HomeMy WebLinkAbout04-16-2024 Special AgendaPlanning Commission Meeting
April 16, 2024 - 6:00 P M
Special Meeting - City Hall Council
Chambers
A GE NDA
I .P UB L I C PART I C IPAT IO N
A .P ublic P articipation I nformation
The City of A uburn P lanning Commission Meeting scheduled for Tuesday, April 16,
2024, at 6:00 p.m. will be held in person and virtually. To attend the meeting virtually,
click one of the links below, or call in at one of the phone numbers below:
J oin Z oom Meeting
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Meeting I D: 799 910 2307
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I I .C AL L T O O RD E R
A .RO L L C AL L/E S TAB L I S HM E NT O F Q UO RUM
B .P L E D G E O F AL L E G I ANC E
I I I .P UB L I C C O M M E NT
Comment from the audience on any proposal for action by the Commission. I f the comment
is related to an action subsequently listed here as a public hearing, the comment should be
provided at the time of the public hearing.
I V.AP P RO VAL O F M INUT E S
A .A pril 2, 2024 Draft Minutes from the Special P lanning Commission Meeting
V.O T HE R B US I NE S S
A .P ublic Hearing and Deliberation P rocess Overview (Tate)
S taff will provide an overview of the public hearing and deliberation process for the
upcoming P lanning Commission P ublic Hearings.
Page 1 of 257
B .Historic Preservation E lement (Reed)
S taff presentation of the proposed changes to the Historic Preservation Element.
C.E conomic Development Element (Tate)
S taff presentation on the proposed changes to the E conomic Development E lement.
V I .P UB L I C HE ARI NG S
A .L and Use E lement (S teiner)
P ublic Hearing for the public testimony and Planning Commission deliberation on the
L and Use E lement.
B .Housing Element (Steiner)
P ublic Hearing for public testimony and P lanning Commission deliberation on the
Housing Element.
V I I .AD J O URNM E NT
The City of Auburn Planning Commission is a seven 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, other than approvals or amendments to the
Planning Commission Rules of Procedure, are not final decisions; they are in the form of
recommendations to the city council which must ultimately make the final decision.
Page 2 of 257
AGENDA BILL APPROVAL FORM
Agenda Subject:
April 2, 2024 Draft Minutes from the Special Planning
Commission Meeting
Date:
April 9, 2024
Department:
Community Development
Attachments:
April 2, 2024 Draft Minutes
Budget Impact:
Current Budget: $0
Proposed Revision: $0
Revised Budget: $0
Administrativ e Recommendation:
Background for Motion:
Background Summary:
Rev iewed by Council Committees:
Councilmember:Staff:
Meeting Date:April 16, 2024 Item Number:
Page 3 of 257
Planning Commission Meeting
April 2, 2024 - 6:00 P M
Special Meeting - City Hall Council
Chambers
MINUT E S
I .P UB L I C PART I C IPAT IO N
A .P ublic P articipation I nformation
T he City of Auburn Planning Commission M eeting was held in
person and virtually.
I I .C AL L T O O RD E R
Chair J udi Roland called the meeting to order at 6:07 p.m. in the
Council Chambers of Auburn City Hall, 25 West M ain Street.
A .RO L L C AL L/E S TAB L I S HM E NT O F Q UO RUM
Commissioners present: Chair J udi Roland, Vice Chair P hillip
S tephens, J ulie Berry, Kent S prague, William Stewart, and Aaron
Vanderpol. Commissioner Walters arrived at 6:16 p.m.
S taff members present: Acting Planning Services M anager
Alexandrea Teague, S enior City Staff Attorney Doug Ruth, Senior
P lanner J osh S teiner, and Deputy City Clerk Rebecca Wood-
P ollock.
B .P L E D G E O F AL L E G I ANC E
Chair Roland led those in attendance in the Pledge of Allegiance.
I I I .P UB L I C C O M M E NT
Linda Redman, Auburn
Linda discussed Peace S tudies and how to raise healthy children
and splitting poles, S outh American rain forest fires, checkerboard
development, species density, tree cutting, and shared concerns
regarding the presence of trees in Auburn.
I V.AP P RO VAL O F M INUT E S
A .March 5, 2024 Minutes from the Regular Planning Commission Meeting
Commissioner Stewart moved and Commissioner S prague
seconded to approve the M arch 5, 2024 Planning Commission
Page 1 of 3Page 4 of 257
M eeting M inutes.
M O T IO N C ARRIE D UNANIM O US LY. 6-0
V.O T HE R B US I NE S S
A .Annual Review of P lanning Commission Rules of Procedure (Teague)
The Planning Commission reviews their Rules of P rocedure annually, to determine if
any changes are warranted.
Acting Planning Services M anager Teague shared the current
P lanning Commission Rules of Procedure and asked
Commissioners to bring changes to the next meeting. S he stated
that City staff have not identified any changes at this time and that
the start time for P lanning Commission M eetings will be addressed
at a later date.
B .Annual Election of Officers (Teague)
E ach year the Planning Commission elects a Chair and Vice-Chair to preside.
Chair Roland opened the floor to nominations for the Chair and Vice
Chair seats on the P lanning Commission.
Commissioner Sprague moved and Commissioner Stewart
seconded to retain Chair Roland in her seat as Chair.
M O T I O N AP P RO V E D. 6-0
Commissioner Sprague moved and Commissioner Berry seconded
to retain Vice Chair S tephens in his seat as Vice Chair.
M O T I O N AP P RO V E D. 6-0
C.2024 Comprehensive P lan (Steiner)
P resentation on the L and Use Element of the Comprehensive P lan.
S enior Planner Steiner shared a presentation with the Commission
regarding the Land Use E lement of the 2024 Comprehensive P lan,
including the purpose, scope, core changes, the potential
implications of the proposed changes, and the next steps in the
process. He also shared a presentation on the Housing E lement of
the 2024 Comprehensive P lan, including the purpose and scope,
core changes, the potential implications of the proposed changes,
and the next steps in the process.
T he Commission discussed State requirements, residential zoning
designations and density, allowed minimums of lot density, building
heights in the Downtown area, transportation routes, the Auburn
G S A property, the number of residents currently working from
home, the Downtown Auburn Growth map, the next steps in the
Page 2 of 3Page 5 of 257
process, the timeline for the process, the Diamond Valley lot zoning,
residential green space, different types of housing, parking options
for different housing types, unit lot subdivisions, zoning around the
S ound T ransit Center, projection feasibility, and capacity analysis.
V I .AD J O URNM E NT
T here being no further business to come before the Planning
Commission, the meeting was adjourned at 7:55 p.m.
AP P RO V E D this 16th day of April, 2024.
____________________________ ____________________________
J UD I RO L AND, C HAIR Rebecca Wood-Pollock,
Deputy City Clerk
The City of Auburn Planning Commission is a seven 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, other than approvals or amendments to the
Planning Commission Rules of Procedure, are not final decisions; they are in the form of
recommendations to the city council which must ultimately make the final decision.
Page 3 of 3Page 6 of 257
AGENDA BILL APPROVAL FORM
Agenda Subject:
Public Hearing and Deliberation Process Overview (Tate)
Date:
April 5, 2024
Department:
Community Development
Attachments:
2024 Comp Plan Memorandum
Budget Impact:
Current Budget: $0
Proposed Revision: $0
Revised Budget: $0
Administrativ e Recommendation:
Background for Motion:
Background Summary:
See attached Memorandum
Rev iewed by Council Committees:
Councilmember:Staff:Tate
Meeting Date:April 16, 2024 Item Number:
Page 7 of 257
Memorandum
To: Judi Roland, Chair, Planning Commission
Planning Commission Members
From: Josh Steiner, Senior Long-Range Planner, Comm. Dev. Dept.
Dinah Reed, Senior Planner, Comm. Dev. Dept.
Jeff Tate, Director of Special Projects, Comm. Dev. Dept.
Date: April 16, 2024
Re: Special Meeting: 2024 Comprehensive Plan - Planning Commission
Each city and county in Washington state is required to conduct a periodic update of its
comprehensive plan and development regulations per RCW 36.70A.130 (The Growth
Management Act or GMA). In general, the purpose is to ensure consistency with the Puget
Sound Regional Council Vision 2050, the Countywide Planning Policies (for Auburn this means
both Pierce and King County), any changes in state laws over the intervening time, and to
respond to changing conditions within the local community.
Tonight, a public hearing on the Land Use Element and Housing Element will be conducted.
Additionally, staff will be presenting on the Historic Preservation Element and the Economic
Development Element of the Comprehensive Plan. Presentations will include a discussion of the
proposed changes and the purpose and implication of the changes. This meeting is open to the
public and has been advertised appropriately as a Special Meeting. Table 1 illustrates current,
past, and upcoming Planning Commission meetings for the Comprehensive Plan update, as
well as subject.
Subject Public Meeting Public Hearing Deliberation and Action
Land Use Tonight April 30
Housing Tonight April 30
Historic Preservation Tonight April 30 May 7
Economic Development Tonight April 30 May 7
Climate April 30 May 7 May 21
Parks and Open Space April 30 May 7 May 21
Capital Facilities May 7 May 21 June 4
Storm Water Plan May 21 June 4 June 18
Transportation May 21 June 4 June 18
Sewer System Plan June 4 June 18 July 2
Page 8 of 257
Water System Plan July 2 July 16 If Needed
Utilities Element July 2 July 16 If Needed
For reference, the current adopted Comprehensive Plan Elements can be found here.
Feel free to contact Josh Steiner, Senior Planner, at jsteiner@auburnwa.gov or 253-804-5064
with any questions.
Included Attachments:
Attachment A – Historic Preservation Element Presentation
Attachment B – Historic Preservation Element (edited, v1))
Attachment C – Historic Preservation Element (clean, v2)
Attachment D – Economic Development Element Presentation
Attachment E – Economic Development Element (clean, v2)
Attachment F – Land Use Element Presentation
Attachment G – Land Use Element (clean, v3)
Attachment H – Proposed Land Use Table
Attachment I – 2044 Proposed Zoning Map (v3)
Attachment J – Housing Element Presentation
Attachment K – Housing Element (clean, v3)
Attachment L – Housing Needs and Characteristics Assessment
Note: V1 = Currently adopted Plan showing staff edits
V2 = Clean version of V1 with staff edits incorporated
V3 = Clean version of V2 with edits incorporated, showing edits in response to public
comments, Planning Commission comments, and/or agency comments. May include
maps or other figures that have been amended by staff since V2 in response to
comments.
If V1 is not available, please see currently adopted Element via link above.
Page 9 of 257
AGENDA BILL APPROVAL FORM
Agenda Subject:
Historic Preservation Element (Reed)
Date:
April 5, 2024
Department:
Community Development
Attachments:
Exhibit A - His toric Preservation Element
Presentation
Exhibit B - His toric Preservation Element V1
Exhibit C - His toric Element V2
Budget Impact:
Current Budget: $0
Proposed Revision: $0
Revised Budget: $0
Administrativ e Recommendation:
Background for Motion:
Background Summary:
See attached Exhibits
Rev iewed by Council Committees:
Councilmember:Staff:Reed
Meeting Date:April 16, 2024 Item Number:
Page 10 of 257
AUBURN
VALUES
SERVICE
ENVIRONMENT
ECONOMY
CHARACTER
SUSTAINABILITY
WELLNESS
CELEBRATION
CITY DEPARTMENTS
2024 COMPREHENSIVE PLAN
–HISTORIC PRESERVATION
ELEMENT
DINAH REED, SENIOR PLANNER
PLANNING COMMISSION SPECIAL MEETING
APRIL 16, 2024
Department of Community Development
Planning Building Development Engineering Permit Center
Economic Development Community Services ● Code Enforcement
Page 11 of 257
1)Policies have been updated to include Action Items.
2)Encourage the establishment of an Historic
Preservation Committee.
3)Photographs of each of the six properties listed on the
King County Landmarks List or the National Register of
Historic Places were added to the element.
2024 PERIODIC COMPREHENSIVE PLAN –
HISTORIC PRESERVATION ELEMENT
Purpose and Scope of Comprehensive Plan Amendments
SERVICE ENVIRONMENT ECONOMY CHARACTER SUSTAINABILITY WELLNESS CELEBRATIONPage 12 of 257
No new buildings have been added to the Historic Registry since
2016.
Photographs have been added to the Element.
Core Changes to Historic Preservation Element
SERVICE ENVIRONMENT ECONOMY CHARACTER SUSTAINABILITY WELLNESS CELEBRATION
2024 PERIODIC COMPREHENSIVE PLAN –
HISTORIC PRESERVATION ELEMENT
Historic Registry Update
Auburn
Masonic
Temple
Auburn
Pioneer
Cemetery
Page 13 of 257
Core Changes to Historic Preservation Element
SERVICE ENVIRONMENT ECONOMY CHARACTER SUSTAINABILITY WELLNESS CELEBRATION
2024 PERIODIC COMPREHENSIVE PLAN –
HISTORIC PRESERVATION ELEMENT
Auburn
Post Office
Oscar
Blomeen
House
Mary Olson
Farm
Auburn
Public
Library
Page 14 of 257
2024 PERIODIC COMPREHENSIVE PLAN –
HISTORIC PRESERVATION ELEMENT
SERVICE ENVIRONMENT ECONOMY CHARACTER SUSTAINABILITY WELLNESS CELEBRATIONPage 15 of 257
GOAL 1. To enhance and maintain the quality of historical resources in the region.
Core Changes to Historic Preservation Element
SERVICE ENVIRONMENT ECONOMY CHARACTER SUSTAINABILITY WELLNESS CELEBRATION
2024 PERIODIC COMPREHENSIVE PLAN –
LAND USE ELEMENT
Updated and Consolidated Policies to include Action Items
HP-2 – Educate City staff to recognize significant resources and structures or provide City staff with access to professionals who specialize in historic preservation.
HP-3 - Seek grant opportunities to conduct historic building inventories of neighborhoods.
HP-1 Encourage the protection, preservation, recovery and
rehabilitation of significant archaeological resources and historic
sites in Auburn.
Page 16 of 257
Core Changes to Historic Preservation Element
SERVICE ENVIRONMENT ECONOMY CHARACTER SUSTAINABILITY WELLNESS CELEBRATION
2024 PERIODIC COMPREHENSIVE PLAN –
LAND USE ELEMENT
Updated and Consolidated Policies to include Action Items
HP-5 - Update the historic site and building
inventory as part of this plan to include additional
buildings, signage, corridors, and public spaces of
historical significance.
HP-6 - Amend existing historic preservation codes
and incentives as needed to implement an
Historic Preservation Plan.
HP-4 Develop an Historic Preservation Plan to identify and protect
Auburn’s historic resources.
Page 17 of 257
Core Changes to Historic Preservation Element
SERVICE ENVIRONMENT ECONOMY CHARACTER SUSTAINABILITY WELLNESS CELEBRATION
2024 PERIODIC COMPREHENSIVE PLAN –
LAND USE ELEMENT
Updated and Consolidated Policies to include Action Items
HP-8 - Propose adaptive reuse ideas to encourage the rehabilitation of sites and buildings with unique or significant historic characteristics.
HP-9 - Archival quality historical documentation should be required when a historical building cannot be preserved. Buildings eligible for landmark status shall require the most detailed level of archival documentation and/or measured drawings.
HP-7 The City should consider the impacts of new development on
existing historic buildings and resources as a part of its
environmental review process and encourage alternatives to
demolition.
Page 18 of 257
Core Changes to Historic Preservation Element
SERVICE ENVIRONMENT ECONOMY CHARACTER SUSTAINABILITY WELLNESS CELEBRATION
2024 PERIODIC COMPREHENSIVE PLAN –
LAND USE ELEMENT
Updated and Consolidated Policies to include Action Items
HP-10 Require appropriate mitigation measures if demolition is
imminent, such as establishing a mitigation fund that could be used
to further preservation elsewhere in the City.
Page 19 of 257
Core Changes to Historic Preservation Element
SERVICE ENVIRONMENT ECONOMY CHARACTER SUSTAINABILITY WELLNESS CELEBRATION
2024 PERIODIC COMPREHENSIVE PLAN –
LAND USE ELEMENT
Updated and Consolidated Policies to include Action Items
HP-12 - Retain existing buildings with historic characteristics and research the potential for placing additional buildings on the historic register.
HP-13 - Modifications of existing buildings shall consider the appropriate treatment or restoration of historic architectural features.
H P -14 - Make restoration of historic buildings known to the public through publication of projects to foster pride in downtown Auburn.
HP-11 Future development in the Downtown area should be
sensitive to the character of surrounding buildings and the historical
context of the area.
Page 20 of 257
Core Changes to Historic Preservation Element
SERVICE ENVIRONMENT ECONOMY CHARACTER SUSTAINABILITY WELLNESS CELEBRATION
2024 PERIODIC COMPREHENSIVE PLAN –
LAND USE ELEMENT
Updated and Consolidated Policies to include Action Items
HP-16 - Promote activities that create awareness and support cultivating the
heritage of Auburn by offering walking or biking tours, festivals, and other
means.
HP-1 7 - Recognize Auburn’s past prior to the arrival of settlers by promoting
Native American sites and artifacts.
HP-18 - Market the economic benefits to business owners and community groups
when promoting cultural and historical events to gain a variety of involvement
from various sectors in the City.
HP-15 The White River Valley Historical Museum is recognized as
the primary repository of historic artifacts which relate to the City’s
historical and cultural heritage.
Page 21 of 257
Forming an Historic Preservation Committee
Writing an Historic Preservation Plan
Conducting an inventory of the City’s structures, corridors, signage
and places that have historical merit.
Amendment of zoning code to support plan
How to establish a mitigation fund if historical properties are
demolished.
Potential Implications of Proposed Changes
SERVICE ENVIRONMENT ECONOMY CHARACTER SUSTAINABILITY WELLNESS CELEBRATION
2024 PERIODIC COMPREHENSIVE PLAN –
LAND USE ELEMENT
Page 22 of 257
April 30th Public Hearing
Requested updates based on feedback
Next Steps
SERVICE ENVIRONMENT ECONOMY CHARACTER SUSTAINABILITY WELLNESS CELEBRATION
2024 PERIODIC COMPREHENSIVE PLAN –
LAND USE ELEMENT
Page 23 of 257
Questions, Discussion, and Feedback
SERVICE ENVIRONMENT ECONOMY CHARACTER SUSTAINABILITY WELLNESS CELEBRATION
2024 PERIODIC COMPREHENSIVE PLAN –
LAND USE ELEMENT
Page 24 of 257
DRAFT – April 16, 2024 Planning Commission Transmittal
City of Auburn
Historic Preservation
Element
Page 25 of 257
DRAFT – April 16, 2024 Planning Commission Transmittal
Table of Contents
INTRODUCTION AND BACKGROUND ................................................................................................. 1
Vision ..................................................................................................................................................................... 1
VALUES ................................................................................................................................................................ 2
CONDITIONS AND TRENDS ..................................................................................................................... 3
Main Street .................................................................................................................................................... 3
Historic Registry ......................................................................................................................................... 3
GOALS AND POLICIES ................................................................................................................................ 6
Page 26 of 257
DRAFT – April 16, 2024 Planning Commission Transmittal
City of Auburn Historic Preservation Element | HPE - 1
INTRODUCTION AND BACKGROUND
Through the recognition and preservation of its past, Auburn can ensure its
uniqueness and strengthen its identity as it moves into the future. The City
recognizes the importance of maintaining this connection with its past by
including policies which address the enhancement and maintenance of historic
resources within this Comprehensive Plan. This importance is also recognized by
both the State and the County by the inclusion of historic preservation as one of
the goals of the Growth Management Act (GMA) and in the King County
Countywide policies.
Planning Approach to maintain, preserve, and enhance the City’s historic, cultural
and archaeological resources to provide a sense of local identity and history to the
visitors and residents of the community.
In 2010 the United States Census Bureau identified Auburn’s population as being
70,180 residents. Since then, Auburn has growngrew toin population to 84,8582
84,858 total residents in 2022, a 20% increase in 12 years but has since gone down in
population to 82,657 in 2024. 2022., an astonishing 20% increase in 12 years. This The
growth has applied substantial development pressure onto the city and enabled
new businesses and services to prosper, but without the proper management of
growth and development, these forces have potential to negatively impact the
historic sites and cultural practices that exist in Auburn, and which contribute to
the reason why residents and visitors are drawn to Auburn in the first place.
Proper identification and stewardship of historic and cultural assets is critical as the
city works to balance competing demands on space, housing, services, and
resources, because said assets help to create an identifiable identity for Auburn and
often enable residents to better connect with their community. These assets may
be historically significant structures, landmarks, and places and practices of tribal
importance.
Vision
Unlike many cities within the Puget Sound Region, Auburn has a long and
established history. Auburn has been a vibrant and freestanding community for
over 100 years. As a result, Auburn developed its own downtown as the focus of
business and community life. The downtown in particular, and the community as a
whole, were linked to the railroads, which were the major mode of transportation
throughout the region for decades. In the past several decades, the region has
experienced significant population growth. Due to the nature of this growth, the
differences between one community and another have blurred, and communities
are becoming more and more alike. If Auburn is to retain its identity as a unique
community, it must seek to emphasize its differences and celebrate them.
Auburn’s history is a part of its identity that is unique to Auburn.
Page 27 of 257
City of Auburn Historic Preservation Element | HP E - 2
VALUES
Auburn’s history is identifiable and unique, contributing to an evident community
identity. By preserving where this community has already been, we better inform
where it’s going. Under pressure to grow its economy while simultaneously
meeting the emerging needs of its residents, Auburn’s municipal policies aimed at
preserving the city’s historic and cultural assets will be shaped by our shared
values. These values are:
Character
Historic structures and culturally significant sites are protected, ensuring that
Auburn’s community identity is grounded in its historic legacy.
Wellness
Efforts to support the livability of historic neighborhoods and structures are
supported through city programs, projects, and collaboration with communities.
Service
The ongoing function and operations of historic structures and places are
supported through the investment into, and maintenance of, the utilities that serve
them.
Economy
One-of-a-kind historic structures and places are revitalized, enhancing property
values, and encouraging consumers to remain in place and purchase goods.
Celebration
Auburn’s history and local culture is actively promoted to residents and visitors in
collaboration with city-supported organizations and official programs.
Environment
Investment, maintenance, and restoration of existing buildings and places are
prioritized, disincentivizing urban sprawl into natural and open spaces.
Sustainability
Growth and business activity in Auburn does not damage local historic sites and
culturally important practices continue to be emphasized and supported.
Page 28 of 257
City of Auburn Historic Preservation Element | HP E - 3
CONDITIONS AND TRENDS
Main Street
In 2017 the Heritage Building, a structure which housed apartments and local
storefronts since 1924, tragically burned down, creating a gap in Auburn’s
otherwise well-defined and preserved Main Street. Four years later, in 2021, the Max
House Apartments, another mature Main Street-defining structure also caught fire,
eventually spreading to the historic and beloved Auburn Avenue Theater,
rendering both buildings unsalvageable. Today, the city and stakeholders continue
work to reimagine the sites of the three lost Main Street structures, and though
their absence serve as an opportunity to imagine a new direction, their loss
nonetheless remains an important reminder of the importance of historic
preservation, because many culturally and historic assets cannot be replaced so
easily once gone.
Historic Registry
There are currently six properties in the city of Auburn listed on either the King
County Landmarks List or the National Register of Historic Places. When a property
is added to either of these lists it means that their historic status is secured and
they are now subject to a number of legal protections to prevent their removal,
destruction, or alteration.
The six properties are:
Auburn Masonic Temple –
Designated 2002
In the late 1800s, settlers in
Auburn formed King Solomon
Lodge No. 60, becoming the
town's second fraternal order.
They built the Auburn Masonic
Temple in 1924, a historic Italian
Renaissance Revival-style
building listed on the King
County Landmarks List in 2002
and National Register of Historic Places in 2015. It is located at 10 Auburn Way S.
Page 29 of 257
City of Auburn Historic Preservation Element | HPE- 4
Auburn Pioneer Cemetery
– Designated 2016
Auburn Pioneer Cemetery,
established in the 1860s, is the
city's oldest cemetery. It
underwent various name
changes and was designated a
landmark in 2016. In 2019, the
restored cemetery was officially
dedicated, featuring new
walkways, signage, and the Tora
Kato monument's restoration. It
is located at 850 Auburn Way N.
Auburn Post Office – Designated 2000
Built in 1937, the Auburn Post
Office transitioned to King
County's use in the 1960s. In
2016, the City of Auburn
acquired the building to
create the Auburn Arts &
Culture Center,Postmark
Center for the Arts & Culture
Center preserving its
character for diverse
community arts activities. It
is located at 20 Auburn Ave.
Auburn Public Library –
Designated 1995
In 1914, Auburn celebrated the
opening of its Carnegie
Library, located at 3rd Street
NE and Auburn Avenue.
Designed by architect David J.
Myers and funded by a $9,000
grant from the Carnegie
Corporation, the 5,000
square-foot brick building
featured a central librarian's
desk, a children's section, and
Page 30 of 257
City of Auburn Historic Preservation Element | HP E - 5
an adult section, serving the city for 50 years. It is located at 306 Auburn Ave.
Mary Olson Farm – Designated 2000
Mary Olson Farm, a
partnership between
the White River Valley
Museum and City of
Auburn, is a fully
restored 1880s
subsistence farm,
known for its
preservation and
conservation awards.
This historic 67-acre
site includes seven
wooden buildings, an
orchard, and
meadows, offering a
glimpse into early
1900s farm life. It is located at 28728 Green River Road.
Oscar Blomeen House – Designated 1991
Built by owner Oscar
Blomeen in 1914, the
Oscar Blomeen House
features a corner turret
and a rich history. It
served as Auburn's first
hospital during the 1917-
1919 influenza epidemic, a
maternity hospital, and a
surgical center. It’s also
an example of post-
Victorian architecture
with Craftsman
influences. It is located at
324 B St NE.
Page 31 of 257
City of Auburn Historic Preservation Element | HPE- 6
GOALS AND POLICIES
Goal 1. To enhance and maintain the quality of historical resources
in the region.
HP-1.11 - EThe City shall encourage the protection, preservation, recovery and
rehabilitation of significant archaeological resources and historic sites in Auburn.
HP-2 – Educate City staff should be adequately trained to recognize significant
resources and structures or should have readyprovide City staff with access to
professionals who specialize who doin historic preservation.
HP-3 - Seek grant opportunities to conduct historic building inventories of
neighborhoods.
HP-41.2 - DThe City should develop an Historic Preservation Plan to identify and
protect City Auburn’s historic resources.
HP-5 - Update Tthe historic site and building inventory should be updated as part
of this plan to include additional buildings, signage, corridors, and public spaces of
historical significance.and made readily accessible to the public.
HP-6 - AThe City should amend existing historic preservation codes and incentives
as needed to implement the Historic Preservation Plan.
HP-1.37 - The City shall should consider the impacts of new development on
existing historic buildings aland resources as a part of its environmental review
process and encourage alternatives to demolition.require any appropriate
mitigating measures. A mitigation fund should be established and maintained for
receiving contributions when historic resources are demolished. The fund should
be used to further preservation activities within the City.
HP-8 - Propose adaptive reuse ideas to encourage the rehabilitation of sites and
buildings with unique or significant historic characteristics.
HP-9 - Archival quality historical documentation should be required when a
historical building cannot be preserved. Buildings eligible for landmark status shall
require the most detailed level of archival documentation and/or measured
drawings.
HP-10 - Require appropriate mitigation measures if demolition is imminent, such as
establishing a mitigation fund that could be used to further preservation elsewhere
in the City.Development projects proposing modifications to, or demolitions of
historic buildings or resources shall mitigate such impacts. Archival quality
historical documentation shall be required when a building, on an inventory of
Page 32 of 257
City of Auburn Historic Preservation Element | HP E - 7
historic places, cannot be preserved or cannot have significant
architectural/historical features retained. Buildings eligible for landmark status
shall require the most detailed level of archival documentation and/or measured
drawings.
HP-1.4
The City should assist appropriate efforts to rehabilitate sites and buildings with
unique or significant historic characteristics.
HP-1.511 - Future development in the Downtown area should be sensitive to the
character of surrounding buildings and the historical context of the area.
HP-12 - Retain existing buildings with historic characteristics and research the
potential for placing additional buildings on the historic register.
HP-13 - Modifications of existing buildings shall consider the appropriate treatment
or restoration of historic architectural features.
HP-14 - Make restoration of historic buildings known to the public through
publication of projects to foster pride in downtown Auburn.
HP-1.615 - The White River Valley Historical Museum is recognized as the primary
repository of historic artifacts which relate to the City’s historic and cultural
heritage.
HP-16 - Promote activities that create awareness and support cultivating the
heritage of Auburn by offering walking or biking tours, festivals, and other means.
HP-17 - Recognize Auburn’s past prior to the arrival of settlers by promoting Native
American sites and artifacts.
HP-18 - Market the economic benefits to business owners and community groups
when promoting cultural and historical events to gain a variety of involvement
from various sectors in the City.
HP-1.8
The City should work with the White River Valley Historical Museum and other
interested organizations and agencies to educate the public about the area’s
cultural and historic heritage through the promotion of walking tours, festivals,
online resources, and other means.
HP-1.7
The City recognizes that the region’s history began before the arrival of settlers to
the area and should accord the same levels of promotion and protection to Native
American sites and artifacts as to those of the more recent past.
Page 33 of 257
City of Auburn Historic Preservation Element | HPE- 8
HP-1.8
The City should work with the White River Valley Historical Museum and other
interested organizations and agencies to educate the public about the area’s
cultural and historic heritage through the promotion of walking tours, festivals,
online resources, and other means.
HP-1.9
Development projects proposing modifications to, or demolitions of historic
buildings or resources shall mitigate such impacts. Archival quality historical
documentation shall be required when a building, on an inventory of historic
places, cannot be preserved or cannot have significant architectural/historical
features retained. Buildings eligible for landmark status shall require the most
detailed level of archival documentation and/or measured drawings.
Page 34 of 257
T167
T167
T18
T18
Information shown is for general reference purposes
only and does not necessarily represent exact
geographic or cartographic data as mapped. The
City of Auburn makes no warranty as to its accuracy.
Map ID: 3337
Printed On: 3/8/2024
Historical Landmark & Registry Inventory
0 0.25 0.5 0.75 1
MILES
1 AUBURN PIONEER CEMETERY King County Register of Landmarks 0721059020
2 AUBURN POST OFFICE King County Register of Landmarks and National Register 0483000090
3 AUBURN PUBLIC LIBRARY King County Register of Landmarks, Washington Heritage Register, and National Register 1735800115
4 BLOMEEN, OSCAR HOUSE Washington Heritage Register and National Register 5405100005
5 KING SOLOMOM MASONIC LODGE NO 60 HALL King County Register of Landmarks 7331400475
6 MARY OLSON PARK Washington Heritage Register, National Register, Washington Heritage Barn Register 3222059032
ID HISTORIC SITE NAME STATUS PARCELALLEYALLEY
ALLEY
ALLEYALLEYAUBURN WAY SF ST NEPRIVATE
8TH ST NE
A PL SE
E MAIN ST
B ST SW5TH ST NW
W MAIN ST AUBURN WAY ND ST NE3RD ST NE
1ST ST NE
9
T
H
S
T
N
E
1ST
ST SW
1ST
ST NW
1ST
ST SE
3RD ST NW
7TH
ST NE
AUBURN AVE2ND ST NE
F PL NE
E ST NEN DIVISION STB ST NE4TH ST NE
6TH
ST NE
E ST SEA ST NEH ST NEPARK AVE NE
C ST NW6TH ST NW A ST NWHistoric Site
5
4 3
2
1
6
5
2
3
4
1
Page 35 of 257
DRAFT – April 16, 2024 Planning Commission Transmittal
City of Auburn
Historic Preservation
Element
Page 36 of 257
DRAFT – April 16, 2024 Planning Commission Transmittal
Table of Contents
INTRODUCTION AND BACKGROUND ................................................................................................. 1
Vision ..................................................................................................................................................................... 1
VALUES ................................................................................................................................................................ 2
CONDITIONS AND TRENDS ..................................................................................................................... 3
Main Street .................................................................................................................................................... 3
Historic Registry ......................................................................................................................................... 3
GOALS AND POLICIES ................................................................................................................................ 6
Page 37 of 257
DRAFT – April 16, 2024 Planning Commission Transmittal
City of Auburn Historic Preservation Element | HPE - 1
INTRODUCTION AND BACKGROUND
Through the recognition and preservation of its past, Auburn can ensure its
uniqueness and strengthen its identity as it moves into the future. The City
recognizes the importance of maintaining this connection with its past by
including policies which address the enhancement and maintenance of historic
resources within this Comprehensive Plan. This importance is also recognized by
both the State and the County by the inclusion of historic preservation as one of
the goals of the Growth Management Act (GMA) and in the King County
Countywide policies.
Planning Approach to maintain, preserve, and enhance the City’s historic, cultural
and archaeological resources to provide a sense of local identity and history to the
visitors and residents of the community.
In 2010 the United States Census Bureau identified Auburn’s population as being
70,180 residents. Auburn grew in population to 84,8582 residents in 2022, a 20%
increase in 12 years but has since gone down in population to 82,657 in 2024... The
growth applied substantial development pressure onto the city and enabled new
businesses and services to prosper, but without the proper management of growth
and development, these forces have potential to negatively impact the historic
sites and cultural practices that exist in Auburn, and which contribute to the reason
why residents and visitors are drawn to Auburn in the first place.
Proper identification and stewardship of historic and cultural assets is critical as the
city works to balance competing demands on space, housing, services, and
resources, because said assets help to create an identifiable identity for Auburn and
often enable residents to better connect with their community. These assets may
be historically significant structures, landmarks, and places and practices of tribal
importance.
Vision
Unlike many cities within the Puget Sound Region, Auburn has a long and
established history. Auburn has been a vibrant and freestanding community for
over 100 years. As a result, Auburn developed its own downtown as the focus of
business and community life. The downtown in particular, and the community as a
whole, were linked to the railroads, which were the major mode of transportation
throughout the region for decades. In the past several decades, the region has
experienced significant population growth. Due to the nature of this growth, the
differences between one community and another have blurred, and communities
are becoming more and more alike. If Auburn is to retain its identity as a unique
community, it must seek to emphasize its differences and celebrate them.
Auburn’s history is a part of its identity that is unique to Auburn.
Page 38 of 257
City of Auburn Historic Preservation Element | HPE - 2
VALUES
Auburn’s history is identifiable and unique, contributing to an evident community
identity. By preserving where this community has already been, we better inform
where it’s going. Under pressure to grow its economy while simultaneously
meeting the emerging needs of its residents, Auburn’s municipal policies aimed at
preserving the city’s historic and cultural assets will be shaped by our shared
values. These values are:
Character
Historic structures and culturally significant sites are protected, ensuring that
Auburn’s community identity is grounded in its historic legacy.
Wellness
Efforts to support the livability of historic neighborhoods and structures are
supported through city programs, projects, and collaboration with communities.
Service
The ongoing function and operations of historic structures and places are
supported through the investment into, and maintenance of, the utilities that serve
them.
Economy
One-of-a-kind historic structures and places are revitalized, enhancing property
values, and encouraging consumers to remain in place and purchase goods.
Celebration
Auburn’s history and local culture is actively promoted to residents and visitors in
collaboration with city-supported organizations and official programs.
Environment
Investment, maintenance, and restoration of existing buildings and places are
prioritized, disincentivizing urban sprawl into natural and open spaces.
Sustainability
Growth and business activity in Auburn does not damage local historic sites and
culturally important practices continue to be emphasized and supported.
Page 39 of 257
City of Auburn Historic Preservation Element | HPE - 3
CONDITIONS AND TRENDS
Main Street
In 2017 the Heritage Building, a structure which housed apartments and local
storefronts since 1924, tragically burned down, creating a gap in Auburn’s
otherwise well-defined and preserved Main Street. Four years later, in 2021, the Max
House Apartments, another mature Main Street-defining structure also caught fire,
eventually spreading to the historic and beloved Auburn Avenue Theater,
rendering both buildings unsalvageable. Today, the city and stakeholders continue
work to reimagine the sites of the three lost Main Street structures, and though
their absence serve as an opportunity to imagine a new direction, their loss
nonetheless remains an important reminder of the importance of historic
preservation, because many culturally and historic assets cannot be replaced so
easily once gone.
Historic Registry
There are currently six properties in the city of Auburn listed on either the King
County Landmarks List or the National Register of Historic Places. When a property
is added to either of these lists it means that their historic status is secured and
they are now subject to a number of legal protections to prevent their removal,
destruction, or alteration.
The six properties are:
• Auburn Masonic Temple –
Designated 2002
In the late 1800s, settlers in
Auburn formed King Solomon
Lodge No. 60, becoming the
town's second fraternal order.
They built the Auburn Masonic
Temple in 1924, a historic Italian
Renaissance Revival-style
building listed on the King
County Landmarks List in 2002
and National Register of Historic Places in 2015. It is located at 10 Auburn Way S.
Page 40 of 257
City of Auburn Historic Preservation Element | HPE - 4
• Auburn Pioneer Cemetery
– Designated 2016
Auburn Pioneer Cemetery,
established in the 1860s, is the
city's oldest cemetery. It
underwent various name
changes and was designated a
landmark in 2016. In 2019, the
restored cemetery was officially
dedicated, featuring new
walkways, signage, and the Tora
Kato monument's restoration. It
is located at 850 Auburn Way N.
• Auburn Post Office – Designated 2000
Built in 1937, the Auburn Post
Office transitioned to King
County's use in the 1960s. In
2016, the City of Auburn
acquired the building to
create the Auburn Postmark
Center for the Arts & Culture
Center preserving its
character for diverse
community arts activities. It
is located at 20 Auburn Ave.
• Auburn Public Library –
Designated 1995
• In 1914, Auburn celebrated the
opening of its Carnegie
Library, located at 3rd Street
NE and Auburn Avenue.
Designed by architect David J.
Myers and funded by a $9,000
grant from the Carnegie
Corporation, the 5,000
square-foot brick building
featured a central librarian's
desk, a children's section, and
an adult section, serving the city for 50 years. It is located at 306 Auburn Ave.
Page 41 of 257
City of Auburn Historic Preservation Element | HPE - 5
• Mary Olson Farm – Designated 2000
Mary Olson Farm, a
partnership between
the White River Valley
Museum and City of
Auburn, is a fully
restored 1880s
subsistence farm,
known for its
preservation and
conservation awards.
This historic 67-acre
site includes seven
wooden buildings, an
orchard, and
meadows, offering a
glimpse into early
1900s farm life. It is located at 28728 Green River Road.
• Oscar Blomeen House – Designated 1991
Built by owner Oscar
Blomeen in 1914, the
Oscar Blomeen House
features a corner turret
and a rich history. It
served as Auburn's first
hospital during the 1917-
1919 influenza epidemic, a
maternity hospital, and a
surgical center. It’s also
an example of post-
Victorian architecture
with Craftsman
influences. It is located at
324 B St NE.
Page 42 of 257
City of Auburn Historic Preservation Element | HPE - 6
GOALS AND POLICIES
Goal 1. To enhance and maintain the quality of historical resources
in the region.
HP-1 - Encourage the protection, preservation, recovery and rehabilitation of
significant archaeological resources and historic sites in Auburn
HP-2 – Educate City staff to recognize significant resources and structures or
provide City staff with access to professionals who specialize in historic
preservation.
HP-3 - Seek grant opportunities to conduct historic building inventories of
neighborhoods.
HP-4 - Develop an Historic Preservation Plan to identify and protect Auburn’s
historic resources.
HP-5 - Update the historic site and building inventory as part of this plan to include
additional buildings, signage, corridors, and public spaces of historical significance.
HP-6 - Amend existing historic preservation codes and incentives as needed to
implement the Historic Preservation Plan.
HP-7 - The City should consider the impacts of new development on existing
historic buildings and resources as a part of its environmental review process and
encourage alternatives to demolition.
HP-8 - Propose adaptive reuse ideas to encourage the rehabilitation of sites and
buildings with unique or significant historic characteristics.
HP-9 - Archival quality historical documentation should be required when a
historical building cannot be preserved. Buildings eligible for landmark status shall
require the most detailed level of archival documentation and/or measured
drawings.
HP-10 - Require appropriate mitigation measures if demolition is imminent, such as
establishing a mitigation fund that could be used to further preservation elsewhere
in the City.
HP-11 - Future development in the Downtown area should be sensitive to the
character of surrounding buildings and the historical context of the area.
HP-12 - Retain existing buildings with historic characteristics and research the
potential for placing additional buildings on the historic register.
HP-13 - Modifications of existing buildings shall consider the appropriate treatment
or restoration of historic architectural features.
Page 43 of 257
City of Auburn Historic Preservation Element | HPE - 7
HP-14 - Make restoration of historic buildings known to the public through
publication of projects to foster pride in downtown Auburn.
HP-15 - The White River Valley Historical Museum is recognized as the primary
repository of historic artifacts which relate to the City’s historic and cultural
heritage.
HP-16 - Promote activities that create awareness and support cultivating the
heritage of Auburn by offering walking or biking tours, festivals, and other means.
HP-17 - Recognize Auburn’s past prior to the arrival of settlers by promoting Native
American sites and artifacts.
HP-18 - Market the economic benefits to business owners and community groups
when promoting cultural and historical events to gain a variety of involvement
from various sectors in the City.
Page 44 of 257
T167
T167
T18
T18
Information shown is for general reference purposes
only and does not necessarily represent exact
geographic or cartographic data as mapped. The
City of Auburn makes no warranty as to its accuracy.
Map ID: 3337
Printed On: 3/8/2024
Historical Landmark & Registry Inventory
0 0.25 0.5 0.75 1
MILES
1 AUBURN PIONEER CEMETERY King County Register of Landmarks 0721059020
2 AUBURN POST OFFICE King County Register of Landmarks and National Register 0483000090
3 AUBURN PUBLIC LIBRARY King County Register of Landmarks, Washington Heritage Register, and National Register 1735800115
4 BLOMEEN, OSCAR HOUSE Washington Heritage Register and National Register 5405100005
5 KING SOLOMOM MASONIC LODGE NO 60 HALL King County Register of Landmarks 7331400475
6 MARY OLSON PARK Washington Heritage Register, National Register, Washington Heritage Barn Register 3222059032
ID HISTORIC SITE NAME STATUS PARCELALLEYALLEY
ALLEY
ALLEYALLEYAUBURN WAY SF ST NEPRIVATE
8TH ST NE
A PL SE
E MAIN ST
B ST SW5TH ST NW
W MAIN ST AUBURN WAY ND ST NE3RD ST NE
1ST ST NE
9
T
H
S
T
N
E
1ST
ST SW
1ST
ST NW
1ST
ST SE
3RD ST NW
7TH
ST NE
AUBURN AVE2ND ST NE
F PL NE
E ST NEN DIVISION STB ST NE4TH ST NE
6TH
ST NE
E ST SEA ST NEH ST NEPARK AVE NE
C ST NW6TH ST NW A ST NWHistoric Site
5
4 3
2
1
6
5
2
3
4
1
Page 45 of 257
AGENDA BILL APPROVAL FORM
Agenda Subject:
Economic Development Element (Tate)
Date:
April 5, 2024
Department:
Community Development
Attachments:
Exhibit D - Economic Development Element
Presentation
Exhibit E - Economic Development Element V2
Budget Impact:
Current Budget: $0
Proposed Revision: $0
Revised Budget: $0
Administrativ e Recommendation:
Background for Motion:
Background Summary:
See attached Exhibits
Rev iewed by Council Committees:
Councilmember:Staff:Tate
Meeting Date:April 16, 2024 Item Number:
Page 46 of 257
AUBURN
VALUES
SERVICE
ENVIRONMENT
ECONOMY
CHARACTER
SUSTAINABILITY
WELLNESS
CELEBRATION
CITY DEPARTMENTS
2024 COMPREHENSIVE PLAN
–ECONOMIC DEVELOPMENT
ELEMENT
JEFF TATE , DIRECTOR OF SPECIAL
PROJECTS
PLANNING COMMISSION SPECIAL MEETING
APRIL 16, 2024
Department of Community Development
Planning Building Development Engineering Permit Center
Economic Development ● Code Enforcement
Page 47 of 257
A.Provide zoned capacity for 12,000 new housing units and
19,520 new jobs by 2044
B.Incorporate Middle Housing (HB 1110)
C.Land Use and Zoning Updates
D.Opportunities to simplify land use and zoning
E.Approaches for density in Growth Centers
F.Zoning changes in Downtown
G.Goals and Policies Updates
H.Other clean-up items
2024 PERIODIC COMPREHENSIVE PLAN –
ECONOMIC DEVELOPMENT ELEMENT
Purpose and Scope of Comprehensive Plan Amendments
SERVICE ENVIRONMENT ECONOMY CHARACTER SUSTAINABILITY WELLNESS CELEBRATIONPage 48 of 257
SERVICE ENVIRONMENT ECONOMY CHARACTER SUSTAINABILITY WELLNESS CELEBRATION
2024 PERIODIC COMPREHENSIVE PLAN –
ECONOMIC DEVELOPMENT ELEMENT
Element Overview:
•Introduction
•Vision
•Conditions and Trends
•Planning Approach
•Values
•Goals and Policies
Page 49 of 257
Retention of Business
Supporting growth and
expansion
Stronger connection between
schools and industry workforce
needs
Advocacy for existing
businesses
Connecting businesses and
sectors with each other
Providing regulatory
assistance
Attracting New Business
Targeted recruitment of new
businesses or brands
Identify businesses that have a
positive revenue, social, or
climate impact
Market the city and what it has
to offer
2024 PERIODIC COMPREHENSIVE PLAN –
ECONOMIC DEVELOPMENT ELEMENT
Goals and Policies
Page 50 of 257
Missing & Under -
represented Industry
Identify sectors that are
missing within our profile
Select industries that could
benefit from, or provide
benefit to locating in Auburn
Build incentive programs to aid
in marketing
Supporting Industry
Clusters
Target strategies that support
the existing aero-space
industry
Overcome the negative
impacts of logistics and
distribution
Partner with school districts to
build out curriculum that
creates a ready work force
2024 PERIODIC COMPREHENSIVE PLAN –
ECONOMIC DEVELOPMENT ELEMENT
Goals and Policies
Page 51 of 257
Downtown Auburn
Reduce the number of empty
storefronts
Increase amenities (plazas, art
installation, lighting)
Concentration of housing units
Support façade improvement
program
High Standards
Enhanced architectural style
and appearance
High quality landscaping and
greenery
Attention to detail for signs,
and lighting
Strong connections to non-
motorized infrastructure
2024 PERIODIC COMPREHENSIVE PLAN –
ECONOMIC DEVELOPMENT ELEMENT
Goals and Policies
Page 52 of 257
Incentives
Workforce development
Regulatory efficiencies
Engagement amongst the
business community
Targeting financial incentives
Partnership
Between businesses and
through organizations
Between businesses and
residents
Events and connections
Sharing resources
2024 PERIODIC COMPREHENSIVE PLAN –
ECONOMIC DEVELOPMENT ELEMENT
Goals and Policies
Page 53 of 257
Tourism
Hotel stays = spending
Marking events and attractions
Tourism workplan and strategy
Lodging Tax Advisory
Committee
Diversity
Economic
Cultural
Socio-economic
Removing barriers
2024 PERIODIC COMPREHENSIVE PLAN –
ECONOMIC DEVELOPMENT ELEMENT
Goals and Policies
Page 54 of 257
Displacement
Economic development not
intended to wipe out housing
and communities
Soften impacts of industry on
communities
Increased supply of housing
creates stability and options
2024 PERIODIC COMPREHENSIVE PLAN –
ECONOMIC DEVELOPMENT ELEMENT
Goals and Policies
Page 55 of 257
Initial Feedback
April 30th Public Hearing
May 7th Deliberation
Council Presentation in Q3/Q4
Next Steps
SERVICE ENVIRONMENT ECONOMY CHARACTER SUSTAINABILITY WELLNESS CELEBRATION
2024 PERIODIC COMPREHENSIVE PLAN –
ECONOMIC DEVELOPMENT ELEMENT
Page 56 of 257
Questions, Discussion, and Feedback
SERVICE ENVIRONMENT ECONOMY CHARACTER SUSTAINABILITY WELLNESS CELEBRATION
2024 PERIODIC COMPREHENSIVE PLAN –
ECONOMIC DEVELOPMENT ELEMENT
Page 57 of 257
DRAFT – April 16, 2024 Planning Commission Transmittal
City of Auburn
Economic
Development
Element
Page 58 of 257
Table of Contents
Introduction ....................................................................................................................................................... 1
Vision ..................................................................................................................................................................... 1
Planning Framework .................................................................................................................................... 1
Vision for 2044 ............................................................................................................................................. 1
Conditions and Trends ............................................................................................................................... 2
Auburn Profile ............................................................................................................................................. 2
Household and Income Characteristics ....................................................................................... 2
Resident Labor Force and Employment Characteristics .................................................... 3
Daily Inflow and Outflow ...................................................................................................................... 5
Growth Projections .................................................................................................................................. 6
Planning Approach ...................................................................................................................................... 7
Values .............................................................................................................................................................. 7
Goals and Policies .......................................................................................................................................... 7
Maps and Figures
Figure 1 - Inflation-Adjusted Median Household Income in Auburn with Regional
Comparison (2020) ............................................................................................................................................ 3
Figure 2 - Auburn Workforce Top Industry Sectors (2019) .......................................................... 4
Figure 3 - Top Ten Employers in Auburn (2022) ............................................................................... 4
Figure 4 - Top Industry Sectors in Auburn (2002-2019) ................................................................ 5
Figure 5 - Auburn Daily Commuting Patterns (2019) .................................................................... 6
Page 59 of 257
DRAFT – April 16, 2024 Planning Commission Transmittal
City of Auburn Economic Development Element | EDE - 1
Introduction
Economic development is a crucial aspect of the City of Auburn's overall well-being
and quality of life. A strong and diverse economy provides opportunities for
residents through job creation, business growth and a robust tax base that funds
essential services such as police, streets, and parks.
The Economic Development Element of the Comprehensive Plan serves as a guide
to attract, retain and grow businesses in the city, expand economic opportunity for
everyone, ensure that economic expansion is carried out in a sustainable fashion,
and drive regional economic growth. It recognizes that economic development is
not a standalone endeavor but is closely linked to other key elements of the plan,
including land use, infrastructure, transportation, housing, and sustainable
resource management.
The Economic Development Element is designed to establish policies and
strategies that promotes the implementation of Auburn's vision for a strong,
inclusive, and diverse local and regional economy. The Economic Development
Element therefore provides a comprehensive overview of Auburn’s economy, sets
policy direction for economic growth, and identifies strategies, programs, and
projects to improve the local and regional economy
Vision
The City of Auburn is a diverse and inclusive economy that promotes prosperity for
all members of the community. New business and industry desire to locate in
Auburn and existing businesses are able to grow and prosper. The economic
landscape is welcoming to large and small businesses as well as an array of
different industry sectors. Economic growth is carried out in a climate friendly
manner that effectively weathers economic volatility. A pathway to success exists
for all residents and business owners regardless of their background or
socioeconomic status.
Planning Framework
Vision for 2044
To achieve this vision, the city will focus on strategic partnerships, targeted
investments, and inclusive policies and programs. In 2044, Auburn will be a city
where people want to start their careers, raise their families, and enjoy all that life
has to offer. It will be a place where businesses want to locate and visitors want to
spend time.
Our vision for the future is one in which Auburn is a model of sustainable living,
where residents, business owners, and workers enjoy a high quality of life while also
Page 60 of 257
City of Auburn Economic Development Element | EDE- 2
reducing their impact on the planet. We are working to create an efficient
economy that minimizes waste and maximizes resource efficiency.
Conditions and Trends
Auburn Profile
Auburn is a vibrant and growing city located in the Pacific Northwest region,
situated about 15 miles north of Tacoma and 20 miles south of Seattle and is part of
the greater Seattle metropolitan area. Most of the city is in King County, with a
small portion extending into Pierce County. Auburn is currently ranked as the 14th
largest city in Washington State and shares its borders with Federal Way, Kent,
Pacific, Algona, Sumner and unincorporated King County. The Muckleshoot Indian
Reservation lies partly within and partly adjacent to the City. Auburn is known for
its natural beauty, strong economy, and diverse community, offering residents and
visitors a high quality of life and a sense of belonging. The city boasts a thriving
business community, top rated schools, and ample recreational opportunities,
including access to the Green River, White River and the Cascade Mountains.
Auburn also has a rich history and cultural diversity reflected in its many festivals,
events, and community organizations. Auburn is a city that is constantly evolving
and improving, yet always maintains its small-town charm and is a place where
people come to start their careers, raise their families, and enjoy all that life has to
offer.
Household and Income Characteristics
In 2020, Auburn was estimated to have 29,220 households, an increase of 12% since
2010. The average household size was 2.75, larger than the King County average of
2.43. This is likely due to the larger share of family households in Auburn, at 68%,
compared with 59% in King County, and a smaller share of householders living
alone. This reflects Auburn’s suburban development patterns compared with some
of the denser urban areas in Seattle and its closer-in suburbs. About 60% of
Auburn’s households are homeowners and 40% are renters, a slightly lower share
of homeowners than Washington as a whole, but higher than the King County
average.
Page 61 of 257
City of Auburn Economic Development Element | EDE- 3
Figure 1 - Inflation-Adjusted Median Household Income in Auburn with Regional Comparison (2020)
Source: 2020 ACS 5-Year Estimates, Table S2503, CPI Inflation Index
Auburn’s median household income was $76,410 in 2020, an increase of 19% from
$64,443 in 2010 (adjusted for inflation). As shown in Figure 1, Auburn’s incomes are
on par with statewide and Pierce County averages but lag behind the higher
incomes of King County households primarily as a result of Seattle and Eastside
residents. Rental households in Auburn earn significantly less than ownership
households – the average renter household earns $54,396 compared with $98,153
for ownership households. Auburn’s BIPOC households are more likely to be
renters. Around 46% of renters are non-white residents, compared to 33% of
homeowners. These types of intersections of income, race, access to housing and
wealth-building are important considerations when planning to accommodate the
needs of all Auburn residents.
Resident Labor Force and Employment
Characteristics
$0
$20,000
$40,000
$60,000
$80,000
$100,000
$120,000
Auburn King County Pierce County Washington
2010 2020
Page 62 of 257
City of Auburn Economic Development Element | EDE- 4
Figure 2 - Auburn Workforce Top Industry Sectors (2019)
Source: US Census On The Map
The top ten industry sectors in which Auburn residents were employed in 2019 is
shown in Figure 2. Auburn has traditionally been a blue-collar community since its
initial early 20th century population boom stemming from the construction of a
railroad freight terminal. Despite a decrease in manufacturing employment in the
1990s and early 2000s, 13% of Auburn residents were currently employed in the
industry in 2019. Since the recession of 2008, the number of Auburn residents
employed in health care, retail, and construction have increased substantially and
the overall diversity of jobs worked by Auburn residents has increased, reflecting
the rapidly increasing population and shifts in demographics discussed previously.
Figure 3 - Top Ten Employers in Auburn (2022)
Source: Washington Employment Security Department
05001,0001,5002,0002,5003,0003,5004,0004,5005,000
0
500
1000
1500
2000
2500
3000
3500
4000
Number of EmployeesPage 63 of 257
City of Auburn Economic Development Element | EDE- 5
The top employers in Auburn are shown in Figure 3. Boeing is the largest employer
in the City, as it has been several decade, followed by a variety of retail,
manufacturing, and wholesale businesses, as well as Multicare, the regional
hospital and health care center in Downtown Auburn. The top ten employers in
Auburn currently account for about 23% of the jobs in the City, down from 55% in
2011 and 85% in 2002, further demonstrating the increasing diversity of business
activity in Auburn in recent decades
Figure 4 - Top Industry Sectors in Auburn (2002-2019)
Source: US Census On The Map
As of 2019, there were about 46,383 jobs located in Auburn. The top sectors are
shown in Figure 4 along with their change over the past two decades. Despite
decreases in the manufacturing industry from 1990 and 2000 noted in Auburn’s
previous (2014) comprehensive plan, the sector has seen rapid increases since the
2008 financial crisis and now accounts for over 20% of jobs in the City. Other
notable shifts include a rapid increase in construction jobs over the past several
years as well as a decrease in retail which corresponds to an increase in wholesale
trade, perhaps reflecting increasing patterns of online rather than in-store
shopping.
Daily Inflow and Outflow
As of 2019, 5,288 Auburn residents, or 15% of the population both lived and worked
in the City. The remaining 85% of those who worked in Auburn commuted from
outside the City. As shown in Figure 5, there are more people who work in Auburn
0
2,000
4,000
6,000
8,000
10,000
12,000
2002 2003 2004 2005 2006 2007 2008 2009 2010 2011 2012 2013 2014 2015 2016 2017 2018 2019
Manufacturing Construction Retail Trade
Wholesale Trade Transportation / Warehousing
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City of Auburn Economic Development Element | EDE- 6
and live elsewhere than those who live in Auburn and work elsewhere. This results
in an increased pool of residents and employees who engage with City services and
businesses. Although this data predates the COVID-19 pandemic, the relatively
large share of in-person manufacturing and retail jobs in the City suggests that the
commuting patterns may have been less affected by the pandemic in Auburn
compared with other areas which have a higher share of office jobs.
Figure 5 - Auburn Daily Commuting Patterns (2019)
Source: US Census On The Map
Growth Projections
Understanding future population and employment growth is essential for
planning. King County, Pierce County, the Puget Sound Regional Council (PSRC)
and the Washington State Office of Financial Management (OFM) are each involved
in forecasting population and job growth in Auburn over the coming decades, and
this section summarizes the current forecasts from these agencies which can be
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City of Auburn Economic Development Element | EDE- 7
used to inform future actions on land use, infrastructure, housing, economic
development, and transportation in Auburn.
Planning Approach
Values
Character: Our community values the unique perspectives and experiences that
our diverse population brings, and we strive to create inclusive spaces that
celebrate our differences and foster a sense of belonging for all.
Wellness: We are a secure community with walkable commercial districts where
the perception and reality are that crime activity is low.
We prioritize the health and well-being of our residents by investing in programs
and infrastructure that promote active living, access to healthy food, and mental
health support for all residents.
Service: Our economic development strategies are guided by a commitment to
equitable growth, which means ensuring that all businesses and entrepreneurs
have equal access to resources and opportunities to succeed.
Economy: We are working to create a resilient and equitable economy that
benefits all members of our community, including those who have historically been
marginalized or underrepresented.
Celebration: We actively promote our local businesses and have been successful at
making our residents more aware of what is available locally as well as attracting
visitors from beyond our City.
We take pride in our vibrant arts and culture scene, which serves as a cornerstone
of our community and attracts visitors from around the region. We are committed
to supporting and promoting local artists and cultural institutions.
Environment: Our economy is growing and diversifying because of our efforts to
protect our rivers, streams, wetlands, and other environmental resources.
Sustainability: Residents are staying in Auburn to work and shop, and we are widely
considered a regional dining, shopping, and entertainment destination.
Goals and Policies
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City of Auburn Economic Development Element | EDE- 8
Goal # 1 – Retention of Existing Businesses
Retain existing businesses by developing growth opportunities, cultivating local talent,
promoting safety measures, and facilitating supportive expansion and relocation
options.
Policies:
ED-1. Collaborate with local educational partners (e.g. Green River College & Auburn
School District) and vocational centers to develop programs that are aligned with the
skills needed by businesses in Auburn. This will necessitate a deep understanding of
employer needs and educational/employment pipelines and includes fostering
partnerships with businesses to provide internships, apprenticeships, and job placement
opportunities for local talent.
ED-2. Implement and promote security measures in commercial areas, including
physical improvements such as enhanced lighting, surveillance, and landscaping as
well as strengthening communication amongst the business community and the City in
order to create a secure environment that encourages businesses to succeed.
ED-3. Nurture/foster a collaborative environment by conducting regular gatherings and
forums for businesses, community leaders and local government representatives to
share their ideas, needs, strategies, and concerns.
ED-4. Develop and implement a support system for existing businesses within the city
by assisting them in optimizing their operations and addressing challenges they may
encounter during expansion or relocation within the city. Provide comprehensive
information on available commercial properties, zoning regulations, and necessary
permits. Offer proactive assistance to navigate local government procedures, ensuring a
seamless transition for businesses committed to staying and growing in Auburn.
ED-5. Promote diversity and inclusion within the local business community by
supporting initiatives that encourage greater participation and inclusion of minority
owned businesses. Create resources and programs that provide equitable opportunity
for businesses owned by underrepresented groups to be fully engaged in the local
business community and the full array of resources and partnerships that exist.
ED-6. Establish a dedicated business retention program that proactively engages with
local businesses to understand their needs, challenges, and opportunities. Identify and
provide resources and support to address issues before they become significant
barriers to continued operation and/or expansion.
Goal # 2 – Attract New Businesses
Attract new, high performing businesses by identifying market gaps, precisely defining
the types of businesses Auburn seeks, strategically marketing Auburn's advantages,
and optimizing available land and space.
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City of Auburn Economic Development Element | EDE- 9
ED-7. Perform regular market analyses to identify emerging trends, gaps, and
opportunities in the local and regional markets. Conduct periodic research and
collaboration with local education centers, research institutions and industry experts in
order to stay updated on emerging needs and opportunities. Emphasize efforts and
prioritize opportunities that attract businesses that are positively contributing to a more
sustainable and climate-friendly operation. This can be in the form of businesses that
are designing, creating, selling and distributing climate-friendly products and
approaches or businesses that are seeking to incorporate sustainable development or
building management practices.
ED-8. Clearly define the types of businesses that align with the city’s economic
development strategies, considering local strengths and market demands. Engage with
local business associations and community stakeholders to gather input on desired
business types. Develop industry profiles to guide prospective businesses in
understanding the local market.
ED-9. Implement targeted marketing campaigns to showcase the city’s advantages and
attract businesses that fit the defined criteria. This includes developing a comprehensive
marketing strategy highlighting Auburn's infrastructure, workforce, incentives, and
quality of life. Leverage digital platforms, industry conferences, and targeted events to
reach potential businesses and investors.
ED-10. Establish incentive programs to encourage desired businesses and industries to
choose Auburn as their location. Collaborate with local and state governments to create
tax incentives, grants, and other financial support mechanisms. Develop customized
incentive packages based on the specific needs of target businesses. Build out a set of
incentives that are specifically targeted towards attracting climate-friendly businesses to
locate and grow in Auburn.
ED-11. Foster collaboration between the public and private sectors to create a
supportive environment for attracting high-performing businesses. This includes
establishing a platform for ongoing dialogue and collaboration between local
government and business leaders and encouraging private sector participation in
infrastructure development, workforce training, and other initiatives.
Goal # 3 – Missing or Underrepresented Industries
Identify and support emerging high performing business sectors with growth potential,
contributing to a resilient and dynamic economic landscape, particularly in industries
that are currently underrepresented.
Policies
ED-12. Identify and analyze emerging high performing business sectors with growth
potential through ongoing collaboration with industry professionals, research institutions,
and local business leaders. Develop a systematic process for monitoring market trends
and assessing the viability of missing new economic sectors.
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City of Auburn Economic Development Element | EDE- 10
ED-13. Direct strategic investments and resources towards industries that are currently
underrepresented in the local economy but show potential for growth. This involves
creating incentive programs and support mechanisms tailored to the specific needs of
these industries to foster their development.
ED-14. Establish programs to support entrepreneurs and startups within the identified
high potential sectors. Provide mentorship, access to resources, and networking
opportunities to nurture the growth of emerging businesses in underrepresented
industries.
ED-15. Collaborate with educational institutions and industry partners to develop
training programs and educational initiatives that align with the needs of emerging
sectors. This ensures a skilled workforce is ready to contribute to the growth and
development of underrepresent industries.
ED-16. Foster a collaborative economic ecosystem by encouraging partnerships
between local businesses, startups, research institutions, and government agencies
within the identified sectors. Facilitate networking events, conferences, and
collaborative projects to strengthen the overall business environment.
Goal #4 – Supporting Industry Clusters
Implement strategies that support local and regional industry clusters which includes
approaches that support Auburn specific clusters as well as regional clusters that
represent the Highway 167 Corridor clusters, King and Pierce County identified clusters,
and regionally identified Puget Sound clusters.
ED-17. Retain and recruit businesses that support an already robust aerospace
industry by encouraging establishment and growth of manufacturing, innovation and
design, and transport of materials and goods.
ED-18. Seek legislative solutions and private partnerships that are designed to offset
the local impacts that occur as a result of logistics uses that are space consumptive,
have high impacts on local street conditions, and that result in low performing ratio of
jobs to square footage.
ED-19. Upon successful completion of Policy P.2, support the logistics needs that exist
along the Highway 167 Corridor between the Port of Seattle and the Port of Tacoma.
ED-20. Expand upon opportunities to build out the local educational systems with the
intention to create a stronger and more targeted employment pipeline that supports
local industry clusters.
Goal #5 – Downtown Auburn
Develop downtown as a livable, walkable and drivable destination by fostering an active
community through art, entertainment, and evening activity. Enhance building design,
amenities and safety measures to create a welcoming environment that encourages
residents and visitors to explore Auburn.
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City of Auburn Economic Development Element | EDE- 11
Policies:
ED-21. Implement public art initiatives and cultural programs in downtown Auburn to
enhance the aesthetic appeal and cultural vibrancy of the area. This includes installing
public art installations, organizing cultural events, and collaborating with local artists and
performers.
ED-22. Foster an active downtown community by organizing regular events, festivals,
and markets in downtown Auburn. This involves collaborating with local businesses,
community groups, and event organizers to create a diverse calendar of activities that
attract residents and visitors.
ED-23. Offer incentives for mixed use developments in the downtown area, encouraging
the combination of residential, commercial, and entertainment spaces. This policy aims
to create a vibrant and dynamic urban environment that supports both daytime and
evening activities.
ED-24. Develop comprehensive parking and transportation plans to ensure convenient
access to downtown. This involves strategically placing parking facilities, promoting
public transportation options, and encouraging alternative modes of transportation to
make the area both drivable and accessible.
ED-25. Enhance security measures, including increased police presence, improved
lighting and surveillance systems, to ensure a secure environment for residents and
visitors, especially during evening activities. Collaborate with local law enforcement
agencies to address security concerns proactively.
ED-26. Improve and expand the existing facade improvement program to support local
businesses in upgrading their storefronts, signage, and exterior aesthetics. This not only
contributes to the overall visual appeal of downtown but also encourages economic
growth.
ED-27. Develop a mix of incentives and penalties that seek to eliminate ongoing
vacancy of ground floor commercial spaces.
Goal # 6 – High Standards
Promote high quality architectural design, pedestrian circulation, landscaping, lighting,
public amenities, security investments, and signage that are customized to the various
commercial and mixed-use areas of the city.
Policies:
ED-28. Implement lighting standards that contribute to the security and quality of
commercial areas. This involves strategically placed lighting fixtures, street lighting, and
architectural lighting to enhance visibility and create a secure and attractive
environment during both day and night.
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City of Auburn Economic Development Element | EDE- 12
ED-29. Invest in infrastructure, such as improved multimodal transportation systems,
electric vehicle charging stations, rideshare features, parks and open space, and
enhanced security measures, to ensure the well-being of pedestrians and cyclists in
commercial and mixed-used zones.
ED-30. Establish design standards and procedures within commercial and mixed-use
areas. This ensures that development plans align with the preferences and needs of the
local community.
ED-31. Establish a mechanism for regular design reviews to assess ongoing and
proposed developments in commercial and mixed-use areas. This process ensures that
projects align with established design standards and contribute positively to the overall
urban beauty.
Goal #7 – Incentives
Develop and implement a comprehensive incentive program designed to attract and
support business recruitment and retention. Incentives will include financial benefits,
ease of access, community acceptance, strong connections to local goals, and
maintaining support beyond initial opening.
Policies:
ED-32. Routinely provide workforce development, business assistance, and business
development programs.
ED-33. Implement a streamlined permitting and approval process for businesses,
reducing bureaucratic hurdles and ensuring a swift and efficient process. This policy
aims to enhance ease of access for both new and existing businesses.
ED-34. Develop incentives that encourage businesses to actively engage with the local
community. This includes supporting community events, participating in local initiatives,
and fostering a positive relationship with residents to enhance community acceptance.
ED-35. Establish economic incentives that are geographically targeted and intended to
attract specific businesses, brands, sectors, and amenities within the community.
Goal #8 – Partnership
Facilitate dynamic partnerships between the city, business community, educational
institutions, event organizers and lodging providers.
Policies.
ED-36. Develop a comprehensive framework for promoting dynamic partnerships
between the city, business community, educational institutions, and business
associations. This framework will outline strategies for collaboration, communication
channels, and shared goals.
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City of Auburn Economic Development Element | EDE- 13
ED-37. Conduct regular meetings and forums to bring together representatives from the
city, business community, educational institutions, DAC, chamber. These meetings will
serve as platforms for discussing opportunities for collaboration, addressing challenges,
and sharing best practices.
ED-38. Encourage the development of collaborative initiatives that leverage the
strengths and resources of each stakeholder group. This will include joint marketing
campaigns, workforce development programs, community events, and infrastructure
projects that benefit all parties involved.
ED-39. Collaborate with event organizers and lodging providers to coordinate and
support events that drive economic activity and tourism in the city. This will involve
providing logistical support, marketing assistance, and facilitating partnerships to
enhance event experiences.
ED-40. Facilitate resource sharing and support services among stakeholders to
maximize efficiency and effectiveness. This will involve sharing facilities, equipment,
expertise, and access to networks to support mutual goals and initiatives.
ED-41. Acknowledge and appreciate the contributions of stakeholders in fostering
dynamic partnerships and collaborative efforts. This could include awards,
acknowledgments, and public recognition for exemplary partnerships and initiatives that
benefit the city and its community.
Goal #9 – Tourism
Drive the growth of tourism by strategically investing in tourism related initiatives,
fostering partnerships with key stakeholders and implementing effective promotional
campaigns that are collectively designed to increase the number and length of hotel
stays.
Policies
ED-42. Identify and prioritize strategic tourism initiatives, such as the development of
tourist attractions, cultural events, and recreational facilities. Ensure these initiatives
align with the city's unique offerings and contribute to an attractive and memorable
visitor experience.
ED-43. Foster public private partnerships in the tourism sector to leverage the expertise
and resources of both the public and private sectors. Encourage collaboration with local
businesses, event organizers, and attractions to create a unified and compelling tourism
experience,
ED-44. Develop and implement effective promotional campaigns and marketing
strategies to increase the visibility of the city as a tourist destination. Utilize digital
platforms, social media, and traditional marketing channels to reach target audiences
and showcase the city's attractions.
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City of Auburn Economic Development Element | EDE- 14
ED-45. Maintain a strong level of communication and coordination with the lodging
industry in order to cross promote events and amenities within the city and build
Auburn’s reputation as a destination.
Goal #9 – Diversity
All members of the community operate on a level playing field with equal access to
services and where their participation is welcome and heard.
ED-46. All economic development goals, policies, and strategies will be designed
around inclusiveness and with an intention to reach the entire business community.
ED-47. Intentionally identify and recruit missing or underrepresented ethnic and cultural
groups to serve on economic development, tourism and downtown boards and
commissions.
ED-48. Establish opportunities that enable broader engagement and listening from
underserved communities within the city in the development of plans, strategies and
decision making.
ED-49. Identify and eliminate barriers that have traditionally made it difficult to start or
grow a business due to language. This includes providing translation and interpretation
for non-English speaking people and accommodating individuals where a physical
disability is eliminating adequate access to services.
Goal #10 – Displacement
In support of a stronger and more diverse economy the city will plan, protect, preserve
and produce housing options that are intended to be attainable to all members of the
community where the primary goal is to ensure that residents’ choices about when,
whether and under what circumstances to remain in their home or move.
ED-50. While the Economic Development Element places a heavy emphasis on the
attraction of new businesses it is not the intent of this Plan to displace people,
communities, populations, or affordable housing. Nor is it the intent of this Plan or any
specific Goal or Policy to be considered higher priority in the event that there are
conflicts.
ED-51. Establish zoning district boundaries that avoid a result where residential
communities are designated as a non-conforming use.
ED-52. Avoid issuance of conditional use permits, variances, and other special land
use approvals that convert existing residential uses into new commercial uses. This
does not include the allowance of home based businesses.
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City of Auburn Economic Development Element | EDE- 15
ED-53. Establish development standards that mitigate the impacts of noise, light, odor,
and building massing generated on commercial sites that are adjacent to existing
residential communities.
ED-54. Embrace housing policies that support the creation of more housing across the
full spectrum of affordability ranges in order to stabilize housing prices and avoid rapid
volatility in the housing market. A strong and stable housing market in all sectors of
affordability is an important element of a strong, local, and diverse workforce.
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AGENDA BILL APPROVAL FORM
Agenda Subject:
Land Use Element (Steiner)
Date:
April 5, 2024
Department:
Community Development
Attachments:
Exhibit F - Land Use Element Presentation
Exhibit G - Land Use Element V3
Exhibit H - Proposed Land Us e Table
Exhibit I - 2044 Proposed Zoning Map V3
Budget Impact:
Current Budget: $0
Proposed Revision: $0
Revised Budget: $0
Administrativ e Recommendation:
Background for Motion:
Background Summary:
See attached Exhibits
Rev iewed by Council Committees:
Councilmember:Staff:Steiner
Meeting Date:April 16, 2024 Item Number:PH.1
Page 75 of 257
AUBURN
VALUES
SERVICE
ENVIRONMENT
ECONOMY
CHARACTER
SUSTAINABILITY
WELLNESS
CELEBRATION
CITY DEPARTMENTS
2024 COMPREHENSIVE PLAN
–LAND USE ELEMENT
JOSH STEINER, AICP, SENIOR PLANNER
PLANNING COMMISSION SPECIAL MEETING
PUBLIC HEARING
APRIL 16, 2024
Department of Community Development
Planning Building Development Engineering Permit Center
Economic Development Community Services ● Code Enforcement
Page 76 of 257
A.Provide zoned capacity for 12,000 new housing units and
19,520 new jobs by 2044
B.Incorporate Middle Housing (HB 1110)
C.Land Use and Zoning Updates
D.Approaches for density in Growth Centers
E.Zoning changes in Downtown
F.Goals and Policies Updates
2024 PERIODIC COMPREHENSIVE PLAN –
LAND USE ELEMENT
Purpose and Scope of Comprehensive Plan Amendments
SERVICE ENVIRONMENT ECONOMY CHARACTER SUSTAINABILITY WELLNESS CELEBRATIONPage 77 of 257
King County Countywide Planning Policies (March 2023)
Identifies 2019-2044 housing targets (12,000 net new
residential units, 19,520 net new jobs)
Pierce County Countywide Planning Policies (Ordinance 2023-
22s) identifies 2020-2044 housing targets (112 net new
residential units, 0 net new jobs)
Note that original housing target was 96 units and was amended by
Pierce County Council in June 2023
Core Changes to Land Use Element
SERVICE ENVIRONMENT ECONOMY CHARACTER SUSTAINABILITY WELLNESS CELEBRATION
2024 PERIODIC COMPREHENSIVE PLAN –
LAND USE ELEMENT
Growth Targets Driving Update
Accommodating this growth in central to Comprehensive Plan Update
Page 78 of 257
Overall density increases in residential zones
Core Changes to Land Use Element
SERVICE ENVIRONMENT ECONOMY CHARACTER SUSTAINABILITY WELLNESS CELEBRATION
2024 PERIODIC COMPREHENSIVE PLAN –
LAND USE ELEMENT
Middle Housing Update
Allow 6 of 9 Middle Housing
types in all Residential Zones
4 units per lot minimum
Up to 6 units per lot if near
transit and/or with affordability
requirement
Development regulations apply
Allow all 9 types in different zones
Consolidate existing R-5 and R-7 to R-10
Consolidate R-10 and R-16 into R-16
R -20 and Mixed-Use zones
DUC Neighborhood Residential zone
Plan for 6 units per lot in residential zones
R -MHC Exclusion
ADUs can satisfy MH requirements
Development regulations to be updated
Consultant assistance
Basic Requirements How it is Implemented
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Core Changes to Land Use Element
SERVICE ENVIRONMENT ECONOMY CHARACTER SUSTAINABILITY WELLNESS CELEBRATION
2024 PERIODIC COMPREHENSIVE PLAN –
LAND USE ELEMENT
Density Considerations – SF and Middle Housing
Dwelling Units per Acre
FAR in DUC
Dwelling Units per Lot
Assume a minimum lot size for zone
Assume minimum lot size per unit
4 units per lot minimum (can be less)
Up to 6 units per lot if within ¼ mile of Auburn Station or I-Line
Stop (middle housing only)
Example (code update in May, numbers for example only):
4,500 sq ft minimum lot size in R2
1,000 sq ft lot size per unit
4 units automatically allowed
In a 6,000 sq ft lot, 6,000-4,500 = 1,500/1,000 = 1.5
(standard is to round up) = 2 unit
4 units + 2 units = 6 units on the lot
Roughly 44 du/acre, but highly variable based on lot size in an
area. May be useful for planning subdivisions.
Current Density Standard New Density Standard
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Proposed Land and Zoning -Overall Density Increases in Residential Zones
Core Changes to Land Use Element
SERVICE ENVIRONMENT ECONOMY CHARACTER SUSTAINABILITY WELLNESS CELEBRATION
2024 PERIODIC COMPREHENSIVE PLAN –
LAND USE ELEMENT
Land Use and Zoning Updates
Page 81 of 257
Core Changes to Land Use Element
SERVICE ENVIRONMENT ECONOMY CHARACTER SUSTAINABILITY WELLNESS CELEBRATION
2024 PERIODIC COMPREHENSIVE PLAN –
LAND USE ELEMENT
Planning for Future Growth – Growth Centers
Growth Centers
Primary areas for residential and employment growth
Located at key intersections, travel corridors, or previously adopted areas
Smaller “Downtown Urban Centers”
Downtown Urban Center, I-Street, Stuck River Subarea are primary growth centers
I -Street 2021 Housing is 6%, employment 9% of city total; 2044 – housing 7%, employment 13%
Core of Growth Center is Mixed-Use Designation (horizontal or vertical)
Growth Centers should be Performance-Based to ensure consistency with accommodating growth targets
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Core Changes to Land Use Element
SERVICE ENVIRONMENT ECONOMY CHARACTER SUSTAINABILITY WELLNESS CELEBRATION
2024 PERIODIC COMPREHENSIVE PLAN –
LAND USE ELEMENT
Planning for Future Growth – Growth Centers
Growth Centers – South Downtown Example
Core of Growth Center is Mixed-Use Designation
(horizontal or vertical)
Mixed-Use is surrounded by lesser dense zoning
or other types of zoning
Zoning based on context
Growth Centers should be Performance-Based to
ensure consistency with accommodating growth
targets
Les Gove
Park
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Core Changes to Land Use Element
SERVICE ENVIRONMENT ECONOMY CHARACTER SUSTAINABILITY WELLNESS CELEBRATION
2024 PERIODIC COMPREHENSIVE PLAN –
LAND USE ELEMENT
Downtown Auburn Growth
Auburn Downtown Plan Update
Regional Growth Center
Downtown Boundary Changes
Downtown Urban Center Zoning
Specific to DUC with Downtown Design Guidelines
Planned Growth
2021 – 10% of Total City Employment, 5% Housing
Units
2044 – 12% Total City Employment (17% growth),
17% (52% growth) Housing Units
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Middle Housing Allowed in majority of city
Code updates
Rezone Process
Middle Housing Development Regulations
Downtown Urban Center and Design Guidelines
Few transportation issues that can’t be addressed through
capital projects, but close coordination needed
Accountable for targets and policies
Compliance for continued grant eligibility
Potential Implications of Proposed Changes
SERVICE ENVIRONMENT ECONOMY CHARACTER SUSTAINABILITY WELLNESS CELEBRATION
2024 PERIODIC COMPREHENSIVE PLAN –
LAND USE ELEMENT
Page 85 of 257
April 30th Deliberation and Action
Requested updates based on feedback
Next Steps
SERVICE ENVIRONMENT ECONOMY CHARACTER SUSTAINABILITY WELLNESS CELEBRATION
2024 PERIODIC COMPREHENSIVE PLAN –
LAND USE ELEMENT
Page 86 of 257
Questions, Discussion, and Feedback
SERVICE ENVIRONMENT ECONOMY CHARACTER SUSTAINABILITY WELLNESS CELEBRATION
2024 PERIODIC COMPREHENSIVE PLAN –
LAND USE ELEMENT
Page 87 of 257
DRAFT – April 16, 2024 Planning Commission Transmittal
City of Auburn
Land Use Element
Page 88 of 257
DRAFT – April 16, 2024 Planning Commission Transmittal
Table of Contents
Land Use Element .............................................................................................................................................. 1
Introduction ....................................................................................................................................................... 1
Planning Framework ................................................................................................................................... 2
Land Use Patterns ......................................................................................................................................... 2
Future Land Use ........................................................................................................................................ 3
Residential and Employment Zoned Capacity ......................................................................... 4
Housing Affordability by Average Median Income (AMI) ................................................... 6
Goals, Policies, and Land Use Characteristics .............................................................................. 10
Residential Land Use Designations .............................................................................................. 10
Residential Conservancy Designation ......................................................................................... 12
Neighborhood Residential One Designation ...........................................................................13
Neighborhood Residential Two Designation .......................................................................... 14
Neighborhood Residential Three Designation ....................................................................... 15
Mixed-Use Designation ........................................................................................................................ 17
Commercial Land Use Designation .............................................................................................. 18
Downtown Urban Center Designation ...................................................................................... 20
Industrial Land Use Designation ................................................................................................... 24
Public/Quasi-Public Designation .................................................................................................. 28
Open Space Designation ................................................................................................................... 30
Overlays, Urban Growth Area, and Special Planning Land Use Designations .......31
Maps and Figures
Map 1.1 – 2044 Population Estimates by Area .................................................................................... 8
Map 1.2 – 2044 Net New Housing Units by Area ............................................................................... 9
Map 1.3 - City of Auburn Comprehensive Land Use Map ......................................................... 50
Map 1.4 - City of Auburn Comprehensive Growth Centers ...................................................... 51
Map 1.5 - City of Auburn Districts Map ................................................................................................. 52
Map 1.6 - City of Auburn Designated Areas ...................................................................................... 53
Map 1.7 - City of Auburn Adopted Areas ............................................................................................ 54
Map 1.8 - City of Auburn Impression Corridors................................................................................ 55
Map 1.9 - City of Auburn Gateways ....................................................................................................... 56
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DRAFT – April 16, 2024 Planning Commission Transmittal
Land Use Element | LUE-1
Land Use Element
Introduction
All land within the City of Auburn is assigned a land use designation and
implementing zoning district, which builds from previously adopted
Comprehensive Plan Maps, the existing land use pattern, adopted subarea
plans, topography, natural features, and targeted goals for shifting the character of
specified areas. This chapter provides a description for each designation, general
criteria for how to assign the designation, and a series of goals and policies that
govern land use within each designation.
The Comprehensive Plan Land Use Map shows the location and boundaries for
each designation. This map should be consulted together with the written policies
of this Plan when decisions about zoning designations, land use activities, and
development of public infrastructure are considered.
The Land Use Element explains the reasoning and intention behind the land use
designations. This should be useful in:
Developing and implementing tools (such as zoning provisions)
Interpreting the Land Use Map as it applies to specific regulatory decisions or
development proposals
Adjusting or amending the Land Use Map when changing conditions or land
use markets warrant
Planning for public services and infrastructure
Finally, this Element sets forth special policies intended to address the unique
challenges and opportunities of specific locations within Auburn. These specific
policies supplement the general goals, objectives and policies found in other
Elements of the comprehensive plan.
Vision
The Auburn community is both physically and socially connected. We take
pride in the quality of our built environment as well as the beauty and
function of our natural environment. Land use patterns are supported by
a complete and efficient transportation and utility infrastructure system.
Neighborhoods, commercial centers, and parks are attractive, interesting,
accessible, and well maintained. Natural riverine and forested corridors
are interspersed throughout the city, offering sanctuaries where fish and
wildlife reside, and providing opportunities for people to observe and learn
about the environment. Residents have a strong association with their
neighborhoods, are engaged and involved in the decisions that steer
Auburn into the future.
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City of Auburn Land Use Element | LUE-2
Planning Framework
The Growth Management Act (GMA), codified as RCW 36.70A, is the enabling
legislation that renders this Comprehensive Plan a legally recognized document by
the State of Washington. This plan is a policy document only; the policies are
required by GMA to be implemented through the use of such regulatory tools as
zoning and subdivision ordinances, as well as other innovative techniques. The
implementing regulations must be developed and maintained in accordance with
the goals and policies of this Comprehensive Plan, and as set forth in the Growth
Management Act, as amended, and consistent with King and Pierce County,
Countywide Planning Policies (CPP).
In 1991, the State Legislature amended the GMA to require that counties adopt
CPP’s in cooperation with their municipalities. The purpose of these policies is to
establish a coordinated, countywide framework within which to develop
comprehensive plans. The CPP must guide the subsequent adoption of
comprehensive plans without overly constraining with excessive detail. The
Countywide Planning Policies shall, at a minimum, address the following:
1. Policies to implement RCW 36.70A.110;
2. Policies for promotion of contiguous and orderly development and provision
of urban services to such development;
3. Policies for siting public capital facilities of a countywide or statewide nature,
including transportation facilities of statewide significance as defined in
RCW 47.06.140;
4. Policies for countywide transportation facilities and strategies;
5. Policies that consider the need for affordable housing, such as housing for all
economic segments of the population and parameters for its distribution;
6. Policies for joint county and municipality planning within urban growth
areas;
7. Policies for countywide economic development and employment, which
must include consideration of the future development of commercial and
industrial facilities; and
8. An analysis of the fiscal impact.
9. Policies that address the protection of tribal cultural resources in
collaboration with federally recognized Indian tribes that are invited
pursuant to subsection (4) of this section, provided that a tribe, or more than
one tribe, chooses to participate in the process.
Land Use Patterns
For the first 100 years of Auburn’s existence, the land use pattern developed in a
relatively logical manner. Auburn was fully contained to the valley floor with a
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traditional downtown urban center, several north/south heavy commercial and
industrial corridors paralleling Highway 167, and a surrounding housing stock that
was built primarily between 1910 and 1960. In the last 30 years, the land use pattern
of Auburn has changed, primarily from incorporation of areas to the south, east, and
west. Each newly incorporated area has its own identity and land use pattern.
Because a significant portion of today’s Auburn was settled prior to incorporation,
the basic land use patterns and infrastructure have already been established.
Furthermore, much of today’s Auburn land use pattern was established in either
Auburn, the Muckleshoot Reservation, or prior to incorporation in King County or
Pierce County. Given the mix of jurisdictional oversight, myriad land use policies,
regulations, infrastructure standards, and investments have been applied in these
areas. This has resulted in a relatively uncoordinated and random land use pattern.
It also means that the various communities lack connectivity to each other, have a
mix of identities, and are experiencing a change in their character from rural to more
urban.
Auburn has a strong mix of housing and industry. Auburn’s residential land use
pattern includes a variety of densities, ages, and housing type. Auburn’s
nonresidential land use pattern includes a mix of local and regional retail,
entertainment, services, manufacturing, warehousing, and distribution centers.
This mix of land use is a strength because it exemplifies social, economic, and
cultural diversity.
Auburn’s natural resources include the Green River and its tributaries, the White
River and its tributaries, a robust inventory of wetlands, floodplains, steep slopes,
and mature open spaces. With a strong base to work from, the city and its partners
can be strategic about how to better connect and preserve natural areas so that
the overall system is enhanced for future generations to enjoy.
Future Land Use
The City of Auburn conducted a process to determine the preferred alternative for
Auburn’s future land use. Alternatives are different options to achieve the project’s
purpose and needs, and they serve as the basis for analyses related to
environmental elements. The alternatives considered provide a range of capacities
to accommodate growth for housing and employment, housing types, and
citywide infrastructure investments. The Preferred Alternative, which is adopted as
the future Zoning and Land Use maps, incorporate feedback from the community
regarding where household and growth should occur as well as modelling to
determine how growth may affect local infrastructure such as transportation and
utilities. The Land Use and Zoning maps and assumptions described in the Land
Use Element are assumed in each of the Comprehensive Plan Element and related
systems plans. Future land use and zoning decisions were based on modelling
results and calculations to demonstrate that there is adequate zoned capacity to
accommodate the city’s required future housing and employment targets.
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Future Land Use Housing and
Employment Capacity
A residential land capacity analysis evaluates whether jurisdictions have sufficient
land capacity available to allow for the types and amount of new housing needed
to meet identified housing needs is required as part of HB 1220 requirements. The
2021 Housing Element updates amended RCW 36.70A.070(2)(c) of the Growth
Management Act to require the Housing Element to include explicit consideration
of capacity for the following household needs and building types:
Moderate, low, very low, and extremely low-income households;
Permanent supportive housing;
Emergency housing and emergency shelters; and
Duplexes, triplexes and townhomes (within an urban growth area boundary
The intent of this analysis is to assess the City of Auburn’s current capacity to
accommodate different housing income brackets and whether that capacity is
sufficient to meet Auburn’s housing targets established by King and Pierce
counties. In addition, this analysis considers implementing a preferred land use
alternative through zoning changes and provides updated capacity calculations to
ensure sufficient capacity of suitable land to meet growth targets.
Full analysis of housing and employment capacities and future need is described in
Appendix A - Housing Needs and Characteristics Assessment.
Preferred Alternative Implementation
To address an anticipated deficit of zoned capacity to accommodate future growth
targets of 12,112 new housing units and 19,520 new jobs based on current zoning,
Auburn is consolidated zoning districts, developing dedicated Growth Centers,
increasing densities, and permitting additional housing types. The changes in
zoning are based on a preferred alternative completed as part of the land use
scenario process where select centers and nodes were identified for increased
density. This preferred alternative is reflected in the Comprehensive Plan Land Use
and Comprehensive Plan Zoning maps. Results of the zoning changes pertaining to
housing unit and employment growth are summarized below. The full analysis is
described in Appendix A - Housing Needs and Characteristics Assessment.
Residential and Employment Zoned Capacity
Residential and employment capacity by zone is based primarily on the
assumptions outlined Buildable Lands Report process in 2021, updates to reflect
changes to zoning and density assumptions since that time. Downtown Urban
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Center mixed-use development assumes a distribution of 75% residential and 25%
commercial, whereas the R-NM Neighborhood Mixed Use assumes a 50-50% split
for mixed uses both vertically and horizontally. The residential capacity estimates
accommodating 46,070 new housing units at max buildable capacity, exceeding
the 12,112 housing unit target. This increase is due largely to Middle Housing policies
consistent with HB 1110 which allow for Middle Housing in all residentially zoned
areas. The R2 – Residential Low zone is found widely throughout the city.
Table 1. Residential Capacity by Zone
Residential & Mixed-
Use Zoning Districts
Zone
category
Developable
Acres
Net zoning
changes (acres)
Assumed Density
- DU/Acres
Residential Capacity
(units)
Residential
Conservancy (RC)
Low
Density 745 0 1 745
R-1 One DU per Acre Low
Density 275 0 4 1,101
R2 – Residential Low Moderate
Density 294 1158 25 36,308
R3 – Residential
Moderate
Moderate
Density 0 22 30 660
R4 – Residential
High
High
Density 79 -1 50 3,890
Neighborhood
Mixed-Use (R-NM)
High
Density
Mixed-Use
0 89 30 2,670
Manufacture
Home/Community
(R-MHC)
Low
Density 27 0 10 273
DUC Downtown
Urban Center - 125
High
Density
Mixed-Use
0 5 100 125
DUC Downtown
Urban Center - 75
High
Density
Mixed-Use
0 5 95 119
DUC Downtown
Urban Center - 55
High
Density
Mixed-Use
0 4 90 90
DUC Neighborhood
Residential
High
Density
Mixed-Use
0 3 30 90
Total New (2044) Housing Capacity 46,070
Table 2. Adjusted Employment Development Capacity by Zone
Non-Residential Districts Developable
Acres
Net
zoning
changes
(acres)
Assumed
Density –
DU/Acres
Employment
Capacity (units)
Light Commercial (C-1) 32 -13 845,391 2,254
Heavy Commercial District (C-2) 8 -8 - -
Auburn Gateway District (C-AG) 0 15 653,400 653
Light Industrial (M-1) 132 -41 3,945,338 3,945
Heavy Industrial (M-2) 81 -9 3,122,925 3,123
Airport Landing Field (AF) 5 0 233,038 233
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Mixed-Use Districts Developable
Acres
Net
zoning
changes
(acres)
Assumed
Density –
DU/Acres
Employment
Capacity (units)
DUC Downtown Urban Center – 125 0 5 163,350 408
DUC Downtown Urban Center – 75 0 5 163,350 408
DUC Downtown Urban Center – 55 0 4 130,680 327
DUC Neighborhood Residential 0 3 98,010 245
DUC Health and Wellness – 125 0 2 87,120 218
DUC C-1 0 13 566,280 1,510
DUC C-2 0 12 522,720 1,394
DUC M-1 0 39 1,698,840 1,699
Neighborhood Mixed-Use (R-NM) 0 89 1,938,420 5,169
Total New (2044) Jobs
Capacity 21,587
The employment capacity estimates accommodating 20,701 new jobs at max
buildable capacity by 2044, exceeding the city’s target of 19,520. Growth is located
in the Downtown Urban Center (DUC) and in Growth Centers, whose core is
primarily R-NM Neighborhood Mixed-Use. Additional growth in commercial space
is anticipated, following a recent trend in industry job growth in Auburn.
Housing Affordability by Average Median Income
(AMI)
Income Level (% AMI)
Zone Categories
Servicing these
Needs
Aggregated
Housing
Needs
Capacity
prior to
Zoning
Adjustmen
t
Post-Rezone
Capacity
Capacity
surplus or
deficit
0-30% PSH ADUs, High
Density-Mixed
Use
2,389 1,852 4,827 2,438 0-30% Other
>30-50%
High-Density 962 1,913 3,890 2,928 >50-80%
>80-100% Moderate
Density 2,458 1,514 36,968 34,600 >100-120%
>120% Low-Density 6,303 2,225 1,846 (4,457)
In addition to meeting the residential and employment capacity targets through
zoning and policy decisions, the city meets the aggregate King and Pierce County
housing needs for income level groups. The only exception is the >120% Average
Median Income (AMI) category, which includes primarily low-density housing.
However, this AMI category is not required to be met under HB 1220 requirements
as high-income earners are represented in this group and can also purchase
moderate density housing options as well.
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Error! Reference source not found.Map 1.1 below shows where future new
population is anticipated based on new households. It is anticipated that Auburn
will have a population of 100,000 by 2029 and approaching 130,000 by 2044.
Error! Reference source not found.Map 1.2 shows the allocation of net new housing
units by 2044 throughout the city. The net new housing units are consistent with
King County and Pierce County Countywide Planning Policies required household
units for 2044. Many of the new housing units are allocated in the Downtown
Urban Center and in designated Growth Corridors.
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DOWNTOWN
T167
T167
T18
T18
Information shown is for general reference purposes
only and does not necessarily represent exact
geographic or cartographic data as mapped. The
City of Auburn makes no warranty as to its accuracy.
Map ID: 6282
Printed On: 3/20/2024
2044 Estimated Population By Area
L A K E
T A P P S
L A K E
T A P P S
0 0.25 0.5 0.75 1
MILES
2000 +
1001 - 2000
501 - 1000
251 - 500
101 - 250
0 - 100
2044 Estimated Total Population
Downtown Urban Center
Page 97 of 257
DOWNTOWN
T167
T167
T18
T18
Information shown is for general reference purposes
only and does not necessarily represent exact
geographic or cartographic data as mapped. The
City of Auburn makes no warranty as to its accuracy.
Map ID: 6281
Printed On: 3/20/2024
Projected 2044 Housing Units by Area
L A K E
T A P P S
L A K E
T A P P S
0 0.25 0.5 0.75 1
MILES
1001 - 1395
501 - 1000
201 - 500
101 - 200
51 - 100
0 - 50
2044 Total Projected Housing Units
Downtown Urban Center
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Goals, Policies, and Land Use
Characteristics
Residential Land Use Designations
Character
Residential uses will comprise a diverse arrangement of multiple densities and
housing types. The pattern of one single density in a zone or neighborhood will
evolve into increased and mixed densities in exchange for amenities that enhance
quality of life. There will be greater connectivity and stronger spatial relationships
between neighborhoods through strategic locations of roadway, trail, park, and
neighborhood-serving businesses. These amenities will help create localized
identity while also linking one area to another. The design and build quality of the
new construction and infill will be held to a high standard. The city will encourage
projects to be unique, innovative, and provide the residents of Auburn with true
choice.
Values
Character: Residential neighborhoods will include amenities, features, and
layouts that promote interaction amongst residents.
Wellness: The design of residential neighborhoods will emphasize safety and
nonmotorized connectivity.
Service: Through outreach and engagement, individual residents and
homeowners’ associations are connected to and aware of municipal services,
events, and activities.
Economy: Neighborhoods have a physical and personal connection to
Auburn’s commercial centers and attractions. People want to move to
Auburn because of the commercial and recreational opportunities it has to
offer.
Celebration: Districts and neighborhoods are identified, promoted, and
celebrated.
Environment: The built environment will fit into the natural landscape in a
way that protects and respects ecosystem function and that preserves native
vegetation and soils.
Sustainability: Natural resources, economic prosperity, and cultural vibrancy
are balanced in a way that builds and maintains a thriving and long-lasting
community.
Policies
LU-1 Regulations for new developments and infill should address the following
elements:
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a. Connectivity by multiple means to adjacent subdivisions, nearby
commercial hubs, and parks and recreation facilities.
b. Relationship to nearby existing or future transit service.
c. Usable community amenities and spaces.
d. Environmental protection and preservation of natural features.
e. Preservation of areas that can support low-impact development
techniques.
f. Promote the use of energy and water conservation measures
g. Efficient and effective delivery of utility service.
h. Innovative design.
i. Crime prevention through environmental design.
j. Long-term maintenance considerations.
LU-2 As denser development continues to occur; standards should be developed to
maximize density while preserving open space and critical areas.
LU-3 Programs should continue to be implemented to improve the quality of low-
income neighborhoods and encourage rehabilitation of deteriorating structures
and facilities.
LU-4 Public/Quasi-Public uses may be permitted as a conditional use if de signed
in a manner that enhances the residential character of the area. Special care shall
be given to ensuring appropriate levels of parking, landscaping, and traffic
circulation to avoid conflict with residential uses.
LU-5 New residential development shall contribute to the creation, enhancement,
and improvement of the transportation system, health and human services,
emergency services, school system, and park system. This may be accomplished
through the development of level-of-service standards, mitigation fees, impact
fees, and/or construction contributions.
LU-6 Cluster development is the preferred form of residential development in all
residential designations with the goal of preserving natural areas, critical areas, and
areas that support low-impact development. Where clustering accomplishes these
objectives, it should not come at the expense of lost development potential.
Variances to lot size, lot dimensions, building height, and other bulk or dimensional
standards should be utilized in order to create incentives that promote
preservation.
LU-7 Ensure that new development in Growth Centers meets minimum
development intensity thresholds to ensure that employment and housing growth
will help achieve the desired levels of jobs and housing units.
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LU-8 Designated Growth Centers and Downtown Urban Center shall promote
physical activity and reduce per capita vehicle miles traveled within the jurisdiction,
but without increasing greenhouse gas emissions elsewhere in the state.
LU-9 Consider land use patterns and development regulations to promote
development that addresses potential environmental health disparities in
coordination with the Climate Element.
LU-10 Identify and implement strategies to mitigate the risk to lives and property
posed by wildfires. Risk identification and strategies should be aligned with Climate
Element workplan through 2029.
LU-11 Coordinate land use choices with neighboring jurisdictions, agencies, and the
Muckleshoot Indian Tribe to encourage consistency and predictability for regional
planning and environmental considerations.
LU-12 Encourage inclusive engagement on land use decisions to ensure decisions
do not negatively impact historically marginalized communities.
Residential Conservancy Designation
Description
This designation should consist primarily of low-density residential uses (one
dwelling unit per four acres is allowed) and accessory agricultural uses in areas
featuring environmental constraints or requiring special protection such as the
Coal Creek Springs watershed area, low-lying areas along the Green River, and
areas that are isolated from the full complement of urban services. This designation
will serve to both protect environmental features and hold areas for higher density
development until such a time public facilities become available. Per HB 1110
requirements adopted in 2023, Middle Housing is permitted in this zone however
adopted city development regulations still apply.
Designation Criteria
1. Areas with significant environmental constraints, intrinsic value, or that may
pose environmental hazards if developed, such as areas tributary to public
water sources;
2. Affords greater protections to environmental features than existing
designation;
3. Level of service for property consistent with adjacent residential conservancy
properties; or
4. Location, size of properties, and character is consistent with a residential
conservancy use.
Implementation Zoning Designation
A. RC Residential Conservancy
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Policies
LU-13 Densities and activities shall be of a very low intensity and shall not
compromise environmental and watershed resources.
LU-14 In addition to single-family homes, these larger properties can also be
developed with garages, accessory dwelling units, barns, and other accessory
outbuildings. Home occupations, agricultural uses, and other allowed
nonresidential activities may operate out of any type of permitted building, subject
to intensity and use limitations.
LU-15 Until these areas are served by public utilities (water, sewer, storm services),
existing and new development is not expected to be served by public
infrastructure, such as urban streets, curbs, gutters, sidewalks, street lighting, and
landscaping.
LU-16 As the market and utility availability enable denser development to occur,
standards should be developed to maximize density while preserving open space
and critical areas.
LU-17 Small-scale agricultural uses are allowed and encouraged. Commercial
activities that are directly related to and support agricultural uses may also be
allowed. The procedural standards may vary depending upon the type and scale of
agricultural uses and supporting commercial activities. Small-scale agricultural
uses are allowed and encouraged.
LU-18 Land use standards should adequately limit and control excessive
accumulation of de bris. Where a permitted activity does allow outdoor storage,
it should be adequately screened from adjacent properties and roads, as well as
ensuring adequate soil and environmental protection.
LU-19 Public/Quasi-Public and resource extractive uses that are low-intensity and
preserve the environment may be considered conditional uses.
Neighborhood Residential One Designation1
Description
Low density land use for detached single-unit detached housing with a density of
one unit per acre. Neighborhood Residential One includes all properties zoned R1 -
Residential 1 du/acre including areas within the Urban Separator Overlay, as
designated in King County Countywide Planning Policies. Per HB 1110 requirements
1 This designation was previously called “Single Family” prior to the 2024 Periodic
Comprehensive Plan Update. However, the implementing zones may have changed.
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City of Auburn Land Use Element | LUE-14
adopted in 2023, Middle Housing is permitted in this zone however adopted city
development regulations still apply.
Designation Criteria
1. Low density residential areas located within the Urban Separator Overlay that
are also constrained by the presence of critical areas
Implementing Zoning Designations
A. R1 - Residential Zone (One Dwelling Unit Per Acre): All properties located
within the Urban Separator Overlay are zoned R-1, as consistent with King
County Countywide Planning Policies.
Policies
LU-20 Accessory dwelling units should play an integral part of promoting infill
development and affordable housing and are therefore encouraged within this
land use category.
LU-21 Home occupations, bed-and-breakfasts, day cares, and other appropriate
uses should be encouraged as viable accessory uses.
LU-22 Manufactured homes shall be permitted on single-family lots provided they
are sited and constructed in a manner that would blend with adjacent homes.
LU-23 Encourage the development of a variety of housing typologies to suit the
needs of various potential residents.
LU-24 Density bonuses outside of the Urban Separator Overlay should be approved
based on innovations in transportation, stormwater management, and public
amenities proposed for the development or adjacent neighborhoods associated
with the request. The onus is on the developer to justify density above baseline.
Examples of amenities and concepts that justify density bonuses include park
space, art, enhanced landscaping, trails that connect to adjacent properties,
neighborhood commercial property set asides, use of low-impact development
techniques beyond the minimum code requirements, incorporation of Crime
Prevention Through Environmental Design (CPTED) (Public Comment, LU 2)
concepts, and variation of architecture and housing typology.
Neighborhood Residential Two Designation2
Description
2 This designation was previously called “Moderate Density Residential” prior to the 2024
Periodic Comprehensive Plan Update. However, the implementing zones may have
changed.
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Neighborhood Residential Two designated areas are planned to accommodate
a variety of residential dwelling types. Varying intensities may be permitted to
provide a transition between Neighborhood Residential One and other more
intensive uses or activities (such as arterial streets) based on adjacent density,
intensity, and/or character. Appropriate densities in these areas range from 25-
30 dwelling units per acre, with between 4 and 6 Middle Housing units per lot
permitted. Dwelling types generally range from single-unit detached dwellings
to Middle Housing, and moderately sized mixed-use and apartment buildings
that fit the size and character of traditional single-family neighborhoods. Low-
impact, neighborhood scale business such as small-scale food stores, coffee
shops, and cultural or recreational services in pre-existing structures, either
separate from or as part of a mixed-use building, are allowed in Neighborhood
Residential Two.
Designation Criteria
1. Previously developed Neighborhood Residential Two areas; or
2. Areas that provide a transition between Neighborhood Residential One
and Neighborhood Residential Three, Neighborhood Residential One and
nonresidential, Neighborhood Residential Three and nonresidential zones or
development that are adjacent and meet the development parameters of
the Neighborhood Residential Two designation.
Implementing Zoning Designations
A. R2 – Residential Low
B. R3 – Residential Moderate
Policies
LU-25 Density bonuses and flexible development standards should be considered
an incentive for innovative neighborhood design.
LU-26 Carefully developed low-intensity commercial uses (such as day care centers,
food and beverage establishments) can be compatible.
LU-27 Middle Housing and accessory dwelling units should play an integral part of
promoting infill development and affordable housing and are therefore
encouraged within this land use category.
Neighborhood Residential Three Designation 3
3 This designation was previously called “Multiple-Family” prior to the 2024 Periodic
Comprehensive Plan Update. However, the implementing zones may have changed.
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Description
Neighborhood Residential Three encourages a mix of Middle Housing
residential, apartment buildings and mixed-use development at a greater
density compared to Neighborhood Residential Two. These communities are
served by nearby high-capacity transit, have nonmotorized connections to
surrounding amenities (parks, libraries, community centers, etc.) and services,
or have access to on-site amenities. Small, local commercial development is
allowed consistent with Neighborhood Resident Two.
Land use density standards are based on dwelling units per lot for all Middle
Housing types, while base density of units per acre continues to apply for
detached single-unit housing. This use includes Residential Manufactured
Home communities, for which the City will be coordinating with the
Department of Commerce for exception to compliance with middle housing
requirements.
Designation Criteria
1. Previously developed high-density residential or manufactured/mobile
home parks; or
2. Properties that are connected to Neighborhood Residential One and
nonresidential designations by the Neighborhood Residential Two
designation or are connected to a Mixed-Use District.
Implementing Zoning Designations
A. R4 - Residential High
B. R-MHC Residential Manufactured/Mobile Home Community
Policies (cont.)
LU-28 Development regulations should include density bonuses and flexible
development standards that create incentives for innovative site and building
design, incorporation of open space and public art, nonmotorized connectivity to
parks and commercial areas, proximity to transit services, supplemental natural
resource protection, supplemental use of Crime Prevention Through
Environmental Design (CPTED) (Public Comment, LU 2), and supplemental use of
low-impact development techniques.
LU-29 Home occupations and shared housing should be allowed in this
designation; however, given their high densities, it is appropriate to establish
additional restrictions, procedures, and requirements in order to ensure that they
are compatible with their surroundings and do not adversely affect the community.
LU-30 Live–work units are encouraged in Neighborhood Residential Two and
Neighborhood Residential Three designations.
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LU-31 Improve the quality of low-income neighborhoods and implement programs
that encourage rehabilitation of deteriorating structures and facilities the
downtown area, areas between lower-density residential uses and more intense
nonresidential activities, and areas with high levels of transit service and available
high-quality services.
LU-32 Parking requirements for Middle Housing types of development shall be
reduced within ½ mile walk of a major transit stop, consistent with state
requirements.
LU-33 Middle Housing types are eligible for bonus of two dwelling units depending
on proximity to a major transit stop or when two dwelling units are developed as
affordable housing. Affordable housing bonus dwelling units shall remain
affordable for a 50-year period and recorded on the covenant, per RCW 36.70A.030.
Mixed-Use Designation
Description
The Mixed-Use Designation permits a complementary mix of residential and
commercial uses in a single land use designation. This designation encourages
vertical mixed-use, horizontal-mixed use, conversion of existing residential to
commercial, middle housing, and pedestrian and non-motorized travel, while
allowing flexibility for how uses are combined within this area. Mixed-Use
Districts align with areas where moderate and high-density development is
served by transit, bicycle facilities and sidewalks, and amenities that create
healthy and livable neighborhoods.
Designation Criteria
1. Mixed-Use Districts are primarily located within designated Growth
Centers or other areas where it can be demonstrated that the Mixed-Use
District provides local neighborhood benefits consistent with the
description and intent of the Mixed-Use District and where orientation to
walkable communities is desired.
2. Residential and commercial uses are encouraged to be integrated as a
component in all development projects.
3. A variety of housing options and development types is encouraged within
this designation.
4. Mixed-Use District is not intended for automobile oriented or businesses
that rely on outdoor storage, or any other type of storage facility. Such
uses will be not permitted.
5. Development within a Growth Center designation along major roadways
between Mixed-Use zones should provide additional building setback
from the street right of way and include areas for landscaping, open
space, and pedestrian activity.
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Implementing Zoning Designations
A. R-NM Neighborhood Mixed-Use
B. RO Residential Office District
C. Auburn Gateway District
LU-34 Apartment development should be subject to building and site design
standards. These standards should address the appearance of buildings,
compatibility with nearby uses, exterior lighting, connectivity with surrounding
properties and uses, the relationship of ground floor spaces and entryways with the
streetscape, and connectivity to nearby nonresidential hubs (shopping centers and
schools). Protected bicycle parking should be provided.
LU-35 Provide a variety of housing typologies to suit the needs of various potential
residents.
LU-36 Establish intensity limitations such as floor area ratios, density, building
height, coverage ratios, setbacks, and other standards.
LU-37 Access to nearby amenities and health and human services should be
considered when reviewing senior housing developments.
LU-38 Encourage development of permanent supportive housing to address the
homeless population and those with special needs.
LU-39 Encourage adaptive reuse, particularly of historic properties.
LU-40 Mixed-Use Districts should supportcreate cohesive, diverse, neighborhood
mixed-use centers that allow vertical and horizontal mixed-use flexibility, as well as
flexibility in uses, that provide for local housing, shopping, and employment options
that also allows each center to foster it’s own identity. (Public Comment, LU 2),
LU-41 Encourage sustainable transportation options by creating viable options for
people to get to destinations by alternatives to personal vehicles in Mixed-Use
Districts, Neighborhood Residential Three, and Neighborhood Residential Two
designations.
LU-42 Support development of small-scale, local neighborhood serving commercial
such as food and drink establishments and local services in Residential Two and
Three designations.
LU-43 The residential uses permitted must be carefully regulated in regard to
performance criteria to ensure alignment with the City’s responsibility to
accommodate required share of regional growth.
Commercial Land Use Designation
Character
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Commercial uses will be wide ranging in terms of scale and type. A mix of
businesses – local, regional, and national – will be among the businesses in the
various designations and will be carefully located to create balance and maintain
appropriateness based on adjacent uses. These commercial areas will be
economically vibrant, unique, and active outside of traditional work hours. They will
be accessible by foot, bike, car, and public transport.
Values
Character – Active gathering spaces, such as parks, plazas, cafes, concert venues,
festivals and markets, will be distributed throughout the City; these spaces will be
engaging and filled with people interacting, irrespective of culture, age, or income
level.
Wellness: A variety of healthy food options will be physically and economically
accessible to all members of the Auburn community.
Service: The City’s resources and services are available and utilized by the business
community. The business community finds the City approachable, empathetic, and
responsive. An open and collaborative dialogue exists to help identify problems and
find solutions.
Economy: A wide complement of retail, service, and dining options will cater to
local needs, attract visitors, and encourage consistent patronage of local
businesses.
Celebration: Auburn will have a thriving and expanding arts and culture
community. There will be events, amenities, and attractions that draw people to
congregate and socialize.
Environment: Local businesses benefit from Auburn’s collection of natural
resources and amenities because residents and visitors are choosing Auburn as
their home or destination.
Sustainability: Local businesses benefit from, and contribute to, a sustainable
economy because Auburn is an easy location to start up, maintains opportunity for
growth, and has a business-friendly economic climate.
Policies
LU-44 The commercial uses permitted must be carefully regulated in regard to
performance criteria and design to ensure alignment with the City’s responsibility
to accommodate required share of regional growth.
LU-45 Permitted uses in Residential designations would consist of local-serving
and community-serving retail trade, offices, personal services, and eating
establishments.
LU-46 Encourage uses that provide health and human services to the adjacent
community.
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LU-47 Encourage adaptive reuse, particularly of historic properties.
LU-48 Promote the use of energy and water conservation measures
LU-49 Ensure that legally established existing uses that may not conform with the
underlying zone, but that are compatible with their surrounding uses, and are
allowed to continue to evolve and operate without being classified as
“nonconforming” uses.
LU-50 Consider commercial displacement when evaluating new development
proposals and determine strategies to mitigate impacts when possible.
Description
Commercial land use designations are predominantly a mix of retail, office, service,
hospitality, entertainment, and eating/drinking establishments. Some districts
have a greater non-motorized emphasis where buildings and site features are
scaled to a pedestrian level while other districts are more auto-centric. Extra
design emphasis is placed on architecture, lighting, landscaping, accessory uses,
landscaping, hours of operation, site layout, and transitions to adjacent uses.
Designation Criteria
1. Previously developed light commercial areas buffered from more intense
commercial or industrial designations by landscaping or environmental
features; or
2. Previously developed heavy commercial areas; or
3. Located along arterial or collector streets;
4. Properties that are buffered from the single-family designation by
landscaping, or environmental features,; and
5. Meets the development parameters of the Light and Heavy Commercial
designations.
Implementing Zoning Designations
A. C-1 Light Commercial
B. C-2 Heavy Commercial
Downtown Urban Center Designation
Description
The Downtown Urban Center (DUC) land use designation should be applied
exclusively in the Downtown Auburn Subarea and Regional Growth center as
identified in the Comprehensive Plan and 2024 Auburn Downtown Plan. As a
Regional Growth Center, the DUC must maintain a planned target density of 45
activity units per acre minimum, per Puget Sound Regional Center Requirements.
The Land Use Element assumes this target when considering future land use and
zoning changes in the DUC. DUC zoning and land use in the Land Use Element and
map are consistent with those in the draft 2024 Auburn Downtown Plan, which is
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under development with an anticipated 2025 adoption date. The DUC is
implemented by zoning districts specific to Downtown Urban Center and the
Downtown Design Guidelines. The ambiance of the downtown should encourage
leisure shopping, provide amenities that attract regional visitors and shoppers, and
provide housing and services to local residents and area employees.
Designation Criteria
1. Located within the Urban Center boundaries established by the King County
Countywide planning policies or within the PSRC Regional Growth Center
boundaries.
Implementing Zoning Designations
DUC Subarea-Specific Zoning classifications consisting of:
A. DUC Downtown Urban Center - 125’ District
B. DUC Downtown Urban Center - 75’ District
C. DUC Downtown Urban Center – 55’ District
D. DUC Downtown Urban Center – Health and Wellness District
E. DUC Downtown Urban Center - C1 Light Commercial District
F. DUC Downtown Urban Center - C2 Heavy Commercial District
G. DUC Downtown Urban Center - M1 Light Industrial District
H. DUC Downtown Urban Center - Flex-Residential District
I. DUC Downtown Urban Center - Neighborhood Residential District
Policies
LU-51 Vertical mixed-use should be encouraged; the location of retail sales and
services should predominately be on the ground floor with residential or more
retail or services above. However, small freestanding commercial spaces may be
established as an accessory use to a larger vertical mixed-use development.
LU-52 Deviations of height, density or intensity limitations should be allowed when
supplemental amenities are incorporated into site and building design. Examples
of amenities include use of low-impact development, use of sustainable site and
building techniques, public space and art, transit-oriented development (TOD),
landscaping and lighting, and bike shelters as well as the inclusion of affordable
housing.
LU-53 Encourage a broad mix of uses within the downtown area. A wide range of
consumer-oriented goods and services are compatible within this designation
since creating an attractive shopping environment is a primary emphasis.
Permitted uses include retail trade, offices, personal services, eating and drinking
establishments, financial institutions, governmental offices, and similar uses.
Legally established existing uses that do not fit within the range of desired new
uses continue to be a valuable part of the downtown economy and character and
should be allowed to evolve and operate in a manner that resembles listed
permitted uses.
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LU-54 Encourage residential dwellings within the upper stories of buildings and
provide flexibility with how those spaces are organized and utilized.
LU-55 Drive-in windows shall not be permitted to maintain the area’s pedestrian
environment.
LU-56 Parking standards within the downtown should reflect the pedestrian
orientation of the area, but also consider parking’s impact for economic
development.
LU-57 Discourage uses that rely on direct access by vehicles or involve heavy truck
traffic (other than for merchandise delivery).
LU-58 Unsightly outdoor storage and similar activities should be prohibited.
LU-59 The downtown should capitalize on opportunities for multimodal
transportation.
LU-60 Encourage adaptive reuse of existing buildings, particularly of historic
properties.
LU-61 As a designated VISION 20 50 Regional Growth Center that contains a
transit station, land use policies and regulations should encourage population and
employment growth.
LU-62 The commercial uses permitted must be carefully regulated in regards to
performance criteria and design. Architectural style, building height and size,
lighting, and signage should be consistent with the surrounding residential
properties.
LU-63 Permitted uses would consist of community and regional-serving retail
trade, offices, personal services, and non-drive through eating establishments.
LU-64 Special emphasis will be directed at those accessory activities that can alter
the character of these areas into heavier commercial areas. Examples include
outdoor storage, location, and screening of trash receptacles, loading and
unloading zones, and parking lots. Regulations and permit conditions will employ
techniques that mitigate light and noise impacts associated with surrounding
residential properties.
LU-65 Commercial uses will have an orientation that is directed toward adjacent
public streets while also providing pedestrian and bike-oriented access.
LU-66 Upzone requests to the next zone will be considered for approval based on
the innovations in transportation and stormwater management and public
amenities proposed for the development associated with the request.
LU-67 Encourage occupancy of storefront and other ground floor public-facing
spaces to create a active environment downtown.
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LU-68 Explore opportunities to increase the amount of public green space in
downtown that provide spaces for recreation and activation.
LU-69 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.
LU-70 Parking lots must be located and designed in a manner that softens their
appearance from adjacent public roads. This is accomplished through landscaping,
pedestrian spaces, and the location of buildings on the property. Where
practicable, low-impact development techniques and landscaping should be used
to promote on site stormwater infiltration and shading of hard surfaces. Minimum
and maximum parking ratios must be established for each type of permitted use.
LU-71 Development incentives should be established that encourage the creation
of electric car charging stations, use of sustainable building and/or operational
practices, development of nonmotorized infrastructure, and proximity and
connection to public transit.
LU-72 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.
LU-73 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
LU-74 Large-scale regional retail uses and uses that rely on direct access by
vehicles or involve heavy truck traffic (other than for merchandise delivery) are not
appropriate in this category.
LU-75 Unsightly outdoor storage and similar activities should be prohibited.
LU-76 Encourage adaptive reuse, particularly of historic properties.
LU-77 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.
LU-78 A wide variety of commercial-oriented services are appropriate within this
category. This includes but is not limited to regional-scale retail and entertainment
uses, commercial uses with outdoor sales areas, drive-in restaurant or other drive-in
commercial businesses, and commercial services with outdoor storage as an
accessory use.
LU-79 Parking lots must be located and designed in a manner that softens their
appearance from adjacent public roads. This is accomplished through landscaping,
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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.
LU-80 Development incentives should be established that encourage the creation
of electric car charging stations, use of sustainable building and/or operational
practices, development of nonmotorized infrastructure, and proximity and
connection to public transit.
Industrial Land Use Designation
Character
Industrial uses will become a more integrated part of the physical and social life of
the city. Since so many people work in these areas and these companies contribute
so much to the financial life of the city, it is important that they are connected
through paths, roads and by public transportation. Locations that have access to
rail and highways that also encourage intelligent growth patterns will be
prioritized. Innovation will be a key requirement of new and infill projects as the
city looks to mitigate impacts of production and limit damage to the environment.
Values
Character: Buildings, landscaping, and outdoor spaces will be attractive,
interesting, well designed, and well maintained.
Wellness: Risk to life and property from all hazards will be minimized. Properties
and businesses are connected to nonmotorized corridors that offers alternative
means to commute.
Service: The city works closely with individuals and organizations to fully
understand the demands, needs, and concerns of the industrial community so that
the city can sponsor initiatives that help aid in their success.
Economy: Cornerstone institutions will strategically expand in regional
prominence. As industry grows, land use policy will support efforts to grow within
Auburn.
Celebration: The Community will be made aware of and celebrate the
accomplishments of our local, regional and international leaders in manufacturing,
warehousing, and distribution.
Environment: The built environment will fit into the natural landscape in a way that
protects and respects ecosystem function. Natural resource protection will be
supported and celebrated by City leadership and the community.
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Sustainability: Industrial uses are contributing to, and supportive of, efforts to build
and maintain a transportation system that ensures the people and goods move
safely throughout the city and beyond.
Description
Industrial lands allow for a mix of manufacturing, logistics, and warehousing along
with the space needed to store materials and vehicles. These areas have a heavy
reliance upon the transportation of goods by rail or truck which necessitates
loading docks/bays, ample area for truck movement, and convenient access to
robust rail and road infrastructure. These areas can also accommodate uses such
as breweries and distilleries and their associated tasting rooms, restaurants and
banquet halls, warehouse style retail outlets, and a modest level of integrated
housing.
Designation Criteria
1. Previously developed light or heavy industrial areas; or
2. Light Industrial provides buffering for heavy industrial areas or is buffered
from the single-family designation by landscaping, environmental features,
and buffered from all other Residential designations;
3. Meets the development parameters of the Light and Heavy Industrial
zoning districts.
1. Heavy Industrial districts should not located along high-visibility corridors
serving non-industrial uses;
2. Properties identified as LF Airport Landing Field on the zoning map in the
Airport Master Plan, and properties identified for future acquisition.
Implementing Zoning Designations
A. M-1 Light Industrial
B. M-2 Heavy Industrial
C. Airport Landing Field District
LU-81 A wide range of industrial uses may be permitted, subject to performance
standards.
LU-82 Outside storage shall be permitted subject to performance criteria
addressing its quantity and location.
LU-83 Development incentives should be established that encourage the creation
of electric car charging stations, use of sustainable building and/or operational
practices, development of nonmotorized infrastructure, and proximity and
connection to public transit.
LU-84 Promote the use of energy and water conservation measures.
LU-85 A wide range of industrial uses may be permitted, subject to performance
standards. Heavy commercial uses that serve the needs of workers in light
industries are also appropriate. These uses include indoor manufacturing,
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processing, and assembling of materials from previously prepared or raw materials
and ancillary and necessary warehousing and distribution of finished goods
associated with manufacturing and industrial uses.
LU-86 Parking lots must be located and designed in a manner that softens their
appearance from adjacent public roads. This is accomplished through landscaping,
pedestrian spaces, and the location of buildings on the property. Where
practicable, low-im pact 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.
LU-87 Landscaping, sidewalks, and bike paths will be integral parts of site design if
a development is located on an impression corridor or located within or adjacent to
an identified nonmotorized corridor.
LU-88 Outside storage shall be permitted subject to performance criteria
addressing its quantity and location. This is to ensure compatibility with adjacent
uses, so that such storage would not detract from the potential use of the area for
light industry. In all cases, such storage shall be extensively screened.
LU-89 Where an Industrial use is located adjacent to a property with a less intense
zoning designation, the light industrial use bears the burden of incorporating
techniques that mitigate the visual, noise, dust, and odor impacts.
LU-90 Uses involving substantial storage or processing of hazardous materials, as
well as substantial emissions, should not be permitted in these areas.
LU-91 A wide range of commercial activities may be allowed to provide increased
opportunities for sales tax revenue.
LU-92 The Burlington Northern Santa Fe Railroad Auburn Yard located within the
Railroad Special Plan Area is considered a compatible use at its current level of
usage. It is not bound by the policies concerning outside storage under the existing
light industrial designation as it was an existing use prior to the development of
this policy. Should BNSF decide to reactivate its applications to upgrade the yard to
an intermodal facility, the proposal will be subject to the essential public facility
siting process as defined in the Capital Facilities Element.
LU-93 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.
LU-94 While this zone should be reserved primarily for the heavier forms of
industrial activities, a wide range of industrial activities may be permitted. These
heavier forms of industrial activities may include outdoor or semi-enclosed
manufacturing, processing, or assembling activities, significant outdoor storage,
and uses involving substantial storage or processing of hazardous materials. Heavy
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commercial uses that serve the needs of workers in heavy industries are also
appropriate.
LU-95 Landscaping, sidewalks, and bike paths will be integral parts of site design if
a development is located on an impression corridor or located within or adjacent to
an identified nonmotorized corridor.
LU-96 For the LF Airport Landing Field District, the Airport Master Plan (AMP)
establishes the vision, policies, and implementation strategies that govern uses,
management principles, and future planning efforts. The AMP is incorporated by
reference in the Auburn Comprehensive Plan as an appendix.
LU-97 Auburn Municipal Airport is included in the federal airport system the
National Plan of Integrated Airport Systems (NPIAS). Participation in the NPIAS is
limited to public use airports that meet specific FAA criteria. NPIAS airports are
eligible for federal funding of improvements through FAA programs. To maintain
eligibility for funding through FAA programs, the Airport Master Plan should be
periodically updated as conditions change.
LU-98 Uses, activities, and operations within the LF Airport Landing Field District
must be coordinated and consistent with the Airport Master Plan.
LU-99Future expansions of the LF Airport Landing Field District, for the purpose of
airport uses, activities, and operations, should be coordinated and consistent with
the Airport Master Plan.
LU-100 While the industrially designated area east of the Airport is highly suited for
airport related activities, other industrial type uses are now located here. Therefore,
the City will encourage use in this area to take advantage of its proximity to the
Airport.
LU-101 New commercial land uses in proximity to the airport should be air related
and/ or complementary to the airport.
LU-102 To protect the viability of the Auburn Municipal Airport the City shall create
an airport overlay that is consistent with FAA regulations and WSDOT guidance.
LU-103 The City’s zoning ordinance and other appropriate regulatory measures
shall enforce the airport overlay and the FAR Part 77 surfaces.
LU-104 The airport overlay shall protect the operations of the Auburn Municipal
Airport by establishing controls on incompatible land uses and development.
LU-105 The airport overlay should be implemented to manage land uses and
development around the airport to ensure compatibility into the future and
prevent incompatible future uses. The regulations applied to properties
surrounding the airport should encourage land uses that are related to, and benefit
from, proximity to the airport but not restricted exclusively to only these.
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LU-106 The impact of development on air safety shall be assessed through the City
zoning ordinance, FAA regulations, SEPA review, input from the Auburn Municipal
Airport, and relevant technical guidance. Appropriate mitigation measures shall be
required by the City.
LU-107 Uses in proximity to the airport that may create potential operational (e.g.
height or noise) conflicts shall be reviewed for their consistency to airport
operations and conformance with the FAA regulations.
LU-108 The airport should be protected from nonconforming uses and structures
that pose a safety concern to airport operations.
LU-109 The City shall determine whether nonconforming uses and structures affect
airport operations and require their minimization or elimination, at cost to owner,
based on individualized study of proposals, City regulations, input from the Auburn
Municipal Airport, and relevant technical guidance.
Public/Quasi-Public Designation
Character
This category includes those areas that are reserved for public or quasi-public uses.
It is intended to include those of a significant extent, and not those smaller public
uses that are consistent with and may be included in another designation. These
public uses include public schools, developed parks, and uses of quasi-public
character such as large churches and private schools. Public uses of an industrial
character are included in the industrial designation, and small-scale religious
institutions of a residential character are included in the residential designation.
Streets, utilities, and other separate uses are not intended to be mapped separately
as Public/Quasi-Public.
Values
Character: Community facilities and programs bring people together and connect
residents and visitors to our natural resources.
Wellness: Multiple recreation options, and nearby trails, parks, activities, and events
will be readily accessible to the entire community.
Service: Land use policy supports the provision of community, health and human
services to all residents.
Economy: Residents and visitors seek Auburn as a residence or destination because
of its natural resources, community events, and community pride.
Celebration: We utilize our open spaces and public facilities to promote who we
are, our diversity, and our community pride.
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Environment: Residents and visitors will enjoy open spaces and environmentally
sensitive areas, while encouraging the appreciation of their importance and
beauty. Impacts of new development on natural resources are considerate of their
sensitivity and importance.
Sustainability: Public and private funds are used to make investments in land
preservation, restoration and protection. Public investments in land and facilities
are considered for their perpetual or generational value versus short-term
motivations.
Policies
LU-110 The primary purpose of this designation is to address public needs while
taking advantage of synergies with the adjacent areas where they are sited.
LU-111 Appropriate uses for this designation include facilities that serve the needs of
the larger community such as public schools, active parks, city operated municipal
facilities, police stations, and fire stations.
LU-112 Innovative strategies to integrate the uses and sites into the areas where
they are sited is encouraged. These strategies should maximize use of the site while
minimizing fiscal impacts and impacts to adjacent areas.
LU-113 Increase visibility of resources through public information campaigns.
LU-114 Appropriate uses include low-intensity recreational uses, passive use open
areas, protected environmental habitat, stormwater detention facilities, and similar
low-intensity uses.
LU-115 Promote the use of energy and water conservation measures.
LU-116 A responsible management entity and the purpose for Institutional districts
should be identified for each property interest within this designation.
Management policies and plans are appropriate for all lands in this designation.
LU-117 This designation permits a wide array of uses that tend to be located in the
midst of other dissimilar uses. For this reason, special emphasis should be directed
at the following:
a. The appropriateness of new requests for this designation and the impacts
that it may have on the surrounding community.
b. Site-specific conditions that should be attached to the granting of new
requests for this designation that are designed to mitigate impacts on the
surrounding community.
c. Site-specific conditions that should be attached to development proposals
that are designed to mitigate impacts on the surrounding community.
LU-118 Coordination with other Institutional entities is essential in the
implementation of the Public/Quasi-Public land use designation.
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LU-119 Industrial and commercial uses that are affiliated with and managed by
educational institutions for vocational educational purposes may be classified as a
Publican Public/Quasi-Public use and permitted on a conditional basis.
Designation Criteria
1. Previously developed institutional uses; or
2. Meets the development parameters of the Public/Quasi-Public designation.
Implementing Zoning Designations
A. I Institutional
B. P-1 Public Use District
Open Space Designation
Description
Open space lands are in public ownership or an otherwise permanently protected
state that provide enhanced protection of floodplains, aquatic and/or wildlife
corridors, wetlands, hazardous slopes, or that protect groundwater supplies. Open
Space lands may be made available for public access and education which includes
ancillary supportive uses such as bathrooms, trails, boardwalks, interpretive signs,
parking, and picnic areas.
Designation Criteria
1. Passive parks or undeveloped Parks Department property;
2. Any site containing a significant developmental hazard; or
3. Any site containing open space value suitable for public protection without
unduly encroaching on private property rights.
4. Sites that are permanently protected as a result of the terms of acquisition
or a recorded instrument.
Implementing Zoning Designations
A. OS Open Space
Policies
LU-120 Active parks that provide sports field, activity and community centers,
cemeteries, and public buildings should not be designated as open space.
LU-121 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
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centers, education opportunities, and other uses and facilities that support the
purpose of their designation.
LU-122 Increase distribution of open space and increase access to open space
amenities throughout Auburn.
LU-123 Enhance restoration, preservation and protection of natural resources and
critical areas.
LU-124 Seek out opportunities to develop recreation and education opportunities
on public lands or through public–private partnerships.
LU-125 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.
LU-126 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.
Overlays, Urban Growth Area, and Special
Planning Land Use Designations
Character
These areas help control growth, protect the environment, and prevent urban
sprawl conditions in our City. For a variety of reasons, specific areas exist within the
City that require further specificity or focus of land use planning, policy, regulation,
or investment. Overlays, urban growth areas, and special planning areas may be
designated that help further enumerate a purpose. These areas are to be
designated through the Comprehensive Plan and treated as a component of the
Land Use Element of the Plan.
Values
Each area designated as an overlay, urban growth area, or special planning area
shall reflect the values identified in the Core Comprehensive Plan.
General Policies
LU-127 These land use designations must be consistent with the Growth
Management Act, Puget Sound Regional Council, and countywide planning
policies.
LU-128 Any proposed changes to these designations must be pursued in
coordination with applicable State, Regional and County agencies.
Urban Separator Designation
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Description
Urban separators are areas designated for low-density uses in the King County
Countywide planning policies. They are intended to “protect Resource Lands, the
Rural Area, and environmentally sensitive areas, and create open space and wildlife
corridors within and between communities while also providing public health,
environmental, visual, and recreational benefits.” There are two primary areas of
urban separators, one on Lea Hill and one on West Hill.
Designation Criteria
Areas designated through the process of annexation.
Implementing Zoning Designations
A. Lea Hill Overlay
B. West Hill Overlay
C. Bridges Overlay
D. Urban Separator Overlay
Policies
LU-129 The City is obligated to maintain (and not redesignate) the Urban Separator
designation until at least the year 2022, pursuant to countywide planning policies
and an annexation agreement with King County. The City will coordinate with King
County on redesignation of Urban Separators in 2025.
LU-130 Urban separators are deemed to be both a regional as well as local concern
and no modifications to development regulations governing their use may be
made without King County review and concurrence. Therefore, the areas
designated as “urban separator” on the Comprehensive Land Use map, will be
zoned for densities not to exceed one dwelling unit per acre, with lot clustering
being required if a subdivision of land is proposed.
Urban Growth Area and Potential Annexation Area
Designation
Description
Urban growth areas and potential annexation areas are areas located outside of the
municipal city limits of Auburn. They are areas that are anticipated to be
incorporated into the City within 10 years of their designation.
Designation Criteria
Potential annexation areas are jointly developed by cities and the County in which
they are located. They are based upon countywide growth projections that are
divided among all urban growth areas within each respective County. Urban
growth areas and potential annexation areas are distinguished from each other by
whether they have been assigned to a city or not. Urban growth areas have been
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identified but have not been assigned to a city. Potential annexation areas are
urban growth areas that have been assigned to a specific city.
Implementing Zoning Designations
A. Urban Growth Area Potential Annexation Area
Policies
LU-131 Work with King and Pierce County, as well as nearby cities, to redesignate
urban growth areas into potential annexation areas.
LU-132 Auburn’s Potential Annexation Area is shown on the Comprehensive Plan
Land Use Map (Map 1.1). Map 1.1 also depicts Growth Impact Areas. These Growth
Impact Areas are generally adjacent to cities or unincorporated County lands in
which development that occurs potentially impacts the city of Auburn.
LU-133 The Auburn City Council may revise the boundaries of the Potential
Annexation Area in the future, in response to:
a. Amendments to King and Pierce County Urban Growth Areas as specified in
the King and Pierce County countywide policies
b. Discussions between Auburn and adjacent jurisdictions regarding potential
annexation area boundaries
c. Discussions with Pierce County concerning the designation of potential
annexation area boundaries
d. Changed circumstances relating to population and employment growth
and projections, urban service feasibility, or similar factors.
LU-134 Develop strategies and agreements for the review of development and
provision of utilities within potential annexation areas that have yet to be annexed.
LU-135 Prior to annexation, develop strategies and agreements that address the
orderly transition of areas into the city such as transfer of permit authority,
infrastructure financing, financing of fire and police services, and interim
development regulations.
Critical Area Overlay Land Use
Description
Under the Growth Management Act cities and counties are required to identify,
designate and protect critical areas. Critical areas include (a) wetlands, (b) aquifer
recharge areas (including areas with a critical recharging effect on aquifers used for
potable water), (c) fish and wildlife habitat conservation areas, (d) frequently
flooded areas, and (e) geologically hazardous areas.
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Designation Criteria
Designation of critical areas includes both criteria that should be applied to the
specific type of critical area as well as buffers and/or setbacks that are necessary for
the protection of the critical area and/or life and property. Designation of critical
areas is based on best available science as it applies to local conditions.
Implementing Zoning Designations
A. Wetlands
B. Aquifer Recharge Areas
C. Fish and Wildlife Habitat Conservation Areas
D. Frequently Flooded Areas
E. Geologically Hazardous Area
Policies
LU-136 Best available science will be utilized for the specific designation criteria and
the associated adopted protection standards and development regulations.
LU-137 Reasonable use provisions will be included within the critical area
regulations that ensure a property owner is not denied use of a preexisting parcel,
lot or tract.
LU-138 Exemptions to the critical areas ordinance should be provided for very
limited and justified circumstances such as maintenance of existing land uses,
work within some types of human-made features, limited types of site investigation
work, emergency activities, and certain types of invasive vegetation control.
LU-139 Critical area regulations will identify the process and standards for alteration
of a critical area and criteria related to mitigation, performance, and monitoring.
Special Planning Area Designation
Description
“Special Planning Areas” consist of Districts, subareas, Impression Corridors, and
Gateways within Auburn that warrant additional emphasis in planning,
investments, and policy development. Each may be recognized separately within
the Comprehensive Plan, as an Element of the Comprehensive Plan, or as an
subarea plan (discussed below). There are a variety of reasons for designating and
distinguishing a special planning area, and once designated, a variety of potential
outcomes. Reasons for designating a special planning area include:
• Growth Centers are areas of the city identified though the Comprehensive
Planning process where a large share of growth is allocated. These areas
provide a combination of Mixed-use, higher density residential, and higher
density commercial uses which serve the local area. There will be a special
focus on the performance of these Centers, including housing units and jobs
created, to ensure the City accommodates the required share of regional
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growth by 2044. Growth Centers are shown in Map 1.4 and reflected in
development regulations found in city code.
• Areas of high visibility and traffic. These areas create an impression or image
of Auburn. It is therefore particularly important to ensure that they are
attractive and well maintained. Examples include Auburn Way South and
associated major highway on- and off-ramps.
• Land use activities that warrant joint planning between the city and
owner/operator. In addition to developing approaches and strategies for the
land use activity, there may be additional emphasis on ensuring
compatibility with surrounding land uses. Examples include Green River
College, the Auburn Municipal Airport, and Emerald Downs Thoroughbred
Horse Racetrack.
• Neighborhoods in which a resident and merchant live and conduct daily
business and leisure. Neighborhoods may also be distinguished by physical
setting, physical separations, and similarity over an area. Examples include
downtown, Lea Hill, and Lakeland.
• Areas with a focused desire to create greater physical and economic
cohesiveness. These may be large, planned developments or clusters.
Examples include the Auburn North Business Area and Mt. Rainier Vista.
• Areas with an existing built environment or an existing regulatory
framework that does not, in itself, meet the expectations of the seven values
that underscore the Comprehensive Plan. Examples include the need for
multimodal connections between West Hill and Lea Hill to north and
downtown Auburn.
Designation Criteria
1. Districts: The geographic limit of districts and areas that make up this
category of Special Planning Areas extends beyond an alignment with any
particular street, trail, river, stream, or other linear corridor. Districts may
contain other smaller Special Planning Areas, such as subareas. Additionally,
districts are generally consistent with the geography of one of the eight
“neighborhoods” identified in the 2014 City of Auburn Community Vision
Report. Generally speaking, districts are identified for the purpose of creating
identity. This means that the land use designations and overarching policies
and implementing regulations are not going to change from one district to
the next. Instead, Districts are important for event planning, establishing
park and open space level-of-service standards, and promoting community
identity.
Districts (see Map 1.4)
● West Hill
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● North Auburn
● Lea Hill
● Downtown
● South Auburn
● Plateau
● Lakeland
● Southeast Auburn
2. Subareas: Subareas are smaller in geography than a district. Though
relatively large, multiple subareas may be located within a single district.
Subareas allow for the refinement and recognition of existing unique
characteristics within a district. Subareas are intended to anticipate, support,
and guide long-term growth and redevelopment through planned
development and a unique vision for how that area should look and function
in the future. It can also be used to provide flexibility when there is
uncertainty regarding how an area may be most appropriately developed in
the future.
3. Twenty-eight (28) subareas currently exist. These subareas are categorized
into five different types of subareas:
● Identified Areas;
● Designated Areas;
● Economic Development Strategy Areas (a Designated Areas sub-category);
● Areas of Concern (another Designated Areas sub-category); and
● Adopted Areas.
Uses, intensities, and infrastructure development determined for each subarea or
planned area through individual planning processes. Connectivity throughout the
planned area, and connections to multimodal transportation opportunities outside
of the planned area are also emphasized through the individual planning process.
The result of each individual planning process is the adoption of Comprehensive
Plan element or subarea plan for the particular subarea by the City Council. Each
Plan element must be consistent with the general goals, objectives, and policies of
the Comprehensive Plan, and once adopted, subarea plans are intended to guide
the future development of each respectively adopted subarea.
2a. Identified Areas: Identified areas are identified as a subarea within the
Comprehensive Plan, but have not been established on the Comprehensive Plan
Map. Therefore, the specific and detailed boundaries of an identified subarea have
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not been defined. Identification of a subarea within the Comprehensive Plan occurs
by official action of the City Council.
Identified Areas
● Auburn Golf Course
● GSA/Boeing
● Green River College
● Mary Olsen Farm
● Les Gove Campus
● Emerald Downs
● Auburn High School
2b. Designated Areas: Designated Areas have been designated on the
Comprehensive Plan Map, which defines the specific and detailed boundaries of
the area. Designation of an area on the Comprehensive Plan Map occurs by official
action of the Auburn City Council. It is intended that future development of these
areas will be guided by individual Plan element or subarea plan of the
Comprehensive Plan. The future subarea plan will either supplement existing goals,
policies, and implement strategies, or replace existing Comprehensive Plan
designations and policies for the area within the specific and detailed boundary.
Designated Areas (see Map 1.6):
• Auburn Municipal Airport
• BNSF Rail Yard
• Stuck River Road
• Mount Rainier Vista
• Lakeview
2b(1). Designated Areas - Areas of Concern: Areas of Concern are a specific type (or
subcategory) of the designated area. Areas of Concern are established because
they represent an area that features a lack in the infrastructure and services (e.g.
municipal water and sewer service, urban roads, traffic demand, and storm water
management) necessary to support increase in density or other development.
These areas require a close assessment of and an emphasis on infrastructure
development and planning to support further development. While this Plan may
not fully represent the intensity of uses that could ultimately be supported in these
areas (in part due to the current weakness of the City’s infrastructure to support
future growth). Development intensification within the Area of Concern needs to
be coordinated with the necessary infrastructure and services to support growth.
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Designated Areas - Areas of Concern (see Map 1.6):
• AWS/Auburn Black Diamond Rd.
• Pike Street NE
• 8th Street NE
2b (2). Designated Areas - Economic Development Strategy Areas: The Economic
Development Strategy Areas are a specific type (or subcategory) of designated
area. In 2005, City Council adopted six Economic Development Strategy Areas
under Resolution No. 3944. These areas, initially identified by a focus group of
diverse business and community interests, are targeted for population and
employment growth within the planning horizon of the City’s 20-year growth
target (204431). By 2012, the City Council added three additional economic
development strategy areas, bringing the total to nine (9) strategy areas.
During the City’s 2015 update of the Comprehensive Plan the list of economic
development strategy areas reflects current conditions and status of these areas.
As such, two of the original six economic development strategy areas were
removed from the list. The Urban Center, one of the original six development
strategy areas, was removed as it is no longer a designated area. The Urban Center,
also known as “Downtown Auburn” or the “Downtown Urban Center” is an adopted
area (since 2001) and features its own subarea plan. The Auburn Environmental
Park (AEP)/Green Zone has also been removed as an economic development
strategy area. The AEP/Green Zone economic development strategy area was
previously zoned EP, Environmental Park Zone. The intent of this zone was to
encourage economic development in the form of medical, biotech and “green”
technologies including energy conservation, engineering, water quality and similar
uses. Through Ordinance No. 6660 City Council rezoned the AEP/Green Zone from
EP, Environmental Park Zone to M-1, Light Industrial, hereby effectively removing
the need to designate the AEP/Green Zone as a specific economic development
strategy area.
The current economic development strategy areas are included below. The
boundaries of the economic development strategy areas are incorporated as
designated sub-areas “Designated Areas – Special Planning Areas” map of the Land
Use Element.
Designated Areas -Economic Development Strategy Areas (see Map 1.6)
• A St SE (corridor)
• Auburn Way South (AWS) Corridor
• Auburn Way North (AWN) Corridor
• M St SE (between AWN and AWS)
• SE 312th/124th Ave
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• NW Manufacturing Village
• 15th St SW/West Valley Hwy N
2c. Adopted Areas: Adopted Areas include an Adopted Subarea Plan
incorporated into the Comprehensive Plan that establishes the purpose of
its designation, goals and policies, and implementation strategies. Adoption
of a subarea plan occurs by official action of the City Council. As an adopted
document of the Comprehensive Plan, the subarea Plans are subject to a
review, and if necessary, revision to address changes in conditions, issues, or
even characteristics of the planned areas. The review and revision of the
Subarea Plan will also include the review and, if necessary, a revision of
zoning regulations and architectural design standards.
Adopted Areas (see Map 1.7)
● Downtown (Ordinance No. 5549)
● Auburn Adventist Academy (Resolution No. 2254)
● Auburn North Business Area (Resolution No. 2283)
● Lakeland Hills (Resolution No. 1851)
● Lake Hills South (County H.E. Case Z15/UP70)
● Northeast Auburn (Ordinance N. 6183)
3. Impression Corridors: Impression corridors are aligned with a particular
street, trail, river, stream, or specific linear corridor. Some corridors may be
part of a subarea, in which case the Impression Corridor policies are
additive to a subarea plan. Impression corridors enhance the areas in which
residents, businesses, and visitors move throughout the city. The benefit of
an impression corridor is two-fold: residents know that the city is invested
in the aesthetic of main thoroughfares and businesses can build off of the
design and aesthetic provided by the impression corridor. Improvements or
modification to impression corridors consist of aesthetic signage,
landscaping, and monument features, and the rehabilitation or removal of
existing buildings and property. Impression Corridor boundaries and
policies are formally designated by adoption of the Comprehensive Plan.
Priority is given to the impression corridors that are a part of a subarea.
Priority impression corridors are the thoroughfares in which residents,
businesses, visitors move throughout a specific subarea. The priority
impression corridors are italicized below.
Impression Corridors (see Map 1.8)
• Auburn Way North
• Auburn Way South
• Auburn Black Diamond Road
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• A Street SE/Auburn Avenue
• C Street SW
• Division Street
• M Street/Harvey Road
• Main Street
• 8th Street NE
• 15th Street SW
• West Valley Highway
• 15th Street NW/NE
• 132nd Ave SE
• SE 320th Street
• SE 312th Street
• SE 304th Street
• R Street
• Lake Tapps Pkwy SE
• Green River Road
• 37th Street NW
• S 277th Street
• Interurban Trail
• Green River
• White River
• Mill Creek
4. Gateways: Gateways are specific places, intersections, or blocks within
the city. These essential locations are established because they constitute
the first impression into of Auburn. Gateways are intended to create a
“welcome” into distinct areas of the city or into the city itself. They are
therefore highly important to plan, construct, maintain, and enhance their
appearance and function. Gateway locations and policies are formally
designated by adoption of the Comprehensive Plan. Priority is given to
those gateways that are along a priority impression corridor. Priority
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gateways function as an entrance to an impression corridor. The priority
gateways are italicized below.
Gateways (see Map 1.9)
• Auburn Way North and Auburn Avenue (where the roads converge)
• East Main Street and M Street NE/ SE (at the intersection)
• Auburn Way South and 4th Street SE
• Auburn Way S and 6th Street SE
• West Main Street between C Street NW and B Street NW
• All roads with an entry into the city
• Hwy 167 Off Ramps
• SR 18 Off Ramps
Implementing Zoning Designations
A. Planned Unit Development (PUD) Master Plans
Special Plan Area Policies
District Policies.
LU-140 Through regulation, capital investment, and community planning,
identify, promote and market district identity.
Subarea Policies.
LU-141 Each subarea will contain its own vision, goals, policies and
strategies.
LU-142 BNSF Rail Yard - This approximately 150-acre Special Planning Area
is located in the south-central portion of the city and surrounded by SR-18
to the North, Ellingson Road to the South, C Street SW to the west and A
Street SE to the East. The Special Planning Area should consider both sides
of C Street and A Street. Consideration should be given to:
• The needs of Burlington Northern.
• Providing pedestrian, bicycle and vehicular access across the site to
connect the southeast and southwest sides of the city.
• Providing a more visually appealing “entry corridor” into the city from
the south along A and C Streets.
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• Allowing for a mix of uses including single and multifamily
development and commercial and industrial uses where appropriate.
LU-143 Stuck River Road - A portion of the Stuck River Road Special
Planning Area is currently the site of a large sand and gravel mining
operation. This area and other adjacent land comprising a total of
approximately 664 acres has been designated as a long-term resource area
(mineral resource area), so development of the Special Area Plan for this
area should be a low priority as mining is expected to continue on this site
for as long as 30 years. The land uses for the Stuck River Road Special
Planning Area will be determined through the subarea planning process
and the City Council’s adoption of the subarea plan. Potential land uses
applied through the subarea planning process could include single-family
residential, multi-family residential, commercial, institutional, and
recreational. Some light industrial uses may be appropriate for
consideration and designation through the subarea planning process if the
uses are “industrial or business park” in character, conducted entirely within
an enclosed building, and exhibit a high degree of performance standards
and are non-nuisance in nature and if appropriately limited in extent and
location. A mix of housing types ranging from single family residential to
multi-family residential is appropriate for this planning area. The subarea
plan should be adopted taking into consideration the period during which
mining is expected and the intent of the ultimate development of the area.
An active permit has been processed by the city with respect to the mining
activity on a portion (approximately 664 acres) of the mineral extraction
operation. The permit process should continue, however, any permit for
mining in the mineral resource area should be granted for the life of the
resource, with reviews conducted periodically (every five years) to
determine whether changes in the originally proposed mineral extraction
operation have arisen and give rise to the need for additional or revised
permit conditions to address the new impacts (if any) of any such changes.
Any permit applications for additional acreage within the mineral resource
area shall be processed by the City.
Development of this area should not occur until adequate public facilities
are available to support the development consistent with City concurrency
policy.
The City recognizes the potential for expanding the Stuck River Road
Special Planning Area to include additional land east of Kersey Way and
north of the Covington-Chehalis power line easement and will consider a
proposal by all affected property owners. If the area is expanded, the
number of non-multiple family, non-manufactured home park dwellings
units may be increased proportionate to the increase in acreage. Any such
proposal shall specifically apportion the types and quantities of
development to occur within each separate ownership.
LU-144 Lakeview - The Lakeview subarea is currently the site of two
independent sand and gravel mining operations. While mining activity
continues in the eastern operation, indications in 1995 are that the western
operation has ceased. Activity in the western portion is now limited to a
concrete batch plant and future site reclamation. Following reclamation,
the area should be developed as a primarily single-family residential
neighborhood of low to moderate urban density. A planned development
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would be particularly appropriate for this approximately 235-acre site. The
permitted development density of the site will depend heavily upon the
ability of the transportation system near the site to handle the new uses.
Consideration shall be given to the environmental, recreational and
amenity value of White Lake, the historical and cultural significance, as well
as tribal ownership and jurisdiction of the Muckleshoot Tribe in the
development of the Lakeview Plan element. Permit applications have been
accepted and are currently being processed by the city with respect to the
mining activity in the eastern portion of the area. The permit process should
continue, however, any permit for continued mining in this portion of the
area should be limited to 10 years to encourage completion of the mining,
and subsequent reclamation by the property owner in preparation for
development. The Lakeview Plan element should be adopted prior to the
City’s acceptance or processing of any other permit applications for the
mining operation in the Lakeview Special Planning Area. The environmental
information and analysis included in the Final Environmental Impact
Statement for Lakeview (November 1980), shall be considered in the
development of the Lakeview Plan element. While heavy commercial or
industrial uses would not be appropriate as permanent uses of this area,
conversion of the area now zoned for heavy industry to office commercial
(or similar) uses would be appropriate.
LU-145 Mt. Rainier Vista - This 145-acre subarea is located south of Coal
Creek Springs Watershed. Overall development of the Mt. Rainier Vista
subarea plan shall be consistent with the following conditions:
1. Primary consideration in the use and development of the property
shall be given to protection of Coal Creek Springs’ water quality.
Development types, patterns and standards determined to pose a
substantial risk to the public water source shall not be allowed.
2. The maximum number of dwelling units will be determined as part
of any sub-area plan process. Dwelling units shall be located within
portions of the property where development poses the least risk of
contamination for Coal Creek Springs. Lands upon which any level of
development would have a high risk for contaminating the water
supply shall not be developed, but would be retained as open space.
The development pattern shall provide for a logical transition
between areas designated for rural uses and those designated for
single family residential use. All dwelling units shall be served by
municipal water and sanitary sewer service, and urban roads. If 53rd
Street S.E. is the major access to serve the Special Planning Area, the
developer will be responsible for developing the street to urban
standards, from the property owners’ eastern property line that
abuts 53rd Street, west to the intersection of 53rd and Kersey Way.
3. Percolation type storm sewer disposal systems shall not be
permitted. All surface water drainage shall be conveyed consistent
with the City’s current storm drainage standards. Treatment of
stormwater shall occur prior to its discharge to any surface water
body, consistent with standard public works or other requirements
in general effect at the time of development.
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4. The site shall be zoned temporarily, at one unit per four acres, until
the sub-area plan is completed, and the long-term urban zoning
determined.
5. The Mt. Rainier Vista special planning area boundary may be
modified through the development of the subarea plan.
6. The Mt. Rainier Vista and Stuck River Road Special Planning Areas
shall be coordinated subarea plans.
Designated Areas - Areas of Concern Policies
LU-146 AWS/Auburn Black Diamond Rd – The area between Auburn-Black Diamond
Road and the Burlington Northern Railroad currently lacks urban facilities necessary
to support urban development. Major development proposals shall be carefully
assessed under SEPA to ensure that the development can be supported by the
available facilities. Once property owners are able to demonstrate to the City that
they can provide urban services (municipal water and sewer service, urban roads and
storm water management) necessary to support the intensity of development
proposed within the entire area, the Plan designation and zoning for this area should
be changed to an urban residential or commercial classification. The appropriate
classification(s) shall be determined after a review of the development proposal and
the pertinent Comprehensive Plan policies.
LU-147 Pike Street NE – The area located north of 8th NE, east of Harvey Road, and
south of 22nd NE is inadequately served by residential arterials. No increase in
density or other development which would increase traffic demand in this area
should be approved.
LU-148 8th Street NE – The areas paralleling 8th Street NE located between Auburn
Way and M Street are designated for multiple family residential while 8th Street NE
is designated as a minor arterial. However, the road is not currently constructed to
this standard and is not able to support current traffic demand adequately. The Plan
designation would greatly increase traffic volumes. Implementation of the Plan
designations should not occur until 8th Street NE is constructed to the adequate
arterial standard and water service is upgraded. Up zones should not be granted
from current zoning until these stems are upgraded or guaranteed.
Designated Areas - Economic Development Strategy Areas Policies
LU-149 The City should adopt a formal subarea plan for each of the seven economic
development strategy areas (listed below) as an element of the Comprehensive Plan.
Each economic development strategy area subarea plan should identify the uses,
intensities, and infrastructure development necessary to support the types of
business and activities that are most consistent with community aspirations. Each
subarea plan should address and include policies regarding the expected level of
housing density (or residential growth targets) and employment growth targets.
• Auburn Way South Corridor
• Auburn Way North Corridor
• NW Auburn Manufacturing Village
• 15th St. SW/C St. SW/W Valley Hwy. N
• A St. SE
• SE 312th St. /124th Ave SE
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• M St. SE between Auburn Way N and Auburn Way S
Adopted Areas Policies
LU-150 Adoption or revision of a subarea plan will be treated as a comprehensive
plan amendment and will comply with the Growth Management Act, Countywide
planning policies, Vision 20 50, and the Core Comprehensive Plan.
LU-151 Adventist Academy - Adopted under Resolution No. 2254 on November 14,
1991. The Auburn Adventist Academy is Special Planning Area (Adopted Area) is a
multi-use campus operated by the Western Washington Conference of Seventh-
Day Adventists. The Campus plays a large role in the Western Washington
Conference of Seventh- Day Adventists’ private elementary and secondary
education system in Washington and hosts many community events as well as an
annual regional camp meeting for Adventists from Washington and around the
world. The Campus previously housed Harris Pine Mill, a furniture manufacturer, for
many years. The Mill provided financial benefit to the Academy’s budget and
provided employment opportunities, learning experiences, and vocational
education for Academy students. The Academy continues to include in its plan
industrial uses that support the mission of the school financially. The reuse of
existing mill buildings and redevelopment of buildings lost to a fire in 1989 are the
focal points of the current industrial development. In addition to institutional and
industrial uses, the Academy also operates a landing strip and associated aircraft
hangars for student aviation and flight training. A single-family subdivision is
located to the south of the airstrip. In addition to these uses, the Academy wishes
to allow development of uses such a multi-family and senior housing and assisted
living and memory care which will generate perpetual revenue through a long-
term land lease on a portion of the Campus lying generally north of Auburn Way
South and south of 32nd Street S.E. that will directly aid its mission. The financial
benefit from these uses will allow funding an endowment, subsidize student
tuition, provide financial aid for students needing tuition assistance, for new
educational programs, for additional faculty, facility maintenance and upgrades,
and other needs. The plan focuses on provides predictability to planning, zoning,
subdivision, and development decisions within the Special Planning Area (Adopted
Area) made by the city.
LU-152 Auburn North Business Area - Adopted under Resolution No. 2283 on March
2, 1992. The Auburn North Business Area Special Planning Area Plan was the result
of a comprehensive planning study due to increased development pressure north
of the Central Business District. Since the Central Business District, which contains
Downtown, the core of Auburn, is adjacent to these areas, future development in
this area is crucial. A comprehensive and cohesive direction was also needed based
on increased development proposals and rezone requests. In addition to
development concerns, many of the considerable undeveloped parcels contain
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wetlands. All of these factors made development controls beyond zoning and
development regulations advisable.
LU-153 Lakeland Hills - Adopted under Resolution No. 1851 on April 18, 1988.
Lakeland Hills area lies between the Stuck River and the southern City limits of
Auburn in the most southwestern part of the city. The area consists of planned
residential and commercial subdivisions, and is predominately residential in nature,
offering a range of housing types, including single family and multi-family
dwellings. The Lakeland Hills Plan was intended to provide long-term predictability
to both the city and potential developers. As a planned community, development
and design must be consistent with the policy guidance of the Lakeland Hills Plan.
LU-154 Lakeland Hills South - Approved under Pierce County Hearing Examiner
Case Z15/UP70.Lakeland Hills South lies south of the Lakeland Hills special plan area
and is the most southwestern part of the city. The area is predominately residential,
allowing for a range of housing types, with commercial uses, including Lakeland
Town Center, in the center. Nonresidential uses, including civic, religious, and
municipal services are allowed throughout the area through an Administrative Use
Permit. Unlike Lakeland Hills, Lakeland Hills South was accepted into Auburn was a
Planned Unit Development (PUD). The Lakeland Hills PUD, originally the Lakeland
Hills South Planned Development District (PDD), was approved under Pierce
County Hearing Examiner Case no Z15-UP70 in 1990. Lakeland Hills South PUD is
intended to provide enhanced flexibility to develop a site through innovative and
alternative development standards. As a PUD, specific development and design
standards are prescribed.
LU-155 Auburn Downtown Plan (Downtown Urban Center) – Adopted under
Ordinance No. 5549 on May 21, 2001. Downtown Auburn is the business,
governmental, and cultural hub of Auburn, its physical and cultural heart. Many
stores, restaurants, service providers, and small offices are well-represented
throughout this district. Downtown hosts many community events and activities,
such as the weekly Auburn International Farmers Market in the summer,
Soundbites! Concert Series (in the City Hall Plaza) and the Veterans Day Parade.
Downtown features public art that includes temporary installations such as Pianos
on Parade and a permanent outdoor Downtown Sculpture Gallery with rotating
pieces. This dynamism is possible because the district is a collection of uses that
coexist in close proximity to one another. Due to the value, importance, and
complexity of this district, The Auburn Downtown Plan identified four general
needs to be addressed by the plan:
● Update of the existing plan in order to continue Downtown revitalization
● Concern over the reopening of Stampede Pass
● Multiple large projects proposed for Downtown
● Scarce private investment
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In conjunction with project-based items, a regulatory element that emerged from
the goals of the Auburn Downtown Plan was the Downtown Urban Center (DUC)
zoning district, which was established in 2007. While the DUC zoning district is
intended specifically to address the needs of downtown, though the
implementation of policies identified by the Downtown Auburn Plan, many
challenges related to public and private investment, development, and strategic
planning have yet to be addressed as downtown has evolved.
The Auburn Downtown Plan is in the process of being updated and is expected to
be considered for adoption in 2025, after this Periodic Comprehensive Plan update
is adopted in 2024. The DUC zoning districts and DUC boundaries found in the
Comprehensive Plan Land Use Map, related Zoning Map, and Implementing Zones
is consistent with direction in the updated Auburn Downtown Plan.
LU-156 Northeast Auburn Special Plan Area – Adopted under Ordinance No. 6183 on
June 5, 2008. The Plan was prepared in fulfillment of the policies included in the
Comprehensive Plan for the area between Auburn Way North and the Green River,
south of 277th Street (52nd Street NE) and north of approximately 37th Street NE in
the City of Auburn (Map No. 14.2). The planning area was narrowed to an area
covering approximately 120 acres, north of 45th Street NW and between Auburn
Way North and the existing I Street NE right-of-way. The Northeast Auburn/
Robertson Properties Special Area Plan focuses on proposed develop of the Auburn
Gateway project area, a 60-acre group of properties owned or under consideration
for purchase by Robertson Properties Group, owners of the Valley 6 Drive-In
Theater. The plan calls for a mix of office, retail, and multifamily development under
a new zoning designation (C-AG Auburn Gateway) for the central portion of this
planning area, created to accommodate mixed use development. The plan calls for
phased development in coordination with the provision of new roads, stormwater
and other utilities, and flood management measures.
Impression Corridor Policies.
LU-157 Create specific plans for each identified corridor, outlining development
policies and regulations, necessary capital improvements, and implementation
strategies. In the absence of any specific corridor plans, this section contains
general policies that are to be applied within designated impression corridors.
LU-158 Coordinate corridor planning, design, construction, and maintenance with
other agencies, such as BNSF, the Muckleshoot Indian Reservation, and the
Washington State Department of Transportation. Where one agency may more
effectively manage the corridor, management or ownership consolidation is
appropriate.
LU-159 Promote the elimination or renovation of existing derelict or unmaintained
structures, signs, fences, and properties along impression corridors through
regulatory or enforcement mechanisms.
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LU-160 Work with private and public property owners to educate, create incentives,
and enforce regulations that are intended to improve the overall appearance of
identified corridors.
LU-161 Emphasize the design, orientation, construction materials, landscaping, and
site layout for development proposals of new and existing buildings along
impression corridors. New construction and the renovation of existing buildings
create important opportunities for enhancing the appearance of impression
corridors.
LU-162 Establish regulations that ensure coordinated, attractive commercial
signage is of an appropriate size and quantity. Signage regulations along these
corridors may be different than those in other areas.
LU-163 Take advantage of opportunities to provide informational signs, wayfinding
signs, and traffic control signs that are attractive, useful, and integrated into a
larger citywide signage plan or policy.
LU-164 Outdoor storage of materials, inventory, and other goods and off-street
surface parking should be located at the rear of the property. If outdoor storage
cannot be located in the rear of the property, then it should be screened from view
from adjacent rights-of-way.
LU-165 Design, construct, and enhance impression corridors to accommodate
multimodal uses.
LU-166 Design and construct vehicular access points in a manner that consolidates
access points serving multiple uses.
LU-167 Signage, landscaping, and monument features should be used to establish
prominent access points.
LU-168 Discourage aerial utilities.
LU-169 Invest in impression corridors by acquiring rights-of-way, constructing and
widening sidewalks, installing landscaping, building center medians, constructing
parklets, providing street furniture, and constructing other improvements.
Gateway Policies
LU-170 Prioritize by ranking all gateways and develop potential opportunities and
designs for each location.
LU-171 Develop land use regulations that incorporate gateway priorities and
concepts into private development proposals that are located at identified
gateways.
LU-172 Coordinate with the Washington State Department of Transportation to
understand options and implement actions at gateway location. Many of the
gateway locations are within the WSDOT right-of-way.
Page 137 of 257
City of Auburn Land Use Element | LUE-49
LU-173 Develop design layouts for gateway locations. Designs will identify key areas
that greet residents and visitors as they enter the city or downtown center,
opportunities for signage and monument features, and landscaping.
LU-174 Maintain established gateways.
Page 138 of 257
MUCKLESHOOT
CASINO
T167
T167
T18
T18
DOWNTOWN
Information shown is for general reference purposes
only and does not necessarily represent exact
geographic or cartographic data as mapped. The
City of Auburn makes no warranty as to its accuracy.
Map ID: 1142
Printed On: 3/20/2024
Draft 2024 City of Auburn Land Use Map
L A K E
T A P P S
L A K E
T A P P S
0 0.25 0.5 0.75 1
MILES
Bridges Overlay (Ordinance: 6922)
West Hill Overlay (Ordinance: 6122)
Lea Hill Overlay (Ordinance: 5346 & 6121)
Urban Separators Overlay
Potential Annexation Areas
PUBLIC/QUASI-PUBLIC
OPEN SPACE
NEIGHBORHOOD RESIDENTIAL THREE
NEIGHBORHOOD RESIDENTIAL TWO
NEIGHBORHOOD RESIDENTIAL ONE INDUSTRIAL
MIXED USEDOWNTOWN URBAN CENTER
COMMERCIAL
Downtown Urban Center
RESIDENTIAL CONSERVANCY
Page 139 of 257
T167
T167
T18
T18
Information shown is for general reference purposes
only and does not necessarily represent exact
geographic or cartographic data as mapped. The
City of Auburn makes no warranty as to its accuracy.
Map ID:
Printed On: 3/8/2024
Draft 2024 City of Auburn Growth Centers
L A K E
T A P P S
L A K E
T A P P S
0 0.25 0.5 0.75 1
Miles
M Street/ E Main
Academy
I Street Corridor
Stuck River Road Subarea
Auburn Way S
Outlet Collection
Lea Hill
South Downtown
Downtown Urban Center
Page 140 of 257
T167
T167
T18
T18
Information shown is for general reference purposes
only and does not necessarily represent exact
geographic or cartographic data as mapped. The
City of Auburn makes no warranty as to its accuracy.
Map ID: 6094
Printed On: 3/8/2024
Draft 2024 City of Auburn Districts
L A K E
T A P P S
L A K E
T A P P S
0 0.25 0.5 0.75 1
MILES
SOUTHEAST AUBURN
LAKELAND HILLS
WEST HILL
SOUTH AUBURN
PLATEAU
NORTH AUBURN
LEA HILL
DOWNTOWN URBAN CENTER
Page 141 of 257
T167
T167
T18
T18
Information shown is for general reference purposes
only and does not necessarily represent exact
geographic or cartographic data as mapped. The
City of Auburn makes no warranty as to its accuracy.
Map ID: 6061
Printed On: 3/8/2024
City of Auburn Designated Areas
L A K E
T A P P S
L A K E
T A P P S
0 0.25 0.5 0.75 1
MILES
SE 312TH ST/ 124TH AVE SE
AUBURN WAY N CORRIDOR
AIRPORT
NW AUBURN
MANUFACTURING VILLAGE
PIKE ST NE
8TH ST NE
WEST AUBURN
M ST SE
AUBURN BLACK DIAMOND RD SE
LAKEVIEW
A ST SE
MOUNT RAINIER VISTA
STUCK RIVER ROAD
15TH ST SW/C ST SW/
WEST HIGHWAY N
AUBURN WAY
S CORRIDOR
Designated Areas
Page 142 of 257
T167
T167
T18
T18
Information shown is for general reference purposes
only and does not necessarily represent exact
geographic or cartographic data as mapped. The
City of Auburn makes no warranty as to its accuracy.
Map ID: 6093
Printed On: 3/8/2024
Draft 2024 City of Auburn Adopted Areas
0 0.25 0.5 0.75 1
MILES
L A K E
T A P P S
L A K E
T A P P S
NORTHEAST AUBURN
DOWNTOWN URBAN CENTER LAKELAND HILLS
LAKELAND HILL SOUTHAUBURN NORTH
BUSINESS AREA
ACADEMY
Page 143 of 257
T167
T167
T18
T18
Information shown is for general reference purposes
only and does not necessarily represent exact
geographic or cartographic data as mapped. The
City of Auburn makes no warranty as to its accuracy.
Map ID: 6070
Printed On: 3/8/2024
City of Auburn Impression Corridors
L A K E
T A P P S
L A K E
T A P P S
0 0.25 0.5 0.75 1
MILES
Impression Corridors
Page 144 of 257
T167
T167
T18
T18
Information shown is for general reference purposes
only and does not necessarily represent exact
geographic or cartographic data as mapped. The
City of Auburn makes no warranty as to its accuracy.
Map ID: 6092
Printed On: 3/8/2024
Gateways
L A K E
T A P P S
L A K E
T A P P S
0 0.25 0.5 0.75 1
MILES
Gateways
Page 145 of 257
Existing Zoning
District Proposed Zoning Existing Land
Use
Proposed Land
Use Description of Proposed Uses and Changes
RC RESIDENTIAL
CONSERVANCY
RC RESIDENTIAL
CONSERVANCY Residential
Conservancy
Residential
Conservancy
Allow for Middle Housing and ADUs, development regulations
apply
R1 - RESIDENTIAL 1
DU/ACRE
R1 - RESIDENTIAL 1
DU/ACRE Single Family Neighborhood
Residential One
Allow for Middle Housing and ADUs, development regulations
apply
R-5, R-7 R2 - Residential Low
Single Family Neighborhood
Residential Two
SF, Townhouse, Duplex, Triplex, Fourplex, Stacked Flats,
Courtyard Apartments, Cottage Housing - 4-6 units/lot, ADUs
R-10, R-16 R3 - Residential Moderate Moderate Density
Residential
Neighborhood
Residential Two
R2 (No SF)+ Fiveplex, Sixplex, Stacked Flats, Apartment
Buildings and Mixed-Use up to 20 units, ADUs
R-20 R4 - Residential High
Multiple-Family Neighborhood
Residential Three
R3 + Apartment Buildings and Mixed-Use over 20 units, ADUs
N/A R-NM NEIGHBORHOOD
MIXED-USE N/A Mixed-Use
R4 and C1 Uses + Mixed-Use (horizontal or vertical) Emphasis
R-MHC RESIDENTIAL
MANUFACTURED/MOBILE
HOME COMMUNITY (18.09)
R-MHC RESIDENTIAL
MANUFACTURED/MOBILE
HOME COMMUNITY (18.09)
Multiple-Family Neighborhood
Residential Three
No change
RO - Residential Office RF - FLEX-RESIDENTIAL
Varies Mixed-Use
Smaller-scale R-NM with emphasis on conversion of existing
structure, middle housing not to exceed two stories. No new SF.
C-1 LIGHT COMMERCIAL C-1 LIGHT COMMERCIAL
Light Commercial Commercial
Generally consistent with existing, zoning use tables to be
updated
C-3 Heavy Commercial C-2 HEAVY COMMERCIAL Heavy
Commercial Commercial
Generally consistent with existing, zoning use tables to be
updated
C-4 Mixed-use C-AG - AUBURN GATEWAY Heavy
Commercial Mixed-Use
North Auburn Subarea Land Use and Zoning
M-1 LIGHT INDUSTRIAL M-1 LIGHT INDUSTRIAL
Light Commercial Industrial
Generally consistent with existing, zoning use tables to be
updated
M-2 HEAVY INDUSTRIAL M-2 HEAVY INDUSTRIAL Heavy
Commercial Industrial
Generally consistent with existing, zoning use tables to be
updated
LF - Airport Landing Field LF - Airport Landing Field Public/Quasi-
Public Industrial
No change
P-1 PUBLIC USE P-1 PUBLIC USE Public/Quasi-
Public Public/Quasi-Public
Public schools, public recreational spaces, police stations, fire
stations, cemeteries
I - INSTITUTIONAL I - INSTITUTIONAL Public/Quasi-
Public Public/Quasi-Public
Private schools, Green River College, large campus
development
Page 146 of 257
OS - OPEN SPACE OS - OPEN SPACE
Open Space Open Space
No change
Lakeland Hills PUD Lakeland Hills PUD
Varies Neighborhood
Residential Two
No change
Planned Unit Development
District
Planned Unit Development
District Varies Varies by Location
No change
Terrace View District Terrace View District
Varies Commercial
No change
Unclassified District Unclassified District
Varies Varies by Location
No change
Downtown Urban Center DUC Downtown Urban Center
- 125 District Downtown Urban
Center
Downtown Urban
Center
DUC up to 125' tall buildings where permitted
Downtown Urban Center DUC Downtown Urban Center
- 75 District Downtown Urban
Center
Downtown Urban
Center
DUC up to 75' tall buildings where permitted
Downtown Urban Center DUC Downtown Urban Center
- 55 District Downtown Urban
Center
Downtown Urban
Center
DUC up to 55' tall buildings where permitted
Downtown Urban Center DUC Neighborhood
Residential District Downtown Urban
Center
Downtown Urban
Center
Closely related to R3 – Residential Moderate
Downtown Urban Center DUC Health and Wellness
District Downtown Urban
Center
Downtown Urban
Center
Zoning for medical facilities downtown
Downtown Urban Center DUC Flex-Residential District Downtown Urban
Center
Downtown Urban
Center
RF with permitted specific industrial uses (craft workshops,
breweries, coffee, etc.)
Downtown Urban Center DUC Light Commercial
District Downtown Urban
Center
Downtown Urban
Center
C-1 but DUC Design Guidelines Apply
Downtown Urban Center DUC Heavy Commercial
District Downtown Urban
Center
Downtown Urban
Center
C-2 but DUC Design Guidelines Apply
Downtown Urban Center DUC Light Industrial District Downtown Urban
Center
Downtown Urban
Center
M-1 but DUC Design Guidelines Apply
Page 147 of 257
MUCKLESHOOT
CASINO
DOWNTOWN
T167
T167
T18
T18
ORD: 5971
ORD:
6691
ORD: 6241
ORD: 6002
ORD:
6176
ORD: 6894
ORD: 6807
ORD:
6430
ORD: 6024
6026
ORD: 6894
ORD: 6894
ORD:
6691
ORD: 3803
ORD:
6894
ORD:
6894
ORD: 4689
ORD: 4410
ORD: 6002
ORD: 4595 5659
ORD:
6691
ORD: 6894
ORD: 6894
ORD:
6002
ORD:
4300
5440
ORD:
6691
Information shown is for general reference purposes
only and does not necessarily represent exact
geographic or cartographic data as mapped. The
City of Auburn makes no warranty as to its accuracy.
Map ID: 1016
Printed On: 3/26/2024
Draft 2024 City of Auburn Zoning Map
0 0.25 0.5 0.75 1
MILES
¬«4
¬«2
¬«3¬«3
¬«3 ¬«3¬«1
¬«1
¬«4
¬«6¬«6 ¬«5
¬«2
Airport Operations Zone 6
Sideline Safety Zone 5
Outer Safety Zone 4
Inner Turning Zone 3
Inner Safety Zone 2
Runway Overlay Zone 1
Airport Overlays
West Hill Overlay
(Ordinance: 6122)
Bridges Overlay
(Ordinance: 6922)
Lea Hill Overlay
(Ordinance: 5346 &
6121)
Urban Separators
Overlay
Potential Annexation
Areas
Downtown Urban Center
Special Zoning
Ordinances & Resolution
UNCLASSIFIED USE
DISTRICT
TERRACE VIEW DISTRICT
RF - Residential-Flex
RC RESIDENTIAL
CONSERVANCY
R-NM NEIGHBORHOOD
MIXED-USE
R-MHC RESIDENTIAL
MANUFACTURED/MOBILE
HOME COMMUNITY
R4 - Residential High
R3 - Residential Moderate
R2 - Residential Low
R1 RESIDENTIAL 1 DU/
ACRE
PLANNED UNIT
DEVELOPMENT DISTRICT
P-1 PUBLIC USE
OS - OPEN SPACE
M-2 HEAVY INDUSTRIAL
M-1 LIGHT INDUSTRIAL
Lakeland Hills PUD
I - INSTITUTIONAL
DUC Neighborhood
Residential District
DUC Light Industrial
District
DUC Health and
Wellness District
DUC Flex-Residential
District
DUC Downtown Urban
Center - 55 District
DUC Downtown Urban
Center - 75 District
DUC Downtown Urban
Center - 125 District
C-2 HEAVY COMMERCIAL
C-1 LIGHT COMMERCIAL
C-AG - AUBURN GATEWAY
LF - Airport Landing Field
L A K E
T A P P S
L A K E
T A P P S
DOWNTOWN
ORD:
6430
ORD:
6894
ORD: 6894
ORD:
6894
¬«4
¬«2
Downtown Urban Center
Downtown Urban Center
Zoning
DUC Light Commercial
District
DUC Heavy Commercial
District
Page 148 of 257
AGENDA BILL APPROVAL FORM
Agenda Subject:
Housing Element (Steiner)
Date:
April 10, 2024
Department:
Community Development
Attachments:
Exhibit J - Housing Element Presentation
Exhibit K - Housing Element V3
Exhibit L - Hous ing Needs and Characteristics
As s es s ment
Budget Impact:
Current Budget: $0
Proposed Revision: $0
Revised Budget: $0
Administrativ e Recommendation:
Background for Motion:
Background Summary:
See attached Exhibits.
Rev iewed by Council Committees:
Councilmember:Staff:Steiner
Meeting Date:April 16, 2024 Item Number:PH.2
Page 149 of 257
AUBURN
VALUES
SERVICE
ENVIRONMENT
ECONOMY
CHARACTER
SUSTAINABILITY
WELLNESS
CELEBRATION
CITY DEPARTMENTS
2024 COMPREHENSIVE PLAN
–HOUSING ELEMENT
JOSH STEINER, AICP, SENIOR PLANNER
PLANNING COMMISSION SPECIAL MEETING
PUBLIC HEARING
APRIL 16, 2024
Department of Community Development
Planning Building Development Engineering Permit Center
Economic Development Community Services ● Code Enforcement
Page 150 of 257
A.Plan for 12,000 new housing units by 2044
B.Incorporate Middle Housing (HB 1110)
C.Land Use and Zoning Updates
D.Unit-Lot Subdivision for Ownership
E.Mixed-Use in Growth Centers
F.Downtown Housing
G.Goals and Policies Updates
2024 PERIODIC COMPREHENSIVE PLAN –
HOUSING ELEMENT
Purpose and Scope of Comprehensive Plan Amendments
SERVICE ENVIRONMENT ECONOMY CHARACTER SUSTAINABILITY WELLNESS CELEBRATIONPage 151 of 257
King County Countywide Planning Policies (March 2023)
Identifies 2019-2044 housing targets (12,000 net new
residential units, 19,520 net new jobs)
Pierce County Countywide Planning Policies (Ordinance 2023-
22s) identifies 2020-2044 housing targets (112 net new
residential units, 0 net new jobs)
Note that original housing target was 96 units and was amended by
Pierce County Council in June 2023
Core Changes to Housing Element
SERVICE ENVIRONMENT ECONOMY CHARACTER SUSTAINABILITY WELLNESS CELEBRATION
2024 PERIODIC COMPREHENSIVE PLAN –
HOUSING ELEMENT
Growth Targets Driving Update
Accommodating this growth in central to Comprehensive Plan Update
Page 152 of 257
Overall density increases in residential zones
Core Changes to Housing Element
SERVICE ENVIRONMENT ECONOMY CHARACTER SUSTAINABILITY WELLNESS CELEBRATION
2024 PERIODIC COMPREHENSIVE PLAN –
HOUSING ELEMENT
Middle Housing Update
Allow 6 of 9 Middle Housing
types in all Residential Zones
4 units per lot minimum
Up to 6 units per lot if near
transit and/or with affordability
requirement
Development regulations apply
Allow all 9 types in different zones
Zoning Changes
DUC Neighborhood Residential zone
Plan for 6 units per lot in residential zones
R -MHC Exclusion
ADUs can satisfy MH requirements
Development regulations updated so Middle
Housing is more feasible
“If it fits, it sits”
Basic Requirements How it is Implemented
Page 153 of 257
Core Changes to Housing Element
SERVICE ENVIRONMENT ECONOMY CHARACTER SUSTAINABILITY WELLNESS CELEBRATION
2024 PERIODIC COMPREHENSIVE PLAN –
HOUSING ELEMENT
Townhome
Page 154 of 257
Core Changes to Housing Element
SERVICE ENVIRONMENT ECONOMY CHARACTER SUSTAINABILITY WELLNESS CELEBRATION
2024 PERIODIC COMPREHENSIVE PLAN –
HOUSING ELEMENT
Duplex
Page 155 of 257
Core Changes to Housing Element
SERVICE ENVIRONMENT ECONOMY CHARACTER SUSTAINABILITY WELLNESS CELEBRATION
2024 PERIODIC COMPREHENSIVE PLAN –
HOUSING ELEMENT
Triplex
Source: Opticos Design
Page 156 of 257
Core Changes to Housing Element
SERVICE ENVIRONMENT ECONOMY CHARACTER SUSTAINABILITY WELLNESS CELEBRATION
2024 PERIODIC COMPREHENSIVE PLAN –
HOUSING ELEMENT
Fourplex
Page 157 of 257
Core Changes to Housing Element
SERVICE ENVIRONMENT ECONOMY CHARACTER SUSTAINABILITY WELLNESS CELEBRATION
2024 PERIODIC COMPREHENSIVE PLAN –
HOUSING ELEMENT
Fiveplex
Source: Opticos Design
Page 158 of 257
Core Changes to Housing Element
SERVICE ENVIRONMENT ECONOMY CHARACTER SUSTAINABILITY WELLNESS CELEBRATION
2024 PERIODIC COMPREHENSIVE PLAN –
HOUSING ELEMENT
Stacked Flat
Source: Opticos Design
Page 159 of 257
Core Changes to Housing Element
SERVICE ENVIRONMENT ECONOMY CHARACTER SUSTAINABILITY WELLNESS CELEBRATION
2024 PERIODIC COMPREHENSIVE PLAN –
HOUSING ELEMENT
Courtyard Apartments
Source: Opticos Design
Page 160 of 257
Core Changes to Housing Element
SERVICE ENVIRONMENT ECONOMY CHARACTER SUSTAINABILITY WELLNESS CELEBRATION
2024 PERIODIC COMPREHENSIVE PLAN –
HOUSING ELEMENT
Accessory Dwelling Unit (attached or detached)
Source: Housing Solutions Network
Page 161 of 257
Overall density increases in residential zones
Core Changes to Housing Element
SERVICE ENVIRONMENT ECONOMY CHARACTER SUSTAINABILITY WELLNESS CELEBRATION
2024 PERIODIC COMPREHENSIVE PLAN –
HOUSING ELEMENT
Land Use and Zoning Updates
Page 162 of 257
Core Changes to Housing Element
SERVICE ENVIRONMENT ECONOMY CHARACTER SUSTAINABILITY WELLNESS CELEBRATION
2024 PERIODIC COMPREHENSIVE PLAN –
HOUSING ELEMENT
Unit Lot Subdivision
Alternative to condominium ownership; Unit is
individually owned including land beneath it
Complies with HB 1110 Requirements
Ownership opportunities –middle housing is
more affordable than traditional single-family
houses
“Parent Lot” and ”Unit Lot”
Easements for shared areas, owned in common
(often through HOA)
Implemented in development regulations and
code; can be processed like standard
subdivision
Intent of Change
Source: Terrane
Page 163 of 257
Core Changes to Housing Element
SERVICE ENVIRONMENT ECONOMY CHARACTER SUSTAINABILITY WELLNESS CELEBRATION
2024 PERIODIC COMPREHENSIVE PLAN –
HOUSING ELEMENT
Planning for Future Growth – Growth Centers
Buildings: Combination of mixed-use buildings, apartments, middle housing, standalone commercial
Space: Both vertical and horizontal mixed-use
Zoning: R -NM Neighborhood Mixed-Use, RF – Residential-Flex, C-AG Auburn Gateway, other
Land Use: Mixed-Use, R3 – Residential High, other
Zoning is context based
Growth Center should be performance based
Source: Community Impact
Page 164 of 257
Core Changes to Housing Element
SERVICE ENVIRONMENT ECONOMY CHARACTER SUSTAINABILITY WELLNESS CELEBRATION
2024 PERIODIC COMPREHENSIVE PLAN –
HOUSING ELEMENT
Downtown Auburn Growth
Housing permitted in most zones
Building can be more mixed-use with residential (DUC Health and Wellness, DUC Flex -Residential)
Apartments and mixed-use capture most housing growth
Auburn Downtown Plan Update – Spring/Summer 2024
Page 165 of 257
Core Changes to Housing Element
SERVICE ENVIRONMENT ECONOMY CHARACTER SUSTAINABILITY WELLNESS CELEBRATION
2024 PERIODIC COMPREHENSIVE PLAN –
HOUSING ELEMENT
Racially Disparate Impacts
Takeaways:
Auburn is at “Higher” risk of displacement (orange)
Persons of color and Hispanic or Latino (of any race) experience more cost burden than those identifying as white
As housing becomes more expensive, more are likely cost burdened
Page 166 of 257
Middle Housing Allowed in majority of city
Code updates
Middle Housing Development Regulations
Downtown Urban Center and Design Guidelines
Greater Housing Options for Community and more supply for affordablity
Housing served by transit is key –also for Climate
Accountable for targets and policies
Compliance for continued grant eligibility
Community education on density changes is necessary –already underway
Coordination with all departments for amenities, access, etc.
Potential Implications of Proposed Changes
SERVICE ENVIRONMENT ECONOMY CHARACTER SUSTAINABILITY WELLNESS CELEBRATION
2024 PERIODIC COMPREHENSIVE PLAN –
HOUSING ELEMENT
Page 167 of 257
April 30th Deliberation and Action
Requested updates based on feedback
Next Steps
SERVICE ENVIRONMENT ECONOMY CHARACTER SUSTAINABILITY WELLNESS CELEBRATION
2024 PERIODIC COMPREHENSIVE PLAN –
HOUSING ELEMENT
Page 168 of 257
Questions, Discussion, and Feedback
SERVICE ENVIRONMENT ECONOMY CHARACTER SUSTAINABILITY WELLNESS CELEBRATION
2024 PERIODIC COMPREHENSIVE PLAN –
HOUSING ELEMENT
Page 169 of 257
DRAFT – April 16, 2024 Planning Commission Transmittal
City of Auburn
Housing Element
Page 170 of 257
Table of Contents
Why is Housing Important to Auburn’s Future? .......................................................................... 1
Vision ..................................................................................................................................................................... 1
Conditions and Trends ............................................................................................................................... 2
Affordability .................................................................................................................................................. 2
Household Size ........................................................................................................................................... 2
Housing Stock ............................................................................................................................................. 3
Diversity .......................................................................................................................................................... 5
Trends .............................................................................................................................................................. 5
Racially Disparate Impacts ....................................................................................................................... 6
Displacement Risk .................................................................................................................................... 7
Planning Approach ...................................................................................................................................... 9
Housing Choices for All .......................................................................................................................... 9
Housing and Employment Targets ................................................................................................. 9
Housing Need by Income Level ...................................................................................................... 10
Housing Capacity in Future Land Use ......................................................................................... 12
Goals and Policies .........................................................................................................................................13
Maps and Figures
Figure 1 - Housing Stock by Year Built ................................................................................................... 4
Figure 2. Race and Ethnicity in Auburn (2021) ................................................................................... 5
Figure 3. Housing Objectives and Tools ............................................................................................. 20
Page 171 of 257
DRAFT – April 16, 2024 Planning Commission Transmittal
City of Auburn Housing Element | H E - 1
Why is Housing Important to Auburn’s
Future?
The Housing Element can serve as a useful management tool to meet changing
community needs for housing and address land use, economic development,
transportation, environmental, and other concerns.
• A variety of housing choices can meet the needs of Auburn’s current
and future residents across all ages and affordability levels, help
residents maintain and retain their homes, and promote services and
amenities that improve neighborhood livability.
• Well-planned housing can support Auburn’s economic goals by
making it attractive and possible for residents to live near their jobs
and by serving as a source of customers to support commercial
districts.
• Housing in proximity to transit or mixed-use projects can help reduce
the need for costly infrastructure such as roads and sewers, and
reduce environmental impacts related to transportation. In addition,
housing in proximity to a variety of transportation modes can
increase a household’s disposable income and savings by reducing
household transportation costs.
• Well-designed and located housing can reduce energy and water
consumption, and it can promote healthy lifestyles.
For these reasons, as well as others discussed or referenced in this Housing
Element, an emphasis on encouraging Middle Housing, Mixed-Use, Transit-
Oriented Development is core to planning for housing both in the near-term
and by 2044.
Vision
Auburn is a place that those in our diverse community are proud to
call home for a lifetime. Auburn provides opportunities for
attainable housing in a variety of styles to meet the needs of all
ages, abilities, cultures, and incomes. Our neighborhoods are safe
and attractive, offer gathering places to meet friends and family,
are connected by trails, streets, and transit, and are well kept. Our
households are aware of the opportunities and services offered by
governmental, educational, employment, health, a nd service
providers that can enhance their quality of life. Volunteerism to
improve our parks, schools, streets, and homes makes our
neighborhoods and families stronger. Our quality housing and
neighborhoods support our local economy.
Page 172 of 257
City of Auburn Housing Element | HE- 2
Conditions and Trends
This section summarizes key findings of the Housing Needs and Characteristic
Assessment (HNCA), which was updated in 2023. The HNCA provides a
comprehensive picture of Auburn’s housing conditions, needs, and regional
context.
Analysis and data to support required analysis, policy choices, and to help illustrate
the housing picture in Auburn was collected from a variety of sources. In 2021, the
City of Auburn prepared and adopted a Housing Action Plan (HAP), funded by a
state grant (authorized by HB 1923) for the purpose of identifying city strategies
and recommendations to increase residential capacity. Findings in the HAP may
vary slightly from those completed for the HNCA due to differences in horizon
years. Both of these data sources, as well as others from the Washington State
Department of Commerce, Puget Sound Regional Council, King and Pierce
Counties, as well as other sources are referenced in the HNCA and this Housing
Element. The Housing Needs and Characteristics Assessment can be found in
Appendix X of the Comprehensive Plan.
The conditions and trends inform Housing Element goals and policies to address
projected housing need in Auburn.
Affordability
The cost of housing in Auburn has substantially increased from 2010 to 2020.
Between 2010 and 2020, the average monthly rent in Auburn increased by 49
percent ($459 per month). In this same period, the median sales price for a home
increased by 88 percent ($195,550) based on 2017-2021 American Community
Survey Data.
Of the approximate 15,507 renter households in Auburn, more than half (53 percent)
are cost-burdened, and more than one-quarter (27 percent) are severely cost-
burdened. About a quarter of households are considered unaffordable for renters
and homeowners in Auburn according to state and federal affordability thresholds.
While Auburn is more affordable than other cities in King County, housing is
unaffordable for most households.
Household Size
Trends in household size indicate that Auburn will need to ensure the availability of
a variety of housing types to match the needs of both small and large households.
Auburn has both a larger household size (2.7) and a larger share of family
households compared to King and Pierce Counties overall. Data on household
composition indicates however, that 38% of the City’s households are made up of
single-person and two-person households without children, and Auburn also has a
higher-than-average percentage (7%) of single-parent households compared to
King and Pierce County (4% and 6%, respectively). Overall, 24% of Auburn
Page 173 of 257
City of Auburn Housing Element | HE- 3
households are married with children, compared to 21% in King and Pierce
Counties. The types of homes needed for smaller households may be different than
those needed for larger households, putting an emphasis on planning for a variety
of housing types and sizes in the future.
Housing Stock
Auburn’s housing stock is older than average, and much of its rental housing stock
is in fair or poor condition. Though housing is affordable in Auburn, the City could
lose some of its most affordable rental housing as structures approach the end of
their useful lives. About half of Auburn’s housing stock is 2-3-bedroom units,
accounting for 56.7% of housing units.
Page 174 of 257
Page 175 of 257
City of Auburn Housing Element | HE- 5
Diversity
Auburn is diverse. Approximately 25% of Auburn residents speak a language other
than English. Auburn’s racial and ethnic makeup is more diverse than that of King
County and Washington as a whole, with 48% of residents identifying as Black,
Indigenous, or People of Color (BIPOC), compared with 42% in King County and
34% statewide.
Auburn’s diverse communities may have different housing, neighborhood
amenities, and service needs. For example, outreach conducted with the Hispanic
community has shown that most would recommend Auburn as a place to live for
family and friends, and though residents wanted their children to grow up and
remain in Auburn, they desired improved security and traffic calming. Outreach
participants were interested in helping to improve their neighborhood and in
volunteering.
Figure 2. Race and Ethnicity in Auburn (2021)
Source: 2020 ACS 5-Year Estimates, Table DP05
Trends
Overall, Auburn's housing market is characterized by strong growth in both the
homeownership and multifamily rental markets. These trends are important to
consider as the City works to encourage development to reach the 10,429 units
needed by 2040. Key findings include the following:
White51%
Black / African American7%
American Indian / Alaska Native 2%
Asian 12%
Native Hawaiian / Pacific Islander3%
Some other race0.3%
Two or more races
8%
Hispanic or Latino17%
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City of Auburn Housing Element | HE- 6
• Multifamily rents in Auburn increased 47 percent from $1.14 per square foot
in 2010 to $1.68 in 2020 Q3. Auburn did not see a dip in rents in 2011-2013 like
many of its peer cities. In addition, thus far through 2020, multifamily rents
are continuing to grow in Auburn, approaching levels in Kent and Tukwila
which have started to level off.
• Auburn's rental vacancy rates are low, indicating continued demand for
housing. Multifamily vacancy rates in Auburn increased by 2.7 percentage
points from 8.3 percent in 2008 to 11.0 percent in 2020 Q3, spurred by the
recent Copper Gate affordable apartment complex, which added 500 units
to Auburn's housing market in late 2020. Although this increase in vacancy is
reflected by an influx of new multifamily units that have yet to be rented, the
mostly positive net absorption in the City from 2008 to 2019 indicates
demand for multifamily housing is strong.
• About 60 percent of the new units developed in Auburn between 2010 and
2018 are for homeownership, while only about 40 percent are intended as
rentals. These ownership trends, coupled with strong price growth, indicate
strength in the market.
• Auburn has not been producing enough housing to meet its demand from
household formation (net in-migration and people forming new households,
such as moving out of a family home). Over the 2010-2019 time period, only
7.8 housing units (of all types and sizes) were constructed for every 10 new
households that formed. This translates into housing underproduction and is
a contributor to Auburn's rent and price increases.
• An additional 12,112 housing units are needed in Auburn citywide by 2044 to
accommodate growth.
Racially Disparate Impacts
The Housing Element and Housing Needs and Characteristics Assessment
(Appendix A) identifies data and strategies to undo local policies and regulations
that result in racially disparate impacts. As described in Appendix A - Housing
Needs and Characteristics Assessment and earlier in this Element, Racially
Disparate Impacts were identified in Auburn such as potential for displacement
due to the percentage of residents, especially renters, who are cost burdened and
at high risk of displacement if market forces shift. Considerations for displacement
are also addressed in the Land Use Element when developing future land use
goals. Where appropriate, goals, policies, actions, and overall strategies have been
created or revised to address these issues as a first step towards undoing racially
disparate impacts. This includes refinements to goals and policies to preserve
existing housing stock, create opportunities for increased capacity for the
development of multi-family, mixed-use, and middle housing throughout the city
to accommodate a range of affordability levels, and regional coordination to
address housing issues.
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City of Auburn Housing Element | HE- 7
Displacement Risk
The highest displacement risk in Auburn is the few housing units located in
southwest Auburn where mostly industrial and commercial is located. In particular,
a mobile home park located in this block group is particularly vulnerable to
displacement. Downtown Auburn is also susceptible to moderate to high
displacement risk. The downtown area currently contains 426 subsidized
affordable units in several developments, slightly more than a quarter of the
housing units in the area. A full analysis is located in the Housing Needs and
Characteristics Assessment.
As part of an evaluation of racially disparate impacts, the city identifies housing
costs and cost-burdened households as especially vulnerable to displacement. In
Auburn, 42 percent of the community identifying as Hispanic or Latino (of any race)
is either cost-burdened or severely cost-burdened (<50% AMI) and persons of color
are 37 percent cost-burdened or severely cost-burdened, compared to 31 percent
identifying as white. These communities are about 50 percent renters and 50
percent homeowners, while those identifying as white are 64 percent homeowners
in Auburn. The gap in homeownership is addressed through thoughtful and
Source: Washington State Department of Commerce Displacement Risk Map
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City of Auburn Housing Element | HE- 8
effective policy including increasing affordable ownership opportunities by
encouraging diverse housing stock.
Overall, the Auburn community spends a greater amount of income on rental
housing costs compared to King County, with 51 percent of renters in the very low
or extremely low-income bands (<50% AMI) in Auburn and 39 percent in King
County. While Auburn has a naturally occurring affordable housing stock of 55
percent serving very-low and extremely-low incomes, this means there is only 11
percent additional capacity available to serve extremely-low and very low-incomes.
If housing cost trends in King County continue, and Auburn housing prices in
Auburn continue to rise, the amount of naturally affordable housing is expected to
decrease. Again, preservation strategies and housing policies supporting a range of
development types is key while encouraging housing growth.
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City of Auburn Housing Element | HE- 9
Planning Approach
Auburn’s preferred Comprehensive Plan Land Use Map sufficiently addresses
housing needs for all economic segments of the Auburn community. The
Comprehensive Land Use map considers adequate capacity for housing and
employment targets and housing needs by income level through a Centers
approach. Centers in Auburn are high-intensity and density cores characterized as
primarily as mixed-use areas served by Middle Housing and commercial
development. Most new housing is planned to be built in the neighborhood
centers and downtown. More information on the Comprehensive Land Use Map
and future land uses can be found in the Land Use Element, Chapter 1 of the
Comprehensive Plan.
Housing Choices for All
Central to planning for future housing is providing a range of housing types to
choose from which facilitates home ownership across a wide range of households
and affordability levels. Consideration “Middle Housing” is key to increasing
housing types in Auburn. Middle Housing, typically attached to one-another,
provide options to increase residential density in existing residential
neighborhoods and are designed at the scale and overall aesthetic of these areas.
In 2023, the Washington State Legislature passed HB 1110 which requires
jurisdictions to incorporate Middle Housing into Comprehensive Plans and related
development regulations. This Housing Element, and updated city code, fully
complies with HB 1110 requirements by allowing for townhomes, duplexes,
triplexes, fourplexes, fiveplexes, sixplexes, stacked flats, cottage housing, courtyard
housing in residential zones throughout the city. In addition, the City also
acknowledges Accessory Dwelling Units (or ADUs) as an important piece of Middle
Housing , complying with HB 1337 legislation allowing ADUs in residential zones
throughout the City. Middle Housing, in combination with Mixed-Use Development,
are critical development types that enable the City to meet future housing needs
and provide a variety of housing options for current and future residents.
Housing and Employment Targets
Based on legislative changes, communities must plan for housing and
employment targets allocated by Countywide Planning Policies (CPP). These
growth targets are consistent with PSRC Vision 2025 requirements and originate at
the state level. King County CPP, and the related 2021 King County Urban Growth
Capacity Report, identifies targets of 12,000 net new residential units and 19,520 net
new jobs between 2019-2044. Pierce County CPP identifies 112 net new residential
units and 0 net new jobs targets by 2044. The Comprehensive Plan Land Use and
Zoning Maps and policies adopted in the Comprehensive Plan demonstrate
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City of Auburn Housing Element | HE- 10
adequate capacity and strategies in order to accommodate these housing and
employment targets.
Housing Need by Income Level
The Housing Needs and Characteristics Assessment projects housing need by
income level using Area Median Income (AMI) bands. This assessment, as required
by the Department of Commerce in coordination with counties, identifies the
number of units necessary to serve varying AMI levels and for Emergency Housing.
These figures were provided by both King and Pierce Counties using their own
methodologies. The full methodology for the projections is provided in the
assessment. As shown in FIGURE X, Auburn has a need for housing at the 80% or
greater AMI and for less than 30% AMI. Policies in this Element describe how
Auburn plans to address these housing needs.
Source: King County Ordinance 19660, Countywide Planning Policies
Middle Housing: Example of a Duplex from Auburn Housing Action Plan Implementation project, 2023
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City of Auburn Housing Element | HE- 11
Source: Pierce County Ordinance 2023-22s, Countywide Planning Policies
The overall housing need by 2044 in Auburn is 9,722 additional permanent units
between 30% and greater than 125% AMI range, and 2,300 additional
temporary/emergency housing beds totaling 12,112 new housing units.
Barriers that limit the development of affordable housing, including emergency
housing, such as allowing appropriate housing types to serve various income levels,
permitting a range of development serving all income levels in various zones, and
development-related bonsues related to inclusion of affordable housing are
included in this Element and in Auburn City Code. The Housing Needs by Average
Median Income (AMI) analysis discussed in the next section describes how the city
is ensuring adequate zoned capacity and development types to accommodate a
range of affordable housing.
Supportive and Emergency Housing
Supportive housing is defined by Washington State in RCW 35.70A.30 as either
Permanent Supportive Housing (PSH) or Non-Permanent Supportive Housing(non-
PSH). Households earning below 30% of the AMI are considered extremely low
income and severely cost-burdened. In Auburn by 2044 the city needs an
additional 2,389 supportive housing units for households earning below 30% AMI.
Permanent supportive housing includes supportive services such as health care
and housing assistance. Auburn needs 812 additional permanent supportive
housing units by 2044 in King County (King County CPPs) and another 20 in Pierce
County (Pierce County CPPs).
Non-permanent supportive housing is to provide temporary or transitional shelter
and supportive services to those struggling to stay housed. Auburn needs 1,543
additional non-permanent supportive housing units by 2044 in King County (King
County CPPs) and 14 in Pierce County (Pierce County CPPs). Auburn also has a
severe shortage of emergency housing beds compared to the projected need in
2044. As of 2020, there are 66 emergency/temporary housing beds citywide and
2,300 are needed by 2044 (King and Pierce CPPs). An additional 115 beds a year will
need to be built between 2024-2044.
Housing Needs by AMI Capacity Analysis
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City of Auburn Housing Element | HE- 12
Table 1. Housing Capacity by Income Level
Income Level
(% AMI)
Zone Categories
Servicing these
Needs
Aggregated
Housing
Needs
Capacity prior
to Zoning
Adjustment
Post-Rezone
Capacity
Capacity surplus
or deficit
0-30% PSH ADUs, High
Density-Mixed Use 2,389 1,852 4,827 2,438
0-30% Other
>30-50%
High-Density 962 1,913 3,890 2,928
>50-80%
>80-100%
Moderate Density 2,458 1,514 36,968 34,600
>100-120%
>120% Low-Density 6,303 2,225 1,846 (4,457)
In addition to meeting the residential and employment capacity targets through
zoning and policy decisions, the city meets the aggregate King and Pierce County
housing needs for income level groups. The only exception is the >120% Average
Median Income (AMI) category, which includes primarily low-density housing.
However, this AMI category is not required to be met under HB 1220 requirements
as high-income earners are represented in this group and can also purchase
moderate density housing options as well.
Housing Capacity in Future Land Use
Total Housing Capacity
Residential capacity by zone is based primarily on the assumptions outlined
Buildable Lands Report process in 2021, updates to reflect changes to zoning and
density assumptions since that time. Downtown Urban Center mixed-use
development assumes a distribution of 75% residential and 25% commercial,
whereas the R-NM Neighborhood Mixed Use assumes a 50-50% split for mixed uses
both vertically and horizontally. The residential capacity estimates accommodating
46,070 new housing units at max buildable capacity, exceeding the 12,112 housing
unit target. This increase is due largely to Middle Housing policies consistent with
HB 1110 which allow for Middle Housing in all residentially zoned areas. The R2 –
Residential Low zone is found widely throughout the city.
Table 2. Residential Capacity by Zone
Residential & Mixed-
Use Zoning Districts
Zone
category
Developable
Acres
Net zoning
changes (acres)
Assumed Density
- DU/Acres
Residential
Capacity (units)
Residential
Conservancy (RC)
Low
Density 745 0 1 745
R-1 One DU per Acre Low
Density 275 0 4 1,101
R2 – Residential Low Moderate
Density 294 1158 25 36,308
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City of Auburn Housing Element | HE- 13
R3 – Residential
Moderate
Moderate
Density 0 22 30 660
R4 – Residential
High
High
Density 79 -1 50 3,890
Neighborhood
Mixed-Use (R-NM)
High
Density
Mixed-Use
0 89 30 2,670
Manufacture
Home/Community
(R-MHC)
Low
Density 27 0 10 273
DUC Downtown
Urban Center - 125
High
Density
Mixed-Use
0 5 100 125
DUC Downtown
Urban Center - 75
High
Density
Mixed-Use
0 5 95 119
DUC Downtown
Urban Center - 55
High
Density
Mixed-Use
0 4 90 90
DUC Neighborhood
Residential
High
Density
Mixed-Use
0 3 30 90
Total New (2044) Housing Capacity 46,070
Goals and Policies
Goal 1: Healthy Homes and Neighborhoods
H-1 Recognize the important role of public improvements, facilities, and
programs in providing a healthy home environment within the community.
H-2 Through integrated planning for land use, parks and recreation,
transportation, housing, and jobs, support active living and healthy eating
opportunities.
H-3 Promote safe and connected neighborhoods.
a. Continue to implement crime prevention programs such as
neighborhood block watches.
b. Through the land use and building permit process, implement
principles of crime prevention through environmental design.
c. Promote community volunteerism to increase the well-being and
safety of residents.
d. Invest in transportation improvements that will create safe
neighborhoods for walking, biking, and connecting to transit.
H-4 Promote housing that meets the needs of Auburn’s workforce, is located
near and designed to take advantage of affordable multimodal
transportation options and contributes to a regional jobs–housing balance.
H-5 Improve streetscapes in developed neighborhoods. Continue to repair and/
or replace deteriorated sidewalks and remove barriers to pedestrian traffic.
H-6 Seek and provide assistance for the reduction of lead-based paint hazards
and measures to remove mold, improve energy conservation and provide for
healthy indoor air quality.
H-7 Promote the City’s neighborhood program. Connect residents to volunteer
activities.
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City of Auburn Housing Element | HE- 14
H-8 When evaluating proposed developments, apply site and building design
standards, require quality streetscape, landscape, on-site recreational and
open space, and low-impact development measures that will improve
community character and environmental quality.
H-9 As neighborhoods change, work to eliminate the displacement of those who
are under-served or under-represented.
H-10 Promote housing stability for the most vulnerable residents.
Goal 2: Support Housing Growth
H-11 Provide a land use plan and zoning that offers opportunities to achieve a
variety of housing styles and densities for private and nonprofit housing
providers.
H-12 Support development of a variety of housing choices by allowing Middle
Housing types in residential zones including townhomes, duplexes, triplexes,
fourplexes, fiveplexes, sixplexes, cottage housing, courtyard apartments, and
accessory dwelling units.
H-13 Provide dense housing choices downtown and other areas identified in the
Comprehensive Plan where infrastructure is more available or can be
improved with regional and local funds.
H-14 Encourage residential development downtown, particularly housing that is
integrated with commercial development.
H-15 Allow accessory dwelling units as an affordable housing strategy and Middle
Housing option.
H-16 Promote greater opportunities for home ownership for all incomes and
ethnicities in the community through development of middle housing
options and fee-simple development.
H-17 Implement incentives for developing underutilized parcels into new uses
that allow them to function as pedestrian-oriented mixed-use
neighborhoods. Existing uses that are complementary, economical, and
How can Auburn plan for Active Living and Healthy Eating?
• Provide for a complete community with a variety of work, shopping,
recreation, health and education, and home environments.
• Implement a connected nonmotorized trail and park system with
neighborhood gathering spaces. Work with transit providers to connect
neighborhoods to commercial and social services.
• Facilitate access to regional transportation and job centers in and near
Auburn.
• Support art projects and cultural events to provide opportunities to build a
sense of community investment, improve aesthetics, bring people together
cross-culturally, and involve neighborhood youth. Support community
gardens to improve access to healthy food and to build community
relationships.
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City of Auburn Housing Element | HE- 15
physically viable shall integrate into the form and function of the
neighborhood.
H-18 Use innovative zoning provisions to encourage infill development of
underutilized parcels in zones that have been identified in the
Comprehensive Plan as areas where infill residential development should
be encouraged. Certain development requirements for infill development
may be relaxed, while requiring adherence to specific design requirements
to ensure compatibility with the character of nearby existing residential
structures.
H-19 Allow appropriately designed manufactured housing within Neighborhood
Residential areas, consistent with state law.
H-20 Allow manufactured housing parks, transitional housing, supportive
housing, and multiplex housing in appropriately zoned areas.
H-21 Adopt incentives, strategies, actions and regulations to create and sustain
neighborhoods that provide equitable access to parks and open space, safe
pedestrian and bicycle networks, clean air, soil and water, healthy foods,
high-quality education, affordable and high-quality transit options and jobs.
H-22 Prioritize affordable housing when surplusing publicly owned land or
property to provide opportunities for increased affordable housing.
Goal 3: Maintenance and Preservation
H-23 Conserve Auburn’s existing housing stock because it is the most affordable
form of housing.
H-24 Inventory and map dilapidated properties.
H-25 Organize, educate and assist property managers and owners in the creation
and preservation of safe neighborhoods.
a. Offer an owner–landlord training program to better market, manage
and maintain residential rental property.
b. Encourage retention of professional management assistance.
c. Recognize and publicize well-maintained apartment properties,
such as by awarding a “multifamily property of the year.”
d. Advise landlords with problem buildings about the benefits of
donating their property or selling it below market cost to a specially
designated nonprofit organization.
H-26 Promote housing improvements by property owners and building
managers. Seek available assistance for housing rehabilitation. Assistance
will include the development of residential infrastructure and the
rehabilitation of individual properties.
a. Find public and private sources of capital and offer low-interest
loans for rehabilitation.
b. Continue to participate in the Emergency Home Repair Program
and consider partnering with nongovernmental organizations to
maximize funds.
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City of Auburn Housing Element | HE- 16
c. Encourage green lending for improved energy conservation, indoor
air quality, and other measures.
d. Help identify professional volunteers at educational or professional
associations to plan redesign or architectural upgrades of the
properties.
e. Support additional healthy housing and preservation strategies,
such as property tax exemptions to preserve affordable housing
opportunities and utilizing community health workers to offer
property owners and residents the education and resources needed
to maintain housing.
H-27 Evaluate and update codes applicable to housing and provide effective and
appropriate enforcement.
a. Enforce city ordinances regarding abandoned properties.
b. Consider a multifamily inspection program.
c. Consider public identification of landlords who are found to be out
of compliance for extended time periods and unwilling to take steps
to ameliorate substandard conditions.
d. Consider a landlord compliance program where code enforcement
penalties can be reduced if attending landlord training programs.
e. Work with park owners, managers, and park tenants to develop
policies and regulations to preserve manufactured home parks and
the affordable housing they offer.
f. Consider an Auburn Housing Authority.
H-28 Ensure that rental housing units comply with life and fire safety
standards and provide a safe place for tenants to live, including
renters with disabilities.
H-29 Promote the maintenance, energy efficiency, and weatherization of
existing affordable housing stock.
Goal 4: Housing Attainability and Affordability
H-30 Promote affordable housing that meets changing demographic needs.
H-31 Promote housing stability for the most vulnerable residents.
H-32 Work in partnership with King and Pierce Counties and other cities to
address countywide needs for affordable housing to households with
moderate, low, very low, and extremely low incomes, including those with
special needs and our veterans.
a. The King County need for housing, countywide, by percentage of
area median income is:
i. 80%-120% of AMI (moderate) – 26% of total housing need
ii. 50%–80% of AMI (low) – 14% of total housing need
iii. 30%–50% of AMI (very low) – 11% of total housing need
iv. 30% and below AMI (extremely low) – 13% of total housing need
b. Address the King County need for housing affordable to households
at less than 30% AMI (extremely low income) and for moderate and
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City of Auburn Housing Element | HE- 17
market rate income (greater than 80% AMI) in Auburn, through all
jurisdictions working individually and collectively.
c. The Pierce County need for housing, countywide, by percentage of
area median income is less than 1% for all AMI groups because the
target is 112.
d. Focus Auburn’s efforts toward the countywide and community need
for low- and moderate-income housing on preserving existing
affordable housing with robust maintenance and repair programs,
minimizing displacement impacts, and ensuring long-term
affordability of existing housing.
e. Act as a County leader in the exploration and implementation of
new funding mechanisms and strategies to develop housing
affordable at 30% AMI and below across King County and
throughout South King County.
H-33 Encourage and assist in the renovation of surplus public and commercial
buildings and land into affordable housing. Additionally, explore
opportunities to dedicate revenues from sales of publicly owned
properties, including tax title sales, to affordable housing projects.
H-34 Seek, encourage, and assist nonprofit organizations in acquiring
depreciated apartment units for the purpose of maintaining and ensuring
their long-term affordability.
H-35 Review and streamline development standards and regulations to advance
their public benefit, provide flexibility, and minimize additional costs to
housing.
H-36 Promote compliance with federal and state fair housing laws. Support fair
housing opportunities for all regardless race, color, national origin, religion,
sex, familial status, or disability.
H-37 Explore the use of density bonuses, parking reductions, multifamily tax
exemptions (MFTE), fee waivers and exemptions, and permit expediting to
encourage the development of housing affordable at below-market rate.
H-38 Where practical, ensure that housing created or preserved using local
public resources or by regulation benefits low-income households and
retains its affordability over time.
H-39 Partner with Affordable Housing Providers – partner with local affordable
housing providers and services who have additional knowledge and
resources that are not available to the city.
H-40 Support existing programs that provide emergency rental assistance for
families facing homelessness due to temporary economic hardship.
H-41 Engage with communities disproportionately impacted by housing
challenges in developing, implementing and monitoring policies that
reduce and undo harm to these communities. Prioritize the needs and
solutions expressed by these disproportionately impacted communities for
implementation.
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City of Auburn Housing Element | HE- 18
H-42 Support the long-term preservation of income-restricted affordable
housing with expiring affordability covenants through acquisition by
acting as a facilitator between affordable housing groups interested
in purchasing the property and property owners.
H-43 Explore opportunities to implement a Community Preference policy
or a first right to return policy that prioritizes members of the
community in new affordable housing developments.
Goal 5: Supportive Services
H-44 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.
H-45 Assist low-income people, who are displaced as a result of redevelopment,
find affordable housing in accordance with state and federal laws and
regulations.
H-46 Develop strategies that seek to preserve naturally occurring
affordable housing at-risk of redevelopment and/or in deteriorating
physical condition.
H-47 Continue to ensure that funding becomes available to support youth,
veterans, and social services in Auburn.
H-48 Support seniors who wish to age in place in their homes, such as with
home rehabilitation services, adult day health and Senior Center activities.
H-49 Provide opportunities for transitional housing assisted living and
retirement communities.
H-50 Promote universal design principles to ensure housing is designed to be
compatible with surrounding neighborhoods.
H-51 usable by all people regardless of age or abilities.
H-52 Provide empowering training for residents who want to participate in civic
activities and who would like to improve their knowledge and skills around
community leadership.
H-53 Provide information in multiple languages to Auburn’s diverse
communities regarding services offered by local and regional
governmental, educational, employment, health, and other providers to
improve residents’ quality of life and to promote resident engagement and
household economic independence.
H-54 Offer financial and homebuyer education to encourage household saving
and budgeting to consider home ownership.
H-55 Provide information and resources that educate and guide low-income
persons toward affordable housing opportunities. Develop materials in
multiple languages.
H-56 Review proposals to site facilities providing new or expanded human
services within the City to determine their potential impacts and whether
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City of Auburn Housing Element | HE- 19
they meet the needs of the Auburn community. Important caveats in the
City's consideration will include the following:
a. While Auburn will willingly accept its regional share of facilities that
provide residential services, or influence residential location
decisions, Auburn will expect other communities to accept their
share as well.
b. The funding of human service centers sited in Auburn that serve an
area larger than Auburn would rely on an equitable regional source
of funding.
c. The siting of all facilities shall be based on sound land use planning
principles and should establish working relationships with affected
neighborhoods.
Goal 6: Implementation and Monitoring
H-57 Partner with South King County jurisdictions in ongoing efforts to
coordinate the human, educational, and housing needs of our diverse
cultural communities, such as through the Road Map Project,
interjurisdictional housing and human services forums, and other efforts.
H-58 Pursue partnerships with non-profits, housing authorities, SKHHP,
and other organizations to preserve existing unregulated and
naturally occurring affordable housing including through
acquisition.
H-59 Work with other jurisdictions and health and social service organizations to
implement a coordinated, regional approach to homelessness.
H-60 Support national, state and especially regional efforts to address the
housing and human service needs of the region and the City.
H-61 Explore all available federal, state and local programs and private options
for financing affordable housing, removing or reducing risk factors, and
preserving safe neighborhoods.
H-62 Work in partnership with public and private housing providers, businesses,
and other agencies in the provision of housing assistance to Auburn
residents and business employees.
H-63 Support nonprofit organizations during all stages of siting and project
planning and when applying for county, state, and federal funding.
H-64 Through the building permit process, inventory and track affordable
housing opportunities within Auburn. Distribute affordable housing
information to nonprofit agencies serving the homeless and low-income
people.
H-65 Monitor housing supply, affordability, and diversity in Auburn and its
contribution to the countywide and regional housing need.
H-66 Explore options to identify and monitor unregulated affordable housing for
the purpose of long-term preservation particularly in urban centers, near
transit, and/or where most redevelopment pressure is anticipated.
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City of Auburn Housing Element | HE- 20
H-67 Review and amend, a minimum every 5 years, local housing policies and
strategies.
H-68 Consider opportunities to evaluate potential displacement risk for naturally
occurring affordable housing and vulnerable communities, especially
those with historical and cultural ties to the community in daily work, and
mitigate or review actions that significantly increase this risk.
Housing Objectives and Implementation
The City has developed housing objective implementation strategies addressing
housing diversity, condition, attainability, and programs to serve special needs. The
City will monitor the objectives over time.
Figure 3. Housing Objectives and Tools
Outcomes Indicators Example Tools
Improve housing
quality
Increased quality of rental
housing
• Housing rehabilitation and
repair loans
• Loans for energy
conservation and healthy
indoor air quality
• City-sponsored and
nonprofit property manager
programs
• Housing inspection
program Code enforcement
• Community volunteer
program
Meet demand for new
housing units
Land capacity to meet or
exceed housing target
• Land use plan and zoning
• Variety of housing options
Promote housing
ownership
Maintain or increase
homeownership rates
• Accessory dwelling units
• Middle Housing
• Unit-Lot Subdivision
Allow for a variety of
housing types to meet
size, age, and cultural
trends
Increased numbers of
middle housing units and
apartment units with
neighborhood recreation
and service amenities
Retention of housing
stock with larger units
• Middle Housing on small
and infill lots
• Accessory dwelling units
• Mixed-use zoning
• Incentivize infill
development
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City of Auburn Housing Element | HE- 21
Increase opportunities
for housing to
extremely-low, very-
low, low-, and
moderate-income
households
Increased numbers of
ownership dwellings
available to moderate
incomes
Increased mixed-use
development for all
incomes
Increased preservation
and improvement of
rental housing with long-
term affordability
commitments
• Accessory dwelling units
Downtown and Growth
Center incentives for
apartment and mixed-use
• Infill incentives
• Permit and impact fee
waivers
• See also “improve housing
quality” above
• Expansion of MFTE
program outside of
Downtown
Improved
opportunities for
special needs housing
and services
Greater match of housing
to special needs including
housing for all ages and
abilities as well as the
homeless
• Community services
programs
• Partnerships with nonprofit
housing providers and
nongovernmental
organizations
Monitor housing
supply, affordability,
and diversity
Address achievement of
indicators above
• Monitor in conjunction with
regular and annual
Comprehensive Plan
updates and new
countywide planning policy
housing targets
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City of Auburn February 2024 | Page 1
City of Auburn
Housing Needs &
Characteristics
Assessment Update
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Table of Contents
1 Housing Planning and Policy Context ............................................................................................ 2
State Context ............................................................................................................................................... 2
Regional Planning and Growth Targets ....................................................................................... 3
2 Population and Community Characteristics .............................................................................. 6
Auburn Population and Community Characteristics ........................................................... 6
Population by Age .................................................................................................................................. 10
Household Size .......................................................................................................................................... 11
Racial Composition ................................................................................................................................ 12
Languages Spoken at Home .............................................................................................................13
Population Living with a Disability ................................................................................................ 14
Workforce and Commuting Profile .............................................................................................. 15
3 Household Economics .......................................................................................................................... 19
Household Income ................................................................................................................................. 19
Median Household Income by Size Estimates ....................................................................... 21
Food Stamps/SNAP Program ........................................................................................................... 22
Housing Cost Burden ........................................................................................................................... 24
4 Housing Inventory and Affordability ............................................................................................27
Housing Units ............................................................................................................................................27
Housing Types and Sizes .................................................................................................................... 28
Tenure ........................................................................................................................................................... 29
Vacancy Rates .......................................................................................................................................... 29
Housing Units by Year Built ............................................................................................................. 30
Housing Condition and Quality ........................................................................................................31
Neighborhoods with Unique Housing Conditions or Amenities .................................. 33
Projected Housing Needs by Income Band ............................................................................. 35
Displacement Risk and Racially Disparate Impacts ............................................................37
Housing Attainability ........................................................................................................................... 40
5 Future Housing and Employment Capacity ............................................................................ 44
Buildable Lands Reports Analysis ................................................................................................. 44
Land Capacity for Affordability and Growth Targets ......................................................... 45
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Draft Preferred Land Use Scenario .............................................................................................. 48
Table of Figures
Figure 1. Auburn Housing Targets and Capacity .............................................................................. 6
Figure 2. Population Growth Rate Comparison ................................................................................ 7
Figure 3. Auburn Population (1920-2020) ............................................................................................. 7
Figure 4. Population Density ....................................................................................................................... 9
Figure 5. Auburn, King, and Pierce County Age Category Distributions, 2020 ............. 10
Figure 6. Age Category Distributions, 2020 ...................................................................................... 10
Figure 7. Average Household Size: Auburn, King County, and Pierce County ............... 11
Figure 8. Household Size: Auburn, King County, and Pierce County .................................. 11
Figure 9. Households and Families: Auburn, King County, and Pierce County ............. 11
Figure 10. Race and Ethnicity in Auburn (2021) ............................................................................... 12
Figure 11. Languages Spoken at Home .................................................................................................13
Figure 12. Auburn, King County, Pierce County Population Living with a Disability . 14
Figure 13. Auburn’s Estimated Population Living with a Disability ..................................... 14
Figure 14. Auburn Workforce Top Industry Sectors (2020)....................................................... 15
Figure 15. Top Ten Employers in Auburn (2022) .............................................................................. 16
Figure 16. Top Industry Sectors in Auburn (2002-2020) ............................................................. 17
Figure 17. Auburn Daily Commuting Patterns (2020) ................................................................. 18
Figure 18. Means of Transportation to Work ..................................................................................... 18
Figure 19. Mean Travel Time to Work .................................................................................................... 19
Figure 20. Inflation-Adjusted Median Household Income in Auburn with Regional
Comparison (2021) .......................................................................................................................................... 20
Figure 21. Household Income Segmentation ................................................................................... 21
Figure 22. Median Household Income by Household Size ....................................................... 21
Figure 23. Households Entering and Exiting the Homelessness Response System .. 23
Figure 24. Labor Force Participation and Unemployment Rate .......................................... 24
Figure 25. Percent of Auburn Households Cost-Burdened by Housing .......................... 24
Figure 26. Average Housing and Transportation Costs Graphics ......................................... 25
Figure 27. PSRC Opportunity Index, Transportation in Auburn ........................................... 26
Figure 28. Units in Structure ..................................................................................................................... 28
Figure 29. Number of Bedrooms ............................................................................................................ 28
Figure 30. Housing Tenure ........................................................................................................................ 29
Figure 31. Vacancy Rates ............................................................................................................................. 29
Figure 32. Residential Housing by Date Built in Auburn .......................................................... 30
Figure 33. Housing Quality and Mobile Homes in Auburn, 2022 ........................................... 32
Figure 34 - King County Housing Needs by Income Band ...................................................... 36
Figure 35. Pierce County Housing Needs by Income Band .................................................... 36
Figure 36. PSRC Displacement Risk in Auburn (2023) ............................................................... 38
Figure 37. Cost-Burdened Renter Households by Race ............................................................ 39
Figure 38. Cost-Burdened POC Renter Households Map ........................................................ 40
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Figure 39. Income Ranges and Area Median Income ................................................................. 41
Figure 41. Cost-burdened and Severely Cost-burdened Renters, ........................................ 41
Figure 42. Median Home Sales Price and Average 2-Bedroom Rent ................................ 42
Figure 43. Percentage of Rental Units that are Overcrowded, 2008-2012 5-Year
Average ................................................................................................................................................................. 42
Figure 44. Auburn Median Sales Prices ............................................................................................. 43
Figure 45. Land Capacity and Growth Target ................................................................................. 44
Figure 45. Neighborhood (District) No Action Employment and Household Growth
Capacity ................................................................................................................................................................ 46
Figure 46. Neighborhood (District) No Action Employment and Household Growth
Allocations .......................................................................................................................................................... 47
Figure 47. Gross Residential Capacity by Zone .............................................................................. 50
Figure 48. Gross Development Capacity by Zone ......................................................................... 51
Figure 49. Potential ADU Capacity ....................................................................................................... 52
Figure 50. Classifying Zones by Housing Types Allowed .......................................................... 53
Figure 51. Relating Zone Category to Housing Types and Income Levels ..................... 54
Figure 52. Capacity by Zone ...................................................................................................................... 55
Figure 53. Capacity Compared to Housing Needs ...................................................................... 56
Figure 54. Draft Preferred Zoning Assumptions ............................................................................57
Figure 55. Adjusted Residential Capacity by Zone ...................................................................... 58
Figure 56. Adjusted Residential Capacity by Affordability Level ........................................ 60
Figure 57. Adjusted Employment Capacity by Zone .................................................................. 60
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ABOUT THIS DOCUMENT
A housing element is a plan that addresses a community’s current and projected
needs for housing, including housing variety, attainability, and preservation. This
document is intended to provide an assessment of housing needs and
characteristics to support Auburn’s Housing Element Update as part of the City’s
effort to update its Comprehensive Plan. This report also meets the requirements of
the Countywide Planning Policies for King County (2023) to assess housing needs
and conditions to help meet the countywide need for various housing types as well
as the City’s specific needs.
The report is structured in four parts:
• Housing Planning and Policy Context
• Population and Community Characteristics
• Household Economics
• Housing Inventory and Affordability
The conditions report draws on publicly available data from the following sources:
U.S. Census Bureau
• Decennial Census
• American Community Survey (5-year estimates)
Federal Agencies
• U.S. Department of Housing and Urban Development
Washington State Agencies
• Washington State Office of Financial Management
• The Office of Superintendent of Public Instruction
County and Regional Agencies
• King County Assessor’s Office
• Puget Sound Regional Council
• Public Health of Seattle/King County
• Seattle/King County Coalition on Homelessness
Other
• Dupre and Scott
• Zillow.com
Qualitative information about housing and livability conditions based on
community outreach is also considered in the housing element update and can be
found in Part II of this document.
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1 Housing Planning and Policy Context
This section provides housing planning and policy context regarding state and
regional housing policy affecting Auburn. Auburn is located mid-way between
Seattle and Tacoma, Washington’s two largest cities, and is primarily situated
within King County, with a small portion of the City extending into Pierce County.
Both King and Pierce countywide planning policies apply to Auburn. In addition,
multicounty planning policies established by the Puget Sound Regional Council
(PSRC) apply to the city.
State Context
Growth Management Act
In Washington State, the Growth Management Act (GMA) requires fast-growing
cities and counties to develop a comprehensive plan to manage their population
growth1. The GMA establishes fourteen goals to guide planning in the state. One of
these goals is to plan for and accommodate housing affordable to economic
segments.
The GMA housing goal is addressed through the Housing Element and this
assessment, which includes an inventory and analysis of existing and projected
housing needs. The project needs include units for moderate, low, very low, and
extremely low-income households and permanent supportive housing.
Recent Housing Legislation
Based on a 2022 opinion survey conducted by the Department of Commerce,
housing costs are a statewide problem and the state needs more housing supply.
Washington state needs 1.1 million new homes over the next year and 91,357
emergency housing beds. Since 2021, the Washington State legislature passed
multiple bills to address the state’s housing needs.
In 2021, the Legislature passed HB 1220, which substantially amended the housing-
related provisions of the GMA. HB 1220 amended the GMA housing goal to require
inventories of housing needs by income level, permanent supportive housing, and
emergency housing, as well as identify sufficient land capacity for housing needs.
New requirements include identifying local policies and regulations that result in
racially disparate impact, displacement, and exclusion, and implement policies and
regulations to undo them. Housing production should also be encouraged near
employment centers and areas of planned employment growth.
HB 1110, passed in May 2023, builds from HB 1220 requirements and substantially
changes the way many cities in Washington are to plan for housing. The bill
requires cities of certain sizes and locations to allow multiple dwelling units (du/)
1 Growth Management Act, MSRC https://mrsc.org/explore-topics/planning/general-planning-and-growth-
management/growth-management-act
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per lot in a middle housing type form. "Middle housing" is defined in the bill as
“buildings that are compatible in scale, form, and character with single-family
houses and contain two or more attached, stacked, or clustered homes including
duplexes, triplexes, fourplexes, fiveplexes, sixplexes, townhouses, stacked flats,
courtyard apartments, and cottage housing.” Cities must allow at least six of the
nine types of middle housing to in all residential zones,. Auburn is considered “Tier
1” and must allow 4 middle housing du/on all lots zoned predominantly residential,
6 middle housing du/lot within ¼ of a major transit stop, and 6 middle housing
du/lot if at least two are affordable. The bill also includes considerations for parking
requirements and for the subdivision of land under single-unit attached middle
housing options like townhomes allowing for ownership of the land under the unit.
HB 1337, also passed in May 2023, amends RCW 36.70A.696 expanding accessory
dwelling unit (ADU) definitions and easing development regulations. Jurisdictions
are now required to permit two ADUs per lot in city limits and within GMA urban
growth areas. Cities may not require the owner to occupy the property, may not
prohibit sales as an independent unit, must allow an ADU of at least 1,000 square
feet and adjust zoning to be consistent, set consistent parking requirements, and
may not charge more than 50% of impact fees charged for the principal unit.
HB 1042 permits the conversion of existing commercial office and mixed-use
buildings for residences. Cities may not impose restrictions on housing unit density,
parking requirements in excess of the current parking, additional permitting
requirements, excess design standard requirements, exterior design or
architectural requirements beyond health and safety, prohibitions on the additions
of housing, current energy code requirements for unchanged portions of the
building, and transportation concurrency or SEPA study.
Regional Planning and Growth Targets
PSRC VISION 2050 - Regional Housing Strategy
In 2022, Puget Sound Regional Council (PSRC) developed a Regional Housing
Strategy to support local 2024 comprehensive plan updates. The strategy is part of
the region’s plan for growth known as VISION 2050. The region’s vision for 2050 is
to provide exceptional quality of life, opportunity for all, connected communities, a
spectacular natural environment, and an innovative, thriving economy.
The goal of the Regional Housing Strategy is to ensure that all people have a range
of safe and affordable housing choices to create a healthy and prosperous future
for the region, including eliminating racial disparities in access to housing. The
PSRC region is about two years behind in housing production, with an even greater
deficit for affordable housing, and continues to face acute housing challenges. If we
are to meet the region’s housing needs now and, in the future, cities, counties,
agencies, coalitions, businesses, and other housing advocates need to begin to
implement these strategies.
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With a projected need for more than 800,000 new housing units and more than a
third of households anticipated to be at moderate- and lower-income levels,
VISION 2050 aims to substantially increase the construction of housing and to build
more housing that is affordable to more families. The Regional Housing Needs
Assessment concluded that about 34% of new housing will need some level of
public incentive – ranging from flexible development standards to direct subsidy —
to be affordable to households earning less than 80% area median income (AMI). In
response to this need, the Regional Housing Strategy calls for three areas of action:
1. Supply: Build more housing of different types.
To meet the region’s vision for a more livable, prosperous, and equitable future,
more housing is needed of different types, costs, and access to jobs, transit, and
services.
2. Stability: Provide opportunities for residents to live in housing that meets their
needs
As the region grows and becomes a more expensive place to live, many
households are under serious threat of being displaced from their communities.
More housing options and strategies are needed to help people have the option
to stay in their neighborhoods, with an emphasis on lower-income communities
and Black, Indigenous, and People of Color (BIPOC) communities that have
been systemically excluded from homeownership opportunities.
3. Subsidy: Create and sustain long-term funding sources to create and preserve
housing for very low-income households and unhoused residents
At the lowest income levels, the market is not capable of building housing at an
affordable cost. Eliminating the cost burden for households will require a major
increase in funding to subsidize housing costs and to build more housing
affordable to households earning less than $50,000 per year.
PSRC VISION 2050 – Multicounty Planning Policies
The Multicounty Planning Policies (MPPs) contained in VISION 2050 and produced
by the PSRC, include policies and actions as well as the Regional Growth Strategy,
which promotes a focused regional growth pattern and serves as a guide for
counties and cities as they set local growth targets through their countywide
processes to implement the strategy. PSRC and local jurisdictions are expected to
address these actions through their planning and work programs.
VISION 2050 establishes twelve multicounty planning policies in the PSRC region
about housing. The policies aim to address an overarching goal where the region
preserves, improves, and expands its housing stock to provide a range of
affordable, accessible, healthy, and safe housing choices to every resident. The
region continues to promote fair and equal access to housing for all people.
Housing Countywide Planning Policies
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King County
King County established housing countywide planning policies (CPPs) in 2021 to
reflect a commitment to address dramatic housing price increases, which resulted
in 156,000 extremely low to low-income households cost-burdened by housing. The
policies also address findings that Black, Hispanic, Indigenous, and extremely low-
income households are among those most disproportionately impacted by housing
cost burden.
The county’s overarching goal is to provide a full range of affordable, accessible,
healthy, and safe housing choices to every resident in King County. All jurisdictions
work to:
• preserve, improve, and expand their housing stock;
• promote fair and equitable access to housing for all people; and
• take actions that eliminate race-, place-, ability-, and income-based housing
disparities.
There are 27 housing CPPs as of August 7, 2023. On July 25, 2023, the Local Services
and Land Use Committee recommended amendments to the housing CPPs. The
amendments are intended to incorporate legislative required changes especially
due to HB 1220, which substantively amended the Growth Management Act to
require jurisdictions to plan for and accommodate housing needs and resulted in
other substantive changes to how jurisdictions plan for housing in the housing
element of their comprehensive plan.
Pierce County
In May 2022, Pierce County adopted eight affordable housing policies that shall at a
minimum “consider the need for affordable housing, such as housing for all
economic segments of the population and parameters for its distribution”. Based
on the adopted housing targets compared to the existing housing stock, there is a
need for an additional 37,773 additional housing units within the 20-year planning
period in unincorporated Pierce County.
Buildable Land Capacity
The 2021 King County and Pierce County Buildable Lands Reports analyzed parcel-
level capacity for new jobs and housing units in Auburn, classifying parcels as
Vacant, Redevelopable, or Constant (i.e. unlikely to change) based on land values,
home values, zoning, and other data. As part of this comprehensive planning
process, the data from these Buildable Lands Reports was further refined to take
into account development since 2019 and other potential parcels deemed
developable by the city and consultant team.
Based on the available land capacity as currently zoned, Auburn shows a deficit of
capacity for both the 2044 housing unit and jobs targets, as detailed below. These
figures differ from the total housing units and total job capacity described in the
2021 Urban Growth Capacity Report, Exhibit 31 because city zoning as of 2023 was
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used for this analysis. The future land use map developed during this
comprehensive plan is intended to accommodate these 2044 housing and jobs
targets through new zoning and land uses in various corridors and nodes
throughout Auburn, and in the Downtown area in particular. The housing unit
targets set have since increased with amendments to both counties CPPs, which is
explained further in the Land Capacity for Additional Housing section.
Figure 1. Auburn Housing Targets and Capacity
Housing Units
King and Pierce Counties
combined adopted housing
unit growth target (per
Countywide Planning
Policies)
12,112 units (2019-2044)
11,141 units (adjusted to 2021-2044 based on existing and pipeline development
from 2019-2021)
(Note: the Pierce County portion of Auburn has a 2020 to 2044 growth target of
just 4 units and is thus ignored for this analysis.)
2021 King County Urban
Growth Capacity Report
Capacity
7,927 units
2022 Pierce County
Buildable Lands Report
656 units
Total Countywide Planning
Policies Housing Capacity
8,583 jobs
Employment
King County adopted
employment growth target
(per Countywide Planning
Policies)
19,520 jobs (2019-2044)
(note: Pierce County has already exceeded their adopted job growth targets
for 2035 and has no additional targeted growth)
2021 King County Urban
Growth Capacity Report
Capacity
7,927 jobs
2022 Pierce County
Buildable Lands Report
656 jobs
Total Countywide Planning
Policies Employment
Capacity
8,583 jobs
Estimated Capacity under
current zoning
8,236 jobs
2 Population and Community
Characteristics
This section describes who lives in Auburn, including total population, age
distribution, household size, racial and ethnic composition, and languages spoken
at home. This information allows the city an understanding of who the City serves
and whether some people have special housing needs.
Auburn Population and Community
Characteristics
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Figure 2. Population Growth Rate Comparison
2019
Population
Estimate
2020
Population
Census
2021
Population
Estimate
2022
Population
Estimate
2023
Population
Estimate
2019-2023
Average
Annual
Growth
Auburn 86,353 87,256 88,080 88,750 88,820 0.71%
King
County 2,227,755 2,269,675 2,287,050 2,317,700 2,347,800 1.32%
Pierce
County 905,841 920,393 928,200 937,400 946,300 1.10%
Source: OFM Forecasting and Research Division, 2023
Auburn is located mid-way between Seattle and Tacoma, Washington’s two largest
cities, and is primarily situated within King County, with a small portion of the City
extending into Pierce County. As of 2023, it was ranked the 14th most populous city
in Washington, with a population of 88,820.2 Its location in the densely populated
and urbanized area between Seattle and Tacoma has provided for substantial
population growth since World War II and particularly since 2000, as shown in
Figure 3.
Figure 3. Auburn Population (1920-2020)
Source: Washington Office of Financial Management
In the 1950-2000 era, the City grew rapidly, with an average population increase of
4.2% per year and a total increase of 36,550 residents over the 50-year period. In the
22-year period since 2000, Auburn has grown by another 45,703 residents,
outpacing the growth of the previous 50 years as well as annexing three areas with
substantial development potential since 1990. Housing units increased by 12%
2 Washington Office of Financial Management (OFM) April 1, 2023 Official Population Estimates
0
10,000
20,000
30,000
40,000
50,000
60,000
70,000
80,000
90,000
100,000
1920 1930 1940 1950 1960 1970 1980 1990 2000 2010 2020
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between 2010 and 2020, though population increased by 25% over the same period,
suggesting that the supply of housing units may not be keeping up with demand.
Rapidly increasing population can also have effects on many aspects of planning
and city management, including infrastructure capacity, transportation and traffic,
and school capacity.
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Figure 4. Population Density
Source: King & Pierce County Buildable Lands Reports GIS Data , City of Auburn, Leland Consulting
Group
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• Population density is generally between 3-10 persons per acre across the City
with greater nodes of density in North Auburn, South Auburn, Lea Hill, and
Lakeland Hills; where there are smaller lots with single-family homes and
attached housing.
Population by Age
Based on the 2020 Census, the last universal assessment of population structure,
Auburn’s population of 19 years old or younger made up 27.9% of the total
population, and the senior population (ages 65 years and over) was 11.4% of the total
population.
Figure 5 compares Auburn to King County and Pierce County averages using broad
age categories.
Figure 5. Auburn, King, and Pierce County Age Category Distributions, 2020
19 and Younger 20 – 64 Years 65 Years and Over
Auburn 27.9% 60.7% 11.4%
King County 22.3% 64.5% 13.2%
Pierce County 25.9% 60.3% 13.8%
Source: US Decennial Census, 2020
• Auburn has a higher percentage of residents 19 years old and younger than
both King and Pierce County averages, a similar percentage of residents
between 20-64 years old as both counties, and a lower percentage of residents
over 65 years old compared to both counties, but the differences are not
substantial.
Figure 6. Age Category Distributions, 2020
Source: US Decennial Census, 2020
5,697
6,281
5,924
5,567
5,558
6,329
6,471
7,219
5,201
5,701
5,261
5,236
5,156
3,478
2,617
1,556
955
1,099
0 1,000 2,000 3,000 4,000 5,000 6,000 7,000 8,000
Under 5 years
5 to 9 years
10 to 14 years
15 to 19 years
20 to 24 years
25 to 29 years
30 to 34 years
35 to 39 years
40 to 44 years
45 to 49 years
50 to 54 years
55 to 59 years
60 to 64 years
65 to 69 years
70 to 74 years
75 to 79 years
80 to 84 years
85 years and over
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• The largest age group in Auburn is 35 to 39 years old, making up 8.5% of the
population total. This group will start turning 65 by 2050.
• In the next ten years, another 10,392 individuals will be 65 years or older,
adding another 12% to the retiree population.
• Auburn’s growing population is becoming younger over the years with those
under 20 years old making up over a quarter of the population.
Household Size
Figure 7. Average Household Size: Auburn, King County, and Pierce County
Average
Household Size
Average Family
Size
Auburn 2.71 3.27
King County 2.40 3.02
Pierce County 2.61 3.10
Source: 2021 American Community Survey 1-Year Estimate
• According to American Community Survey estimates in 2021, Auburn has an
average household size of 2.71 persons, a slight increase from 2.67 in 2010.
• The median household size is higher compared to King County which has an
average household size of 2.40 persons, and higher than Pierce County
which has an average household size of 2.61 persons.
Figure 8. Household Size: Auburn, King County, and Pierce County
Household Size Auburn King Pierce
1-person household 22.6% 29.9% 24.4%
2-person household 32.8% 34.0% 34.1%
3-person household 18.1% 15.1% 17.1%
4-or-more-person household 26.6% 21.1% 24.4%
Source: 2020 American Community Survey 5-Year Estimates, Table S2501
• Auburn has a lower percentage of 1-person households compared to King
County but is similar to Pierce County.
• There is no significant difference in percentage between 2- and 3-person
households in Auburn compared to King and Pierce counties.
• One-third of Auburn households are 2-person households.
Figure 9. Households and Families: Auburn, King County, and Pierce County
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Source: 2017-2021 American Community Survey 5-Year Estimates, Table DP02
• A quarter of households in Auburn are married with no children.
• Auburn has a slightly higher percentage of those married with children
compared to King and Pierce counties.
• In general, Auburn’s household composition is similar to both King and
Pierce Counties.
• Auburn has a slightly larger percentage of single parents with children
households (7%) compared to King County (4%) and Pierce County (6%).
Racial Composition
Auburn’s racial and ethnic makeup is more diverse than that of King County and of
Washington as a whole, with 49% of residents identifying as BIPOC (Black,
Indigenous, or People of Color), compared with 43% in King County and 34%
statewide. The City has become increasingly diverse since 2010, with notable
increases in the share of Hispanic/Latino residents from 10% to 17%, Black/African
American residents from 5.7% to 7%, and Native American, Hawaiian, and Alaskan
residents from 3% to 4.8%.
Figure 10. Race and Ethnicity in Auburn (2021)
24%21%21%
25%27%30%
7%4%6%
13%15%11%
32%34%32%
0%
10%
20%
30%
40%
50%
60%
70%
80%
90%
100%
Auburn King Pierce
Other Households
Living Alone
Single Parent, Children
Married, No Children
Married, Children
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Source: 2020 ACS 5-Year Estimates, Table DP05
An increasingly diverse population can present language accessibility issues. About
69% of Auburn residents speak only English at home, with 12% speaking Spanish,
9% speaking an Asian or Pacific Island language, 7% speaking other Indo-European
languages, and 2% speaking other languages at home. Notably, around 45% of
Auburn residents who speak a language other than English at home have limited
English proficiency, an important consideration as the city continues to become
more diverse.
Languages Spoken at Home
Figure 11. Languages Spoken at Home
Source: 2017-2021 American Community Survey 5-Year Estimates, Table S1601
White51%
Black / African American7%
American Indian / Alaska Native 2%
Asian
12%
Native Hawaiian / Pacific Islander3%
Some other race
0.3%
Two or more races8%
Hispanic or Latino
17%
Auburn King
County
Pierce
County
English Only 70.1% 71.6% 84.9%
Spanish 11.5% 6.6% 6.0%
LEP Spanish 42.6% 40.6% 33.7%
Other Indo-European Languages 7.1% 6.9% 2.7%
LEP Other Indo-European Languages 41.2% 26.0% 32.0%
Asian and Pacific Island Languages 9.2% 12.1% 5.5%
LEP Asian and Pacific Island Languages 47.1% 43.7% 44.5%
Other Languages 2.1% 2.8% 0.8%
LEP Other Languages 33.0% 38.0% 32.6%
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• An increasingly diverse population can present language accessibility issues.
About 70% of Auburn residents speak only English at home, with 11%
speaking Spanish, 9% speaking an Asian or Pacific Island language, 7%
speaking other Indo-European languages, and 2% speaking other languages
at home.
• Notably, around 40% of Auburn residents who speak a language other than
English at home have limited English proficiency (LEP), an important
consideration as the City becomes more diverse.
Population Living with a Disability
Figure 12 compares Auburn, King County, and Pierce County populations living
with a disability. Figure 13 shows characteristics of Auburn’s population living with
a disability.
Figure 12. Auburn, King County, Pierce County Population Living with a Disability
Total civilian non-institutionalized
population
With
Disability
% of Total
Auburn 84,846 10,160 12.0%
King County 2,238,712 216,031 9.6%
Pierce County 896,180 122,382 13.7%
Source: 2017-2021 American Community Survey 5-Year Estimates, Table S1810
Figure 13. Auburn’s Estimated Population Living with a Disability
Total With a disability Percent with a
disability
Total civilian non-institutionalized
population 84,846 10,160 12.0%
Population 5 to 17 years 16,204 1,345 8.3%
With a hearing difficulty (X) 207 0.9%
With a vision difficulty (X) 205 0.9%
With cognitive difficulty (X) 731 4.5%
With ambulatory difficulty (X) 46 0.3%
With a self-care difficulty (X) 156 1.0%
Population 18 to 64 years 53,507 11,126 20.8%
With a hearing difficulty (X) 920 1.7%
With a vision difficulty (X) 1,008 1.9%
With cognitive difficulty (X) 2,837 5.3%
With ambulatory difficulty (X) 2,620 4.9%
With a self-care difficulty (X) 1,374 2.6%
With an independent living difficult (X) 2,367 4.4%
Population 65 years and over 9,439 6,709 71.1%
With a hearing difficulty (X) 1,381 14.6%
With a vision difficulty (X) 581 6.2%
With cognitive difficulty (X) 834 8.8%
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With ambulatory difficulty (X) 2,385 25.3%
With a self-care difficulty (X) 156 7.9%
With independent living difficulty (X) 1,372 14.5%
Source: 2017-2021 American Community Survey 5-Year Estimates, S1810
• Approximately 12% of Auburn’s total population is living with a disability. This
is higher compared to King County (9.6%) and slightly lower than Pierce
County (13.7%).
• About 20% of the adult population aged 18 to 64 are living with a disability.
• The most prevalent disability for those under 18 years is cognitive difficulty
and also for those 18-64.
• A quarter of those over the age of 64 experience ambulatory difficulty
(difficulty walking).
Workforce and Commuting Profile
Understanding future population and employment growth is essential for
planning. King County, Pierce County, the Puget Sound Regional Council (PSRC),
and the Washington State Office of Financial Management (OFM) are each involved
in forecasting population and job growth in Auburn over the coming decades, and
this section will summarize the currently available forecasts from these agencies
which can be used to inform future actions on land use, infrastructure, housing,
economic development, and transportation in Auburn.
Jobs to Housing Ratio
The Jobs to Housing ratio in Auburn as of 2021 was 1.48. This is higher than the King
County average of 1.34, showing Auburn’s importance as a regional jobs center,
particularly in Manufacturing and Health Care.
Major Employment Locations
The top ten industry sectors in which Auburn residents were employed in 2020 is
shown in Figure 14. Auburn has traditionally been a blue collar community since its
initial early 20th century population boom stemming from the construction of a
railroad freight terminal. Despite a decrease in manufacturing employment in the
1990s and early 2000s, 12% of Auburn residents were currently employed in the
industry in 2020. Since the recession of 2008, the number of Auburn residents
employed in health care, retail, and construction have increased substantially and
the overall diversity of jobs worked by Auburn residents has increased, reflecting
the rapidly increasing population and shifts in demographics discussed previously.
Between the 2019 and 2020 data, healthcare jobs overtook manufacturing for the
highest share of jobs worked by Auburn residents.
Figure 14. Auburn Workforce Top Industry Sectors (2020)
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Source: US Census Longitudinal Employer Household Dynamics (LEHD), via Census On The Map
The top employers in Auburn are shown in Figure 15. Boeing is the largest employer
in the City, as it has been for several decades, followed by a variety of retail,
manufacturing, and wholesale businesses, as well as Multicare, the regional
hospital and health care center in Downtown Auburn. The top ten employers in
Auburn currently account for about 23% of the jobs in the City, down from 55% in
2011 and 85% in 2002,3 further demonstrating the increasing diversity of business
activity in Auburn in recent decades.
Figure 15. Top Ten Employers in Auburn (2022)
3 2015 Auburn Comprehensive Plan
0
1,000
2,000
3,000
4,000
5,000
6,000
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Source: Washington Employment Security Department
As of 2020, there were 45,804 jobs located in Auburn. The top sectors are shown in
Figure 16 along with their change over the past two decades. Despite decreases in
the manufacturing industry from 1990 and 2000 noted in Auburn’s previous (2014)
comprehensive plan, the sector has seen rapid increases since the 2008 financial
crisis and now accounts for over 20% of jobs in the City. There have been recent
increases in construction jobs and interestingly in retail, even with the onset of the
COVID-19 pandemic in the most recent data year. Full impacts of the pandemic on
Auburn’s job growth and distribution will become clearer when further years’ data
becomes available from the Census.
Figure 16. Top Industry Sectors in Auburn (2002-2020)
Source: US Census Longitudinal Employer Household Dynamics (LEHD), via Census On The Map
0
5001000
1500
20002500
3000
35004000
Number of EmployeesManufacturing
ConstructionRetail Trade
Wholesale Trade
Transportation / WarehousingEducational Services
0
2,000
4,000
6,000
8,000
10,000
12,000
2002 2003 2004 2005 2006 2007 2008 2009 2010 2011 2012 2013 2014 2015 2016 2017 2018 2019 2020
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Daily Inflow and Outflow: The Auburn Commute
As of 2020, 5,359 Auburn residents, or 15%
of the population both lived and worked
in the City. The remaining 85% of those
who worked in Auburn commuted from
outside the City. As shown in Figure 17,
there are more people who work in
Auburn and live elsewhere than those
who live in Auburn and work elsewhere.
This results in an increased pool of
residents and employees who engage
with City services and businesses.
Although this data predates the COVID-19
pandemic, the relatively large share of in-
person manufacturing and retail jobs in
the City suggests that the commuting
patterns may have been less affected by
the pandemic in Auburn compared with
other areas which have a higher share of office jobs.
Means of Transportation and Travel Time to Work
Means of transportation and travel time to work indicators provide a sense of how
Auburn compares to both counties overall in terms of convenience and preference
for using alternative modes of transportation (excluding car, truck, or van) and
commute burden. Figure 18 shows the means of transportation for workers over 16
years old in Auburn, King County, and Pierce County, while Figure 19 provides mean
travel time to work for workers over 16 years who do not work at home.
Figure 18. Means of Transportation to Work
Total Workers 16 and Older Auburn King Pierce
Total Workers 16 and Older 42,071 1,203,566 439,523
Car, truck, or van - drove alone 72% 55% 75%
Car, truck, or van - carpooled 12% 9% 10%
Public transportation 5% 11% 3%
Walked 2% 5% 2%
Other means (bicycle, motorcycle, taxi,
etc.) 1% 3% 1%
Worked from home 9% 18% 9%
Source: 2017-2021 American Community Survey 5-Year Estimates, Table DP03
• The majority of workers in Auburn, King County, and Pierce County travel by
car, truck, or van alone.
• More workers carpool in Auburn (12%) compared to King (9%) and Pierce
(10%) counties.
Figure 17. Auburn Daily Commuting Patterns (2020)
Source: US Census On The Map
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• Only 1% of commuters travel by other means in Auburn such as by bicycle,
motorcycle, or taxi.
• The mean travel time to work in Auburn is consistent with travel times in
King and Pierce counties.
Figure 19. Mean Travel Time to Work
Source: 2017-2021 American Community Survey 5-Year Estimates, Table DP03
3 Household Economics
This section examines household incomes, and households’ ability to provide food,
shelter, and transportation. It helps estimate what portion of the population does
not have the resources necessary to meet basic needs, as well as where assistance
may be most beneficial.
Household Income
In 2021, Auburn was estimated to have 30,547 occupied households, an increase of
17% since 2010. The average household size was 2.77, larger than the King County
average of 2.44. This is likely due to the larger share of family households in Auburn,
at 72%, compared with 57% in King County, and a smaller share of householders
living alone. This reflects Auburn’s suburban development patterns compared with
some of the denser urban areas in Seattle and its closer-in suburbs. About 59% of
Auburn’s households are homeowners and 41% are renters, a slightly lower share of
homeowners than Washington as a whole, but higher than the King County
average.
31.7
29.4
32.8
0
5
10
15
20
25
30
35
Auburn King County Pierce County
Mean Travel Time (Minutes)
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Figure 20. Inflation-Adjusted Median Household Income in Auburn with Regional Comparison (2021)
Source: 2010, 2021 ACS 5-Year Estimates, Table S2503
Auburn’s median household income was $79,415 in 2021, an increase of 45% from
$54,613 in 2010. As shown in Figure 20, Auburn’s incomes are on par with statewide
and Pierce County averages but lag behind the higher incomes of Seattle residents
and other King County households. Rental households in Auburn earn significantly
less than ownership households – the average renter household earns $50,091
compared with $106,521 for ownership households. Auburn’s BIPOC households
are more likely to be renters. Around 46% of renters are non-white residents,
compared to 33% of homeowners. These types of intersections of income, race, and
access to housing and wealth-building are important considerations when
planning to accommodate the needs of all Auburn residents.
$54,613
$68,065
$57,869 $57,244
$79,415
$106,326
$76,438 $82,400
Auburn King County Pierce County Washington
2010 2021
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Figure 21. Household Income Segmentation
Source: 2017-2021 American Community Survey 5-Year Estimates, Table S1901
• Auburn is more similar to Pierce County in household income segmentation
than it is to King County.
• 31% of households in Auburn earn less than $50,000 per year, compared to
28% in Pierce County and 23% in King County.
• The American Community Survey estimates that 9.6% of Auburn’s
population is below the poverty level (ACS 2017-2021). This is slightly higher
than Pierce County (8.8%) and King County (8.4%).
Median Household Income by Size Estimates
Figure 22. Median Household Income by Household Size
Auburn King County Pierce County
Average Median Income: $79,415 $106,326 $82,574
1-person households $36,164 $56,235 $43,374
2-person households $81,881 $117,288 $86,479
3-person households $103,806 $140,378 $101,655
4-person households $111,504 $164,768 $109,688
5-person households $102,773 $146,709 $111,186
6-person households $114,849 $133,729 $116,300
7-or-more-person households $102,332 $124,283 $132,707
Source: 2017-2021 American Community Survey 5-Year Estimates, Table B19019
0%5%10%15%20%25%
Less than $10,000
$10,000 to $14,999
$15,000 to $24,999
$25,000 to $34,999
$35,000 to $49,999
$50,000 to $74,999
$75,000 to $99,999
$100,000 to $149,999
$150,000 to $199,999
$200,000 or more
Pierce King Auburn
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• The average median household income across all households is lower in
Auburn ($79,415) than in King ($106,326) and Pierce ($82,574) counties.
• In Auburn 7-or-more-person households have a lower median income than
those with 5 or 6-person households.
• King County households have significantly higher median income than
Auburn households regardless of household size.
Food Stamps/SNAP Program
• Approximately 15.6% of households in Auburn receive food stamps (ACS,
2017-2021 Estimates, Table DP03).
o This is higher compared to the percentage of households receiving
food stamps in King and Pierce Counties, where 8% of households in
King County receive food stamps, and 11.7% of households in Pierce
County receive food stamps.
• Approximately 54% of households in Auburn receiving food stamps have
children under 18 years old.
o This is significantly higher compared with King County, where 40% of
households receiving food stamps have children under 18, and higher
compared with Pierce County, where 45% of households receiving
food stamps have children under 18 years.
• 16.8% of households receiving food stamps in Auburn identify as being
Hispanic or of Latino origin.
• 35% of households receiving food stamps in Auburn have had 2 or more
workers in the past 12 months.
• According to the Office of Superintendent of Public Instruction Washington
State as of October 2022, 71.3% of the Auburn School District student
population are eligible for Free or Reduced- Price meals. This is significantly
higher than the Washington State percent of 52% eligible students out of the
total enrolled population.
o 12,312 Auburn School District students out of a total of 17,165 enrolled
were eligible for free lunches as of October 2022 for the 2022-2023
school year.
Homeless Population
Estimating the total homeless population is difficult. The U.S. Department of
Housing and Urban Development requires jurisdictions to conduct a Point in Time
(PIT) count, which is an estimate of people experiencing sheltered and unsheltered
homelessness on a single night. In King County, the 2022 PIT count estimated
13,368 individuals experiencing homelessness, a significant increase since the
reported 2014 count of 3,123. In prior years, the unsheltered PIT was conducted by
volunteers on one night in January, using a combination of a census and a survey.
The PIT is widely understood to be an undercount, especially as it represents a
single night rather than a full year. Some likely individuals and families are
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improvising with camping, sleeping in their cars, rotating through weekly motels,
and spending nights in someone’s spare room or couch with no fixed living
situation. The recent King County Department of Community and Human Services
Cross Systems Homelessness Analysis found that at least 40,871 people
experienced homelessness at some point in 2020 (KCRHA, 2022).
Unsheltered homeless counts illuminate the local gap in services for the homeless.
Homelessness continues to have a disproportionate impact on communities of
color. Based on the PIT analyses, 25% of people experiencing homelessness in King
County identify as Black/African-American, but according to the 2020 U.S. Census,
only 7% of King County's population identifies as Black/African-American. Similarly,
9% of people experiencing homelessness identify as American Indian, Alaskan
Native, or Indigenous, but that group makes up only 1% of King County's population
(KCRHA, 2022).
As shown in Figure 23, in 2022 the number of households entering the
homelessness response system was higher than the number of those exiting it, by
about 1,000.
Figure 23. Households Entering and Exiting the Homelessness Response System
Source: Homeless Management Information System (HMIS) as of July 1, 2023
• According to the King County Regional Homelessness Authority (KRHA),
when the number of households entering the homeless response system is
higher than the number of those exiting it, the number of households
becoming homeless and receiving services increases.
• More households are entering the system than exiting the system.
• Response efforts to COVID-19 decreased the number of those entering
homelessness due to a combination of eviction moratoriums, stimulus
payments, unemployment insurance, emergency rental assistance, and
drops in rental prices (King County DCHS, 2021).
0
5,000
10,000
15,000
20,000
25,000
2017 2018 2019 2020 2021 2022
Inflow Count Outflow Count
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Employment and Labor Force Participation
Figure 24. Labor Force Participation and Unemployment Rate
Population
16+ Years
Old
% in Civilian
Labor Force
Unemployment
rate
% of Civilian Labor
Force Below the
Poverty Level
Auburn 65,949 68.3% 5.0% 47.4%
King County 1,836,285 70.2% 4.6% 49.9%
Pierce County 718,566 66.1% 5.0% 43.8%
Source: 2017-2021 American Community Survey 5-Year Estimates, Table S2301
• Almost half (47.4%) of Auburn’s labor force is below the poverty level. This is
slightly lower than King County and slightly higher than Pierce County. This
means about half of Auburn’s population consists of the “working poor”.
• Auburn’s unemployment rate is consistent with King and Pierce counties
and is exceptionally low at 5%.
• Historically, Auburn has had a higher percentage of labor force below the
poverty level than King County, but this has changed in the past five years.
Housing Cost Burden
Households are considered “cost-burdened” if they spend more than 30 percent of
their income on housing costs, including rent, mortgage, and utilities. Households
that spend more than 30 percent of their monthly income on housing costs,
including rent and utilities. A severely cost-burdened household spends more than
50 percent of its monthly income on housing costs. This metric can be used to
analyze the gap between housing costs and affordability in Auburn.
Figure 25. Percent of Auburn Households Cost-Burdened by Housing
Source: 2006-2019 Comprehensive Housing Affordability Strategy, HUD
0%5%10%15%20%25%30%35%40%45%50%
Cost Burden <=30%
Cost Burden >30% to <=50%
Cost Burden >50%
Cost Burden not available
Renter Owner
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• About 45% of Auburn homeowners are not cost-burdened by housing costs
compared to 21% of renters.
• One of every five renter households is either cost-burdened or severely cost-
burdened by housing costs in Auburn.
• About 5% of Auburn homeowners are severely cost-burdened by housing.
Housing and Transportation Costs
The standard definition of cost burden does not factor in transportation costs.
However, today, housing advocates and researchers stress the importance of
considering transportation costs in affordability analyses, because many
households relocate to the outer edges of metro areas in search of affordable
housing, thereby increasing their transportation costs. Housing costs combined
with transportation costs can exacerbate households’ ability to meet their basic
living needs within their means.
Center for Neighborhood Technology publishes a Housing+ Transportation
Affordability Index (H&T Index) (most recently as of 2022), providing a ready-made
data source for assessing the possible transportation cost burdening of Auburn
residents. The H+ T Index calculates, through a series of statistical models, the
transportation and housing costs for the "regional typical" and "regional moderate"
household; "typical" means a household earning the regional AMI with the regional
average number of commuting workers and persons per household, and
"moderate" meaning a household earning 80% of AMI (but having the same
number of workers and persons per household). Figure 26 shows that households
in Auburn spend a combined 40% of their income on housing and transportation
costs. Most households in Auburn spend about $15,000 annually on transportation
costs.
Figure 26. Average Housing and Transportation Costs Graphics
Source: Housing and Transportation Affordability Index, http://htaindex.cnt.org/, October 2022
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Placing housing near multiple modes of travel can help reduce travel costs to some
degree and is supportive of recent legislation with HB 1110 permitting denser
middle housing in proximity to transit stops.
Growth in areas of opportunity is based on an “Opportunity Index,” which combines
measures of five key elements of neighborhood opportunity and positive life
outcomes: education, economic health, housing and neighborhood quality,
mobility and transportation, and health and environment. The level of opportunity
score (very low, low, moderate, high, very high) is determined by sorting all census
tracts into quintiles based on their index scores. Areas of opportunity that
experience greater proportions of growth may experience an increased risk of
displacement.
The Puget Sound Regional Council created an opportunity mapping tool that
assesses the amount of opportunity that exists in neighborhoods. Areas with lower
opportunity are defined as places that score “Very Low to Low” – which represents
the bottom 40% of scores in the region. Areas with higher opportunity are defined
as places that score “Moderate to Very High Opportunity” – which represents the
top 60% of scores among all tracts.
Figure 27 shows the opportunity index indicates there are high to very high
opportunities for improved transportation in Auburn.
Figure 27. PSRC Opportunity Index, Transportation in Auburn
Source: Opportunity Mapping in Central Puget Sound Web App, PSRC, 2022
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4 Housing Inventory and Affordability
This section describes the City’s housing inventory including the proportion of
housing that is affordable to segments of the City’s population. The information
shows information citywide and compares information to King County and Pierce
County statistics.
Historically, the Growth Management Act, RCW 30.60A.070 required each fully
planning city and county to prepare a housing element to meet the housing GMA
goal. In 2022 with the passing of HB 1220, the housing GMA goal was amended to
“plan for and accommodate housing affordable to all economic segments”. With
this change in the goal, the previous requirement to include an inventory and
analysis of existing and projected housing needs was expanded to incorporate
income-segment needs and emergency and permanent supportive housing.
VISION 2050, a regional growth strategy adopted by Auburn and PSRC
jurisdictions, also identifies that the housing element should provide opportunities
for a range of housing types and choices to meet the housing needs of all income
levels and demographic groups.
Additionally, King County’s Countywide Planning Policies provide a framework for
all jurisdictions to plan for and promote a range of affordable, accessible, and
healthy housing choices for current and future residents. In 2021, 76% of low-
income households in King County spent more than 30% of their income on
housing. Only 21 units are affordable and available for every 100 extremely low-
income households in King County.
Housing Units
The housing inventory changes daily as new units are built and older units are torn
down. The Washington State Office of Financial Management estimates current
housing units for all Washington jurisdictions over time.
Figure 28 shows the proportion of housing units by unit type. The types include:
• One unit,
• Two or more units, and
• Mobile homes and special units.
o Special units include permanent residents living in travel trailers, RVs,
boats, sheds, tents, and others.
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Figure 28. Units in Structure
Source: 2017-2021 American Community Survey 5-Year Estimates, Table DP04.
• The majority of housing units in Auburn, King County, and Pierce County are
single-family units (one unit). Auburn has fewer single-family units than
Pierce and King Counties.
• Auburn has a larger proportion of housing units in mobile homes and special
units (7%) compared to King County (1%).
Housing Types and Sizes
Figure 29. Number of Bedrooms
Auburn King County Pierce County
Bedrooms Housing Units Percent Percent Percent
No bedroom (studios) 774 2.4% 7.7% 2.5%
1 bedroom 4,572 12.4% 16.7% 9.2%
2 bedrooms 9,457 29.2% 23.9% 22.9%
3 bedrooms 8,930 27.5% 26.4% 41.6%
4 bedrooms 7,282 22.5% 19.1% 19.1%
5 or more bedrooms 1,405 4.3% 6.2% 4.7%
Total Housing Units 32,420 100% 100% 100%
• Source: 2017-2021 American Community Survey 5-Year Estimates, Table DP04.
• About half of Auburn’s housing stock is 2-3-bedroom units, accounting for 56.7%
72%
58%
57%
24%
41%
36%
5%
1%
7%
0%10%20%30%40%50%60%70%80%90%100%
Pierce
King
Auburn
One unit Two or more units Mobile homes and special units
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of housing units.
• Auburn’s housing stock is about 26% large units with 4 or more bedrooms,
which aligns with the approximately 26% of households with 4 or more
persons (see Figure 8). This suggests Auburn does not have a shortage of
larger units to accommodate its larger households.
• Auburn has a lower percentage of units with no bedrooms (studios) compared
to King County, but similar in comparison with Pierce County.
Tenure
Tenure relates to the ownership status of a housing unit. A housing unit is “owned”
if the owner or co-owner lives in the unit, even if it is mortgaged or not fully paid
for. A cooperative or condominium unit is “owned” only if the owner or co-owner
lives in it. All other occupied units are classified as “rented,” including units rented
for cash rent and those occupied without payment of cash rent.
Figure 30. Housing Tenure
Source: 2017-2021 American Community Survey 5-Year Estimates, Table DP04
• Auburn is similar to both King and Pierce Counties in housing tenure rates.
Approximately 60% of housing units are owner-occupied and about 40% are
renter-occupied.
Vacancy Rates
Vacancy rates are a leading indicator of a housing market, which can indicate
future changes in housing prices and demand.
Figure 31. Vacancy Rates
Unit Type Auburn King County Pierce County
Homeowner 1.6% 0.8% 0.8%
Renter 5.5% 4.2% 3.7%
Vacant Housing Units 4.6% 5.7% 5.6%
Source 2017-2021 American Community Survey 5-Year Estimates, Table DP04
59%57%64%
41%43%36%
0%
20%
40%
60%
80%
100%
Auburn King County Pierce County
Owner-occupied Renter-occupied
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• Auburn’s overall vacancy rate is 4.6%, which is lower than both King County
and Pierce County and below the healthy market rate of 5-8%.
• Auburn’s vacancy for owner-occupied units is 1.6%, higher than both King
and Pierce counties. The homeowner vacancy rate is extraordinarily low for
Auburn and both King and Pierce Counties, suggesting limited supply for
those seeking to purchase a home.
• Auburn’s renter vacancy rate is 5.5%. In general, a vacancy rate of 5% or less
for rental units is considered a very tight market that will put upward
pressure on prices and potentially stimulate investment in new housing
stock.
Housing Units by Year Built
Figure 32. Residential Housing by Date Built in Auburn
Source: 2017-2021 American Community Survey 5-Year Estimates, Table DP04
Across all housing units, the age of structure is the single most important physical
attribute in predicting the degree of structure quality. National research has
demonstrated a negative correlation between the age of a unit and its condition.
Generally speaking, a residential unit will have a functional life of around 40 years,
at which point additional investments will be needed to maintain structural
adequacy. Figure 32 presents the age of housing units for all residential structures
in Auburn.
• Most of the new housing (built from 2001 to the present) has been
concentrated mainly in the south and northeast regions of the city,
particularly the Lakeland neighborhood and Lea Hill neighborhood.
• Most of the lots in the Downtown vicinity were developed before 1950. In
South Auburn, housing was generally built in the 1950s. These structures are
more than 50 years old, and many likely have structural deficiencies.
28
5,771
6,435
4,637
4,982
3,574
2,613
2,975
154
1,251
- 1,000 2,000 3,000 4,000 5,000 6,000 7,000
Built 2020 or later
Built 2010 to 2019
Built 2000 to 2009
Built 1990 to 1999
Built 1980 to 1989
Built 1970 to 1979
Built 1960 to 1969
Built 1950 to 1959
Built 1940 to 1949
Built 1939 or earlier
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• There is some evidence of site-level redevelopment within these
neighborhoods, which bodes well for future investment by property owners.
• Less than 20% of Auburn’s housing stock was built in 2010 or later.
Housing Condition and Quality
Housing quality has many dimensions including structural integrity, energy
efficiency, wear and tear, housing design, and relationship to amenities and
services. There is no comprehensive data set that reports the quality of housing
across all these domains. This analysis examines multiple dimensions of housing
quality to ascertain the specific housing quality challenges experienced in Auburn.
County Assessors rate the building condition of each residential unit in their
jurisdiction. The Building Condition values are rated relative to age and grade (that
is, taking into account the age of the structure and the original building quality in
terms of materials, craftsmanship, and design). They include:
1 = Poor- Worn out. Repair and overhaul needed on painted surfaces, roofing,
plumbing, heating, and numerous functional inadequacies. Excessive deferred
maintenance and abuse, limited value-in-use, approaching abandonment or major
reconstruction; reuse or change in occupancy is imminent. Effective age is near the
end of the scale regardless of the actual chronological age.
2 = Fair- Badly worn. Much repair is needed. Many items need refinishing or
overhauling, deferred maintenance obvious, and inadequate building utility and
systems all shortening the life expectancy and increasing the effective age.
3 = Average- Some evidence of deferred maintenance and normal obsolescence
with age in that a few minor repairs are needed, along with some refinishing. All
major components are still functional and contribute toward an extended life
expectancy. Effective age and utility are standard for like properties of its class and
usage.
4 = Good- No obvious maintenance required but neither is everything new.
Appearance and utility are above the standard and the overall effective age will be
lower than the typical property.
5 = Very Good- All items are well maintained, many having been overhauled and
repaired as they have shown signs of wear, increasing the life expectancy and
lowering the effective age with little deterioration or obsolescence evident with a
high degree of utility.
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Figure 33. Housing Quality and Mobile Homes in Auburn, 2022
Source: King County Assessor, Leland Consulting Group
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• King County and Pierce County Assessors’ ratings of residential structure
quality show a large proportion of the residential structures are considered
to have average conditions (depicted in yellow), suggesting Auburn has a
significant amount of housing stock for which maintenance has been
deferred. Much of the housing stock in Auburn is older than 40 years and
many structures may be approaching the need for more comprehensive
refurbishment and updates to keep structures in a useful condition.
• Areas close to the downtown are dominated by housing rated as “good” and
show evidence of investment indicated by the intermixing of higher-rated
quality buildings such as in the area around Auburn High School and
Washington Elementary School. Areas that are both dominated by lower
ratings (average and poor) and show more homogeneity (lacking newer or
higher-rated- structures) are likely to have more significant housing quality
deficiencies.
• Building conditions rated ‘poor’ represent housing that has the greatest
quality deficiencies and may pose a health or safety risk to inhabitants.
Exhibit 32 overlays the number of mobile homes, demonstrating areas with
higher concentrations of mobile homes tend to show average to fair to poor
conditions. Mobile homes differ from stick-on-site built homes and are more
difficult to update incrementally due to both structural and financing
constraints. As a result, full replacement is necessary for mobile units with
deferred maintenance or outdated systems.
Code Enforcement
The City’s Code Compliance is a division of the Department of Community
Development. They are responsible for enforcing several City ordinances including
property maintenance, public nuisance regulations which include junk vehicles
and tall grass. The enforcement of these codes helps maintain the character and
quality of neighborhoods. Approximately 2,500 complaints are received and
investigated each year.
This also includes ensuring that the proper permits have been issued for
construction of projects, land clearing, grading and filling of property, placement of
signs, and that businesses are operating in compliance with the City of Auburn
Zoning Code.
The City has also established more specific requirements for housing conditions, as
City staff have seen tenants living in substandard conditions with mold, moisture,
rodent, and insect problems.
Neighborhoods with Unique Housing Conditions
or Amenities
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The City is made up of several neighborhood districts, as described in the city’s
Comprehensive Plan. These districts indicate general geographic areas of the city
and may not reflect the boundaries or naming conventions found in other sources,
such as real estate records. A summary of housing conditions and amenities is
included below.
Downtown
Downtown is the City’s core and was developed in the late 1880s to early 1900s.
Downtown is designated it as a Regional Growth Center by the Puget Sound
Regional Council. It has a population of about 2,267 and an employment base of
3,162 as of 2022 (2024 Auburn Downtown Plan). About a quarter of the housing
units downtown are single-unit detached homes, primarily in the western and
eastern quadrants. Almost a third of housing units in the downtown are in large
developments of 50 units or more. The share of multifamily units in Auburn’s
downtown is much higher than that in the city as a whole, which is about half of
single-unit detached homes. In Auburn’s downtown, there is a significantly higher
age of housing when compared with the region. Almost a quarter of housing units
downtown were built before 1940, compared with only 4 percent in the city as a
whole. This reflects Auburn’s longer history as a city at an important railway
junction dating back to the early 20th century.
North Auburn
North Auburn has housing focused east of Auburn Way North. Many of the
properties were developed prior to the 1950s, with others developed in the 1970s,
and few after the year 2000. The majority of residential properties in North Auburn
are in “good” or “average” condition (see Figure 34). There are a few concentrated
areas of mobile home units in the northern part of the neighborhood near the river
that are in “poor” condition. Park land is located in several locations, along the river,
the freeway, as well as in the southern portions of this neighborhood.
South Auburn
South Auburn was largely developed before or during the 1950s and 1960s. The
majority of residential properties in the South Auburn neighborhood are in “good”
or “average” condition. There are large concentrated areas of mobile homes in the
southern part of the neighborhood near the river that are in “poor”, “fair” or
“average” condition. The City’s Les Gove Community Campus with the library and
Senior Center, as well as other centers and play areas, is located in South Auburn.
West Hill
West Hill to the northwest has single-unit detached homes built in the 1980s
predominantly, with some apartment complexes developed before the 1950s. Most
of the residential properties in the West Hill neighborhood are in “average”
condition. West Hill has few mobile home units dispersed throughout the
neighborhood. There are a few properties near the northern city boundary that are
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in “fair” or “poor” condition, representing units built in the 1950s. There is little park
land in the West Hill Area, but there are some schools that provide some amount of
open space and recreation opportunities.
Lea Hill
Lea Hill reflects development across many decades, with the central area
developed pre-1950s to the present day. The northern area developed in the 1960s,
and the northeast in the 1990s. The majority of residential properties in the Lea Hill
neighborhood are in “good” or “average” condition.
Plateau
The Plateau neighborhood was developed in the 1960s and 1970s predominantly.
The majority of residential properties in the Plateau neighborhood are in “good” or
“average” condition.
Lakeland
Lakeland is a master-planned community at the City’s southern border and was
developed between 1990 and 2010. The majority of residential properties in the
Lakeland neighborhood are in “average” condition or are new. Parks are located in
several places within the development.
Southeast Auburn
Southeast Auburn is more lightly populated than other areas of the City. Homes are
focused to the south and were developed generally between 1950 and 1990. The
majority of residential properties in Southeast Auburn neighborhood are in
“average” condition. Open space is located along the river.
Source: Leland Consulting Group and City of Auburn, 2023
Projected Housing Needs by Income Band
Projected housing needs by income band in Auburn are set by both King and
Pierce counties, respectively. Analysis describing how Comprhenisve Plan Land Use
and Zoning adequately accommodates King and Pierce County housing units by
income band is found in section 5 of this document.
King County
On August 15, 2023 the King County Council unanimously adopted the Housing-
related Countywide Planning Policy amendments recommended by the Growth
Management Planning Council in GMPC Motion 23-1. The amendments include
implementation HB 1220 and housing availability by income band.
The County CPP states, “while significant new housing growth is necessary to reach
overall King County housing growth targets, new housing growth will not
sufficiently address the housing needs for lower-income households without
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additional government support for the creation of units restricted to income-
eligible households—both rent-restricted units and resale restricted homes
(“income-restricted units”); and the preservation of homes currently affordable at or
below 80 percent of area median income. Local jurisdictions can create enabling
environments and generate local revenue to support new housing development
and housing preservation, but successful implementation requires resources and
involvement from other levels of government, nonprofits, and the private sector.”
Figure 34 - King County Housing Needs by Income Band
Source: King County Ordinance 19660, Table H-1
Auburn is required to supply housing capacity for 12,000 new housing units,
including 2,293 units of emergency housing. As shown in Figure 34, the greatest
need for housing by affordability level is in the “extremely low” and “moderate”
income levels. In addition to creating adequate capacity to accommodate the new
housing units by 2024, goals and policies of the Comprehensive Plan were
evaluated and amended where appropriate to assist in creating these new units.
Pierce County
Pierce County Council adopted new growth target allocations for Cities, Towns, and
Unincorporated areas of Pierce County on July 7, 2023. Countywide Pierce County
needs to accommodate 111,511 new housing units by 2044. This includes 112 new
housing in the Pierce County portion of Auburn which is already nearly built out
per Pierce County Buildable Lands Analysis. The greatest need for housing is in the
0-30% AMI range, accounting for nearly half of the 112 total units.
Figure 35. Pierce County Housing Needs by Income Band
Pierce County Permanent Housing Needs by Income Level (%
of Area Median Income)
Emerge
ncy
Housing
Needs
(Beds)
0-30%
Total Non-
PSH
PSH
*
>30-
50%
>50-
80%
>80-
100%
>100-
120%
>120
%
Unincorpor
ated Pierce
County
Est. Supply
(2020) 152,322 2,134 292 17,603 42,774 32,502 21,957 35,0
60 0
Allocation
(2020-2044) 32,048 4,140 5,59
4 5,943 4,697 2,022 1,833 7,817 1,961
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Auburn
Est. Supply
(2020) 3,963 0 33 134 493 1,141 680 1,482 8
Allocation
(2020-2044) 112 14 20 21 16 7 6 27 7
Source: CPP Pierce County, Ordinance No 2023-22, Exhibit B
Displacement Risk and Racially Disparate Impacts
Identification of Areas with Higher Risk of Displacement
Potential
As described in the demographics section above, Auburn has a very diverse
population – by age, race, ethnicity, and household composition (e.g., family or non-
family household). The City has included housing preservation as a key goal driving
this Housing Action Plan, particularly as it relates to preserving housing for low-
income households. Housing preservation is an anti-displacement effort and can
help mitigate and minimize the negative effects that often arise from new housing
development.
The highest displacement risk in Auburn is the few housing units located in
southwest Auburn where mostly industrial and commercial is located. In particular,
a mobile home park located in this block group is particularly vulnerable to
displacement. Downtown Auburn is also susceptible to moderate to high
displacement risk. The downtown area currently contains 426 subsidized
affordable units in several developments, slightly more than a quarter of the
housing units in the area. A full analysis is located in the Housing Needs and
Characteristics Assessment.
Areas of Risk
The Puget Sound Regional Council (PSRC) has taken steps to analyze and map
displacement risk in the region. According to PSRC, “In the central Puget Sound
region, communities of color, low-income households, small businesses, and
renters are recognized as being at higher risk of displacement.” To visualize and
help plan to mitigate these pressures, PSRC developed five key categories of
metrics which can be used to help identify populations at risk of displacement:
• Socio-demographic indicators, including race, ethnicity, linguistic isolation,
educational attainment, housing tenure, cost burden, and household
income.
• Transportation Indicators, including access to jobs by car and transit and
proximity to current and future transit service.
• Neighborhood Characteristics, including proximity to grocery stores,
restaurants, parks, and schools.
• Housing Indicators, including development capacity and rental costs
• Civic Engagement, measured by voter turnout.
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Figure 36. PSRC Displacement Risk in Auburn (2023)
Source: Puget Sound Regional Council
PSRC developed a mapping tool that aggregates these indicators into high,
medium, or low displacement risk areas. As shown in Figure 35 the neighborhoods
of West Hill and Southeast Auburn are primarily at lower risk of displacement. The
neighborhoods of Lea Hill and South Auburn are primarily at moderate risk of
displacement. Central Auburn including downtown and North Auburn are at the
highest risk of displacement.
A recent meta-analysis of anti-displacement by researchers at UC Berkeley and
UCLA found that neighborhood stabilization and tenant protection strategies in the
short term and the production of subsidized housing in the long term had the
highest potential to prevent displacement.4 The Auburn downtown area currently
contains 426 subsidized affordable units in several developments, slightly more
than a quarter of the housing units in the area.
Racially Disparate Impacts
Racially disparate impacts occur when policies, practices, rules or other systems
result in a disproportionate effect on one or more racial groups. The PSRC provides
4 Chapple, Karen and Loukaitou-Sideris, Anastasia. “White Paper on Anti-Displacement Strategy Effectiveness.”
Prepared for the California Air Resources Board. February 28, 2021.
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community profiles for jurisdictions to keep a complete inventory of data from the
U.S. Census Bureau. The profile includes housing and household level metrics to
support analysis of racial disparate impacts in Auburn. As discussed in the
demographics section and shown previously in Figure 2, Auburn is a highly-diverse
city with 49% percent identifying as BIPOC.
According to CHAS Across races and ethnic groups, rental households are relatively
equally cost-burdened. The “other” category, which includes those identify as two
or more races is the highest where 72% of those identifying and renters are cost-
burdened (see Figure 36). Owner households are also similarly cost-burdened
across races and ethnic groups with less overly burdened compared to renters.
Figure 37. Cost-Burdened Renter Households by Race
As shown in Figure 37, the highest concentration of cost-burdened persons of color
renter households is located in downtown Auburn. This is also consistent with the
displacement risk analysis that shows downtown residents are at the highest risk of
displacement overall. Another neighborhood with a higher concentration of cost-
burdened POC renter households is West Hill. The city should prioritize affordable
and diverse housing options in downtown and West Hill to mitigate displacement
risks and disparate impacts to BIPOC communities.
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Figure 38. Cost-Burdened POC Renter Households Map
Overall, the diversity in Auburn increases the likelihood of racially disparate
impacts, particularly displacement occurring citywide but especially in the
downtown. The city has adopted several housing policies that aim to identify and
prevent racially disparate impacts. Both the city’s Downtown and Housing Action
Plans propose actions that aim to promote equitable development and mitigate
displacement risk, with consideration given to the preservation of historical and
cultural communities as well as investments in low-, very low-, extremely low-, and
moderate-income housing production and preservation.
Housing Attainability
A primary determinant of whether housing is attainable for a household is whether
the household’s income can support the cost of the housing. King County’s
Countywide Planning policies require each jurisdiction to assess the affordability of
its housing inventory and to plan for meeting local needs for affordable housing as
well as accommodating a share of the countywide need for affordable housing.
The Countywide Planning Policies provide guidelines for determining housing
affordability using Area Median Income (AMI) to establish housing market
segments ranging from Very-Low Income Housing Needs to Moderate Housing
Income Needs. Area Median Income is the midpoint of all household income so
that half the households earn more than the median income and half the
households earn less than the median.
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The HUD median family income is $146,500 for the Seattle-Bellevue HUD Metro
FMR Area, which includes Auburn (2023). The American Community Survey five-
year estimates a median household income of $106,326. For purposes of
determining housing affordability, this analysis uses HUD income limits. While
Auburn’s AMI is also reported and is lower, it is not the basis for the income analysis
that follows as the analysis keys on the countywide information.
The Countywide Planning Policies require jurisdictions to analyze housing
affordability using 0-30%, 31-50%, 51-80% and over 80% ratios to the HUD-published
Area Median Income (2021 King County Countywide Planning Policies. Figure 38
represents the income limits for families of four to afford housing in each need
category without becoming cost-burdened.
Figure 39. Income Ranges and Area Median Income
Income Limits Seattle-Bellevue HUD Metro
Area Median Income (HUD) $146,500
Moderate Income Housing Need (80% of AMI) $100,900
Low Income Housing Need (50% of AMI) $68,500
Very-Low Income Housing Need (30% of AMI) $41,100
Area Median Income (ACS) $79,415
Source: HUD, 2023 and 2017-2021 American Community Survey
Affordability of Renter-Occupied Housing
In general, attached housing, such as apartments, is less expensive partly owing to
the lower cost of land per unit, and thus serves a greater proportion of lower-
income households. To improve understanding of housing attainability for
households with lower incomes, we examine the income distribution of households
who rent compared to the supply of available rental housing. Breaking out renter-
occupied housing units according to income levels, households that rent housing
in Auburn and King County tend to have lower incomes.
Figure 40. Cost-burdened and Severely Cost-burdened Renters,
Auburn, 2018
Income
Category
Total Renter
Households
Cost-
Burdened
Severely Cost-
Burdened
0-30% 4407 88% 72%
30-50% 4009 71% 25%
50-80% 4299 33% 0%
80-100% 1381 0% 0%
100%+ 1411 0% 0%
Total 15,507 53% 27%
Source: PUMS (2018)
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• In 2018, 88 percent of renters earning less than 30% of AMI were cost-
burdened and 71 percent of renters earning between 30% to 50% of AMI were
cost-burdened (see Figure 26).
• Cost burdening tends to decline as incomes go up because a household has
more income to spend on housing. In Auburn, 33 percent of renters earning
between 50% and 80% of AMI were cost burdened.
• Of the approximate 15,507 renter households in Auburn, more than half (53
percent) are cost-burdened, and more than one-quarter (27 percent) are
severely cost-burdened.
In 2020, the average market rent for an apartment in Auburn was $1,393 (Costar
and Zillow, 2020). Using 2018 income data from Figure 46, this average rent for a
two-bedroom apartment would be affordable to a four-person household earning
50% of the AMI (which would be a relatively tight space), or to a two-person
household earning between 50% and 80% of AMI.
Figure 41. Median Home Sales Price and Average 2-Bedroom Rent 2010 2020
Average Rent $934 $1,393
Median Sales Price $222,750 $418,300
Source: Costar and Zillow. Not adjusted for inflation
• The average rent for a two-bedroom apartment in Auburn increased by 49
percent from 2010 to 2020, reaching $1,393 per month.
• Between 2010 and 2020, the average monthly rent in Auburn increased by 49
percent ($459 per month). In this same period, the median sales price for a
home increased by 88 percent ($195,550).
Overcrowding
HUD defines an overcrowded housing unit as one where there is an average of
more than 1 person living per room. Figure 49 shows the percentage of rental units
that are overcrowded in Auburn, King County, and Pierce County.
Figure 42. Percentage of Rental Units that are Overcrowded, 2008-2012 5-Year Average
Auburn King County Pierce
Occupants per room 12,452 391,756 119,698
0.50 or less 6,637 210,767 70,925
0.51 to 1.00 4,462 153,539 42,364
1.01 to 1.50 855 13,787 3,955
1.51 to 2.00 335 11,535 2,047
2.01 or more 163 2,128 407
Number of Overcrowded Units (>1) 1,353 27,450 6,409
Percent of Overcrowded Units (>1) 10.9% 7.0% 5.4%
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Source: U.S. Census Bureau, 2017-2021 American Community Survey.
Auburn has a higher percentage of overcrowded rental units (10.9%) than King
County overall (7%) and Pierce County overall (5.4%). This is likely somewhat driven
by the larger average household size in Auburn.
Affordability of Owner-Occupied Housing
Homeownership helps create stability in neighborhoods and has historically been a
significant driver of personal and household wealth for individuals and families. A
key aspect of addressing a community’s housing needs is to ensure there are
opportunities for home ownership for moderate-income levels and first-time
homebuyers. The exhibits below assess the opportunity in Auburn’s owner-
occupied housing market based on housing need category.
Auburn's housing stock primarily consists of ownership units (it has a 56 percent
homeownership rate) compared to only about 44 percent of rental units. Due to
demand outpacing the supply of homes in Auburn, prices have been rising. Since
2010, home prices in Auburn rose by 88 percent, from a median sales price of
$222,750 in 2010 to $418,300 in 2020. Over this time, Auburn has seen somewhat
lower median home sales price growth than nearby cities (see Figure 42), and the
median sales price in Auburn did not overtake that of another city in the 2010-2020
time period.
• For both Auburn and King County, there is owner-occupied housing across
all income categories. Given the age and current condition of a significant
portion of Auburn’s housing stock, some very low-income households may
struggle to maintain their homes.
• Generally, Auburn has more households in the moderate and middle-income
levels that can own a home compared to King County, suggesting that
Auburn offers more affordable homeownership opportunities than available
in other parts of King County.
Figure 42 provides median sales prices in Auburn over the last nine years by
housing type.
Figure 43. Auburn Median Sales Prices
Area Median Sales
Price 2010
Median Sales
Price 2020
Median Sales
Price 2023
Increase
from 2020 to
2023 Price
Auburn $222,750 $418,300 $577,641 38%
Burien $233,450 $470,300 $619,490 32%
Federal Way $211,600 $414,700 $564,448 36%
Kent $237,750 $447,700 $611,760 37%
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Renton $269,950 $516,800 $717,804 39%
Tukwila $182,500 $412,000 $536,522 30%
Source: Auburn Median Sales Price 2010-2023, Zillow.com
• In 2023, Auburn’s median sales price for housing units, was $577,641, a 38%
increase since 2020. The Auburn housing market is similar to surrounding
areas such as Federal Way and Tukwila.
5 Future Housing and Employment
Capacity
Buildable Lands Reports Analysis
The City is required to provide capacity for its fair share of the population as
determined through countywide planning with King and Pierce Counties. King
County and Pierce County targets address the year 2044. The city is projected to
need 12,112 additional housing units to accommodate growth.
Every five years approximately, a buildable lands report (BLR) is prepared by both
counties to determine progress towards targets. Figure 34 shows the combined
remaining growth target for the years 2035-2044 and the City's estimated growth
capacity.
Figure 44. Land Capacity and Growth Target
Capacity and Target Number of
Dwellings
Total Capacity (units), King and Pierce Counties 9,264
King County Housing Growth Target (2020-2044) 12,000
Pierce County Housing Growth Target (2020-2044) 112
Total Target 12,112
Surplus/Deficit Capacity by 2044 -2,848
Source: King County 2021, Pierce County 2021
The BLR indicates the City can meet its remaining housing targets by the year 2035.
If growth is carried forward to the full planning period 2020-2044 the City will be
unable to meet its new housing growth target based on available land capacity
with a deficit of 2,848 units. Upzoning residential zoning districts to increase
density will enable the city to meet new housing unit needs without the need for
additional land.
• Based on buildable lands report information for the portion of Auburn in King
County, about half of the City’s housing capacity is in low-density zones.
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• Based on buildable lands report information for the portion of Auburn in
Pierce County, Auburn’s capacity is for dwellings in the R-5 zoning district,
particularly in the Lakeland PUD. Terrace View is at capacity.
• The Pierce County portion of the City of Auburn has sufficient capacity to
accommodate the 2044 targets and the King County portion does not have
sufficient capacity to accommodate 2044 targets.
Land Capacity for Affordability and Growth
Targets
Land Capacity – No Action Alternative
Through a land use alternative process, the city underwent a no action alternative
analysis to determine the land capacity for housing units without any changes to
zoning or land inventory. This analysis was completed at the Traffic Analysis Zone
(TAZ) level.
Building capacity within each TAZ relies on a buildable land inventory layer
produced in GIS form at the parcel level by King County. That layer included parcels
deemed to be either vacant or redevelopable, along with an estimate of the net
new housing units of capacity for each parcel. For non-residential building capacity,
each parcel in that layer had a lot square footage and expected/typical floor area
ratio (FAR), yielding a potential new commercial building square footage. Those
square footages were converted into potential future jobs for purposes of the
allocation model, using different assumptions for average square footage per job
for each neighborhood, to reflect differences in industry mix across Auburn.
For the Pierce County portion of Auburn, the methodology included breakouts for
Auburn from the Pierce County Buildable Lands Report, Fourth Edition (published
in September, 2021).
Capacity for both new housing units and new jobs was aggregated to the
neighborhood (District) level for purposes of determining future allocations.
Neighborhood capacity shares were weighted by recent neighborhood growth
shares to determine initial allocations. TAZ level capacity is used again as a basis for
distributing growth allocations within each neighborhood to the various TAZs.
Capacity estimates at the TAZ level were then revised based on staff comments
and inputs from ongoing Auburn Downtown Plan Update efforts. In both cases, it is
assumed that those inputs reflected more detailed knowledge of parcel-level
zoning and land conditions in downtown, and thus reflected a more accurate
picture of real development capacity.
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Figure 45. Neighborhood (District) No Action Employment and Household Growth Capacity
Employment and Household Neighborhood
Capacities
Jobs HUs
DOWNTOWN 1,195 1,948
LAKELAND 0 41
LAKELAND-PIERCE 0 48
LEA HILL 142 983
NORTH DOWNTOWN 308 340
NORTH AUBURN 3,463 504
PLATEAU 100 1,097
SE AUBURN 0 1,428
SOUTH AUBURN 2,220 2,706
WEST HILL 809 477
Total 8,236 9,572
Neighborhood-L evel Projected Population and Employment
Growth
To calculate each neighborhood’s share of recent growth, 2010 to 2020 block-level
Census counts of housing units and 2009 to 2019 Census LEHD block-level job
counts were used. Because census block boundaries do not match well with
neighborhood boundaries or TAZs, those estimates are necessarily approximations
based on assigning blocks to TAZs containing their centroids.
Neighborhood level growth was considered irrelevant to employment growth
allocation decisions, since projected citywide job growth far exceeded total land
capacity for employment uses. In other words, if this TAZ allocation is intended to
reflect a no-action growth scenario, then regardless of growth momentum, job
growth would be limited to what could be built on known vacant and underutilized
parcels subject to current zoning – meaning that each TAZ would simply receive as
much job growth as their identified capacity can accommodate (with no need to
weighting based on prior growth).
For housing unit growth allocations, there was excess available capacity to work
with (9,572 units of estimated capacity versus 7,774 units of projected growth). So,
some weighting was required to determine which neighborhoods should receive
that growth. Because Downtown capacity and allocations remain consistent,
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weighting was only applied to non-downtown neighborhoods to arrive at growth
allocation totals.
Figure 46. Neighborhood (District) No Action Employment and Household Growth Allocations Employment and Household Neighborhood
Allocations
Jobs HUs
DOWNTOWN 1,195 1,948
LAKELAND 0 32
LAKELAND-PIERCE 0 36
LEA HILL 142 740
NORTH DOWNTOWN 308 340
NORTH AUBURN 3,463 380
PLATEAU 100 826
SE AUBURN 0 1,076
SOUTH AUBURN 2,220 2,038
WEST HILL 809 359
Total Allocated (to TAZs within neighborhoods
based on revised TAZ capacities 8,236 7,774
Comparisons
Predictive Forecast (not capacity-constrained) 22,623 7,774
Adopted Growth Targets 19,520 12,112
No-Action Forecasts Compared to Adopted Policy Growth Targets
Predicted no-action housing growth is lower than adopted growth targets.
According to the King County demographer, the adopted growth target for
housing units from 2019 to 2044 was 12,000 units. Adjusting to 2021, this target calls
for addition of 10,959 additional units by the 2044 horizon year. In contrast, the
baseline, no-action predictive forecast is for 7,774 new units by 2044. Both King and
Pierce Counties have since updated their projected housing unit allocations to an
additional 12,112 housing units (July-August 2023).
For employment, the no-action growth forecast is for 22,623 new jobs by 2044, as
compared to an adopted growth target of 19,520 jobs. However, because estimated
capacity for new jobs is limited to 8,236 across Auburn’s neighborhoods, the no-
action TAZ allocations are constrained to that figure and will necessarily fall well
short of the 19,520 target.
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Draft Preferred Land Use Scenario
The future land use map accounts for housing and employment targets, legislative
requirements, and growth centers in the city. The Draft Preferred scenario5 is
detailed in the Land Use Element.
Residential Capacity
A residential land capacity analysis evaluates whether jurisdictions have sufficient
land capacity available to allow for the types and amount of new housing needed
to meet identified housing needs is required as part of HB 1220 requirements. The
2021 Housing Element updates amended RCW 36.70A.070(2)(c) of the Growth
Management Act to require the Housing Element to include explicit consideration
of capacity for the following household needs and building types:
• Moderate, low, very low, and extremely low-income households;
• Permanent supportive housing;
• Emergency housing and emergency shelters; and
• Duplexes, triplexes and townhomes (within an urban growth area boundary
The intent of this analysis is to assess the City of Auburn’s current capacity to
accommodate different housing income brackets and whether that capacity is
sufficient to meet Auburn’s housing targets established by King and Pierce
counties. In addition, this analysis considers implementing a preferred land use
alternative through zoning changes and provides updated capacity calculations to
ensure sufficient capacity of suitable land to meet growth targets.
Approach and Methodology
The Auburn Residential Land Capacity Analysis completed for the purpose of
implementing HB 1220 requirements utilizes King County 6 and Pierce County 7
Buildable Lands Reports from 2021 as the baseline with minor adjustments based
on input from city planning and departmental staff through the alternatives
planning and growth allocations process. This analysis completes the following
steps as outlined in the HB 1220 “Updating your Housing Element”8 Book 2
guidance developed by the Department of Commerce:
5 Draft preferred scenario represents city staff’s intent to comply with all required regulations and serve as basis for
modelling and evaluation used in the draft Comprehensive Plan. This scenario will be deemed “Preferred” after EIS
process and Planning Commission evaluation and acceptance is complete.
6 https://kingcounty.gov/en/dept/executive/governance-leadership/performance-strategy-budget/regional-
planning/urban-growth-capacity-report
7 https://www.piercecountywa.gov/923/Buildable-Lands
8 https://www.commerce.wa.gov/serving-communities/growth-management/growth-management-topics/planning-
for-housing/updating-gma-housing-elements/
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Step 1. Summarize developable residential land capacity by zone.
The first step is to identify the gross developable land acreage by zoning
designation to summarize. This portion of the analysis involves a jurisdiction-wide
scan to quantify all land available for residential or commercial/industrial
development for the next 20-year planning period. “Land supply” is the phrase used
to refer to an inventory of land “suitable for development” (King County). The land
supply includes vacant and redevelopable lands with land supply inventories
recorded in 2019. For this approach, the land supply acres were drawn from the
land inventory layer produced in GIS form at the parcel level by King County. That
layer included parcels deemed to be either vacant or redevelopable, along with an
estimate of the net new housing units of capacity for each parcel. For non-
residential building capacity, each parcel in that layer had a lot square footage and
expected/typical floor area ratio (FAR), yielding a potential new commercial
building square footage. For the Pierce County portion of Auburn breakouts for
Auburn from the Pierce County Buildable Lands Report, Fourth Edition (published
in September, 2021).
The 2019 data was cross-checked with 2023 King County and Pierce County parcel
assessor data which was combined into a singular dataset for the city. This data set
was joined with the city’s zoning designation to ensure zoning accuracy. In order to
determine “developable” parcels the King County Technical Memo B. Land
Capacity Supply for Buildable Lands Report process was followed similarly to the
original 2021 process with changes since 2023. This process identified vacant
parcels through querying for vacant as the existing land use (PRESUSE_DES) and
underutilized parcels with an improvement value of $10,000 or less or existing use
surface parking lot (see Technical B memo criteria). To quantify the developable
land supply, the process:
• Assembled necessary data for the entire jurisdiction, including
parcel/assessor data, critical areas, and zoning.
• Defined vacant and developable lands using a density and/or value threshold
• Exclude lands or parcels unlikely to develop including critical areas, public
use, capital infrastructure, and environmentally constrained
• Applied vacant and redevelopable land definitions to the parcel data
• Reviewed and refine the resulting developable land supply
The outcome of this analysis is similar to the original 2021 analysis with reductions
in available land due to new building permits. The city estimates 156 single-family
units were built between 2019 and 2021 as well as 726 single-family units that were
accounted for in the analysis. The baseline data is adjusted from the 2019 Buildable
Lands Report with changes since 2019, including the Bridges annexation in 2024 of
13 vacant acres zoned as Residential 5 du/acre.
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Figure 47. Gross Residential Capacity by Zone
Zone Gross developable
land (acres)
Infrastructure
and Land
Availability
Deduction
Net
developable
land (acres)
Assumed
Density
(unit/acre)
Gross
residential
capacity
(units)
Residential Zoning
Districts
Residential
Conservancy (RC)
Vacant 715 45% 393 400 0.25 100
Under-
developed
15 55% 7
Residential 1 du/acre
(R-1)
Vacant 159 35% 103 167 1 167
Under-
developed
115 45% 63
Residential 5 du/acre
(R-5)
Vacant 855 35% 555 592 4.4 2,603
Under-
developed
66 45% 36
Residential 7 du/acre
(R-7)
Vacant 241 35% 157 172 7 1,207
Under-
developed
29 45% 16
Residential 10 du/acre
(R-10)
Vacant 22 30% 15 15 10 153
Under-
developed
0 40% 0
Residential 16 du/acre
(R-16)
Vacant 38 30% 26 26 16 421
Under-
developed
0 40% 0
Residential 20 du/acre
(R-20)
Vacant 61 28% 44 49 21.1 1,044
Under-
developed
9 38% 5
Non-Residential Zoning
Districts
Mixed Use Commercial
(C-4)
Vacant 1 28% 1 1 20 12
Under-
developed
0 38% 0
Under-
developed
0 21% 0
Downtown Urban
Center (DUC)
Vacant 10 28% 8 11 100 1,123
Under-
developed
6 38% 4
Special Purpose Zoning
Districts
Residential Office
District (RO)
Vacant 0 28% 0 1 18.15 14
Under-
developed
1 38% 1
Under-
developed
0 0
Vacant 37 28% 27 27 10 273
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Residential
Manufactured/Mobile
Home Community (R-
MHC)
Under-
developed
0 38% 0
Under-
developed
0 0
Lakeland Hills South
PUD
Vacant 12 45% 7 7 6 40
Under-
developed
0 45% 0
Under-
developed
0 0
After determining the gross developable land an infrastructure and development
deduction factor was implemented. The market factor deductions were:
• Vacant properties: 15%
• Under-developed properties: 25%
The public purpose and right of way factors for infrastructure were applied from
the Urban Growth Report as part of the King County Buildable Analysis and did not
differ for vacant and under-developed properties. For residential zones RC through
R-7 both deductions were 20% and for R-10, 14% respectively. R-10 and mixed-use
zones were 12.5% respectively. The deduction factors reduce the amount of
buildable land to determine net developable land in acres. Finally, the total
capacity is calculated by multiplying the net developable acreage by the assumed
density level expressed in units per acre. The density is based on Auburn Municipal
Code.
Figure 48. Gross Development Capacity by Zone
Zone
Net
developable
land (acres)
Assumed
density
Gross
residential
capacity
(units)
Existing units
on
developable
land (units)
Net capacity
Residential Zoning Districts Units/Acre Residential
Units
Residential Conservancy
(RC) 745 0.25 100 75 25
Residential 1 du/acre (R-1) 275 1 167 29 138
Residential 5 du/acre (R-5) 1230 4.4 2,603 541 2,062
Residential 7 du/acre (R-7) 294 7 1,207 146 1,061
Residential 10 du/acre (R-
10) 22 10 153 26 127
Residential 16 du/acre (R-
16) 0 16 421 - 421
Residential 20 du/acre (R-
20) 79 21.1 1,044 118 926
Non-Residential Zoning
Districts
Mixed Use Commercial (C-4) 1 20 12 - 6
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Downtown Urban Center
(DUC) 11 100 1,123 1 561
Special Purpose Zoning
Districts 0 0 -
Residential Office District
(RO) 1 18.15 14 - 14
Residential
Manufactured/Mobile
Home Community (R-MHC)
27 10 273 - 273
Lakeland Hills South PUD 7 6 40 - 40 Total 5,652
Based on current zoning, density, deduction factors, and mixed-use considerations
minus existing buildings the city has an estimated capacity for 5,652 additional
units.
Changes to the housing element in 2021 call for jurisdictions to consider the role of
accessory dwelling units (ADUs) in meeting housing needs. Changes in 2023
resulting from HB 1337 require jurisdictions to allow up to two ADUs per lot in
urban growth areas, with the option for separate sale. Although capacity for ADUs
has not typically been measured in a residential land capacity analysis, they are
very likely to become important in meeting housing needs.
Auburn implemented the optional methodology for potential developed ADUs on
residential lots. The city estimates that there are about 14,000 developable
residential lots with a participation factor of 10%. This adds another estimated 1,852
units. However, these units are not considered as part of the housing total needed
to accommodate the 12,112 housing unit growth target.
Figure 49. Potential ADU Capacity
Lots available for
ADUs
Participation
factor
Potential ADU
lots
Average ADUs
per lot
Total ADU
capacity
14,818 10% 1,482 1.25 1,852
Step 2. Categorize zones by allowed housing types and density
levels.
This step identifies which housing types are allowed in each zone to facilitate
relating each zone category to potential affordability levels. City planning staff
implemented assigned zone categories recommended in the Department of
Commerce guidance as low density, moderate density, high-density, and high
density mixed use.
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Figure 50. Classifying Zones by Housing Types Allowed
Residential Zoning
Districts Typical housing types allowed
Max density
level allowed
Assigned
zone
category
Residential Conservancy
(R-1)
Detached single-family homes,
ADUs 0.25 du/1 Low Density
Residential 1 du/acre (R-
1)
Detached single-family homes,
ADUs 1 du/1 Low Density
Residential 5 du/acre (R-
5)
Detached single-family homes,
ADUs 5 du/1 Low Density
Residential 7 du/acre (R-
7)
Detached single-family homes,
ADUs, duplex 7 du/1 Moderate
Density
Residential 10 du/acre
(R-10)
Detached single-family homes,
duplex, townhomes 10 du/1 Moderate
Density
Residential 16 du/acre
(R-16)
Detached single-family homes,
duplex, supportive housing,
townhomes, multi-family
16 du/1 High Density
Residential 20 du/acre
(R-20)
Duplex, supportive housing,
townhomes, multi-family 20 du/1 High Density
Light Commercial
District (C-1) Live/work unit, work/live unit 20 du/1 Low Density
Central Business District
(C-2)
Live/work unit, work/live unit,
multi-family dwellings part of
mixed use development
20 du/1 High Density
Mixed-use
Heavy Commercial
District (C-3)
Live/work unit, work/live unit,
multi-family dwellings part of
mixed use development
20 du/1 Low Density
Mixed Use Commercial
(C-4)
Live/work unit, work/live unit,
multi-family dwellings part of
mixed use development
20 du/1 High Density
Mixed-use
Light Industrial District
(M-1) Live/work unit, work/live unit 20 du/1 Low Density
Residential Office
District (RO)
Duplex, home occupation
live/work, work/live, multi-
family stand alone, detached
single-family
20 du/1 Moderate
Density
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DRAFT – April 16, 2024 Planning Commission Transmittal
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Residential Office
District – Hospital (RO-H)
Home occupation, live/work,
work/live 25 du/1* Moderate
Density
Institutional Use (I) Home occupation, nursing
home 20 du/1* Low Density
Residential
Manufactured/Mobile
Home Community (R-
MHC)
Manufactured/mobile homes 10 du/1
Moderate
Density R-
MHC
Downtown Urban
Center (DUC)
Mixed-use, townhomes, multi-
family 100 du/1 High Density
Mixed-use
Lakeland Hills South
PUD
Single family, condos,
townhomes, apartments,
accessory uses, home
occupations, senior housing
6 du/1 Moderate
Density
Step 3. Relate zone categories to potential income levels and
housing types served.
This step relates zone categories to potential income levels and housing types
served. This step assumes which income levels are to be served by new market-rate
housing production in each zone category as well as new income-qualified
affordable housing projects. A detailed market analysis was not completed but the
moderate cost default assumed affordability level was implemented with
adjustments based on the market analysis completed as part of the City’s Housing
Action Plan.
Figure 51. Relating Zone Category to Housing Types and Income Levels
Zone Category Typical housing
types allowed
Lowest potential income level
served
Assumed
Affordability
level for
capacity
analysis Market rate
With subsidies
and/or
incentives
Low Density Detached single
family homes
Higher
Income
(>120% AMI)
Not typically
feasible at scale
Higher
Income
(>120% AMI)
Moderate Density
Townhomes,
duplex, triplex,
quadplex
Moderate
income
(>80-120%
AMI)
Not typically
feasible at scale
Moderate
income
(>80-120%
AMI)
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High-Density
Townhomes,
multi-family,
walk-up
apartments
Low
income
(>50-80%
AMI)
Extremely low
and very low
income (0-50%)
Low income
(>50-80%
AMI)
High-Density Mixed
Use
Mixed-use
multifamily,
townhomes,
multifamily
Low
income
(>50-80%
AMI)
Extremely low
and very low
income (0-50%)
Low income
(>50-80%
AMI)
ADUs (all zones) ADUs
Low
income
(>30-50%
AMI)
N/A
Low income
(>50-80%
AMI)
Step 4. Summarize capacity by zone category.
This step summarized the land capacity for housing unit production by zone
category from the findings of Steps 1-4. The total housing capacity is estimated at
5,652 citywide with the majority of housing accounted for in the low-density zone
category excluding ADUs. The total capacity including potential ADUs is 7,504
units.
Figure 52. Capacity by Zone
Zone
Residential Zoning Districts
Unit
Capacity
Assigned Zone
Category
Capacity
in zone
category
Residential Conservancy (R-C) 25 Low Density 2,225
Residential 1 du/acre (R-1) 138 Low Density
Residential 5 du/acre (R-5) 2,062 Low Density
Light Commercial District (C-1) - Low Density
Light Industrial District (M-1) - Low Density
Heavy Commercial District (C-3) - Low Density
Residential 7 du/acre (R-7) 1,061 Moderate Density 1,241
Residential 10 du/acre (R- 127 Moderate Density
Central Business District (C-2) - Moderate Density
Residential Office District (RO) 14 Moderate Density
Residential Office District - Hospital
(RO-H)
- Moderate Density
Lakeland Hills South PUD 40 Moderate Density
Residential Manufactured/Mobile
Home Community (R-MHC)
273 Moderate Density R-
MHC
273
Residential 16 du/acre (R-16) 421 High Density 1,347
Residential 20 du/acre (R-20) 926 High Density
Mixed Use Commercial (C-4) 6 High Density Mixed-Use 566
Downtown Urban Center (DUC) 561 High Density Mixed-Use
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ADUs 1,852
Total Housing Capacity (no ADUs) 5,652
Total (with ADUs) 7,504
Step 5. Compare projected housing needs to capacity.
The city’s growth target for housing units is 12,112 units citywide. Based on the
residential land capacity analysis, the city can expect a capacity deficit of 4,608
total units with current zoning and density regulations. The most significant deficit
is providing housing for the 0-30% (supportive housing) and >80-100% income level
brackets. The deficit indicates a need to implement actions to increase capacity
including density increases and zoning reallocation. In comparison, the 2021
Buildable Land Reports indicates a deficit of 2,800 units. Since this is a summarized
high-level process with assumptions, it is likely the true deficit is somewhere
between the 2,800 to 4,600 estimated units. However, the city should plan for
accommodating the high-end of the deficit to ensure growth targets are met.
Figure 53. Capacity Compared to Housing Needs
Income
Level (%
AMI)
Projected
housing need
Zone
categories
serving these
needs
Aggregated
housing
needs
Total
capacity
Capacity
surplus or
deficit
0-30%
PSH
832 ADUs 2,389 1,852 (537)
0-30%
Other
1557
>30-50% 330 High-Density,
High-Density
Mixed Use
962 1,913 951
>50-80% 632
>80-100% 1153 Moderate
Density
2,458 1,514 (944)
>100-
120%
1305
>120% 6303 Low-Density 6,303 2,225 (4,078) Total 12,112 7,504 (4,608)
Summary
The residential land capacity analysis is an estimate that projects future capacity for
accommodating housing units based on current zoning and indicates there is a
shortage in the land capacity availability for housing units needed. The city should
plan for the highest capacity deficit to ensure adequate capacity to meet growth
targets. The city needs to adjust zoning and density to account for an additional
4,600 units that the current capacity does not accommodate. Implementation
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actions to increase capacity and projected housing capacity changes are in the
Housing and Land Use elements.
Assumptions and Limitations
The residential land capacity analysis process, as outlined by the Department of
Commerce guidance, makes several assumptions regarding truly available
developable land. The data is reliant upon accurate assessor data and estimated
deduction factors for market, public purpose, and environmental considerations.
The city assumes participation factors and markets, but these are variables outside
of city control. The data used doesn't directly translate into specific Market Factor
values, housing types, or income levels served. Instead, the process helps define
ranges and suggest appropriate assignments. The King County and Pierce County
Urban Growth Capacity reports also highlight limitations in conducting land
capacity analyses.
Step 6. Implement actions to increase capacity to address
deficiencies
Draft Preferred Alternative Implementation
To address the anticipated unit deficit of 4,600 Auburn has consolidated zoning
districts, increased densities, and permitting additional housing types. The changes
in zoning are based on the preferred alternative completed as part of the land use
scenario process where centers and nodes are identified for increased density. The
alternative also assumes citywide density increases to accommodate population,
housing, and employment growth allocations at the TAZ level projected for 2044.
The zoning changes are summarized below.
Figure 54. Draft Preferred Zoning Assumptions
Existing
Zoning
Proposed
Zoning Typical development
Existing
Density
(du/acre)
Proposed
New
Density
(DU/acre)
Assumed
development
RC RC
Single-Unit
Detached Houses,
Middle Housing,
ADUs
0.25 1 Four units on
4ac
R1 R1
Single-Unit
Detached Houses,
Middle Housing,
ADUs
1 4 Four units on 1ac
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R-5, R-7 R2
SF, Townhouse,
Duplex, Triplex,
Fourplex, Stacked
Flats, Courtyard
Apartments, Cottage
Housing - 4-6
units/lot, ADUs
5, 7 25
Four
townhomes on
8,000 sf
R-10, R-
16 R3
R2 (No SF)+ Fiveplex,
Sixplex, Stacked
Flats, Apartment
Buildings and Mixed-
Use up to 20 units,
ADUs
10, 16 30 Ten units on
14,500 sf
R-20 R4
R3 + Apartment
Buildings and Mixed-
Use over 20 units,
ADUs
20 50
100-unit
complex on two
acres
N/A R-NM
R4 and C1 Uses +
Mixed-Use
(horizontal or
vertical) Emphasis
N/A 30
Same as R4 but
assumes 50% of
parcels are non-
residential
Based on zoning data provided by the city that was provided by the city and
understanding of the zoning shifts, particularly the creation of the new
Neighborhood Mixed Use and DUC zoning designations, zoning changes were
recorded. In summary:
• R-1 remains unchanged
• R-5 and R-7 become R-2 and 72 acres of R-7 is shifted to R-NM
• R-10 and R-16 become R-3
• R-20 shifts one acre to R-NM
• R-NM receives zone shifts from R-2, R-20, and Unclassified
• C-1 shifts 13 acres to DUC C-1
• C-2 shifts 8 acres to DUC C-2
• DUC is shifted into DUC-55, -75, and -125, and Flex Residential
• M-1 shifts 39 acres to DUC M-1 and 2 acres to DUC-75
In addition to the zoning shifts, densities were substantially increased for the
zoning districts. With these adjustments the city’s new capacity is estimated to
accommodate 45,951 new housing units.
Figure 55. Adjusted Residential Capacity by Zone
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Zone
Residential & Mixed-
Use Zoning Districts
Zoning
chang
es
(develo
pable
acres)
Net
zoning
change
s
(acres)
Assumed
density
Max
DU/Acres
Residential
capacity
adjustment
(units)
Zone
category
Residential
Conservancy (RC) 745 0 1 745 Low Density
R-1 275 0 4 1,101 Low Density
R-5 1230 -1230 - - -
R-7 (R2 – Residential
Low) 294 1158 25 36,308 Moderate
Density
R-10 Plus 22 -22 - - -
R-16 Plus (R3 –
Residential Moderate) 0 22 30 660 Moderate
Density
R-20 Plus (R4 –
Residential High 79 -1 50 3,890 High Density
Neighborhood Mixed-
Use (RNM) 0 89 30 2,670 High Density
Mixed-Use
Manufacture
Home/Community (R-
MHC)
27 0 10 273 Low Density
Residential Office (RO) 1 -1 - - -
DUC Downtown Urban
Center - 125 0 5 100 125 High Density
Mixed-Use
DUC Downtown Urban
Center - 75 0 5 95 119 High Density
Mixed-Use
DUC Downtown Urban
Center - 55 0 4 90 90 High Density
Mixed-Use
DUC Neighborhood
Residential 0 3 30 90 High Density
Mixed-Use
Total Residential Capacity 46,070
This analysis finds that there is sufficient residential zoned capacity in the Draft
Preferred Alternative zoning map and related updates to accommodate the city’s
growth target of 12,112.
Housing Capacity by Income Band
In addition to meeting the capacity targets for residential, the city meets the
aggregate housing needs for income level groups based on adjustments to the
zone categories servicing the projected needs. The only exception is the >120% AMI
category, which includes primarily low-density housing. However, this AMI category
is not required to be met under HB 1220 requirements as high-income earners are
represented in this group and can also purchase moderate density housing as well.
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Figure 56. Adjusted Residential Capacity by Affordability Level
Income Level
(% AMI)
Zone
categories
servicing
these needs
Aggregat
ed
housing
needs
Capacity
prior to
zoning
adjustment
Rezoning
capacity
adjustme
nts
Adjusted
capacity
surplus or
deficit
0-30% PSH ADUs, High
Density-
Mixed Use
2,389 1,852 4,827 2,438 0-30% Other
>30-50% High-Density 962 1,913 3,890 2,928 >50-80%
>80-100% Moderate
Density 2,458 1,514 37,058 34,600 >100-120%
>120% Low-Density 6,303 2,225 1,846 (4,457)
Employment Capacity
The adjusted employment development capacity by zone is calculated by the
square footage conversion from acres and then divided by the employment
densities determined through the King County Buildable Lands Report process in
2021. Downtown mixed-uses expect a distribution of 75% residential and 25%
commercial, whereas the Neighborhood Mixed Use expects a 50-50% split for
mixed uses laterally and horizontally. The adjusted employment estimates
accommodating 20,701 additional jobs at max buildable capacity. The city’s
employment target is 19,520 and these adjustments meet the growth target.
Figure 57. Adjusted Employment Capacity by Zone
Zone
Non-Residential Zoning
Districts
Zoning
changes
(develop
able
acres)
Net
zoning
chang
es
(acres)
Assumed
density
Max
Buildable
Area
Residential capacity
adjustment (units)
Jobs
Light Commercial (C-1) 32 -13 845,391 2,254
Heavy Commercial District
(C-2) 8 -8 - -
Auburn Gateway District 0 0 653,400 653
Light Industrial (M-1) 132 -41 3,945,338 3,945
Heavy Industrial (M-2) 81 -9 3,122,925 3,123
Airport Zone 5 0 233,038 233
Mixed-Use Districts
Zoning
changes
(develop
Net
zoning
chang
Max
Buildable
Area
Jobs
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DRAFT – April 16, 2024 Planning Commission Transmittal
City of Auburn Housing Needs and Characteristics Assessment Update | HNA - 61
able
acres)
es
(acres)
Downtown Urban Center 11 -11 - -
DUC Downtown Urban
Center - 125 0 5 163,350 408
DUC Downtown Urban
Center - 75 0 5 163,350 408
DUC Downtown Urban
Center - 55 0 4 130,680 327
DUC Neighborhood
Residential 0 3 98,010 245
DUC Health and Wellness -
125 0 2 87,120 218
DUC C-1 0 13 566,280 1,510
DUC C-2 0 12 522,720 1,394
DUC M-1 0 39 1,698,840 1,699
Neighborhood Mixed-Use
(RNM) 0 89 1,938,420 5,169
Total Jobs
Capacity 21,587
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