation of 2 privately owned vacant parcels at SE
corner of SE 312th ST & 121st PL SE from "Multiple Family Residential: to "Light
Commercial".
Page 34 of 53
CPA17-0001, 2017 Annual Comprehensive Plan Amendment,
Group #2 – City Initiated Plan Map Amendments
Date: October 19, 2017
Page 20 of 34
Discussion
This city-initiated request is to change the land use designation of 2 privately owned
vacant parcels from "Multiple Family Residential” to "Light Commercial". The 1.75 -acre
Parcel No. 0921059042 owned by Highlane Prop. LLP and 0.81-acre parcel No.
0921059113 owned by Jennifer & James Hunt both are located at SE corner of SE
312th ST & 121st PL SE. The change is requested to remedy an inadvertent change of
mapped land use designation with adoption of 2015 plan and revert to the former
designation.
Parcel ID
Number/
address
Property
owner
Parcel
Size
(Approx.)
Current
Comprehensive
Plan
Designation
Current
Zoning
Classification
Current Land Use
0921059042 Highlane
Prop. LLP
1.75 -
acre
"Multiple Family
Residential”
“C1, Light
Commercial” Vacant
0921059113
Jennifer &
Eric Hunt
0.81-acre "Multiple
Family
Residential”
“C1, Light
Commercial” Vacant
Staff Recommendation
Planning Commission to recommend approval of a map amendment CPM #9 to change
2 privately-owned parcels from "Multiple Family Residential” to "Light Commercial".
(Parcels Nos. are 0921059042 and 0921059113).
Page 35 of 53
CPA17-0001, 2017 Annual Comprehensive Plan Amendment,
Group #2 – City Initiated Plan Map Amendments
Date: October 19, 2017
Page 21 of 34
CPM #10
Change the mapped land use designation of a privately owned 0.91-acre parcel near
the intersection of 124th AV SE & SE 307th PL from "Multiple Family Residential" to
"Single Family Residential".
Discussion
This city-initiated request is to change the land use designation of privately owned 0.91-
acre parcel containing a single family house from "Multiple Family Residential" to "Single
Family Residential". The Parcel No. 0921059101 is owned by Ram Singh Dhaliwal is
located 130 feet south of intersection of 124th AV SE & SE 307th PL (Address is 30811
Page 36 of 53
CPA17-0001, 2017 Annual Comprehensive Plan Amendment,
Group #2 – City Initiated Plan Map Amendments
Date: October 19, 2017
Page 22 of 34
124th AVE SE). The change would remedy an inadvertent change of mapped land use
designation as part of 2015 plan adoption and revert to the former designation.
Staff Recommendation
Planning Commission to recommend approval of map amendment CPM #10 to change
the land use designation of a 0.91-acre parcel from "Multiple Family Residential" to
"Single Family Residential" (Parcel No. 0921059101).
Page 37 of 53
CPA17-0001, 2017 Annual Comprehensive Plan Amendment,
Group #2 – City Initiated Plan Map Amendments
Date: October 19, 2017
Page 23 of 34
CPM #11
Change the mapped land use designation of a privately-owned, 13.84 -acre parcel
addressed as 521 - 8TH ST SW. from "Heavy Industrial" to "Light Industrial".
Discussion
This city-initiated request is to change the land use designation of privately-owned
approximately 13.84 -acre parcel developed with a single 286,000 square foot multiple
tenant warehouse from "Heavy Industrial" to "Light Industrial". Parcel No. 1321049019
is owned by Western B NW WA LLC and located south of State Route 18 (SR) at the
west end of 8th ST SW (Address is 521 8TH ST SW .) The change would remedy an
inadvertent change of mapped land use designation as part of 2015 plan adoption and
revert to the former designation.
Staff Recommendation
Planning Commission to recommend approval of a map amendment CPM #11 to
change the land use designation of an approximately 13.84-acre parcel from "Heavy
Industrial" to "Light Industrial" (Parcel No. 1321049019).
Page 38 of 53
CPA17-0001, 2017 Annual Comprehensive Plan Amendment,
Group #2 – City Initiated Plan Map Amendments
Date: October 19, 2017
Page 24 of 34
CPM #12
Change the mapped land use designation of 7.2-acre private parcel located NW of
intersection of Mill Pond DR SE and Kennedy AV SE from "Single Family Residential"
to "Multiple Family Residential".
Discussion
This city-initiated request is to change the land use designation of privately-owned
approximately of 7.2-acre private developed parcel from "Single Family Residential" to
"Multiple Family Residential". Parcel No. 5530200000, owned by Lois Maathuis, is
located NW of intersection of Mill Pond DR SE and Kennedy AV SE. The site is
Page 39 of 53
CPA17-0001, 2017 Annual Comprehensive Plan Amendment,
Group #2 – City Initiated Plan Map Amendments
Date: October 19, 2017
Page 25 of 34
developed as a series of 13 multiple-family, 2-story buildings containing a total of 102
dwelling units, known as the ‘Mill Pond at Lakeland Condominiums’. The change would
remedy an inadvertent change of mapped land use designation as part of 2015 plan
adoption and revert to the former designation.
Staff Recommendation
Planning Commission to recommend approval of a map amendment CPM #12 to
change the land use designation of privately-owned approximately of 7.2-acre private
parcel developed with condominiums from "Single Family Residential" to "Multiple
Family Residential". (Parcel No. 5530200000).
Page 40 of 53
CPA17-0001, 2017 Annual Comprehensive Plan Amendment,
Group #2 – City Initiated Plan Map Amendments
Date: October 19, 2017
Page 26 of 34
CPM #13
Change the mapped land use designation of a group of 10 adjacent parcels located
north side of Auburn WY S, east of Academy DR SE from "Single Family Residential"
to "Multiple Family Residential".
Discussion
This city-initiated request is to change the land use designation of a group of 10
contiguous parcels from "Single Family Residential" and with “Residential Transition
Overlay” to "Multiple Family Residential". Parcel Nos. 2721059053, 2721059063,
2721059066, 2721059126, 2721059156, 2721059157, 2721059162, 2721059168,
2721059179, & 2721059197 are owned by various property owners & located on the
north side of Auburn WY S, east of Academy DR SE. The change would remedy an
inadvertent change of mapped land use designation as part of 2015 plan adoption and
revert to the former designation.
Parcel ID
Number/
address
Property
owner
Parcel
Size
(Approx.)
Current
Comprehensive
Plan
Designation
Current
Zoning
Classification
Current Land Use
2721059053
Muckelshoot
Tribe
0.22
acres
“Single Family
Residential”
with “Residential
Transition
Overlay”
“R-20,
Residential”
Duplex
2721059063 Muckelshoot
Tribe
0.06
acres
“Single Family
Residential”
“R-20,
Residential” Access Tract
2721059066
Orrozco,
Salvador
and Val
0.23
acres
“Single Family
Residential”
“R-20,
Residential” Single Family
Residence
2721059126 Muckelshoot
Tribe
0.52
acres
“Single Family
Residential”
“R-20,
Residential” Duplex
2721059156 Muckelshoot
Tribe
0.39
acres
“Single Family
Residential”
“R-20,
Residential” Duplex
2721059157
Muckelshoot
Tribe
0.36
acres
“Single Family
Residential” with
“Residential
Transition
Overlay”
“R-20,
Residential”
Duplex
2721059162
Huang,
Angelina
and Yao
0.63
acres
“Single Family
Residential”
“R-20,
Residential” Single Family
Residence
2721059168
Bunkhan,
Chakkaphan
and
Suphawan
0.19
acres
“Single Family
Residential”
“R-20,
Residential” Single Family
Residence
2721059179 Muckelshoot
Tribe
0.42
acres
“Single Family
Residential”
“R-20,
Residential” Triplex
2721059197 Muckleshoot
Tribe
0.23 “Single Family
Residential”
“R-20,
Residential” Duplex
Page 41 of 53
CPA17-0001, 2017 Annual Comprehensive Plan Amendment,
Group #2 – City Initiated Plan Map Amendments
Date: October 19, 2017
Page 27 of 34
Staff Recommendation
Planning Commission to recommend approval of a map amendment CPM #13 to
change the land use designation of a group of 10 contiguous parcels from "Single Family
Residential" to "Multiple Family Residential" (Parcel Nos. 2721059053, 2721059063,
2721059066, 2721059126, 2721059156, 2721059157, 2721059162, 2721059168,
2721059179, & 2721059197).
CPM #14
Change the mapped land use designation of 23 parcels located at various locations in
downtown from "Institutional" to "Downtown Urban Center".
Page 42 of 53
CPA17-0001, 2017 Annual Comprehensive Plan Amendment,
Group #2 – City Initiated Plan Map Amendments
Date: October 19, 2017
Page 28 of 34
Discussion
This city-initiated request is to change the land use designation of 23 parcels at various
locations in downtown from "Institutional" to "Downtown Urban Center". Some are City-
owned; others are privately owned. Parcel Nos. 0492000460, 0492000461,
0492000463, 7816200100, 7816200060, 0498500005, 0492500100, 0303450000,
0492500240, 0492500275, 0492500260, 0483000085, 0483000080, 0489000040,
7331400135, 0489000005, 7331400460, 7331400485, 7331400486, 7331400500,
8698100030, 8698100035, & 8698100040. Remedy an inadvertent change of mapped
land use designation with adoption of map as part of 2015 plan. Requested to revert to
pre-2015 designation of "Downtown Urban Center". The change would remedy an
inadvertent change of mapped land use designation as part of 2015 plan adoption and
revert to the former designation.
Staff Recommendation
Planning Commission to recommend approval of a map amendment CPM #14 to
change the land use designation of 23 parcels at various locations in downtown from
"Institutional" to "Downtown Urban Center" (Parcel Nos. 0492000460, 0492000461,
0492000463, 7816200100, 7816200060, 0498500005, 0492500100, 0303450000,
0492500240, 0492500275, 0492500260, 0483000085, 0483000080, 0489000040,
7331400135, 0489000005, 7331400460, 7331400485, 7331400486, 7331400500,
8698100030, 8698100035, & 8698100040).
Page 43 of 53
CPA17-0001, 2017 Annual Comprehensive Plan Amendment,
Group #2 – City Initiated Plan Map Amendments
Date: October 19, 2017
Page 29 of 34
CPM #15
Change the mapped land use designation of numerous parcels within the Lakeland
Hills South PUD from "Residential Transition" to "Moderate Density Residential"
Discussion
This city-initiated request is to change the land use designation of numerous parcels
within the Lakeland Hills community from "Residential Transition" to "Moderate Density
Residential". The location of the parcels within the Lakeland special planning area is
Page 44 of 53
CPA17-0001, 2017 Annual Comprehensive Plan Amendment,
Group #2 – City Initiated Plan Map Amendments
Date: October 19, 2017
Page 30 of 34
shown on the map. The change would remedy an inadvertent change of mapped land
use designation as part of 2015 plan adoption and revert to the former designation.
Staff Recommendation
Planning Commission to recommend approval of a map amendment CPM #15 to
change the land use designation of change the land use designation of numerous
parcels within the Lakeland Hills South PUD from "Residential Transition" to "Moderate
Density Residential"
Page 45 of 53
CPA17-0001, 2017 Annual Comprehensive Plan Amendment,
Group #2 – City Initiated Plan Map Amendments
Date: October 19, 2017
Page 31 of 34
CPM #16
Change the mapped land use designation of 0.21-acre city-owned stormwater facility
on the south side of 35th St SE, from "Institutional" to "Multiple Family Residential".
Discussion
This city-initiated request is to change the land use designation of a 0.21-acre city-
owned stormwater facility serving a plat from "Institutional" to "Multiple Family
Residential" to agree with designation applicable to the balance of the plat. Parcel No.
1877100170 is owned by the City and located on south side of 35th St SE, 290 feet west
of D ST SE. The lot for the stormwater facility was created from the "D ST SE Plat" and
should retain the same comprehensive plan designation as the balance of the plat. It is
not the intention of the Comprehensive Plan designation to apply a separate
classification to each special purpose lot or tract needed to support the overall
subdivision. Land use designations should apply to broad geographic areas based on
compatibility and generally not on an individual parcel basis. The change would remedy
an inadvertent change of mapped land use designation as part of 2015 plan adoption
and revert to the former designation.
Staff Recommendation
Planning Commission to recommend approval of a map amendment CPM #16 to
change the land use designation of change the land use designation of 0.21-acre city-
owned stormwater facility serving a plat from "Institutional" to "Multiple Family
Residential" (Parcel No. 1877100170).
Page 46 of 53
CPA17-0001, 2017 Annual Comprehensive Plan Amendment,
Group #2 – City Initiated Plan Map Amendments
Date: October 19, 2017
Page 32 of 34
CPM #17
Change the mapped land use designation of an approximately 0.71- acre privately-
owned parcel located east of end of B ST SE between 15th and 16th ST SE from
"Residential Transition" to "Multiple Family Residential".
Discussion
This city-initiated request is to change the land use designation of an approximately
0.71- acre privately-owned and developed parcel from "Residential Transition" to
"Multiple Family". Parcel No. 1921059271 owned by Mayfield TNC LLC is located east
of end of B ST SE between 15th and 16th ST SE. According to KC Assessor records,
Page 47 of 53
CPA17-0001, 2017 Annual Comprehensive Plan Amendment,
Group #2 – City Initiated Plan Map Amendments
Date: October 19, 2017
Page 33 of 34
the property is developed with two, 2-story buildings as the "Mayfield Apartments"
containing 31 dwelling units. The change would remedy an inadvertent change of
mapped land use designation as part of 2015 plan adoption and revert to the former
designation.
Staff Recommendation
Planning Commission to recommend approval of a map amendment CPM #17 to
change the land use designation of an approximately 0.71- acre privately-owned and
developed parcel from "Residential Transition" to "Multiple Family" (Parcel No.
1921059271).
Page 48 of 53
CPA17-0001, 2017 Annual Comprehensive Plan Amendment,
Group #2 – City Initiated Plan Map Amendments
Date: October 19, 2017
Page 34 of 34
EXHIBIT LIST:
Exhibit 1. Staff Report Group #2 Amendments - CPA17-0001 and REZ17-0002, REZ17-0003 & REZ17-
0004
Exhibit 2. Comprehensive Plan Land Use Maps (Thumbnails of maps are provided in the staff report
and full size maps are available in the ‘working binder’)
Exhibit 3. Rezone Maps (Full size maps are in the ‘working binder’)
Exhibit 4. WA State Dept. of Commerce 60-Day Acknowledgement Letter dated September 26, 2017
(in the ‘working binder’)
Exhibit 5. Notice of Application and Determination of Non-Significance (in the ‘working binder’)
Exhibit 6. Notice of Public Hearing (Attached)
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