HomeMy WebLinkAbout5341 RESOLUTION NO. 5 3 4 1
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF
AUBURN, WASHINGTON; ACKNOWLEDGING CLARIFYING
_. _
REVISIONS AND R€FORMATTING OF THE 2015
COMPREHENSIVE PLAN AND REAFFIRMING THE
PREVIOUS ADOPTION OF THAT PLAN AS REVISED
WHEREAS, pursuant to RCW 36.70A.130, the City of Auburn is required to
take action to review and, if needed, revise its comprehensive plan and
development regulations at least every eight years; and
WHEREAS, over the course of years 2014 and 2015, a substantial effort was
undertaken to engage the public, business community, service organizations,
cultural communities, and other Cify departments to obtain feedback, thoughts;
ideas, and concerns around which to develop a 20-year vision, city values, goals
and objeetives, policies, and actions; and
WHEREAS, in accordance with RCW 36.70A and the Interloca.l Agreement for
Regional Planning, the City of Auburn complied with the procedural requirements for
review of the Comprehensive Plan by the Auburn Planning Commission;
Washington State Department of Commerce, and the Puget Sound Regional
Council; and
WHEREAS, the City of Auburn Planning Commission scheduled and held
eleven public meetings and six public hearings in 2014 and 2015 on the various
components of the plan; and
1NHEREAS, on December 14, 2015 the City Council adopted the 2015
Comprehensive Plan through Ordinance No. 6584 having determined that the
adoption of the Comprehensive Plan meets the criteria set forth in the Auburn City
Code, the Growth Management Act, and other applieable criferia and policies; and
WHEREAS; Ordinance No. 6584 authorized administrative procedures to carry
of the directions of the legislation; and
1NHEREAS, staff spent six months editing the Plan document with the
assistance of a professional editor and six months reformatting the Plan document
for the purpose of clarifying the Plan through formatting and finalizing the Plan to
feature an easier-to-use and more accessible format than previously adopted Plans.
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Resolution No. 5341
December 20, 2017
Page 1
WHEREAS, the editing, reorganizing, and reformatting modifications did not
materially change the Plan as adopted by Ordinance No. 6584.
NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF AUBURN,
WASHINGTON, RESOLVES AS FOLLOWS:
Section 1. The City of Auburn Council finds that the edited and reformatted
2015 Comprehensive plan, attached as Exhibit "A" is substantively the same as the
original Comprehensive Plan adopted by Ordinance No. 6584.
Section 2. The City Council's previous adoption of the 2015 Comprehensive
Plan is reaffirmed with the clarification, modifications, reformatting, and edits contained
in Exhibit "A," and shall be maintained on file in the office of the City Glerk and available
for public inspection.
Section 3. The adopted Comprehensive Plan as edited and reformatted is
designated as a basis for the exercise of substantive authority under the Washington
State Environmental Policy Act by the City's responsible environmental official in
accordance with RCW. 43.21 C.060.
Section 4. The Mayor is hereby authorized to implement such administrative
procedures as may be necessary to carry out the directions of this resolution.
Section 5. The provisions of this resolution are declared to be separate and
severable. The invalidity of any clause, sentenee, paragraph, subdivision, section or
portion of this resolution, or the invalidity of the application thereof to any person or
circumstance shall not affect the validity of the remainder of this resolution, or the
validity of its application to other persons or circumstances.
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Resolution No. 5341
December 20, 2017
Page 2
Section 6. This resolution shall be in full force and effect upon passage and
signatures hereon.
DATED and SIGNED this .5� day of � , 2018.
CITY OF AUBURN
ATTEST:
� N NCY BA , MAYOR
Da ' Ile E. Daskam, City Clerk
APP VED AS TO FORM:
el B. H id,,Eity Attorney
Resolution No. 5341
December 20, 2017
Page 3
Exhibit "�►°°
Edited and formatted version of the 2015 Comprehensive Plan �
(to.be distributed at the meetin_q)
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Resolution No. 5341
December 20, 2017
Page 4
IMAGINE AUBURN
CITY OF AUBURNCOMPREHENSIVE PLAN
ADOPTED DECEMBER 2015
CORE PLAN
Contents
Core Plan
Background & Summary � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � �C1-1
Community Profile & Characteristics � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � �C2-1
Community Vision & Values � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � �C3-1
Policy Elements � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � �C4-1
GraPhs
Graph 1. Top Ten Employers – 2002 � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � �C2-2
Graph 2. Top Ten Employers – 2011 � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � �C2-3
Graph 3. Commute Inflows and Outflows � � � � � � � � � � � � � � � � � � � � � � � � � � � � � �C2-5
tables
Table 1 – Job Distribution by Employment Category, 1995–2013 � � � � � � �C2-4
Table 2 – Gross and Adjusted Net Acres of Vacant and Redevelopable Land
and Capacity by Aggregated Residential Zoning Type � � � � � � � � � � � � � � � � � �C2-6
Table 3 – Gross and Adjusted Net Acres and Capacity of Commercial and
Industrial Land Supply (King County, 2012) � � � � � � � � � � � � � � � � � � � � � � � � � � � �C2-7
Table 4 – Gross and Adjusted Net Acres of Vacant and Redevelopable Land
by Residential Zoning Type (Pierce County, 2012) � � � � � � � � � � � � � � � � � � � � � �C2-7
Table 5 – Gross and Adjusted Net Acres and Capacity of Commercial and
Industrial Land Supply (Pierce County, 2012) � � � � � � � � � � � � � � � � � � � � � � � � � �C2-8
Table 6 – City of Auburn 2006–2030 and 2006–2031 Housing Unit and
Employment Allocations (King and Pierce Counties) � � � � � � � � � � � � � � � � � � � �C2-8
Table 7 – Job Distribution by Employment Category, 2010–2040 � � � � � � �C2-9
Table 8 – Population and Housing Forecasts, 2010–2035 � � � � � � � � � � � � � �C2-9
s
BACKGROUND & SUMMARY
CORE PLAN
TABLE OF CONTENTS
Introduction and Background .........................C1-1
Executive Summary.........................................C1-2
Regional Context .............................................C1-3
User’s Guide .....................................................C1-4
BACKGROUND & SUMMARY
CORE PLANBACKGROUND & SUMMARY
C1-1 Core PlanIntroductIon and Background
Auburn is in the midst of an exciting stage in
its evolution. From the 1850s until the mid-1990s,
Auburn transitioned from a railroad and farm-
ing community to a small town. Since then, the
dynamism brought about by the opportunities
and challenges accompanying growth and
progress has drastically changed the City. With
its annexations during the late 1990s and early
2000s, its overall growth from that time to the
present, and its anticipated growth over the
next 20 years, Auburn has grown into a mature
city of local and regional significance, and con-
tinues to grow with an operating budget in ex-
cess of a quarter-billion dollars annually. As a
result of this ongoing maturation, Auburn has
changed from a relatively insulated small town,
nestled in the midst of many similar commu-
nities surrounding Seattle and Tacoma, into a
city with its own complex identity and myriad
of dreams and dilemmas. From the time of set-
tlement and for 100 years thereafter, one would
find it hard to imagine the Auburn of 2035, with
a projected 100,000 residents.
Auburn’s transition from a small town to a city
of regional significance is far from complete.
There is much work ahead of us. While we are
fortunate to have many strengths and opportu-
nities to build upon, we also know that we have
work to do in many areas. We must prepare for
those future challenges that we know we will
face, as well as those that will be presented to
us along the way. This Comprehensive Plan es-
tablishes a commitment to a future Auburn and
lays the foundation for how we will navigate the
next 20 years. It accomplishes this by express-
ing the following:
•Describing a vision for Auburn.
•Declaring our commitment to core values .
•Setting policies to achieve the vision.
•Outlining actions that adhere to core values.
A variety of sources shaped this Plan, but the sin-
gle greatest influence was the people who live
in, work in, and visit Auburn. The process for de-
veloping this Plan included input from more than
1,000 citizens, residents, and business owners who
shared their opinions, criticisms, ideas, and con-
cerns regarding where we are today and where
we need to be in the future. The following are the
key inputs that shaped this Plan:
•In 2014 the City conducted the “ImagineAuburn” visioning exercise, which yieldedabout 1,000 responses from citizens, res-idents, visitors, and business owners. Thiseffort alone provided a major source of in-fluence for the Plan.
•Substantial demographic data were ana-lyzed in order to understand the profile ofand identify trends in our community. Thesedata provided significant information forformulating ideas and concepts.
•The Auburn Health Impact Assessment andHousing Inventory were focused studies con-ducted to provide enhanced information inimportant areas. These studies provided di-rect input on how to promote a healthy life-style in Auburn and how to manage the di-verse housing stock in a city that is 124 yearsold.
•The Washington State Growth ManagementAct, King and Pierce Countywide planningpolicies, and the Puget Sound RegionalCouncil VISION 2040 are laws and policiesunder which the City must plan. While thesedo not define our vision, they do establish theframework within which we must operate.
The Comprehensive Plan is a guidance document.
At its nucleus are the City’s collective vision and
values, which provide a foundation for future
direction. The policies and actions will help the
mayor, city council, and staff follow the path to
our vision, but we must remember that this path
is wide and will likely meander a bit. The world
around us is constantly changing, so being flexi-
ble and open-minded allows us to better face the
future challenges that will confront us.
City of Auburn Comprehensive pl An
C1-2Core PlanExEcutIvE Summary
The Auburn of 2035 will be an exciting, vibrant city
where businesses want to locate, where people
want to live, and that people want to visit. This
document constitutes the plan that City leader-
ship will utilize to achieve positive outcomes.
Reading through the plan may lead to questions
about the City’s aspirations and goals. In many
ways, Auburn is a “diamond in the rough.” The
City’s elected officials, staff members, citizens,
and residents overwhelmingly believe that strong
leadership with considered planning can lead to
Auburn realizing its potential. With two major riv-
ers, access to many parks and trails, a solid busi-
ness core, a committed government, and a long
list of other assets and traits, Auburn has all the
right building blocks to achieve great things. We
just need to put those building blocks together and
commit to carrying out all the things we need to do
to get there. We are eager to continue the good
work that has already been done, but are even
more excited to ascend to a much higher level.
You might also wonder how we got to a point of
defining a vision or laying out the plan to get there.
While many inputs helped guide this process, the
vision and resultant plan starts with the people
who live here, spend their time working here, and
visit. Their feedback provided great insight into our
strengths and weaknesses, perceptions, and con-
cerns, as well as ideas for what Auburn should be
in the future. The following list captures many of
the thoughts that they shared:
1.Citizens, residents, and the business
community of Auburn share a tremendous
pride in community – this is perhaps the
most important building block for successful
implementation of the Comprehensive Plan.
2.We are a community that delights in our
history, but this sometimes makes it hard to
determine a way forward that embraces the
new and unknown while honoring the past –
we need to overcome this paradox that slows
and could continue to slow our progress.
3.Auburn has an extensive inventory of parks,
natural areas, and open spaces, as well as
arts and recreation opportunities – these are
essential components for a healthy community
where people want to live, play, and work.
4.Most residents commute to jobs outside
of Auburn, while most people who work in
Auburn arrive from other locations. We need
to explore ways to change this pattern.
5.Auburn has a robust collection of
environmental resources. Through a
combination of protection, preservation,
and education, both people and wildlife can
enjoy the healthy natural environment they
deserve.
6.We are proud of and find strength in
our social, cultural, and ethnic diversity –
continuing to further celebrate and leverage
our diversity is a necessity.
7.Auburn lacks comprehensive and complete
nonmotorized connections to join residential
areas with commercial centers, recreational
opportunities, and other residential
neighborhoods. Addressing this concern
will create more opportunities for living
a healthy lifestyle, using other modes of
transport aside from cars, and building our
sense of a connected community.
8.The presence of the Muckleshoot Indian
Tribe (“MIT”) offers a great opportunity for
a partnership that would mutually enhance
our economic, social, and cultural presence
within the community and region. We need
to continue to build our relationship with MIT
to capitalize on these opportunities.
9.Historic downtown Auburn has maintained
a main street that many communities have
long since lost and are seeking to recreate
– we need to continue our work to make
downtown Auburn a destination to visit
and a pedestrian-friendly, transit-oriented
location in which to live.
10.Our physical location between Seattle
and Tacoma, along the Sound Transit
commuter line and at the intersection of SR-
18 and SR-167, provides ideal conditions for
ensuring the efficient movement of goods
and people. We need to better exploit our
locational advantage when working to
attract businesses and residents.
11.There is a sentiment that Auburn could be
safer – we need to overcome this perception
Background & Summary
C1-3 Core Planso that Auburn is a more desirable place in
which to live, work, and play.
12.Our local school districts and Green River
College have high levels of dedication,
commitment, and excellence – we need
to strengthen our partnerships with these
institutions, which are equally passionate
about elevating Auburn to a premier
community.
13.Auburn has a diverse mix of housing
types; however, that does not mean that
housing types are appropriately distributed
throughout the City. While we have achieved
or exceeded our goals for providing a mix of
housing, different housing types need to be
better dispersed throughout the City while
preserving the existing housing stock.
14.Auburn already has a robust and diverse
base of businesses, but further diversification
is necessary – we need more businesses that
generate revenue and jobs that will lead to
local spending.
15.Many of Auburn’s streets are deteriorating
due to their age, increased traffic volumes
(especially from heavy trucks), or from
design and construction standards that
previous jurisdictions had in place prior to
their annexations into the City – we need
to sustain revenue streams and allocate
resources in a manner that keeps our streets
in good condition.
16.Access to healthy food and activities varies
greatly throughout the City – this disparity
should be equalized in order to ensure that
our entire community has the ability to
choose to live a healthy lifestyle.
17.We are passionate about the extensive level
of social and human services that exists
in Auburn, but we also believe that other
communities need to follow our example
rather than lean on us to provide for those in
need. We struggle with how to provide local
support within an overall balanced regional
approach.
18.As a 124-year-old city, some buildings and
areas of Auburn are tired in appearance
and function – we need to find ways to help
energize the appearance and feel of those
areas.
The Comprehensive Plan establishes a vision
and series of values that are used to address the
above themes, by outlining the goals, policies,
and actions necessary to build upon our strengths
and overcome our weaknesses.
rEgIonal contExt
Auburn’s Comprehensive Plan advances a sus-
tainable approach to growth and future develop-
ment. We have incorporated a systems approach
to planning and decision-making that is rooted in
our stated values. These values seek to create a
community with a healthy environment; a strong
and diverse economy; a variety of transportation
options; and safe, affordable, and healthy hous-
ing. And while we define the community we cre-
ate, we do so within the contexts of our surround-
ing communities and the larger region.
VISION 2040 provides a broader vision for the
Puget Sound region, emphasizing the need to
plan, think, and act in a manner consistent with
regional goals and objectives. Regional planning
begins by establishing population and growth
targets that are divided among various cities and
counties. The growth targets outlined in Auburn’s
Plan are consistent with the VISION 2040 targets,
and the land supply is adequate to meet the de-
mand associated with those growth targets.
VISION 2040 also sets forth priorities for many
areas that span the entire region and extend
beyond a single jurisdiction. These include pro-
tecting the environment and ecosystems, provid-
ing adequate affordable housing to a variety of
income levels and households, conserving water
and addressing climate change, implementing
sustainable development practices, reducing
traffic congestion and protecting air quality, cre-
ating great communities, and promoting tran-
sit-oriented development. Auburn’s Plan embrac-
es the ideals of VISION 2040 and includes policies,
directives, actions, and measures to ensure that
we are doing our part to achieve these regional
objectives.
City of Auburn Comprehensive pl An
C1-4Core PlanuSEr’S guIdE
The Comprehensive Plan comprises this Core
Plan, a number of Contributing Reports (inputs),
and a number of Policy Elements (outputs). The
following is an overview of the types of docu-
ments included in the plan, how they are used,
and their intended audiences:
Comprehensive Plan: The Comprehensive Plan
serves as the principal planning and guidance
document used by City leadership in its efforts to
implement the Community’s vision. It is a document
intended to be used and consulted by city council
and staff when evaluating city decisions, allocat-
ing city resources, reviewing Policy Elements, com-
mitting to new City endeavors, and making fiscal
decisions. Every discussion and action by the City
Council should start and end with the following: “Is
this action true to our long-term City vision; does it
align with our City values; and is it consistent with
our adopted policies?”
Contributing reports: Contributing Reports are
“inputs” to the Comprehensive Plan. Contributing
Reports provide statutory rules or background
analysis and data that are used to help develop
vision, values, policies, and priorities. Examples of
Contributing Reports include the Buildable Lands
Analysis, the Imagine Auburn community vision-
ing report, the Growth Management Act, and the
Health Impact Assessment. These reports are ei-
ther prepared by City staff to better understand
conditions within Auburn, or furnished by other
government agencies that provide statewide or
regional planning parameters.
Policy elements: Policy Elements are “outputs” of
the Comprehensive Plan. Policy Elements provide
guidance in specific areas such as land use, hous-
ing, transportation, and parks. These elements es-
tablish how the city should manage systems and
resources today and into the future. With support
from City staff, Policy Elements are developed
and adopted by the City Council. Once adopted,
Policy Elements become a manual for City staff in
their implementation efforts to design and con-
struct capital projects, develop and maintain city
programs, draft development regulations, pursue
grant money, and carry out other typical tasks.
Policy Elements are the principal planning and
guidance documents for City staff.
Where conflict or ambiguity exists between a
Policy Element and a City regulation, the specific
Policy Element will prevail. Where there is con-
flict or ambiguity between Policy Elements, and
the Policy Elements themselves do not provide
enough guidance to resolve the conflict or ambi-
guity, the vision, values, and overarching policies
of the Comprehensive Plan will be used to arrive
at a final decision.
COMMUNITY PROFILE & CHARACTERISTICS
CORE PLAN
s
TABLE OF CONTENTS
Population Growth ..........................................C2-1
Racial and Ethnic Characteristics ..................C2-1
Household and Income Characteristics ........C2-1
Age Characteristics .........................................C2-1
Resident Labor Force and Employment Characteristics .........................C2-2
Daily Inflow and Outflow: The Auburn Commute ....................................C2-5
Auburn in the Future – Projections of Growth ....................................C2-6
COMMUNITY PROFILE & CHARACTERISTICS
CORE PLAN
COMMUNITY PROFILE & CHARACTERISTICS
C2-1 Core PlanPoPulatIon g rowth
As of 2014, Auburn ranked as the 14th-most-
populated city within the state of Washington with
a population of approximately 76,347. It is located
within the two most populous counties in the state
(King and Pierce) and is nearly equidistant from
the state’s two largest cities, Seattle and Tacoma.
Proximity to both of these cities, and its central
location within the Puget Sound region, has
helped Auburn grow at a steady rate. Auburn’s
growth can be characterized as occurring
during three eras. The 57-year settlement era of
1893 to 1950 saw the City grow in size to 6,500
residents. The 40-year absorption era of 1950 to
1990 saw substantial infill development, with the
City’s population increasing at a rate of about
6,500 residents per decade and growing to
33,000 residents. Since 1990, the City has been
in an expansion era that has seen the significant
annexations of three areas that have substantial
development potential.
r acIal and EthnIc charactErIStIcS
Auburn has seen significant demographic
changes over the last decade. According to the
2010 US Census, approximately 70.5% of Auburn’s
population is white/non-Hispanic; data from the
2000 Census reported the white population in
Auburn at 79%. In 1990, the white population made
up roughly 90% of the total. What this means is
that Auburn grew significantly more diverse
over that 25-year period. Estimates for 2014
place the overall white population at just under
50,000 (49,238). This means that approximately
68.5% of Auburn’s population is white. If this
trend continues, Auburn will continue to become
increasingly racially diverse.
houSEhold and IncomE charactErIStIcS
The year 2000 Census indicated that Auburn
had 16,108 households, a number that has
catapulted since then. The current number
of households (based on 2013 figures) has
increased to 27,427. This significant increase is
due to substantial development activity over
the past 15 or so years, as well as significant
annexations. Homeownership in Auburn is just
under 60 percent, about 3.5 points lower than the
Washington state average. The lower percentage
of homeownership corresponds to Auburn’s other
below-Washington averages in per capita income,
median household income, and graduation rate,
as well as its higher-than-average percentage of
persons living under the poverty level. Auburn’s
median household income is $55,483, compared
with the Washington average of $59,478, a nearly
$4,000 difference indicating Auburn’s relatively
lower earning power.
agE charactErIStIcS
Auburn is statistically younger than the state
of Washington overall. The median age in
Washington is 37 years, while the median age in
Auburn is 35.5, up from 34.1 in 2000. While the
median age has increased, the youth population
remains significant. Of Auburn’s total population,
7.4% are under 5 years of age and 25.9% are
under the age of 18, and both percentages are
significantly higher than state averages. The
percentage of people over the age of 65 is 10.2%,
similar to the state of Washington figure of 12.3%.
Demographic data suggest a need for services
and programming that address the needs of
children and families, while continuing to focus
on the needs of more mature adults and single
people of all ages.
City of Auburn Comprehensive plAn
C2-2Core PlanrESIdEnt l aBor ForcE and EmPloymEnt
charactErIStIcS
Since its population boom during the construc-
tion of railroad freight terminals at the start of
the 20th century, Auburn has in many respects
remained a “blue collar” community. This trend is
declining, however, as local economies in Wash-
ington diversify. In 1990, one out of four Auburn
residents worked in the manufacturing industry.
Between 1990 and 2000, Auburn lost 1,000, or ap-
proximately one-fourth, of these manufacturing
jobs. Such a loss of manufacturing jobs has been
a nationwide trend as companies relocate to oth-
er cities and states based on tax savings, and
many other companies increasingly outsource
jobs overseas. In this ever-changing landscape,
Graph 1. Top Ten employers – 2002
AUBURN SC
H
O
OL
DISTRICT
OTHERMUCKLESHOOT TRIBAL
ENTERPRISES
EMERAL
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D
O
W
N
S
RACETR
A
C
K
GREE
N
R
I
V
E
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C
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G
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SO
C
I
A
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C
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Y
G
S
A
A
RM
C FAACITY OF AUBURNTHE BOEING
COMPANYFRED MEYER The Boeing Company
Green River College
Federal Aviation Administration (FAA)
City of Auburn
Auburn School District
Emerald Downs Racetrack
Auburn Regional Medical Center (ARMC)
Fred Meyer
Muckleshoot Tribal Enterprises
Social Security Administration
General Services Administration (GSA)
Other
communIty ProFIlE & charactErIStIcS
C2-3 Core Planjobs continue to mi-
grate into different
sectors. This slow shift
is evidenced by the
reduced impact of
the largest employers
in Auburn, which no
longer dominate the
job market because
small- and medi-
um-sized companies
are creating more
jobs. As provided in
Auburn's 2011 Com-
prehensive Annual
Financial Report, in
2002 the top ten em-
ployers accounted for
nearly 85% of total city
employment.
In 2011, these same
employers, which re-
mained in the top ten,
accounted for just
55% of the total em-
ployment base. This
illustrates that the
total number of jobs
has significantly in-
creased, and that the
number of job provid-
ers (employers) has
also increased.
Generally, workers are tasked with finding
jobs having the most lucrative compensation.
Education and specialized skills typically play
large roles in procuring high-paying available
jobs. An educated population encourages
companies to relocate to Auburn based on the
available local workforce. While Auburn’s high
school graduation rate of 87.5% is fairly close to
the state average of 90%, the college graduation
rate is more than 9 points lower than the state
average. As mentioned previously, the median
and per capita incomes are significantly lower
than state averages. These data suggest that
there may be an undermatching of skills between
regional employer expectations and the available
workforce in Auburn.
Graph 2. Top Ten employers – 2011
MUCKLESHOOT
TRIBAL ENTERPRISESTHE BOEING COMPANYOUTLET COLLECTION
AUBURN
S
C
H
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DISTRIC
T
GREE
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C
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MU
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EM
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D
D
OW
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S
A
F
EW
A
Y
SOC
IA
L
SE
CUR
ITY GSAOTHERFAA
The Boeing Company
Outlet Collection
Emerald Downs Racetrack
Federal Aviation Administration (FAA)
Other
Muckleshoot Tribal Enterprises
Green River College (GRC)
Safeway
General Services Administration (GSA)
Auburn School District (ASD)
Auburn Multicare
Social Security Administration
Zones, Inc.ZONES,
INC
.
City of Auburn Comprehensive plAn
C2-4Core PlanAccording to the Puget Sound Regional Council
and the US Department of Labor, approximately
41,000 jobs are located in Auburn. This
number has grown steadily since 2010, but it is
important to note that the number of jobs must
be considered with an understanding of the
massive manufacturing job losses and very slow
national economic recovery since the economic
downturn in 2008. Comparing the market sector
distribution and number of jobs for the periods
1995, 2000, 2010, and 2013, Auburn’s job market
has experienced some changes over the last
20 years. The Auburn job market also reflects
nationwide trends based on the overall health
of the economy, the decline of manufacturing,
and an increasing reliance on service job
categories.
Table 1 – Job Distribution by employment Category, 1995–2013
1995 2000 2010 2013
Construction and Resources 1,693 3,051 2,148 2,636
Finance/Insurance/Real Estate 760 567 757 784
Manufacturing 11,530 12,241 7,521 8,680
Retail 3,275 5,152 4,705 5,392
Services 6,241 11,437 10,496 10,700
Trade/Transportation/Utilities 2,716 3,619 5,475 6,626
Government 1,166 1,332 3,457 3,166
Education 1,282 1,344 2,810 2,981
ToTal 28,663 38,742 37,370 40,964
Some important notes can be made by category:
•Government and education have grown
with the increasing population of Auburn,
the need to provide increased and better
services to residents, and the success of
Green River College.
•The number of trade, transportation, and
utilities jobs has more than doubled since
1995 as Auburn has grown.
•The construction sector has nearly doubled
since 1995. This is due in large part to
significant development in Auburn, such as
Lakeland Hills. The dip in 2010 reflects the
economic downturn that began in 2008.
•The retail and services sectors are
significantly more important to Auburn’s
current job outlook than they were in
1995. Services has increased largely
because of the national trend away from
manufacturing and toward service-based
jobs.
•Finance, insurance, and real estate
employment has held steady over the last
20 years.
communIty ProFIlE & charactErIStIcS
C2-5 Core PlanGraph 3. Commute Inflows and outflows
daIly InFlow and outFlow: thE auBurn commutE
In 2013, the average daily commute from Auburn
was 29 minutes, an increase since 2000. A more
interesting issue than the length of the average
commute is the number of people commuting
from and to Auburn. Both numbers are far
greater than the number of people who live and
work in Auburn. The number of Auburn residents
who also work in Auburn has remained virtually
unchanged, at just over 4,000 residents, for the
past decade. The most promising data from the
inflow and outflow indicate that a significant
increase in the number of people commuting to
Auburn for work. This influx of nonresidents
provides another pool of people who engage
with the services, features,and resources in the
City.
City of Auburn Comprehensive plAn
C2-6Core PlanauBurn In thE FuturE – ProjEctIonS oF g rowth
The Puget Sound Regional Council, King County,
Pierce County, and the City of Auburn need to
understand growth projections, patterns,and
implications for a 20- to 30-year planning
horizon. Based on various models and analyses,
available developable land, population data,
and expected economic trends, jurisdictions
can better understand industrial, commercial,
and residential land supply and capacity. This
understanding can then be used to extrapolate
future available housing units and employment
growth.
The primary data tools for planning for future
growth are county-prepared buildable lands
analyses. These reports establish the parameters
by which cities and counties jointly plan for both
residential and job growth. As a two-county city,
the City of Auburn coordinates with both King and
Pierce Counties in determining growth projections,
land supply, and the adequacy of urban services
needed to serve future growth. The following
description and data are taken from King County
and Pierce County Buildable Lands analyses.
2014 King County Buildable Lands Analysis
After deducting for constraints, future rights-of- way,
and public-purpose needs, and applying a market
factor, the King County Buildable Lands Analysis
shows that Auburn has approximately 2,150.5
adjusted net acres of vacant and redevelopable
residentially zoned land available for the planning
period through 2031. As seen in Table 2, the majority
of available land for development is zoned for
single-family residential purposes.
Based on the residential land supply analysis
and historical densities, an estimate of housing
unit capacity was developed. Table 2 identifies
the estimated capacity (in housing units) in King
County by aggregated zoning type. This estimate
shows a capacity of approximately 14,597 housing
units in the King County portion of the City through
2031.
Table 2 – Gross and adjusted net acres of Vacant and redevelopable land and Capacity by aggregated residential Zoning Type
Gross acres adjusted net acres (1)net Capacity (Housing units)
Single-Family – Vacant 2,018.0 1,050.1 3,477
Single-Family – redevelopable 1,507.0 871.1 3,108
Multifamily – Vacant 120 85.4 1,156
Multifamily – redevelopable 50.0 36.3 460
Multifamily/ Mixed-Use – Vacant 16 12.9 1,822
Multifamily/ Mixed-Use – redevelopable 117.2 94.7 4,574
ToTa l 3,828.2 2,150.5 14,597
1.“Adjusted Net Acres” represents land available for development after critical areas, anticipated rights-of-way
and public purpose needs, and a market factor have been taken into account.
communIty ProFIlE & charactErIStIcS
C2-7 Core PlanCommercial and industrial square footage
availabilities were also estimated. The last column
in Table 3 identifies the gross and adjusted net
vacant and redevelopable land by commercial
and industrial land use from the King County
Buildable Lands Analysis. Employment capacity
was developed by applying a floor-area-per-
employee ratio.
Table 3 – Gross and adjusted net acres and Capacity of Commercial and Industrial land Supply (King County, 2012)
Gross acres adjusted net
acres (1)
net Capacity
(employment)
Commercial Vacant/redevelopable 501.5 412.4 7,094
Mixed-Use Vacant/redevelopable 133.2 107.6 2,525
Industrial Vacant/redevelopable 533.0 354.9 9,417
ToTa l 1,167.7 874.9 19,036
1. “Adjusted Net Acres” represents land after critical areas, future anticipated streets, land for publicpurposes and market factor have been considered.
Pierce County Buildable Lands Analysis
Table 4 identifies the estimated capacity (in
housing units) in Pierce County by the zoning type.
This estimate shows a capacity of approximately
922 housing units in the Pierce County portion of
the City exists to the year 2030.
Table 4 – Gross and adjusted net acres of Vacant and redevelopable land by residential Zoning Type (Pierce County, 2012)
Grossacres adjusted net acres (1)net Capacity (Housing units)
r5, residential 39.24 30.38 323
TV, Terrace View 3.17 1.34 86
lakeland Hills South PUD 52.94 N/A 513
ToTal 95.35 31.72 922
1. “Adjusted Net Acres” represents land available for development after critical areas, anticipated rights-of-way, public-purpose land needs, and a market factor have been taken into account.
City of Auburn Comprehensive plAn
C2-8Core PlanThe Pierce County Buildable Lands analysis
establishes an employment growth target of 239
additional jobs in 2030. This estimate was based on
the likely employment generated by the commercial
parcels located within Lakeland Hills South PUD and
other vacant commercial land along A St. SE.
Table 5 – Gross and adjusted net acres and Capacity of
Commercial and Industrial land Supply (Pierce County, 2012)
Gross acres adjusted netacres (1)net Capacity (employment)
C-1 15.19 14.89 288
Planned Unit Development 3.76 3.69 306
ToTa l 18.79 18.58 595
1. “Adjusted Net Acres” represents land after critical areas, future anticipated streets, land for public purposes and
market factor have been considered. Column totals may not equal the sum of row entries due to rounding.
Combined King County and Pierce County
Projections and Allocations
Table 6 provides a citywide summary of housing
unit and employment allocations. While the
calculations and categories used previously to
identify market sectors and job counts differ,
Table 7 illustrates the tremendous job growth
expected over the next 25 years. The total number
of jobs in Auburn is projected to increase by 55%
through 2040. The largest total gain will be in the
construction sector. Other significant gains are
in the FIRE/services, education, and retail/food
services sectors.
Table 6 – City of auburn 2006–2030 and 2006–2031 Housing Unit
and employment allocations (King and Pierce Counties)
Housing Units employment
King County 9,004 18,600
Pierce County 3,634 834
ToTal 12,638 19,434
communIty ProFIlE & charactErIStIcS
C2-9 Core PlanTable 7 – Job Distribution by employment Category, 2010–2040
2010 2020 2030 2040 2010–2040 Change
Construction and resources 2,488 4,747 4,704 5,822 134%
FIre/Services 12,398 15,935 18,734 22,213 79.2%
Manufacturing/Trade/Transportation/Utilities 13,366 13,661 14,512 15,731 17.7%
retail/Food Services 7,218 9,084 10,396 12,323 70.7%
Government 2,243 1,812 1,841 1,883 -16.1%
education 2,137 3,143 3,466 3,815 78.5%
ToTal 39,883 8,023 3,847 2,003 55.5%
Table 8 illustrates that the City will have a housing
stock of around 37,000 units by 2030–2031,
nearly 10,000 more than in 2010. The addition
of 20,000 more people would require this
level of increase based on the buildable lands
population target, current zoning, and expected
densities. Auburn is more than prepared to
accommodate this large influx of new housing.
Auburn is also prepared to consider pathways
to meet the housing demand with less land by
using higher densities and reconsidering zoning
implementation and rules.
Table 8 – Population and Housing Forecasts, 2010–2035
estimate Forecast
2010 2025 2030 2031 2035
Housing Units 27,827 34,582 36,827 37,276 39,072
Total Households 26,051 33,031 35,351 35,815 37,671
Household Population 69,491 84,126 88,996 89,970 93,866
ToTal PoPUlaTIon 70,159 84,948 89,868 90,852 94,788
COMMUNITY VISION & VALUES
CORE PLAN
TABLE OF CONTENTS
Introduction and Background ........................C3-1
Character .........................................................C3-1
Wellness ...........................................................C3-2
Service .............................................................C3-3
Economy ..........................................................C3-4
Celebration .....................................................C3-5
Environment ....................................................C3-5
Sustainability ..................................................C3-6
COMMUNITY VISION & VALUES
CORE PLAN
COMMUNITY VISION & VALUES
C3-1 CORE PLANIntroductIon and Background
The Auburn of 2035 is a city of connected and
cherished places, from a vibrant downtown to
quiet open spaces and everything in between,
where a community of healthy, diverse, and en-
gaged people live, work, visit, and thrive.
In 2014, substantial time and energy was ded-
icated to developing a vision for the Auburn of
2035. Discussions occurred in the community
through the Imagine Auburn visioning process
and also among City Council members. Many
themes and messages surfaced about who we
are and what we aspire to become. In the words
of the City Council, Auburn in 2035 will be a
“premier community with vibrant opportunities.”
Participants of Imagine Auburn added their
ideas about what this meant to them. The vision
that emerged is encapsulated in the following
seven value statements:
1. Character: Developing and preserving at-tractive and interesting places where people want to be.
2. Wellness: Promoting community-wide health and safety wellness.
3. Service: Providing transparent government service.
4. economy: Encouraging a diverse and thriving marketplace for consumers and businesses.
5. Celebration: Celebrating our diverse cul-tures, heritage, and community.
6. environment: Stewarding our environment.
7. Sustainability: Creating a sustainable future for our community.
The Comprehensive Plan is rooted in these val-
ues, and they form a collective vision. But these
values do not end with the adoption of this Plan.
They form the context for discussing, debating,
acting on, prioritizing, and leading our commu-
nity to the vision we have created in this Plan.
Identifying values and creating a description of
what each value looks like, what it means, and
how it will happen establishes a basis for eval-
uating future City policies, regulations, actions,
investments, budget priorities, grant-seeking
priorities, and other community decisions. In ad-
dition, the seven values underscore the entirety
of the Comprehensive Plan and its implementa-
tion, which includes the development of capital
improvement, transportation, and parks, recre-
ation, and open space plans, and the implemen-
tation of regulations and standards. These val-
ues are the core of how we make choices.
Character
We will create and maintain high-quality
neighborhoods, places, and spaces.
What it will look like:
• Active gathering spaces such as parks, pla-
zas, 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.
• Buildings, landscaping, and outdoor spaces
will be attractive, interesting, well designed,
and well maintained.
• Buildings will be well maintained and reha-
bilitated, and new buildings will complement
existing historic resources.
City of Auburn Comprehensive plAn
C3-2CORE PLAN• Neighborhoods will be socially and physically
connected and include features and develop-
ment patterns that encourage us to interact.
• The community will have embraced the con-
cept of “One Auburn” while capitalizing on the
unique local needs and identities of individual
neighborhoods and districts.
What it means:
• Auburn has a reputation for high-quality and
engaging spaces, an array of performing arts
programs, wonderful public arts, extensive
retail and restaurant options, and a variety of
community-led activities. Auburn is a destina-
tion locale where citizens and residents enjoy
spending time, that visitors look forward to re-
turning to, and where merchants want to stay.
• Community programs and physical connec-
tions bring the City together.
• Residents and visitors have a wide range of
options for getting to and from Auburn, as
well as travel alternatives within the City.
How it will happen:
• By implementing investments and branding
strategies that recognize and reinforce indi-
vidual identities for the City and each of its
neighborhoods
• By looking for opportunities to keep Auburn
attractive, safe, interesting, and fun
• By ensuring that all new construction and re-
development projects incorporate amenities
that promote human interaction, further con-
nect the community, and create people-cen-
tric land uses. At the same time, property
rights will be protected through due process,
reasonable implementation of regulations,
and careful consideration of the impacts on
existing development
The City is committed to diversity and togeth-
erness through innovative public space. Public
space will support dynamic businesses and
events by being walkable and connected. We be-
lieve that if we are forward-thinking, embracing
of technology, supportive of arts, and advocates
for safety, we will have places that are cohesive,
accessible, and interesting.
Wellness
We will build and maintain an environment
that promotes public safety and healthy
lifestyle options.
What it will look like:
• Multiple recreation options and nearby trails,
parks, activities, and events will be readily ac-
cessible to the entire community.
• A safe and inviting atmosphere for all will be
provided throughout Auburn.
• A variety of healthy food options will be physi-
cally and economically accessible to all mem-
bers of the Auburn community.
• Housing stock will be maintained and moni-
tored to limit the presence of declining, unsafe
neighborhoods.
• Risk to life and property from hazards will be
minimized.
• Public infrastructure will be well maintained.
What it means:
• More outdoor private and public amenities
should be offered to give people recreation
options and safe passage throughout the
community.
• Fresh, local, and healthy food options should
be available to all members of the community.
• Housing, neighborhoods, and spaces are held
to a high standard.
• More community health resources will be
available in more places, for more people.
• The public perception and reality will be that
Auburn is a safe place.
communIty vISIon & valuES
C3-3 CORE PLANHow it will happen:
•By applying sound environmental design, im-
plementing housing and neighborhood main-
tenance standards, building and/or financing
infrastructure that connects the community,
and investing in recreational amenities and
safety features
•By promoting and supporting programs at
businesses, nonprofits, and public agencies
that provide healthy food and lifestyle options
•By proactively planning and preparing the
City for unanticipated natural events and by
implementing regulatory requirements that
mitigate exposure to natural hazards
•By proactively planning and preparing the
City to mitigate for and adapt to climate
change and its associated effects
•By developing programs that provide tech-
nical and/or financial assistance to ensure
quality development and improve substan-
dard housing, neighborhoods, and spaces
•By budgeting appropriately to maintain City
services that provide direct benefits to public
safety, housing, neighborhoods, and commu-
nity health and wellness
•By connecting healthcare and health resource
providers with all populations of the City
Enhanced quality of life through safe, walkable
neighborhood design, lighting, and access to
parks, grocery stores, schools, medical ser-
vices, and community centers should be avail-
able to all Auburn residents. Implementation
of strategic partnerships with the medical
community and regional recreation entities
should ensure opportunities for a healthy life-
style for all people, whether youth or senior,
rich or poor. As the City evolves and the com-
munity changes, police, fire, maintenance, and
volunteer services will continue to be essential
in ensuring that Auburn grows together.
Service
We will be an efficient, approachable, and
responsive City government.
What it will look like:
•In the long-term interest of the City’s taxpay-
ers and ratepayers, the City will construct and
operate high-quality infrastructure.
•The City will have a transparent, responsive,
and competent government and staff that will
be proactive, accessible, and approachable.
•Residents and businesses will have equal ac-
cess to and be highly engaged with City offi-
cials and staff.
•Residents and businesses will be highly en-
gaged through volunteer service.
What it means:
•Infrastructure assets that have long lives, re-
quire fiscally sound and environmentally ap-
propriate upkeep, conform to uniform stand-
ards, and are in the best interests of taxpayers
and ratepayers
•Multiple avenues of communication
•Government processes and services that are
available to all segments of the population,
through multiple mediums and convenient
means
How it will happen:
•By continuing to refine and enforce standards
that ensure that infrastructure assets added
to the City system are of the highest quality
•By utilizing existing and emerging technolo-
gies to better communicate, interact with, and
make available the full range of programs
and services to all populations
City of Auburn Comprehensive plAn
C3-4CORE PLAN• By developing and implementing new, and
supporting existing, resident engagement
methods including a resident civics academy,
community and business roundtables, and
enhanced social media communications
• By capitalizing on partnerships with the
Muckleshoot Indian Tribe, businesses, develop-
ers, nonprofits, faith-based organizations, tran-
sit agencies, school districts, Green River College,
and other governmental agencies
• By reflecting the City’s ethnic and cultural di-
versity within City staff through proactive and
inclusive hiring practices and retention policies
The City will be judicious with the resources given
to it by its residents and businesses, and efficient
in managing the budget and resulting services.
In order to streamline our business practices, the
City will be forward-thinking, resourceful, inno-
vative, responsive, informed, aware, and con-
siderate of long-term goals and results. The City,
along with our engaged volunteer, philanthropic,
and business communities, will strive to advance
social, fiscal, technological, and infrastructural
health.
economy
We will provide a diverse and vibrant local economy with employment, retail, and en-tertainment opportunities for residents and a growing marketplace for local and regional businesses.
What it will look like:
• There will be a range of retail, industrial,
manufacturing, and service businesses that
start, grow, and expand in an environment
conducive to success and corporate commu-
nity participation.
• A wide complement of retail, service, and din-
ing options will cater to local needs, attract
visitors, and encourage consistent patronage
of local businesses.
• There will be a robust marketplace where
people can – and want to – live, work, and
play in Auburn.
What it means:
• Businesses will stay and grow in Auburn, while
businesses from other cities, regions, and
states will be attracted to locate and invest
here.
• Investments in the physical amenities and
environment that attract people to live
here, which includes having attractive, resi-
dent-serving businesses.
• People and goods that move safely and effi-
ciently throughout the City.
• Increases in sales tax and property tax reve-
nues for the City through targeted economic
development and recruitment efforts.
• Targeted employment recruitment to enhance
workforce diversity.
How it will happen:
• By implementing economic development
strategies that focus on investments in our
community
• By developing and implementing an econom-
ic development strategic plan to guide poli-
cy-making and financial investment decisions
• By facilitating development and attracting
businesses that capitalize on the City’s regional
economic amenities, including, but not limited
to those of the Muckleshoot Indian Tribe
• By making purposeful and strategic invest-
ments in public infrastructure and amenities
that further promote the City as an attractive
place in which to invest and do business
• By maintaining a City quality of service that
provides the business community with certain-
ty, support, and proactive decision-making
The City will promote sustainable and diverse in-
dustries through multiple means of moving peo-
ple and goods, and infrastructure that supports
communIty vISIon & valuES
C3-5 CORE PLANthat movement. The City will also develop policies
that encourage the siting of businesses that share
mutual benefits, a healthy local and regional
marketplace, innovative industries, and environ-
mentally responsible development patterns that
foster a balanced, flexible, and resilient economy.
Celebration
We will celebrate diversity and come to-gether to teach, learn, and have fun.
What it will look like:
•Auburn will have a thriving and expanding
arts-and-culture community.
•There will be events, amenities, and attrac-
tions that draw people to congregate and
socialize.
•The community is inclusive and proud of its
history and the social, ethnic, economic, and
cultural diversity in the people who live, work,
and play in Auburn.
What it means:
•People from all parts of Auburn are en-
gaging in both citywide and neighborhood
initiatives.
•Auburn’s future is shaped by a broader demo-
graphic cross section of its citizenry, residents,
and business community.
•Event programming ensures opportunities for
neighborhoods and cultures to celebrate their
identities.
How it will happen:
•By developing physical and social infrastruc-
ture that encourages and enables more peo-
ple to practice and showcase their art
•By finding ways to entice new and expanded
participation through strategic event planning
•By utilizing technology to find new audiences
and increase the amount and quality of infor-
mation distributed
•By having a diverse cross section of property
owners, business owners, nonprofits, govern-
ments (including tribal), faith-based organi-
zations, and others who discuss Auburn’s fu-
ture and take actions to make it their premier
community
One of the things that makes Auburn special is our
diversity; different people have pride in their cul-
tures, while respecting the differences in others.
This variety adds strength and style to our places
and spaces. These distinctive places, while often
reverential of a specific culture, feel open and in-
viting because they provide room for everyone
environment
We will protect the natural environment,
preserve open space, and create safe and
appropriate access.
What it will look like:
•Residents and visitors will enjoy open spac-
es and environmentally sensitive areas, while
promoting the protection of these areas and
appreciating their importance and beauty.
•The built environment will respect the natural
landscape in a way that protects ecosystem
function.
•Natural resource protection will be support-
ed and celebrated by City leadership and the
community.
City of Auburn Comprehensive plAn
C3-6CORE PLANWhat it means:
•Accessible open spaces allow people to con-
nect with the natural environment.
•Impacts to natural resources from new devel-
opment are managed, showing consideration
for their sensitivity and importance.
•The City proactively implements fiscally pru-
dent policies and procedures based on best
practices and available science to mitigate
and adapt to the present and projected future
effects of climate change.
•Sensitive environmental sites are designated
and managed as community environmental
services.
How it will happen:
•By continuing the application of regulatory
tools as an important part of environmental
protection – in order to ensure that new de-
velopment, redevelopment, land manage-
ment, and property use do not degrade the
environment
•By identifying particularly sensitive properties
for protection through purchase, easement
acquisition, or other means
•By seeking out opportunities on public and
private property for the restoration or en-
hancement of existing sensitive areas
•By City leaders and staff placing significant
emphasis on policies and financial invest-
ments that protect our natural resources
•By continued coordination with the
Muckleshoot Indian Tribe for the identification
and protection of sensitive areas and natural
resources that are important to both the Tribe
and the City
•The City will protect and preserve our envi-
ronmental resources and heritage through
responsible and balanced policies and part-
nerships. Auburn residents will benefit from
environmental amenities such as parks and
urban trails that enable walking and biking
throughout our City. The City’s policies will in-
corporate best practices and creative means
to balance the current challenges of environ-
mentally sensitive areas with property rights.
Sustainability
We will balance natural resource protec-
tions, economic prosperity, and cultural
vibrancy in order to build a thriving and long-lasting community.
What it will look like:
•Natural resource protections, economic pros-
perity, and cultural vibrancy will be contin-
uously and conscientiously balanced in City
policy and financial decisions.
•The community will be educated, equitable,
and prosperous.
•The City and community’s collective actions
will consider future residents and the healthy
development of Auburn.
•Auburn is a resilient community. Its
neighborhoods, infrastructure, and economy
thrive and remain healthy in the face of global
climate change and its associated effects.
•Cultural diversity will be supported and
strengthened through the City’s policies, fi-
nancial practices, and policy implementation
actions.
What it means:
•Citizens, residents, business owners, govern-
ment, nonprofits, and a development com-
munity that promote and implement practices
that contribute to an environmentally respon-
sible Auburn.
•City leaders and staff who are committed to
implementation of policies that consider both
short-term and long-term economic, social,
and environmental conditions and effects.
communIty vISIon & valuES
C3-7 CORE PLAN•The City will have developed and implement-
ed action plans that identify and achieve
sustainability and climate change goals and
objectives.
How it will happen:
•By City leaders adopting sustainability in its
broadest meaning as a core value and func-
tion of Auburn’s delivery of local government
services
•By City leaders continually and consciously
creating policies, actions, and strategies that
reflect the community’s values
•By inviting citizens, residents, and businesses
to participate in the development and imple-
mentation of Auburn’s sustainability strate-
gies, and challenging them to embrace sus-
tainability in their individual and collective
actions
To ensure a healthy Auburn for future genera-
tions, we must consider the long-lasting effects
of our actions on community health, economic
viability, the environment, and issues of equity.
This means embracing change through inclu-
sivity and the balancing of current and future
needs.
POLICY ELEMENTS
CORE PLAN
s
TABLE OF CONTENTS
Introduction and Background ........................C4-1
Land Use ...........................................................C4-1
Map 1.2: Districts, Special Planning Areas .......................C4-4
Housing............................................................C4-7
Capital Facilities ...........................................C4-10
Private Utilities ...............................................C4-12
Transportation ..............................................C4-14
Economic Development ...............................C4-16
Parks, Recreation & Open Space .................C4-17
POLICY ELEMENTS
CORE PLAN
POLICY ELEMENTS
C4-1 CORE PLANIntroductIon and Background
Policy elements in the Comprehensive Plan pro-
vide a finer level of detail for different subject
areas. Policy elements are an extension of the
Core Plan and are designed to implement the
broad goals, policies, and actions contained
herein. Furthermore, the policy elements reflect
the vision and values enumerated in the Core
Plan. Specific policy elements are the following:
land Use Housing Capital Facilities Private Utilities Transportation economic Development Parks, recreation & open Space
In this section, each policy element is identified
and described. The Core Plan provides the foun-
dation upon which each policy element is built.
Broad goals that relate to each value, and gen-
eral policies and actions that will guide us to our
vision of Auburn in 2035, are also included.
l and uSE
Goals
1.Character : Buildings and developments are
planned and constructed using innovative
architectural and site layout techniques that
emphasize social interaction and safety.
2.Wellness: Residential, commercial, and
recreational areas of the City are joined by a
system of trails and paths to lessen reliance
upon the use of vehicles.
3.Service: Residents are aware of the
City’s vision, have access to policies and
information, and feel that they have a voice
in the outcome of future land use proposals.
4.Economy : A robust mix of uses and options
makes living, working, and shopping in
Auburn desirable.
5.Celebration: Neighborhoods and districts
have been identified and are distinguishable
through the use of signs, marketing
materials, and subarea plans.
6.Environment: Our rivers, streams, wetlands,
habitats, and other natural resources are
identified, preserved, and protected for
future generations.
7.Sustainability : Land use activities and
developments incorporate low-impact
development, energy efficient buildings,
crime prevention through environmental
design and other sustainable development
practices.
Description
The Land Use Element is the focal element of the
Core Plan, and is supported by all other elements
of the Plan. It illustrates where the communi-
ty should or should not develop, the anticipated
scale and intensity of development, and how var-
ious land uses relate to each other. The Land Use
Element lays the foundation for what the com-
munity will look like, how it will change and grow,
and where different types of land activities will be
established.
Auburn’s overall existing land use pattern is
checkered, somewhat random, and disconnected.
Much of this is due to the manner in which Auburn
expanded over the last 20 years. The annexa-
tion of Lakeland Hills absorbed a community with
wide landscaped thoroughfares, contemporary
architecture, and a more affluent demographic.
The West Hill and Lea Hill annexations brought
relatively rural lands with a wide mix of residen-
tial densities and rural levels of infrastructure,
whose residents feel a stronger attachment to the
commercial centers located outside of Auburn. To
the southeast, Auburn transitions into a commu-
nity with an entirely different character. The area
along Auburn Way South passes back and forth
C4-2
City of Auburn Comprehensive plAn
CORE PLANbetween the City of Auburn and the Muckleshoot
Reservation. To the southwest and north, Auburn
is a mix of autocentric commercial corridors, light
industrial/warehousing buildings, and aging sin-
gle-family homes. Historic downtown Auburn has
a more urban appearance with a traditional main
street, regional transit center, and vast opportu-
nity to become a vibrant and walkable city center.
The existing land use pattern is also greatly in-
fluenced by the presence of major highways,
rail lines, physical land forms, and natural fea-
tures. The Green River, White River, Highway 18,
Highway 167, bluffs of West Hill, slopes of Lea Hill,
and Burlington Northern and Union Pacific rail
lines provide both opportunities and barriers.
They serve as landmarks when identifying neigh-
borhoods, obstacles for connecting the com-
munity, preservation corridors, and marketing
features.
There are eight districts within the City, each of
which has its own unique character and identity.
Those districts are described below and depicted
on the Districts Map (Map 1.2) on page C4-4.
lea Hill: Lea Hill is bound by the Green River,
Highway 18, S. 277th St., and Kent. Much of this
area was annexed into Auburn in 2008. It includes
Green River College, a relatively small commercial
center, a golf course, several schools, and a mix of
low-density rural uses intermixed with traditional
suburban residential developments. During the
Imagine Auburn visioning exercise, Lea Hill resi-
dents indicated that they desire more parks and
trails, access to more neighborhood-scale busi-
nesses, and safer neighborhoods. Lea Hill res-
idents have a stronger connection to Kent and
Covington due to a perception and a reality that
commercial services are more expansive and
convenient at those locations. The Bridges subdi-
vision is an island in the middle of Lea Hill that is
within the incorporated city limits of Kent.
West Hill: West Hill is bound by West Valley
Highway, 51st Ave S, and permanently protected
agricultural lands. It comprises different scales
of residential development and lacks commer-
cial services. West Hill residents have a stronger
connection to Federal Way due to the perception
that commercial services are more expansive and
convenient at that location.
lakeland Hills: Lakeland Hills is partially within
King County and partially within Pierce County.
It is bound by West Valley Highway, Kersey Way,
the White River, Lake Tapps, and Sumner. The
majority of Lakeland Hills consists of a planned
unit development with a commercial center and
a mix of single-family homes, townhomes, and
some apartments. Additional undeveloped areas
of Lakeland Hills exist outside the PUD and consist
of a mix of traditional residential subdivisions and
rural lands. Lakeland Hills residents have a strong
association with their own community as well as
Bonney Lake and Sumner to the south. Internally,
it is a well-connected community where residents
have good access to trails and several parks.
However, it is not well connected to areas outside
of Lakeland Hills. Lakeland Hills has a very limited
supply of affordable housing, senior housing, and
multifamily housing.
Downtown auburn: Downtown Auburn is charac-
terized by a traditional main street bisected by
major corridors such as M Street, Auburn Way,
Auburn Avenue, Division Street, C Street, and the
Interurban Trail. It comprises a mix of new and
old commercial buildings and uses, several civic
buildings and uses, a regional transit center, a re-
gional medical center, and Auburn High School.
Downtown Auburn is identified in VISION 2040
as a Regional Growth Center that includes a re-
gion-serving transit station. It is a goal of both
VISION 2040 and this Plan to promote employ-
ment and population growth within downtown.
Downtown Auburn offers immense opportunity
for a walkable mixed-use center with easy access
to Sound Transit. Several public spaces are inter-
spersed throughout downtown and can be used
for celebrations, events, and displays.
north auburn: North Auburn is bound by S. 277th
St., West Valley Highway, the Green River, and
the Downtown Urban Center. The primary cor-
ridors of Auburn Way North, Harvey Road, and
15th Street NW/NE are primarily autocentric
C4-3
PolIcy ElEmEntS
CORE PLANcommercial thoroughfares. West Valley Highway,
A Street NE/B Street NW, and 37th Street NW/NE
are the City’s principal warehousing and light in-
dustrial corridors. I Street NE serves as an alter-
native north–south route for a number of residen-
tial communities. Significant features in this com-
munity include the Auburn Way North auto mall
and the Auburn Environmental Park. Interspersed
throughout North Auburn are a number of resi-
dential communities, most between 40 and 100
years of age, with a few recently developed
subdivisions.
South auburn: South Auburn is bound by the
Downtown Urban Center, West Valley Highway,
Algona, the White River, Auburn Way South, and
M Street SE. The primary corridors of Auburn Way
South, 15th Street SW, and A Street SE are pri-
marily autocentric retail and service commercial
thoroughfares. West Valley Highway and C Street
SW are primarily light industrial and warehous-
ing corridors. Significant features in this commu-
nity are the Les Gove Community Park campus,
the Outlet Collection, Game Farm Park, Boeing,
Region 10 headquarters for the federal gov-
ernment’s General Services and Social Security
Administrations, BNSF’s Rail Yard, as well as the
interchange of Highway 18 and Highway 167.
During Imagine Auburn, feedback focused pri-
marily on the need to address crime and safety.
Plateau: Southeast Auburn begins at the base
of the hill where Auburn Way South climbs to the
Muckleshoot Casino and extends to the Auburn
Values Academy. This area is bound by the White
River to the south and the Green River and bluffs
to the north. Auburn Way South is the primary
corridor through this area, which weaves in and
out of the Muckleshoot Indian Reservation. While
the properties along Auburn Way South are pri-
marily autocentric commercial uses, the corridor
is flanked by a number of residential communi-
ties located immediately behind the business-
es. During Imagine Auburn, residents expressed
concern over the high volume of traffic through
this corridor as visitors travel to the White River
Amphitheater just outside of the City. There were
additional concerns about traffic during commute
hours as people travel south toward Enumclaw.
Residents also expressed unease over the ap-
pearance of Auburn Way South.
Southeast auburn: Southeast Auburn is de-
fined on the north by the White River, to the east
and south by the City limits, and to the west by
Lakeland Hills. Most of Southeast Auburn is char-
acterized by low-density residential develop-
ment, surface mining activities, and open-space
lands with moderate-density residential develop-
ment to the west of Kersey Way SE.
Categories
residential: The Residential land use category
will include several residential zoning designa-
tions ranging from low-density areas with signif-
icant environmental constraints or lacking urban
infrastructure, to high-density multifamily desig-
nations where the goal is to intensify and densify
population. Residential land use designations will
comprise a diverse arrangement of multiple den-
sities where a pattern of mixed densities is pre-
ferred over a single density throughout the zone
or neighborhood. This will be accomplished by
allowing greater density in exchange for the in-
corporation of high-quality and innovative archi-
tectural designs, greater neighborhood connec-
tivity, compatibility with the natural environment,
installation of community amenities, crime pre-
vention through environmental design, and tech-
niques that ensure compatibility with other uses
and communities.
Commercial: The Commercial land use catego-
ry will include zoning designations that provide a
wide range of retail, entertainment, and service
uses and activities. Zoning designations within
this category will range from autocentric corri-
dors to pedestrian and transit-oriented mixed-
use districts. When defining zoning boundaries
and developing strategies, attention will be given
to the appropriateness of the types of uses and
activities, the bulk and scale of developments,
compatibility with surrounding activities and the
environment, accessibility and connectivity, and
consistency with the City’s economic develop-
ment objectives.
dIStr Ic S,
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PlannIng
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INDUSTRYDRSWRIVERWALK DR SETERRACEDRNWWMAIN ST
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WESTVALLEYHWYNSE 304TH ST
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15TH ST NE14TH ST NW
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LLSWAYSE132NDAVESE124THAVESER ST SEM ST SEO ST SWM ST NEC ST NW112THAVESEORAVETZRDSEDSTNW104THAVESEEDGEWOOD
FEDERAL WAY
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Printed Date: 3/16/2017
Map ID:/0 ¼½¾1
MiDistricts
(Map 1.2)
The information shown and/or distributed
is for general reference purposes only
and does not necessarily represent exact
geographic or cartographic data.
The City of Auburn makes warranties as to its accuracy.
Green River
Green River
W
hite River
White RiverLake Tapps
Special Planning Areas
LEA HILL
NORTH AUBURNWEST HILL
DOWNTOWN
SOUTH AUBURN
PLATEAU
SE AUBURN
LAKELAND
City Limits
City LimitsCity LimitsKENT
C4-5
PolIcy ElEmEntS
CORE PLANIndustrial: The Industrial land use category will
include zoning designations that provide an op-
portunity for warehousing, distribution, trans-
portation, light industrial, storage, and manufac-
turing uses. Despite the traditional perception of
how these types of uses look and function, zoning
designations and development standards will re-
inforce that it is equally important for these areas
to remain attractive in appearance and be con-
nected by adequate motorized, nonmotorized,
and multimodal transportation infrastructure.
Public/Institutional: The Public and Institutional
land use category will include zoning designa-
tions for open space, public space, and preserved
lands. Properties such as parks, environmentally
protected areas, significant utility properties and
corridors, and institutional uses will be located
within the zoning designations of this land use
category. Zoning designations will distinguish be-
tween active public parks where people are en-
couraged to congregate; passive areas intended
to be left undisturbed, and uses such as schools
and fire stations. Due to the nature of the uses
and activities allowed within this category, zoning
boundaries tend to be drawn around individual
properties or a small collection of properties.
Special Planning areas: Special Planning Areas
are districts within the City where a Plan has been
developed, adopted, and incorporated into the
Comprehensive Plan. A Special Planning Area
may function as an overlay that is supplemental
to the underlying zoning designation or as a re-
placement of the underlying land use category
and zoning designation. Special Planning Areas
serve the purpose of seeking to enhance eco-
nomic development opportunities, environmental
protection, or master-planned developments.
overlays: Overlays are supplemental to the un-
derlying land use category and zoning desig-
nation. Overlays provide supplemental poli-
cy language for urban separators, impression
corridors, gateways, and potential annexation
areas. Overlays are delineated and assigned in
extraordinary circumstances that warrant ad-
ditional and specialized planning emphasis in a
particular area of the City.
Policies
1.Require building design standards for
multifamily, mixed-use, and nonresidential
structures to ensure unique and high-
quality architectural forms, shapes, and
materials.
2.Require site design standards for
multifamily, mixed-use, commercial, and
residential development proposals that
provide connectivity between and through
sites, adequate public gathering spaces,
sustainable development practices, and
efficient provision of utilities and streets.
3.Engage in strategic planning of identified
corridors and gateways that includes an
emphasized level of planning, designing,
improving, regulating, and maintaining
those areas providing the most visible
impression of Auburn.
4.Delineate neighborhoods and districts,
and develop strategies for creating
greater neighborhood identity that
reinforces the concept of “One Auburn.”
5.Identify commercial, residential, and
recreational destinations that should be
joined by paths and trails, with the overall
goal of creating a citywide nonmotorized
transportation network that is fully
connected.
6.Develop downtown Auburn into a safe,
walkable community with attractive public
plazas and buildings and an engaging
streetscape through planning, regulation,
and capital improvements.
7.Support and promote efforts that create
or expand population and employment
opportunities within downtown Auburn.
8.Identify, protect, preserve, and restore
Auburn’s environment and natural
resources.
9.Implement measures to promote buildings
that conserve energy and water and
reduce greenhouse gas emissions.
C4-6
City of Auburn Comprehensive plAn
CORE PLAN10.Develop vehicular gateways that provide
access to Auburn into well-signed,
attractive, and prominent entry points.
11.Establish sign controls that reduce sign
clutter, and strive for a long-term outcome
where attractive buildings, thoughtful
sign design, and vegetation dominate the
landscape rather than poorly placed and
designed signs.
12.Establish parking standards that limit the
overall number of spaces, allowing for
landscaping and site layout to soften the
visual impact of large parking lots.
13.Create incentives for good community
design by allowing increased height,
density, intensity, and other standards.
14.Ensure harmonious transition between
land uses and zoning designations through
the use of setbacks, vegetation, building
orientation, and architectural design.
15.Employ “crime prevention through
environmental design” when designing
communities and development proposals.
16.Support efforts and programs such as
neighborhood watch, national night out,
and other activities that bring residents
together.
land Use action Plan lead Partners
Short Term (2016–2018)
Update city zoning and development regulations to
be consistent with the Core Plan and Land Use Policy
Element.
CDPW - Community Development
City Council, Planning
Commission, Mayor’s Office,
City Attorney
Update the city zoning and development regulations
to be consistent with National Pollution Discharge
Elimination System requirements.
CDPW - Community Development
CDPW - Public Works
City Council, Planning
Commission, Mayor’s Office,
City Attorney
Implement the recommendations for the Main Street
Urban Design Plan.
CDPW - Community Development
Mayor's Office, CDPW -
Public Works, Downtown
Association, Chamber of
Commerce, Business and
Property Owners
Prepare and Auburn Way South Corridor
Improvement Plan.
CDPW - Community Development
CDPW - Public Works
Mayor's Office,
State Department of
Transportation, Business,
MIT, and Property Owners
Identify specific population and employment targets
for downtown Auburn and its designation as a
Regional Growth Center in VISION 2040.
CDPW - Community Development
City Council, Planning
Commission, Mayor’s Office,
CDPW - Public Works, City
Attorney
Develop a connectivity strategy that lays the
foundation for joining commercial, residential and
recreational areas.
CDPW - Community Development
CDPW - Public Works
Mayor's Office, Parks, Utility
Providers
Update the City's Greenhouse Gas Inventory and
Climate Action Plan
CDPW - Environmental Services All City Departments
Develop a Sustainability Element of the
Comprehensive Plan
CDPW - Environmental Services All City Departments
Continue ongoing support to the City's Neighborhoods
program and utilize the program to strengthen
relationships between neighborhoods and the City.
Mayor’s Office All City Departments
Moderate Term (2019–2025)
C4-7
PolIcy ElEmEntS
CORE PLANIdentify neighborhoods and develop strategies for
promoting awareness.
CDPW - Community Development Mayor's Office
Develop and implement a citywide greenhouse gas
reduction plan
CDPW - Environmental Services All City Departments
In 2021, update Land Use Policy Element. CDPW - Community Development
City Council, Planning Commission, Mayor's Office, City Attorney
In 2022, update city zoning regulations to be consistent with
update to Land Use Policy Element
CDPW - Community Development
City Council, Planning Commission, Mayor's Office, City Attorney
long Term (2026–2035)
In 2028, update Land Use Policy Element. CDPW - Community Development
City Council, Planing Commission, Mayor's Office, City Attorney
In 2029, update cit zoning regulations to be consistent with
update to Land Use Policy Element
CDPW - Community Development
City Council, Planning Commission, Mayor's Office, City Attorney
houSIng
Goals
Character : Trails, public spaces, and outdoor
amenities are available that promote social inter-
action, safety, and healthy lifestyles.
Wellness: Buildings and properties are managed
to provide a healthy environment, and the sur-
rounding landscape is maintained and feels safe.
Service: Social and human services that aid in the
provision of housing for those in need are sup-
ported by the community and the City.
Economy : Residential communities are well de-
signed and connected to nonmotorized paths and
transit service so that residents can afford to shop
and work close to home.
Celebration: Residents feel a sense of pride and
neighborhood identity while promoting the idea
of “One Auburn.”
Environment: Housing is integrated into the natu-
ral environment and built to conserve energy and
water.
Sustainability: Adequate and dispersed hous-
ing is provided to seniors, veterans, the disabled,
those with low incomes, and all other individuals
and families.
Description
A sustainable community offers a range of hous-
ing types by providing opportunities for people
to choose and afford to live near jobs, shopping,
and services. This type of outcome enables short-
er trips, the use of alternative transportation, re-
duced traffic congestion, improved quality of life,
and the economic benefit of residents choosing
to spend their income in Auburn. Because we be-
lieve there is strength in diversity, it is a priority
to support and enable a robust mix of housing
types. Dispersed and extensive housing options
enable all segments of society to make choices
about where they want to live in Auburn rather
than feeling forced to reside in other communities.
Creating the opportunity to establish or retain
housing stock for seniors and populations who
have social, health, and human service needs
is particularly important. Housing data demon-
strate that Auburn already has a wide range of
housing types and housing costs. But as a signif-
icant portion of the population ages, there will
C4-8
City of Auburn Comprehensive plAn
CORE PLANbe increased demand for senior housing. While
Auburn already has a wide range of this hous-
ing type, it is not dispersed throughout the City.
Specifically, very few senior, affordable, or low-
er-income housing options exist in Lakeland Hills
and West Hill, and very few senior options are
available on Lea Hill, while senior and low-in-
come options are concentrated in the Valley.
The preservation and renewal of older
neighborhoods is an important consideration for
retaining a mix of housing types, as is communi-
ty character and history. Auburn’s housing stock
is older, and much of the rental housing stock
is in fair to poor condition. While Auburn is not
proactively seeking to eliminate affordable hous-
ing, some of this housing stock is realistically at or
near the end of its life. There must be a conscious
effort to understand and identify which proper-
ties are at the end of their useful life and which
have renovation potential. Perhaps most impor-
tantly, the City must ensure that redevelopment
and renovation does not result in the wholesale
loss of affordable housing stock.
Auburn’s average and median household sizes
suggest the need to provide housing for both small
and large households. Auburn’s average house-
hold size is 2.67, compared with 2.40 and 2.59 in
King and Pierce Counties, respectively, while our
average family size is 3.22, compared with 3.05
and 3.09 in King and Pierce Counties. At the same
time that these average figures are higher than
for our neighbors, we also have a higher percent-
age of single parents with children. These data
strengthen the conclusion that less-traditional
housing is needed, including accessory dwelling
units, cottage housing, townhouses, apartments,
and condominiums. Housing data, national trends,
and City experience also lead us to conclude that
we will likely see increasing demand for larger
houses that can accommodate multigenerational
families living together.
Policies
1. Design and maintain residential
neighborhoods and buildings that support
safe and active living that is connected to
multimodal transportation options.
2. Support efforts to retain and create more
types of housing, with a broader mix of
affordability, in all of Auburn’s residential
and mixed-use neighborhoods.
3. Promote and provide incentives for mixed-
income residential communities.
4. Implement and promote measures
that enhance public safety such as
neighborhood watch, crime prevention
through environmental design, and
expanded access to law enforcement
resources.
5. Organize actions that influence and
create incentives for the retention and
maintenance of the existing housing stock
and their surrounding environs.
6. Implement strategies that lead to
the adequate provision of dispersed
affordable housing for moderate-, low-
, and very-low-income households and
residents in need.
7. Support efforts that are intended to
connect human, health, and social services
to residents in need.
8. Develop and support programs that
help to inform residents of their options,
available services, and their right to
healthy and affordable housing.
9. Strengthen our partnerships with other
agencies and communities to help bolster
and steady the supply of housing options
and supportive services so that greater
equity is achieved in the region.
10. Monitor spatial and quantitative trends
in housing supply, affordability, and
diversity for Auburn and other King and
Pierce County municipalities, and make
appropriate policy, regulatory, and
programmatic adjustments in response to
data findings.
11. Participate in and support efforts to
provide solutions for persons experiencing
homelessness.
C4-9
PolIcy ElEmEntS
CORE PLANHousing action Plan lead Partners
Short Term (2016–2018)
Develop a monitoring program that defines the tools and metrics
that describe housing condition, supply, availability, location, crime
rates, and housing type.
CDPW*Police, King County,
Pierce County
Evaluate city zoning regulations to ensure that accessory dwelling
units, clustered housing, cottage housing, townhouses, etc. are
allowed within appropriate residential and mixed-use zones.
CDPW
City Council, Planning
Commission, Mayor’s
Office, City Attorney
Utilize the existing city rental housing business license program and
requirements to educate multifamily property owners about Auburn’s
goals, policies, and standards, and hold property owners and tenants
accountable for adherence to its objectives.
CDPW
CDPW – Business
and Budget, Police,
Multifamily Property
Owners
Continue the City’s housing home repair program, and seek ways to
expand its use.
Administration Neighborhood Services CDPW
Moderate Term (2019–2025)
By neighborhood, inventory housing opportunities for seniors, moderate-
income, low-income, very-low-income, and persons with disabilities. Develop
conclusions that can be used to identify areas in need of specific housing types.
CDPW King County, Pierce
County
Work with transit agencies to determine the multimodal transportation needs,
routes, funding, and capital improvements necessary to serve priority areas.
CDPW – Public
Works
Sound Transit, MIT**, Metro, Pierce Transit
Develop a joint Muckleshoot/Auburn housing inventory and needs
assessment that is used to establish goals and strategies that combine
our resources for mutual benefit.
CDPW, MIT City Council, Tribal Council, King County, Pierce County
In 2021, update Housing Element based upon findings and data
collected in the monitoring program.CDPW City Council, Planning Commission, Mayor’s Office, City Attorney
In 2022, update city zoning regulations to be consistent with update
to Housing Element CDPW City Council, Planning Commission, Mayor’s Office, City Attorney
long Term (2026–2035)
In 2028, update Housing Element based upon findings and data
collected in the monitoring program.CDPW
City Council, Planning
Commission, Mayor’s
Office, City Attorney
In 2029, update city zoning regulations to be consistent with update
to Housing Element CDPW
City Council, Planning
Commission, Mayor’s
Office, City Attorney
* CDPW = Community Development and Public Works.** MIT = Muckleshoot Indian Tribe.
C4-10
City of Auburn Comprehensive plAn
CORE PLANcaPItal FacIlItIES
Goals
Character : Our capital investments have been
strategically deployed and have resulted in a tar-
geted mix of streets, parks, amenities, and trails
that serve the majority of communities.
Wellness: Capital facility planning, budgeting,
design, and construction incorporate principles
and concepts that promote a healthy lifestyle.
Service: Revenue sources and budget allocations
have been identified that support the construc-
tion, provision, and ongoing high-quality mainte-
nance of capital facilities and public services.
Economy : Our capital facilities are a marketing
asset that causes businesses and residents to
seek opportunities to locate here.
Celebration: We design, construct, and utilize
our parks and streets so that we can gather on
holidays, listen to music, attend parades, watch
movies, view art, observe nature, and enjoy other
community events.
Environment: Capital improvements are de-
signed and constructed in a manner that employs
a higher standard than the minimum required
under the law.
Sustainability : We have fully implemented a cap-
ital investment philosophy that values the long-
term outcome over the short-term expense.
Description
Capital facilities are those facilities owned and op-
erated by the City. The Capital Facilities Element
is made up of a collection of documents that in-
clude the City’s 6-Year Capital Facilities Plan, the
Comprehensive Water Plan, the Comprehensive
Sewer Plan, the Comprehensive Stormwater
Drainage Plan, and the Capital Facilities Plans
for each school district and the Valley Regional
Fire Authority. Additionally, although the Parks,
Recreation, and Open Space Element and the
Transportation Element are standalone docu-
ments, they too are a component of the Capital
Facilities Plan because they include both short-
and long-term investments in developing and
maintaining City-owned facilities.
The provision and sizing of facilities such as
utilities and streets can influence the rate, timing,
and ability for growth and development that
occurs within the City. Timed provision of facilities
also ensures that new development can be
assimilated into the existing community without
serious disruptions or adverse impacts. This plan
establishes policies to allow development only
when and where all public facilities are adequate
or can be made adequate, and only when and
where such development can be adequately
served by public facilities and services consistent
with adopted level-of-service standards.
Public facilities include public utilities, streets,
parks, municipal buildings, fire and police
services, technology and communication systems,
K–12 school systems, and waste and recycling
services.
Policies
1. Development will only be permitted where
it is determined that concurrency and
level-of-service standards have been
met. Levels of service shall be established
within, or by way of, each capital facilities
document and/or policy element.
2. Lands designated for urban growth shall
have urban levels of public facilities prior
to, or concurrent with, development. If
adequate public facilities do not exist and
public funds are not committed, proposed
development activities must provide such
facilities at their own expense.
3. New connections to the City’s sanitary
sewer, water, and/or storm drainage
systems, shall contribute their fair share
toward the construction and/or financing
of future or ongoing projects to increase
the capacity of those systems.
4. The City will coordinate with other utility
purveyors within the City of Auburn to
ensure that adequate facilities exist
or are planned in underserved areas.
Other utility comprehensive plans are not
incorporated into the Comprehensive Plan
unless a specific City Council action is
taken to accept and adopt.
5. The City will coordinate with solid waste
providers and King County to ensure the
provision of adequate and mandatory
waste and recycling service throughout
C4-11
PolIcy ElEmEntS
CORE PLANAuburn. The City will continue to create,
support, and implement efforts that
expand recycling and reuse.
6.The City will coordinate with each
school district and their capital facility
planning efforts. A school district capital
facility plan is not incorporated into the
Comprehensive Plan unless a specific City
Council action is taken to accept or adopt.
7.The City will coordinate with Valley
Regional Fire Authority and their capital
facility planning efforts. A fire capital
facility plan is not incorporated into the
Comprehensive Plan unless a specific City
Council action is taken to accept or adopt.
8.The City will implement the adopted
Auburn Airport Master Plan.
9.The City will seek opportunities to
incorporate trails and public spaces as
general funding for these allow in its
capital facility projects.
10.Sustainable development practices will be
incorporated into capital facility project
design and construction. The City will
support and implement efforts to promote
climate action objectives by using low-
impact development techniques, energy
and water conservation measures, and
reducing greenhouse gas emissions.
11.The siting, design, construction, and
improvement of all public facilities shall be
done in full compliance with the Americans
with Disabilities Act.
Capital Facilities action Plan lead Partners
Short Term (2016-2018)
Implement 6-year Capital Improvement
Plans for water, sewer, and storm drainage.
CDPW – Public
Works
City Council, Planning Commission,
Mayor’s Office, City Attorney, CDPW
Implement 6-year Capital Improvement
Plans for Transportation.
CDPW – Public
Works
City Council, Planning Commission,
Mayor’s Office, City Attorney, CDPW
Incorporate Low Impact Development (LID)
into City Codes and Standards by 1/1/17.
CDPW – Public
Works
City Council, Planning Commission,
Mayor’s Office, City Attorney, CDPW
Moderate Term (2019-2025)
Implement 7 to 10 year Capital Improvement
Plans for water, sewer, and storm drainage.
CDPW – Public
Works
City Council, Planning Commission,
Mayor’s Office, City Attorney, CDPW
Implement longer term Capital
Improvement Plans for Transportation.
CDPW – Public
Works
City Council, Planning Commission,
Mayor’s Office, City Attorney, CDPW
In 2021, update Capital Facilities Element.CDPW – Public
Works, Parks
City Council, Planning Commission,
Mayor’s Office, City Attorney, CDPW
In 2022, update city zoning regulations to be
consistent with update to Capital Facilities
Element
CDPW – Public
Works, Parks
City Council, Planning Commission,
Mayor’s Office, City Attorney, CDPW
long Term (2026–2035)
Implement 10- to 20-year Capital
Improvement Plans for water, sewer, and
storm drainage.
CDPW – Public
Works
City Council, Planning Commission,
Mayor’s Office, City Attorney, CDPW
In 2028, update Capital Facilities Element.CDPW – Public
Works, Parks
City Council, Planning Commission,
Mayor’s Office, City Attorney, CDPW
In 2029, update city zoning regulations to be
consistent with update to Capital Facilities
Element
CDPW – Public
Works, Parks
City Council, Planning Commission,
Mayor’s Office, City Attorney, CDPW
* CDPW = Community Development and Public Works.
C4-12
City of Auburn Comprehensive plAn
CORE PLANPrIvatE utIlItIES
Goals
Character : Utility corridors serve multipurpose
functions such as nonmotorized connectivity and
recreational amenities.
Wellness: The extension and provision of utility
service extends throughout the entire community
who has access to safe and reliable utility service.
Service: Residents and businesses have access to
all forms of reliable utility service including com-
munication, water, sewer, and storm systems.
Economy : Through planning, franchise agree-
ments and partnerships, capital improvements
are occurring in conjunction with development
and redevelopment.
Celebration: Technology and amenities are in
place that support community events and en-
hance awareness and accessibility that results in
broader participation.
Environment: Utility users are leaders in the re-
gion and have embraced and deployed alterna-
tive energy solutions and conservation measures.
Sustainability : New development fully pays for
utility extensions and upgrades that are of a
quality that is in the best long-term interest of the
City and avoid ratepayer subsidies.
Description
The primary responsibility of planning for private
utilities rests with the utility providers. Clearly, this
planning cannot take place without open lines of
communication between the City and the utility
providers.
Puget Sound Energy provides electrical and natu-
ral gas service to most of the City of Auburn. PSE is
an investor-owned private utility, which provides
service to approximately 1.2 million customers in
a service area that covers 6,000 square miles.
With respect to electrical service, PSE builds, op-
erates, and maintains an electrical system con-
sisting of generation, transmission, and distribu-
tion facilities.
The Northwest Pipeline Corporation and
Enumclaw Gas also have gas lines in the south-
eastern portion of the City. While the Northwest
Pipeline Corporation does not serve any cus-
tomers within the City, Enumclaw Gas has some
residential customers in the area of the Auburn
Adventist Academy.
Conventional local telephone service to the City is
provided by CenturyLink. CenturyLink offers ser-
vice to 25 million customers in 14 western states.
The facilities in which calls are switched are call
central offices. Typically, four main lines head out
from each central office – one in each direction.
Auburn’s central office is located in downtown
Auburn. Long-distance service is provided in the
area by several carriers. These providers have
underground fiber-optic cables passing through
the City of Auburn.
Cellular telecommunications provide mobile tele-
phone. Cellular communication companies offer
digital voice, messaging and high-speed wire-
less data services to customers. Several cellular
service providers have customers and facilities in
the City of Auburn. Regulation of cellular provid-
ers is provided by the Federal Communications
Commission.
Cable television service is provided by Comcast
through a combination of aerial and underground
cables. Several satellite dish companies also pro-
vide service within the City but facilities are lim-
ited to the satellite dishes affixed to homes. The
City is currently negotiating with CenturyLink on a
potential cable franchise.
Investor-owned utilities in the state of Washington
are regulated by the Washington Utilities and
Transportation Commission. State law regulates
charges, services, facilities, and practices of util-
ities. Any changes in policies regarding these as-
pects of utility provision require WUTC approval.
Private utilities include electricity, telecommuni-
cations, natural gas, and non-city-owned sewer,
and water.
C4-13
PolIcy ElEmEntS
CORE PLANPolicies
1.Private utility companies should strive to
provide utility services to all segments of
the Auburn population and areas of the
community.
2.All new utility and telecommunication
lines shall be located underground
within all new developments. The City
will also work with utility companies to
relocate existing distribution, service, and
telecommunication lines underground
as a part of system upgrades, urban
revitalization, and city capital projects
whenever it is economically and
technologically feasible.
3.The visual impact of private utilities shall
be mitigated through undergrounding,
colocation, screening, or other mitigation
techniques. Views from private property,
rights-of-way, and the surrounding
community shall be considered when
mitigating visual impact.
4.When granting franchise agreements,
right-of-way permits, and other city
approvals to utility providers, evidence
shall be provided that documents
Sustainability development practices that
will be incorporated into construction
activities.
Private Utilities action Plan lead Partners
Short Term (2016–2018)
Explore opportunities to enhance the use of franchise fees and taxes. CDPW* – Public Works, Finance Mayor’s Office, City Attorney, IT
Review and update the City’s Municipal Code for consistency with any regulatory changes as it relates to franchises.
CDPW – Public Works, City Attorney, Innovation and Technology
Mayor’s Office, City Council, CDPW
Moderate Term (2019–2025)
In 2021, update Private Utilities Element.City Council, Planning Commission, Mayor’s Office, City Attorney, CDPW
In 2022, update city zoning regulations to be consistent with update to Private Utilities Element
City Council, Planning Commission, Mayor’s Office, City Attorney, CDPW
long Term (2026–2035)
In 2028, update Private Utilities Element.City Council, Planning Commission, Mayor’s Office, City Attorney, CDPW
In 2029, update city zoning regulations to be consistent with update to Private Utilities Element
City Council, Planning Commission, Mayor’s Office, City Attorney, CDPW
* CDPW = Community Development and Public Works.
C4-14
City of Auburn Comprehensive plAn
CORE PLANtranSPortatIon
Goals
Character : Investments in developing and main-
taining our pedestrian, nonmotorized and street
infrastructure have resulted in the creation of a
community that is physically connected.
Wellness: Residents, visitors, and workers in-
crease utilization of nonmotorized forms of
transportation.
Service: Through partnership with other agen-
cies, public transportation is an available option
for navigating the City and connecting to other
forms of transportation.
Economy : Street surfaces are in a state of good
repair allowing people and goods to navigate
into, through, and out of Auburn.
Celebration: As a result of improvements to the
transportation infrastructure, combined with
modern design techniques, we experience a de-
creasing frequency and severity of collisions.
Environment: Development of additional
nonmotorized infrastructure will result in fewer
vehicular trips per capita.
Sustainability : Adequate sustained sources of fi-
nancing are available for long-term investment
in our streets, sidewalks, public landscaping, and
nonmotorized corridors.
Description
The transportation system is a vital component
of Auburn’s social, economic, and physical struc-
ture. The primary purpose of the transportation
system is to support the movement of people and
goods within the City and connect the City to the
broader region. Secondarily, it influences pat-
terns of growth, development, and economic ac-
tivity by providing access to adjacent land uses.
Planning for the development and maintenance
of the transportation system is a critical activity
promoting the efficient movement of people and
goods, ensuring emergency access, and optimiz-
ing the role transportation plays in attaining other
community objectives.
The Transportation Element, also known as the
Transportation Comprehensive Plan, provides
policy and technical direction for development
of the City’s transportation system through the
year 2035. It updates and expands the 2009
Comprehensive Transportation Plan by recogniz-
ing network changes since the last plan, evaluat-
ing current needs, and identifying standards for
future development and infrastructure improve-
ments. The Plan underwent a major update in
2005 and a midterm update in 2009 to incorpo-
rate the Lea Hill and West Hill annexation areas
into the Plan.
The Comprehensive Transportation Plan is the
framework for transportation planning in Auburn.
It functions as the overarching guide for chang-
es to the transportation system. The Plan evalu-
ates the existing system by identifying key assets
and improvement needs. These findings are then
incorporated into a needs assessment, which
guides the future of the transportation system.
This Plan is multimodal, addressing multiple
forms of transportation in Auburn including the
street network, nonmotorized travel, and transit.
Evaluating all modes enables the City to address
its future transportation needs in a comprehen-
sive and balanced manner.
Policies
1.Level-of-service and concurrency
standards will be adopted and utilized
when evaluating the transportation
impacts and mitigation measures
associated with development proposals.
New development will pay for all system
enhancements necessary to support the
development.
2.Engage in coordinated regional
transportation planning efforts with
King County, Pierce County, Washington
State Department of Transportation,
Muckleshoot Indian Tribe, Sound Transit,
and adjacent jurisdictions.
3.Pursue funding and actions that establish
public transportation options to all areas
of the City.
C4-15
PolIcy ElEmEntS
CORE PLAN4.Incorporate low-impact development
concepts and strategies into City-initiated
transportation projects and privately
initiated subdivision proposals.
5.Create a pedestrian and bicycle network
linking neighborhoods, activity centers,
and popular destinations, and promote
walkable, bikeable connections to transit
service.
6.Increase coordination and integration of
land-use and transportation planning to
reduce traffic congestion and emissions,
and protect the natural environment.
7.Provide transportation alternatives that
meet the needs of seniors, those who
are unable to drive, and others who are
transit-dependent by necessity or choice.
8.Inform the community of transportation
improvements, capital projects, traffic
disruptions, and alternative methods for
avoiding delays.
9.Develop information about alternate
modes of travel to encourage visitors and
residents to walk and bike.
Transportation action Plan lead Partners
Short Term (2016–2018)
Develop financial and capital programming standards that establish minimum budget targets for nonmotorized connection improvements.
CDPW* – Public Works CDPW, Finance, Mayors’ Office
Develop a Neighborhood Connectivity Element of the Comprehensive Plan.CDPW – Public Works CDPW
Develop a citywide wayfinding plan with strategies and actions directed at both nonmotorized and vehicle modes.CDPW CDPW – Public Works, CDPW – M&O
Implement the short-term actions outlined in the adopted Parking Management Plan CDPW
Identify and prioritize vehicular gateways into the City. Design and construct gateway entry points.CDPW
Moderate Term (2019–2025)
Implement the long-term actions outlined in the adopted Parking Management Plan.CDPW
In 2021, update the Transportation Element.CDPW – Public Works
City Council, Planning Commission, Mayor’s Office, City Attorney, CDPW
In 2022, update city zoning regulations to be consistent with update to Transportation Element CDPW – Public Works
City Council, Planning Commission, Mayor’s Office, City Attorney, CDPW
long Term (2026–2035)
In 2028, update Transportation Element.CDPW – Public Works
City Council, Planning Commission, Mayor’s Office, City Attorney, CDPW
In 2029, update city zoning regulations to be consistent with update to Transportation Element CDPW – Public Works
City Council, Planning Commission, Mayor’s Office, City Attorney, CDPW
* CDPW = Community Development and Public Works.
C4-16
City of Auburn Comprehensive plAn
CORE PLANEconomIc dEvEloPmEnt
Goals
Character : Our cultural diversity has been lever-
aged to bind our community, expand our market,
and celebrate cultural traditions.
Wellness: We are a safe community with walkable
commercial districts, where both the perception
and the reality are that crime activity is low and
public safety staffing meets or exceeds commu-
nity expectations.
Service: Our economic development strategies
focus on supporting the existing business commu-
nity; as a result, recruitment is minimal because
businesses desire to locate here.
Economy : We are able to measure and achieve
defined targets for manufacturing, service, and
retail jobs and revenues.
Celebration: We actively promote our local busi-
nesses and have been successful at making our
residents more aware of what is available locally
as well as attracting visitors from beyond our City.
Environment: Our economy is growing and diver-
sifying because of our efforts to protect our riv-
ers, streams, wetlands, and other environmental
resources.
Sustainability : Residents are staying in Auburn
to work and shop, and we are widely considered
to be a regional dining, shopping, and entertain-
ment destination.
Description
Auburn’s economic base drives and shapes the
community and region. Auburn’s residents and
the surrounding region benefit from the jobs and
services Auburn’s economic base offers. Through
the payment of sales, property, and other taxes,
the City of Auburn can fund and provide services
and public facilities that Auburn residents require.
It is in the City’s best interest to maintain and ex-
pand our economic base in unison with imple-
menting all of the goals of the Comprehensive
Plan. This section of the plan will help to define
the City’s goals and policies in this vital area.
Policies
1. Attract high-wage employment
opportunities and sales tax generating
businesses to diversify the City’s economic
base and generate positive secondary
benefits for the community.
2. Assist business organizations in developing
and implementing new or improved
product development opportunities to
increase sales tax revenue collections.
3. Dedicate resources to pursue an expanded
economic development program for the
City.
4. Develop a clear and elaborate City
branding strategy.
5. Create an economic development toolbox
comprising programs and incentives
to reduce financial, regulatory, and
operational constraints for existing or new
business growth and expansion.
6. Prioritize the installation of key
infrastructure at identified employment
areas to facilitate development of these
economic centers.
C4-17
PolIcy ElEmEntS
CORE PLANeconomic Development action Plan lead Partners
Short Term (2016–2018)
Adopt and implement a City 10-year Economic Development Strategic Plan Mayor’s Office City Council, CDPW*, Finance
Moderate Term (2019–2025)
In 2021, update Economic Development Policy Element.Mayor’s Office City Council, Planning Commission, City Attorney, CDPW
In 2022, update city zoning regulations to be consistent with update to Economic Development Element Mayor’s Office City Council, Planning Commission, City Attorney, CDPW
long Term (2026–2035)
In 2028, update Economic Development Element.Mayor’s Office City Council, Planning Commission, City Attorney, CDPW
In 2029, update city zoning regulations to be consistent with update to Economic Development Policy Element Mayor’s Office City Council, Planning Commission, City Attorney, CDPW
* CDPW = Community Development and Public Works.
ParkS, rEcrEatIon & oPEn SPacE
Goals
Character : A mix of small urban parks, natural
areas, sports complexes, and community build-
ings offers a full range of recreational services.
Wellness: Parks are well advertised, maintained,
and are safe locations during all hours.
Service: Parks and park programming are acces-sible to all segments of the population.
Economy : Our parks and natural spaces are a major reason cited by businesses and residents
for choosing to locate here and choosing to stay.
Celebration: A mix of large and small parks is
being used for local, neighborhood, citywide, and regional events.
Environment : Parks, open spaces, and natural
areas are designated, designed, and maintained
in a manner that respects the environment and
natural setting.
Sustainability: Park development and mainte-
nance has an identified long-term funding source
that ensures that the system grows and improves.
Description
Parks, arts, open space, and recreation facilities
are an essential amenity to maintain a high qual-
ity of life in the community. As the population of
Auburn grows, the demand for parks, recreation-
al programs, arts and culture, and open space
will continue to increase. To maintain Auburn’s
quality of life, the supply of parks and programs
must keep pace with the demand associated with
a growing population.
C4-18
City of Auburn Comprehensive plAn
CORE PLANPolicies
1.Provide and maintain a comprehensive
system of parks and recreation programs
that serves the needs and desires of the
City’s residents.
2.Protect and preserve open space
and natural areas that incorporate
appropriate opportunities for residents
and citizens to view and learn about
natural systems and habitats.
3.Provide activities and amenities that allow
for community interactions and encourage
active and healthy lifestyles.
4.Provide a broad variety of recreational
and cultural opportunities to all residents.
5.New development will contribute to the
development of new parks at a level
commensurate with their share of new
facility needs.
6.Provide and support community events,
festivals, and programs that offer a variety
of opportunities for social interaction and
contribute to a sense of community.
7.Diversify the funding sources that support
the City Parks, Arts and Recreation
Department to include public funding,
earned revenues, development impact
fees, and outside funding sources.
8.Establish regulations and incentives
to incorporate parks and trails into
subdivisions and other development
projects.
9.Identify and implement measures that
reduce emissions and conserve energy
and water at all park facilities.
10.Support collaboration between agencies,
organizations, and businesses on
trails marketing, management, and
maintenance in recognition of the value of
trails to the community and the economy.
.
Parks, recreation & open Space action Plan lead Partners
Short Term (2016–2018)
Establish Level-of-service standards for parks,
open space, arts, and service programs.Parks CDPW*
Establish a formal fee in lieu of program Parks CDPW, City Attorney,
Mayor’s Office
Acquire additional properties for inclusion in
the Auburn Environmental Park and develop a
comprehensive management plan.
CDPW –
Environmental
Services
Parks
Complete and activate the Auburn Youth and
Community Center
CDPW – Public
Works, Parks CDPW, Police
Complete the Les Gove Community Campus
Plan Parks City Council, Mayor’s
Office, Police, CDPW
C4-19
PolIcy ElEmEntS
CORE PLANParks, recreation & open Space action Plan
(cont.)lead Partners
Moderate Term (2019–2025)
Begin identification of acquisition needs based
on level of service.Parks
Develop criteria and strategies for identifying
land that should be preserved as open space
and funding mechanisms for acquiring priority
lands.
Parks, CDPW –
Environmental
Services
CDPW
In 2021, update Parks, Recreation, and Open
Space Element.Parks
City Council, Planning
Commission, Mayor’s
Office, City Attorney,
CDPW
In 2022, update city zoning regulations to be
consistent with update to Parks, Recreation, and
Open Space Element
Parks
City Council, Planning
Commission, Mayor’s
Office, City Attorney,
CDPW
long Term (2026–2035)
In 2028, update Parks, Recreation, and Open Space Element.Parks
City Council, Planning Commission, Mayor’s Office, City Attorney, CDPW
In 2029, update city zoning regulations to be consistent with update to Parks, Recreation, and Open Space Element Parks
City Council, Planning Commission, Mayor’s Office, City Attorney, CDPW
* CDPW = Community Development and Public Works.
IMAGINE AUBURN
CITY OF AUBURNCOMPREHENSIVE PLAN
ADOPTED DECEMBER 2015
Contents
PoliCy elements
Volume 1 – Land Use Element � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � �LU-1
Map 1.1 - Comprehensive Land Use Map .....................LU-25
Map 1.2 - Districts Map .....................................LU-26
Map 1.3 - Designated Areas .................................LU-27
Map 1.4 - Adopted Areas ...................................LU-28
Map 1.5 - Impression Corridors ..............................LU-29
Map 1.6 - Gateways Map ...................................LU-30
Volume 2 – Housing Element� � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � H-1
Volume 3 – Capital Facilities Element� � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � �CF-1
Volume 4 – Private Utilities Element � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � �PU-1
Volume 5 – Transportation Element � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � T-1
Volume 6 – Economic Development Element � � � � � � � � � � � � � � � � � � � � � � � � � �ED-1
Volume 7 – Parks, Recreation & Open Space Element � � � � � � � � � � � � � � � � �PR-1
aPPendiCes
Maps � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � A-1
Supplementary Reports � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � A-2
exhibits
Exhibit 1 – Languages Spoken at Home in Auburn, 2008–2012
Five-Year Average . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . h-1
Exhibit 2—Household Composition and Average Household
Size – City of Auburn, King County, and Pierce County . . . . . . . . . . . . . . . . h-2
Exhibit 3 – Auburn Housing Stock – Year Built . . . . . . . . . . . . . . . . . . . . . . . . h-3
Exhibit 4—Assessed Improvement Value per Square Foot . . . . . . . . . . . . . . h-4
Exhibit 5 – Housing Objectives and Tools . . . . . . . . . . . . . . . . . . . . . . . . . . . h-10
LAND USE ELEMENT
TABLE OF CONTENTS
Vision .................................................................LU-1
Conditions and Trends ....................................LU-1
Introduction ......................................................LU-1
Residential Land Use Designations ................LU-2
Commercial Land Use Designations ............LU-7
Industrial Land Use Designations ................LU-10
Public and Institutional Land Use Designations ...........................................LU-13
Overlays, Urban Growth Area, and Special Planning Land Use Designations ....LU-15
MaPS
Map 1.1 – Comprehensive Plan Land Use Map ............LU-25
Map 1.2 – Districts Map ..................................................LU-28
Map 1.3 – Designated Areas ..........................................LU-29
Map 1.4 – Adopted Areas ...............................................LU-30
Map 1.5 – Impression Corridors .....................................LU-31
Map 1.6 – Gateways Map ..............................................LU-32
LAND USE ELEMENT
Vol. 1Volume 1
LU-1
l and use element
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 riv-
erine 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, and are engaged and involved in the
decisions that steer Auburn into the future.
condItIonS and trEndS
dispersed land use Pattern
For the first 100 years of Auburn’s existence, the
land use pattern developed in a relatively logical
manner. Auburn was fully contained to the valley
floor with a traditional downtown urban center,
several north/south heavy commercial and in-
dustrial corridors paralleling Highway 167, and a
surrounding housing stock that was built primari-
ly between 1910 and 1960. In the last 30 years, the
land use pattern of Auburn has changed, primar-
ily from incorporation of areas to the south, east,
and west. Each newly incorporated area has its
own identity and land use pattern.
disconnected Communities
Because a significant portion of today’s Auburn
was settled prior to incorporation, the basic land
use patterns and infrastructure have already
been established. Furthermore, much of today’s
Auburn land use pattern was established in either
Auburn, the Muckleshoot Reservation, or prior to
incorporation in King County or Pierce County.
Given the mix of jurisdictional oversight, myri-
ad land use policies, regulations, infrastructure
standards, and investments have been applied
in these areas. This has resulted in a relative-
ly uncoordinated and random land use pattern.
It also means that the various communities lack
connectivity to each other, have a mix of identi-
ties, and are experiencing a change in their char-
acter from rural to more urban.
Robust diversity of land use
Auburn has a strong mix of housing and indus-
try. 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 dis-
tribution centers. This mix of land use is a strength
because it exemplifies social, economic, and cul-
tural diversity.
diversity in natural Resources
Auburn’s natural resources include the Green
River and its tributaries, the White River and its
tributaries, a robust inventory of wetlands, flood-
plains, steep slopes, and mature open spaces.
With a strong base to work from, the City and its
partners can be strategic about how to better
connect and preserve natural areas so that the
overall system is enhanced for future generations
to enjoy.
IntroductIon
All land within the City of Auburn is assigned a
land use designation, which builds off the past
Comprehensive Plan Map, the existing land use
City of Auburn Comprehensive plAn
LU-2Vol. 1pattern, previously approved subarea plans, to-
pography, natural features, and targeted goals
for shifting the character of specified areas.
This chapter provides a description for each
designation, general criteria for how to assign
the designation, and a series of policies that
govern land use within each designation. The
Comprehensive Plan Land Use Map contained in
the Core Comprehensive Plan shows the location
and boundaries for each designation. This map
should be consulted together with the written
policies of this Plan when decisions about zoning
designations, land use activities, and develop-
ment of public infrastructure are considered.
This Section of the document also explains the
reasoning and intention behind the Plan Map’s
land use designations. This should be useful in:
•developing and implementing tools (such as
zoning provisions)
•interpreting the Plan Map as it applies to spe-
cific regulatory decisions or development
proposals
•adjusting or amending the Plan Map when
changing conditions or land use markets
warrant
•planning for public services and infrastructure
Finally, this chapter sets forth special policies in-
tended to address the unique challenges and
opportunities of specific locations within Auburn.
These specific policies supplement the general
goals, objectives and policies found elsewhere in
this plan.
r ESIdEntIal l and uSE dESIgnatIonS
Character s ketch
Residential uses will comprise a diverse arrange-
ment of multiple densities. The pattern of one sin-
gle 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 ameni-
ties will help create localized identity while also
linking one area to another. The design and build
quality of new construction and infill will be held
to a high standard. The City will encourage proj-
ects to be unique, innovative, and provide the res-
idents of Auburn true choice.
Values
Character: Residential neighborhoods will in-
clude amenities, features, and layouts that pro-
mote interaction amongst residents.
Wellness: The design of residential neighborhoods
will emphasize safety and nonmotorized
connectivity.
Service: Through outreach and engagement, in-
dividual residents and homeowners’ associations
are connected to and aware of municipal servic-
es, 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 recrea-
tional 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.
General Policies
LU-1 Regulations for new developments and in-
fill should address the following elements:
a.Connectivity by multiple means to ad-
jacent 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 preserva-
tion of natural features.
e.Preservation of areas that can support
low-impact development techniques.
land uSE ElEmEnt
LU-3 Vol. 1f. Promote the use of energy and water
conservation measures
g. Efficient and effective delivery of utility
service.
h. Innovative design.
i. Crime prevention through environmen-
tal design.
j. Long-term maintenance considerations.
LU-2 As the market and availability of util-
ities enable denser development to
occur, standards should be developed
to maximize density while preserving
open space and critical areas.
LU-3 Programs should be implemented to
improve the quality of low-income
neighborhoods and encour age reha-
bilitation of deteriorating structures
and facilities.
LU-4 Public and institutional 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 ensur-
ing adequate parking, landscaping,
and traffic circulation to avoid con-
flict with residential uses.
LU-5 New residential development should
contribute to the creation, enhance-
ment, and improvement of the trans-
portation system, health and human
services, emergency services, school
system, and park system. This may
be accomplished through the devel-
opment of level-of-service standards,
mitigation fees, impact fees, or con-
struction 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 sup-
port low-impact development. Where
clustering accomplishes these objec-
tives, it should not come at the ex-
pense of lost development potential.
Variances to lot size, lot dimensions,
building height, and other bulk or di-
mensional standards should be uti-
lized in order to create incentives that
promote preservation.
Residential Conservancy designation
Description
This designation should consist primarily of
low-density residential uses (one dwelling unit
per four acres is allowed) and accessory agricul-
tural uses in areas featuring environmental con-
straints or requiring special protection such as the
Coal Creek Springs watershed area, low-lying
areas along the Green River, and areas that are
isolated from urban services. This designation will
serve to both protect environmental features and
hold areas for higher density development until
such time public facilities become available.
Designation Criteria
1. Areas with significant environmental con-
straints, intrinsic value, or that may pose en-
vironmental hazards if developed, such as
areas tributary to public water sources;
2. Affords greater protections to environmental
features than existing designation;
3. Level of service for property consistent with
adjacent residential conservancy properties;
or
4. Location, size of properties, and character
is consistent with a residential conservancy
use.
Implementing Zoning Designations
Residential Conservancy
Policies
LU-7 Densities and activities shall be of a very
low intensity and shall not compromise en-
vironmental and watershed resources.
LU-8 In addition to single-family homes, these
larger properties can also be developed
with garages, accessory dwelling units,
barns, and other accessory outbuildings.
Home occupations, agricultural uses, and
City of Auburn Comprehensive plAn
LU-4Vol. 1other allowed nonresidential activities may
operate out of any type of permitted build-
ing, subject to intensity and use limitations.
LU-9 Until these areas are served by public util-
ities (water, sewer, storm services), exist-
ing and new development is not expected
to be served by public infrastructure, such
as urban streets, curbs, gutters, sidewalks,
street lighting, and landscaping.
LU-10 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-11 Small-scale agricultural uses are allowed
and encouraged. Commercial activities
that are directly related to and support
agricultural uses may also be allowed. The
procedural standards may vary depend-
ing upon the type and scale of agricultural
uses and supporting commercial activities.
Small-scale agricultural uses are allowed
and encouraged.
LU-12 Land use standards should adequately limit
and control excessive accumulation of de-
bris. Where a permitted activity does allow
outdoor storage, it should be adequate-
ly screened from adjacent properties and
roads, as well as ensuring adequate soil
and environmental protection.
LU-13 Public, institutional, and resource-ex-
tractive uses that are low-intensity and
preserve the environment may be consid-
ered conditional uses.
si ngle-Family Residential designation
Description
This designation is the predominant land use
category in the City. Maintaining and creating
a diverse arrangement of interconnected sub-
divisions, neighborhoods, and communities that
have a mix of densities and housing types; link-
ages with other residential areas and commercial
hubs through nonmotorized modes, such as pe-
destrian and bicycling, and vehicular modes will
be encouraged.
Designation Criteria
1.Previously developed single-family residen-
tial areas;
2.Undeveloped areas that do not meet the
designation criteria for other Residential,
Commercial, Industrial, or Public/Quasi-
Public designations; or
3.Residential Conservancy areas that contain
limited critical areas, are served by public
utilities (water, sewer, storm services), and
meet the development parameters of the
single-family designation.
Implementing Zoning Designations
Residential 1 (1 dwelling unit per acre): All proper-
ties located within the Urban Separator Overlay is
zoned R-1, as consistent with King County county-
wide planning policies.
Residential 7 (7 dwelling units per acre): All prop-
erties not located within the Urban Separator
Overlay is zoned R-7.
Policies
LU-14 Accessory dwelling units should play an
integral part of promoting infill develop-
ment and affordable housing, and are
therefore encouraged within this land use
category.
LU-15 Home occupations, bed-and-breakfasts,
day cares, and other appropriate uses
should be encouraged as viable accesso-
ry uses.
LU-16 Manufactured homes shall be permitted
on single-family lots provided they are
sited and constructed in a manner that
would blend with adjacent homes.
LU-17 Provide a variety of housing typolo-
gies to suit the needs of various potential
residents.
LU-18 Density bonuses outside of the Urban
Separator Overlay should be approved
based on innovations in transportation,
stormwater management, and pub-
lic amenities proposed for the develop-
ment or adjacent neighborhoods asso-
ciated with the request. The onus is on
land uSE ElEmEnt
LU-5 Vol. 1the developer to justify density above
baseline. Examples of amenities and con-
cepts 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 re-
quirements, incorporation of CPTED con-
cepts, and variation of architecture and
housing typology.
Residential transition designation
Description
Residential transition areas are planned to ac-
commodate moderate densities of varying resi-
dential dwelling types. Varying intensities with-
in a transition area may be permitted based on
adjacent density, intensity, and/or character.
Appropriate densities in these areas range from 7
to 20 dwelling units per acre. Dwelling types gen-
erally range from single-family dwelling to mul-
tiple-family dwellings, with larger structures al-
lowed (within the density range) where offsetting
community benefits can be identified.
Designation Criteria
1.Previously developed moderate-density res-
idential areas; or
2.Areas that provide a transition between
single-family and multifamily, single-fam-
ily and nonresidential, multifamily and
nonresidential zones or development are ad-
jacent and meet the development parame-
ters of the Residential Transition designation.
Implementing Zoning Designations
Residential Transition
Policies
LU-19 Density bonuses and flexible development
standards should be considered an incen-
tive for innovative neighborhood design.
LU-20 Carefully developed low-intensity of-
fice, or residentially related commercial
uses (such as day care centers) can be
compatible.
LU-21 Accessory dwelling units should play an
integral part of promoting infill devel-
opment and affordable housing and are
therefore encouraged within this land use
category.
m ultifamily designation
Description
This category shall be applied to those areas that
are either now developed or are reserved for
multiple family dwellings. Densities may range
from 20 to 24 units per acre. These communities
are served by transit, have nonmotorized con-
nections to surrounding amenities and services,
or have access to on-site amenities.
Designation Criteria
1.Previously developed high-density residen-
tial or manufactured/mobile home parks; or
2.Properties that are connected to single-fam-
ily and nonresidential designations by the
Residential Transition designation and
meet the development parameters of the
Multifamily designation.
Implementing Zoning Designations
Residential 20 (20 dwelling units per acre): All
Multifamily designated land not previously devel-
oped as manufactured/mobile home parks are
zoned R-20.
Manufactured/Mobile Home Park: All previously
developed manufactured/mobile home parks are
zoned R-RH.
Policies
LU-22 Development regulations should include
density bonuses and flexible development
standards that create incentives for in-
novative site and building design, incor-
poration of open space and public art,
nonmotorized connectivity to parks and
commercial areas, proximity to transit
services, supplemental natural resource
protection, supplemental use of CPTED,
and supplemental use of low-impact de-
velopment techniques.
City of Auburn Comprehensive plAn
LU-6Vol. 1LU-23 Home occupations and shared housing
should be allowed in this designation; how-
ever, given their high densities, it is appro-
priate 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-24 Live–work units are encouraged.
LU-25 Improve the quality of low-income neigh-
borhoods and implement programs that
encour age rehabilitation of deteriorat-
ing structures and facilities the downtown
area, areas between lower-density resi-
dential uses and more intense nonresiden-
tial activities, and areas with high levels of
transit service and available high-quality
services.
LU-26 Multifamily development should be sub-
ject to building and site design standards.
These standards should address the ap-
pearance of buildings, compatibility with
nearby uses, exterior lighting, connectiv-
ity 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).
LU-27 Provide a variety of housing typolo-
gies to suit the needs of various potential
residents.
LU-28 Establish intensity limitations such as floor
area ratios, density, building height, cover-
age ratios, setbacks, and other standards.
LU-29 Access to nearby amenities and health
and human services should be consid-
ered when reviewing senior housing
developments.
LU-30 Encourage development of permanent
supportive housing to address the home-
less population and those with special
needs.
LU-31 Encourage adaptive reuse, particularly of
historic properties.
mixed-use designation
Description
This category shall be applied to those areas that
are either now developed or are reserved for
multiple family dwellings. Densities may range
from 20 to 24 units per acre. These communities
are served by transit, have nonmotorized con-
nections to surrounding amenities and services,
or have access to on-site nonresidential ameni-
ties and services.
Designation Criteria
1.Previously developed high-density residen-
tial; or
2.Properties that are connected to single-fam-
ily and nonresidential designations by the
Residential Transition designation or are ad-
jacent to the Multifamily designation, and
meet the development parameters of the
mixed-use designation.
Implementing Zoning Designations
Mixed-Use Residential
Policies
LU-32 Development regulations should include
density bonuses and flexible development
standards that create incentives for in-
novative site and building design, incor-
poration of open space and public art,
nonmotorized connectivity to parks and
commercial areas, proximity to transit
services, supplemental natural resource
protection, supplemental use of CPTED,
and supplemental use of low-impact de-
velopment techniques.
LU-33 Live–work units are encouraged.
LU-34 Encourage adaptive reuse, particularly of
historic properties.
LU-35 Consider multiple methods for determin-
ing how the mixed-use objectives are
achieved. For example, in some areas of
the City it is acceptable to have a horizon-
tal mixed-use design, while in other areas
vertical mixed-use is appropriate.
land uSE ElEmEnt
LU-7 Vol. 1LU-36 Establish intensity limitations such as floor
area ratios, density, building height, cover-
age ratios, setbacks, and other standards.
commErcIal l and uSE dESIgnatIonS
Character s ketch
Commercial uses will be wide ranging in terms of
scale and type. A mix of businesses – local, re-
gional, and national – will be among the busi-
nesses 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 approach-
able, 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, at-
tract visitors, and encourage consistent patron-
age of local businesses.
Celebration: Auburn will have a thriving and ex-
panding 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, main-
tains opportunity for growth, and has a business
friendly economic climate.
General Policies
LU-37 The commercial uses permitted must be
carefully regulated in regards to perfor-
mance criteria and design.
LU-38 Permitted uses would consist of lo-
cal-serving and community-serving retail
trade, offices, personal services, and eat-
ing establishments.
LU-39 Encourage uses that provide health and
human services to the adjacent community.
LU-40 Encourage adaptive reuse, particularly of
historic properties.
LU-41 Promote the use of energy and water con-
servation measures (PSRC 11/12/15)
LU-42 Ensure that legally established existing
uses that may not conform with the under-
lying zone, but that are compatible with
their surrounding uses, and are allowed
to continue to evolve and operate without
being classified as “nonconforming” uses.
downtown urban Center designation
Description
This category should be applied exclusively in
downtown Auburn. The area should be devel-
oped in a manner consistent with and conducive
to pedestrian-oriented activities. The ambiance
of the downtown should encourage leisure shop-
ping, provide services to local residents and area
employees, and provide amenities that attract
regional visitors and shoppers.
Designation Criteria
1.Located within the Urban Center boundaries
established by the King County Countywide
planning policies or within Business
Improvement Area boundaries.
Implementing Zoning Designations
Downtown Urban Center
City of Auburn Comprehensive plAn
LU-8Vol. 1Policies
LU-43 Vertical mixed-use should be encouraged;
the location of retail sales and services
should predominately be on the ground
floor with residential or more retail or ser-
vices above. However, small freestanding
commercial spaces may be established
as an accessory use to a larger vertical
mixed-use development.
LU-44 Deviations of height, density or intensity
limitations should be allowed when sup-
plemental 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, landscap-
ing and lighting, and bike shelters.
LU-45 Encourage a broad mix of uses within the
downtown area. A wide range of con-
sumer-oriented goods and services are
compatible within this designation since
creating an attractive shopping environ-
ment is a primary emphasis. Permitted
uses include retail trade, offices, personal
services, eating and drinking establish-
ments, financial institutions, governmental
offices, and similar uses. Legally estab-
lished existing uses that do not fit within
the range of desired new uses continue to
be a valuable part of the downtown econ-
omy and character and should be allowed
to evolve and operate in a manner that re-
sembles listed permitted uses.
LU-46 Encourage multiple family dwellings,
particularly within the upper stories of
buildings.
LU-47 Drive-in windows should not be permit-
ted to maintain the area’s pedestrian
environment.
LU-48 Parking standards within the downtown
should reflect the pedestrian orientation
of the area, but also consider parking’s
impact for economic development.
LU-49 Discourage uses that rely on direct access
by vehicles or involve heavy truck traffic
(other than for merchandise delivery).
LU-50 Unsightly outdoor storage and similar ac-
tivities should be prohibited.
LU-51 The downtown should capitalize on op-
portunities for multimodal transportation.
LU-52 Encourage adaptive reuse, particularly of
historic properties.
LU-53 As a designated VISION 2040 Regional
Growth Center that contains a transit
station, land use policies and regulations
should encourage population and em-
ployment growth.
neighborhood Commercial designation
Description
Low-intensity, small-scale commercial services
that meet the daily needs of and complement
the quality of the residential neighborhoods they
serve. Commercial uses need to be carefully lo-
cated (if located within single-family residen-
tial neighborhoods) or should be buffered from
single-family residential areas. These areas are
characterized by lower traffic generation, fewer
operating hours, smaller-scale buildings, and less
signage than light commercial areas.
Designation Criteria
1.Located along arterial or collector streets;
2.Properties that are buffered from the sin-
gle-family designation by landscaping, en-
vironmental features, or the Residential
Transition designation; and
3.Meets the development parameters of the
Neighborhood Commercial designation.
Implementing Zoning Designations
Neighborhood Commercial
Policies
LU-54 The commercial uses permitted must be
carefully regulated in regards to perfor-
mance criteria and design. Architectural
style, building height and size, lighting,
land uSE ElEmEnt
LU-9 Vol. 1and signage should be consistent with the
surrounding residential properties.
LU-55 Permitted uses would consist of small-scale
local-serving and community-serving re-
tail trade, offices, personal services, and
non-drive-through eating establishments.
LU-56 Special emphasis will be directed at
those accessory activities that can alter
the character of these areas into heavier
commercial areas. Examples include out-
door 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 as-
sociated with surrounding residential
properties.
LU-57 Encourage adaptive reuse of existing res-
idential buildings and historic properties.
LU-58 Commercial uses will have an orientation
that is directed toward adjacent public
streets while also providing pedestrian
and bike-oriented access.
LU-59 Upzone requests to the next zone should
be approved based on the innovations
in transportation and stormwater man-
agement and public amenities proposed
for the development associated with the
request.
light Commercial designation
Description
This category represents the prime commercial
designation for small-to moderate-scale com-
mercial activities. These commercial areas should
be developed in a manner consistent with and at-
tracts pedestrian-oriented activities. Such areas
should encourage walkability, leisure shopping,
engaging public space, and should provide other
amenities conducive to attracting shoppers.
Designation Criteria
1.Previously developed light commercial areas
buffered from more intense commercial or
industrial designations by landscaping or en-
vironmental features; or
2.Located along arterial or collector streets;
3.Properties that are buffered from the sin-
gle-family designation by landscaping, en-
vironmental features, or the Residential
Transition designation; and
4.Meets the development parameters of the
Light Commercial designation.
Implementing Zoning Designations
Light Commercial
Policies
LU-60 A wide range of consumer-oriented goods
and services are compatible within this
designation since creating an attractive
shopping environment is a primary em-
phasis. Permitted uses would consist of lo-
cal-serving and community-serving retail
trade, offices, personal services, eating
establishments, financial institutions, gov-
ernmental offices, and similar uses.
LU-61 Parking lots must be located and designed
in a manner that softens their appear-
ance from adjacent public roads. This is
accomplished through landscaping, pe-
destrian spaces, and the location of build-
ings on the property. Where practicable,
low-impact development techniques and
landscaping should be used to promote
on site stormwater infiltration and shad-
ing of hard surfaces. Minimum and max-
imum parking ratios must be established
for each type of permitted use.
LU-62 Development incentives should be es-
tablished that encourage the creation
of electric car charging stations, use of
sustainable building and/or operational
practices, development of nonmotorized
infrastructure, and proximity and connec-
tion to public transit.
LU-63 Multiple family dwellings are only allowed
as part of mixed-use developments where
they do not interfere with the shopping
character of the area, such as within the
upper stories of buildings.
City of Auburn Comprehensive plAn
LU-10Vol. 1LU-64 Drive in windows should only be allowed
accessory to a permitted use, and only
when carefully sited under the adminis-
trative use process, in order to ensure that
an area’s pedestrian environment is not
compromised.
LU-65 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 appropri-
ate in this category.
LU-66 Unsightly outdoor storage and similar ac-
tivities should be prohibited.
LU-67 Encourage adaptive reuse, particularly of
historic properties.
LU-68 Upzone requests to the next zone should
be approved based on the innovations
in transportation and stormwater man-
agement and public amenities proposed
for the development associated with the
request.
Heavy Commercial designation
Description
This category is intended to accommodate uses
that would also accommodate a wide range of
heavier commercial uses involving extensive stor-
age or vehicular movement.
Designation Criteria
1.Previously developed heavy commercial
areas; or
2.Located along major arterial streets;
3.Properties that are buffered from the sin-
gle-family designation by landscaping, en-
vironmental features, or the Residential
Transition designation and buffered from all
other Residential designations; and
4.Meets the development parameters of the
Heavy Commercial designation.
Implementing Zoning Designations
Heavy Commercial: All Heavy Commercial des-
ignated land not located within the Northeast
Auburn Special Planning Area or located with-
in the Northeast Auburn Special Planning Area,
but incapable of meeting the C-MU zoning
requirements.
Policies
LU-69 A wide variety of commercial-oriented
services are appropriate within this cat-
egory. 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 commer-
cial services with outdoor storage as an
accessory use.
LU-70 Parking lots must be located and de-
signed in a manner that softens their
appearance from adjacent public roads.
This is accomplished through landscap-
ing, pedestrian spaces, and the loca-
tion of buildings on the property. Where
practicable, low-impact development
techniques and landscaping should be
used to promote on site stormwater in-
filtration 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 es-
tablished that encourage the creation
of electric car charging stations, use of
sustainable building and/or operational
practices, development of nonmotorized
infrastructure, and proximity and connec-
tion to public transit.
InduStrIal l and uSE dESIgnatIonS
Character s ketch
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 com-
panies 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
land uSE ElEmEnt
LU-11 Vol. 1of new and infill projects as the City looks to miti-
gate 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 manufactur-
ing, warehousing, and distribution.
Environment: The built environment will fit into the
natural landscape in a way that protects and re-
spects ecosystem function. Natural resource pro-
tection will be supported and celebrated by City
leadership and the community.
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.
General Policies
LU-72 A wide range of industrial uses may be per-
mitted, subject to performance standards.
LU-73 Outside storage shall be permitted sub-
ject to performance criteria addressing its
quantity and location.
LU-74 Development incentives should be es-
tablished that encourage the creation
of electric car charging stations, use of
sustainable building and/or operational
practices, development of nonmotorized
infrastructure, and proximity and connec-
tion to public transit.
LU-75 Promote the use of energy and water con-
servation measures
light Industrial designation
Description
This category is intended to accommodate a
wide range of industrial and commercial uses.
This designation is intended to provide an attrac-
tive location for manufacturing, processing and
assembling land use activities that contribute to
quality surroundings. A wide variety of appropri-
ate commercial uses in this designation benefit
from the location, access, physical configuration,
and building types of these properties. It is dis-
tinguished from heavier industrial uses by means
of performance criteria. All significant activities
shall take place inside buildings, and the process-
ing or storage of hazardous materials shall be
strictly controlled and permitted only as an inci-
dental part of another use.
Designation Criteria
1.Previously developed light industrial areas; or
2.Located along high-visibility corridors;
3.Provides buffering for heavy industrial areas
or is buffered from the single-family designa-
tion by landscaping, environmental features,
or the Residential Transition designation and
buffered from all other Residential designa-
tions; and
4.Meets the development parameters of the
Light Industrial designation.
Implementing Zoning Designations
Light Industrial
Policies
LU-76 A wide range of industrial uses may be
permitted, subject to performance stan-
dards. Heavy commercial uses that serve
the needs of workers in light industries are
also appropriate. These uses include indoor
manufacturing, processing, and assembling
of materials from previously prepared or
City of Auburn Comprehensive plAn
LU-12Vol. 1raw materials and ancillary and necessary
warehousing and distribution of finished
goods associated with manufacturing and
industrial uses.
LU-77 Parking lots must be located and designed
in a manner that softens their appearance
from adjacent public roads. This is accom-
plished through landscaping, pedestrian
spaces, and the location of buildings on
the property. Where practicable, low-im-
pact development techniques and land-
scaping 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-78 Landscaping, sidewalks, and bike paths will
be integral parts of site design if a develop-
ment is located on an impression corridor or
located within or adjacent to an identified
nonmotorized corridor.
LU-79 Outside storage shall be permitted sub-
ject to performance criteria addressing its
quantity and location. This is to ensure com-
patibility 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-80 Where a light industrial use is located adja-
cent 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-81 Uses involving substantial storage or pro-
cessing of hazardous materials, as well as
substantial emissions, should not be per-
mitted in these areas.
LU-82 A wide range of commercial activities may
be allowed to provide increased opportu-
nities for sales tax revenue.
LU-83 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 develop-
ment of this policy. Should BNSF decide to re-
activate 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-84 Upzone requests to the next zone should
be approved based on the innovations
in transportation and stormwater man-
agement and public amenities proposed
for the development associated with the
request.
Heavy Industrial designation
Description
This designation allows the full range of industrial
uses, as well as certain heavy commercial uses
that serve the needs of workers in light industries
are also appropriate.
Designation Criteria
1.Previously developed heavy industrial areas;
or
2.Not located along high-visibility corridors;
3.Buffered by the Light Industrial Designation or
otherwise buffered from all other compatible
designations; and
4.Meets the development parameters of the
Heavy Industrial designation.
Implementing Zoning Designations
Heavy Industrial
Policies
LU-85 While this zone should be reserved pri-
marily for the heavier forms of industrial
activities, a wide range of industrial ac-
tivities may be permitted. These heavier
forms of industrial activities may include
outdoor or semi-enclosed manufacturing,
processing, or assembling activities, signif-
icant outdoor storage, and uses involving
substantial storage or processing of haz-
ardous materials. Heavy commercial uses
that serve the needs of workers in heavy
industries are also appropriate.
land uSE ElEmEnt
LU-13 Vol. 1LU-86 Parking lots must be located and designed
in a manner that softens their appear-
ance from adjacent public roads. This is
accomplished through landscaping, pe-
destrian spaces, and the location of build-
ings on the property. Where practicable,
low-impact development techniques and
landscaping should be used to promote
on site stormwater infiltration and shad-
ing of hard surfaces. Minimum and max-
imum 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 Where a heavy industrial use is located
adjacent to a property with a less intense
zoning designation, the heavy industri-
al use bears the burden of incorporating
techniques that mitigate the visual, noise,
dust, and odor impacts.
PuBlIc and InStItutIonal l and uSE
dESIg natIonS
Character s ketch
Public and institutional uses will occur in both low-
and high-density environments. For passive uses,
land and views will be protected; limited access to
these areas will be typical. For more active uses,
usability and accessibility will be key features and
new development will be subject to standards re-
flecting programmed space and interconnectivi-
ty. These spaces will be varied in type, providing
service to areas large and small, urban and more
rural in character. Sustainable solutions and inno-
vations that are responsive to the native ecology
will be typical of public and institutional uses.
Values
Character: Community facilities and programs
bring people together and connect residents and
visitors to our natural resources.
Wellness: Multiple recreation options, and nearby
trails, parks, activities, and events will be readily
accessible to the entire community.
Service: Land use policy supports the provision
of community, health and human services to all
residents.
Economy: Residents and visitors seek Auburn as
a residence or destination because of its natu-
ral resources, community events, and community
pride.
Celebration: We utilize our open spaces and pub-
lic facilities to promote who we are, our diversity,
and our community pride.
Environment: Residents and visitors will enjoy
open spaces and environmentally sensitive areas,
while encouraging the appreciation of their im-
portance and beauty. Impacts of new develop-
ment on natural resources are considerate of
their sensitivity and importance.
Sustainability: Public and private funds are used
to make investments in land preservation, resto-
ration and protection. Public investments in land
and facilities are considered for their perpetual or
generational value versus short-term motivations.
General Policies
LU-89 The primary purpose of this designation is
to address public needs while taking ad-
vantage of synergies with the adjacent
areas where they are sited.
LU-90 Innovative strategies to integrate the
uses and sites into the areas where they
are sited is encouraged. These strategies
should maximize use of the site while min-
imizing fiscal impacts and impacts to ad-
jacent areas.
LU-91 Increase visibility of resources through
public information campaigns.
LU-92 Appropriate uses include low-intensi-
ty recreational uses, passive use open
areas, protected environmental habitat,
stormwater detention facilities, and simi-
lar low-intensity uses.
LU-93 Promote the use of energy and water con-
servation measures
City of Auburn Comprehensive plAn
LU-14Vol. 1open space designation
Description
This category shall be applied to areas that
are owned by a public entity and managed in a
largely undeveloped character. It includes parks,
watersheds, shoreline areas, significant wildlife
habitats, storm drainage ponds, utility corridors
with public access, and areas with significant de-
velopment restrictions.
Designation Criteria
1.Passive parks or undeveloped Parks
Department property;
2.Any site containing a significant develop-
mental hazard; or
3.Any site containing open space value suita-
ble for public protection without unduly en-
croaching on private property rights.
Implementing Zoning Designations
Open Space
Policies
LU-94 Active parks that provide sports field, ac-
tivity and community centers, cemetery’s,
and public buildings should not be desig-
nated as open space.
LU-95 Open space lands are primarily designat-
ed to provide wildlife and aquatic hab-
itat, flood detention, vegetation and soil
preservation, and view shed protection.
Land designated as open space may be
used for public access to trails, interpre-
tive centers, education opportunities, and
other uses and facilities that support the
purpose of their designation.
LU-96 Increase distribution of open space and
increase access to open space amenities
throughout Auburn.
LU-97 Enhance restoration, preservation and
protection of natural resources and crit-
ical areas.
LU-98 Seek out opportunities to develop rec-
reation and education opportunities on
public lands or through public–private
partnerships.
LU-99 Increase visibility of resources through
public information campaigns. Continue
to work with regional partners to devel-
op and maintain trail systems that con-
nect Auburn with regional destinations.
LU-100 Build on partnerships with school dis-
tricts to expand public use of school fa-
cilities for recreation and exercise, and
to improve public access to facilities for
this purpose, as appropriate.
Institutional designation
Description
This category includes those areas that are re-
served for public or institutional uses. These pub-
lic uses include public schools and institutional
uses such as large churches and schools. It is also
intended to include those of a significant im-
pact, and not those smaller public uses that are
con sistent with and may be included in another
designation. For example, public uses of an in-
dustrial character are included in the industrial
designation, and small-scale religious institutions
of a residential character are included in the res-
idential designation.
Designation Criteria
1.Previously developed institutional uses; or
2.Located along major arterial streets;
3.Properties that are buffered from the sin-
gle-family designation by landscaping, en-
vironmental features, or the Residential
Transition designation and buffered from all
other Residential designations; and
4.Meets the development parameters of the
Institutional designation.
5.Properties identified in the Airport Master
Plan as Landing Field.
Implementing Zoning Designations
Institutional
Landing Field
land uSE ElEmEnt
LU-15 Vol. 1Policies
LU-101 A responsible management entity and
the purpose for the institutional des-
ignation should be identified for each
property interest within this designation.
Management policies and plans are ap-
propriate for all lands in this designation.
LU-102 Appropriate uses for this designation
include facilities that serve the needs
of the larger community such as public
schools, active parks, city operated mu-
nicipal facilities, large churches, and fire
stations.
LU-103 This designation permits a wide array of
uses that tend to be located in the midst
of other dissimilar uses. For this reason,
special emphasis should be directed at
the following:
a.The appropriateness of new requests
for this designation and the impacts
that it may have on the surrounding
community.
b.Site-specific conditions that should
be attached to the granting of new
requests for this designation that are
designed to mitigate impacts on the
surrounding community.
c.Site-specific conditions that should
be attached to development propos-
als that are designed to mitigate im-
pacts on the surrounding community.
LU-104 Coordination with other public or insti-
tutional entities is essential in the imple-
mentation of the institutional land use
designation.
LU-105 Industrial and commercial uses that are
affiliated with and managed by educa-
tional institutions for vocational educa-
tional purposes may be classified as an
institutional use and permitted on a con-
ditional basis.
LU-106 For the Landing Field designation, an
Airport Master Plan should be devel-
oped that establishes the vision, policies,
and implementation strategies that gov-
ern uses, management principles, and
future planning efforts. Uses and activi-
ties within and surrounding this designa-
tion must comply with the requirements
of the Federal Aviation Administration.
ovErlayS, u rBan g rowth arEa, and
SPEcIal PlannIng l and uSE dESIgnatIonS
Character s ketch
These areas help control growth, protect the en-
vironment, 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-107 These land use designations must be
consistent with the Growth Management
Act, Puget Sound Regional Council, and
countywide planning policies.
LU-108 Any proposed changes to these desig-
nations must be pursued in coordina-
tion with applicable State, Regional and
County agencies.
urban separator designation
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 environmen-
tally sensitive areas, and create open space and
wildlife corridors within and between communi-
ties while also providing public health, environ-
mental, visual, and recreational benefits.” There
are two primary areas of urban separators, one
on Lea Hill and one on West Hill.
City of Auburn Comprehensive plAn
LU-16Vol. 1Designation Criteria
Areas designated through the process of
annexation
Implementing Overlay Designations
Lea Hill Overlay
West Hill Overlay
Urban Separator Overlay
Policies
LU-109 The City is obligated to maintain (and
not redesignate) until at least the year
2022, pursuant to countywide planning
policies and an annexation agreement
with King County.
LU-110 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 des-
ignated 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.
u rban Growth area and Potential an nexation
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 an-
ticipated 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 locat-
ed. They are based upon countywide growth pro-
jections 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 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 Designations
Urban Growth Area
Potential Annexation Area
Policies
LU-111 Work with King and Pierce County, as
well as nearby cities, to redesignate
urban growth areas into potential an-
nexation areas.
LU-112 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
cities or unincorporated County lands in
which development that occurs poten-
tially impacts the city of Auburn.
LU-113 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 spec-
ified 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 con-
cerning the designation of POTENTIAL
ANNEXATION AREA boundaries
d.Changed circumstances relating to
population and employment growth
and projections, urban service feasi-
bility, or similar factors.
LU-114 Develop strategies and agreements for
the review of development and provision
of utilities within potential annexation
areas that have yet to be annexed.
LU-115 Prior to annexation, develop strategies
and agreements that address the or-
derly transition of areas into the City
such as transfer of permit authority,
land uSE ElEmEnt
LU-17 Vol. 1infrastructure financing, financing of
fire and police services, and interim de-
velopment regulations.
transition overlay designation
Description
Transition Overlays are areas that do not have a
Residential Transition land use or zoning designa-
tion but still require additional emphasis between
two different land use designations.
Designation Criteria
Areas shown on the Comprehensive Plan land use
map that are located between single-family and
multifamily designations; between multifamily
and nonresidential designations; and between
single-family and nonresidential designations.
Implementing Designations
Transition Overlay
Policies
LU-116 Between single-family and multifamily:
a.Where a multifamily use is pro-
posed to be located adjacent to a
single-family zone, the multifamily
use will bear the burden of provid-
ing an adequate transition of land
use. Mitigating measures that con-
trol light, noise, and dust should be
incorporated into multifamily devel-
opment proposals.
b.Provide nonmotorized access
through the Transition Overlay in
order to connect the adjacent land
uses.
c.Housing size, type, and orientation
shall be utilized as a means of pro-
viding harmonious transition of the
built environment.
d.Provide a mix of townhomes, duplex-
es, cottage housing and small-scale
multifamily housing.
e.Rezones to the Residential Transition
zone should not be allowed if it will
result in the creation of a Residential
Transition island.
LU-117 Between multifamily and nonresidential
a.Where a nonresidential use is pro-
posed to be located adjacent to a
multifamily zone, the nonresidential
use will bear the burden of provid-
ing an adequate transition of land
use. Mitigating measures that con-
trol light, noise, and dust should be
incorporated into nonresidential de-
velopment proposals.
b.Provide nonmotorized access
through the Transition Overlay in
order to connect the adjacent land
uses.
c.Provide a mix of townhomes, duplex-
es, cottage housing and small-scale
multifamily housing.
d.Rezones to the Residential Transition
zone should not be allowed if it will
result in the creation of a Residential
Transition island.
LU-118 Between single-family and
nonresidential:
a.Where a nonresidential use is pro-
posed to be located adjacent to a sin-
gle-family zone, the nonresidential
use will bear the burden of provid-
ing an adequate transition of land
use. Mitigating measures that con-
trol light, noise, and dust should be
incorporated into nonresidential de-
velopment proposals.
b.Provide nonmotorized access
through the Transition Overlay in
order to connect the adjacent land
uses.
c.Housing size, type, and orientation
shall be utilized as a means of pro-
viding harmonious transition of the
built environment.
d.Cluster housing in order to utilize
natural areas as a buffer.
e.Rezones to the Residential Transition
zone should not be allowed if it will
result in the creation of a Residential
Transition island
City of Auburn Comprehensive plAn
LU-18Vol. 1Critical area o verlay 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) areas with a critical recharging ef-
fect on aquifers used for potable water, (c) fish
and wildlife habitat conservation areas, (d) fre-
quently flooded areas, and (e) geologically haz-
ardous areas.
Designation Criteria
Designation of critical areas includes both crite-
ria 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 criti-
cal area and/or life and property. Designation of
critical areas is based on best available science
as it applies to local conditions.
Implementing Designations
Wetlands
Critical Aquifer Recharge Areas
Fish and Wildlife Habitat Conservation Areas
Frequently Flooded Areas
Geologically Hazardous Areas
Policies
LU-119 Best available science will be utilized
for the specific designation criteria and
the associated adopted protection stan-
dards and development regulations.
LU-120 Reasonable use provisions will be in-
cluded within the critical area regula-
tions that ensure a property owner is not
denied use of a preexisting parcel, lot or
tract.
LU-121 Exemptions to the critical areas ordi-
nance should be provided for very lim-
ited and justified circumstances such as
maintenance of existing land uses, work
within some types of human-made fea-
tures, limited types of site investigation
work, emergency activities, and certain
types of invasive vegetation control.
LU-122 Critical area regulations will identify the
process and standards for alteration of a
critical area and criteria related to miti-
gation, performance, and monitoring.
special Planning area designation
Description
“Special Planning Areas” are Districts, subar-
eas, Impression Corridors, and Gateways within
Auburn that warrant additional emphasis in plan-
ning, investments, and policy development. There
are a variety of reasons for designating a special
planning area, and once designated, a variety of
potential outcomes. Reasons for designating a
special planning area include:
Areas of high visibility and traffic. These areas
create an impression or image of Auburn. It is
therefore particularly important to ensure that
they are attractive and well maintained. Examples
include Auburn Way South and major highway
on- and off-ramps.
• Land use activities that warrant joint plan-
ning. In addition to developing approaches
and strategies for the core land use activity,
there may be additional emphasis on ensur-
ing 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 mer-
chant live and conduct daily business and
leisure. Neighborhoods may also be distin-
guished by physical setting, physical separa-
tions, and similarity over an area. Examples
include downtown, Lea Hill, and Lakeland.
• Areas with a focused desire to create great-
er physical and economic cohesiveness. These
may be large planned developments or clus-
ters. 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 val-
ues that underscore the Comprehensive Plan.
Examples include the need for multimodal
connections between West Hill and Lea Hill to
north and downtown Auburn.
land uSE ElEmEnt
LU-19 Vol. 1Designation Criteria
1.Districts: The geographic limit of districts
and areas that make up the Special Planning
Areas extends beyond an alignment with any
particular street, trail, river, stream, or other
linear corridor. Districts may contain other
smaller Special Planning Areas, such as sub-
areas. Additionally, districts are generally
consistent with the geography of one of the
eight “neighborhoods”1 identified in the 2014
City of Auburn Community Vision Report.
Generally speaking, districts are identified for
the purpose of creating identity. This means
that the land use designations and overarch-
ing 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 1.2)
West Hill
North Auburn
Lea Hill
Downtown
South Auburn
Plateau
Lakeland
Southeast Auburn
2.Subareas: Subareas are smaller in geography
than a district. Though relatively large, multi-
ple 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 an-
ticipate, support, and guide long-term growth
and redevelopment through planned devel-
opment 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.
Subarea planning emphasizes infrastructure
development, appropriate land uses, con-
nectivity throughout the planned area, and
1.The eight “neighborhoods” are identified for comprehensive planning purposes only, as neither the City nor its
neighborhoods have elected to officially designate the boundaries of City neighborhoods.
connections to multimodal transportation op-
portunities outside of the planned area.
Thirty-two subareas currently exist (includ-
ing the nine economic development strategy
areas discussed below). These subareas are
categorized as Identified Areas, Designated
Areas, Adopted Areas, and Areas of Concern.
Identified areas have been identified as a
subarea within the Comprehensive Plan.
Designated Areas have been designated on
the Comprehensive Plan Map, which defines
detailed boundaries of the area. Adopted
Areas include an Adopted Subarea Plan in-
corporated into the Comprehensive Plan that
establishes the purpose of its designation,
goals and policies, and implementation strat-
egies. Areas of Concern, discussed in further
detail below, are established because they
represent areas that require a close assess-
ment of and an emphasis on infrastructure
development and planning.
Subareas can move through the process of
Identification, Designation, and Adoption
by official action of the Auburn City Council
in (three) stages or by a single action. Once
adopted, subarea plans are intended to guide
the future development of each respectively
adopted subarea on a planned basis. Uses
and intensities within Special Planning Areas
are determined for each area through indi-
vidual planning processes. Each Subarea Plan
must be consistent with the general goals, ob-
jectives and policies of the Comprehensive
Plan. Key policies of the six Subarea Plans are
listed below.
As an adopted document of the Comprehensive
Plan, the Subarea Plans are subject to a re-
view, and if necessary, revision to address
changes in conditions, issues, or even charac-
teristics of the planned areas. A review and
revision of Subarea Plan will also include the
review and, if necessary, a revision of zoning
regulations and design standards. Updated
and future Subarea Plans will either supple-
ment existing goals, policies, and implement
strategies, or replace existing Comprehensive
Plan designations and policies.
City of Auburn Comprehensive plAn
LU-20Vol. 1In 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 com-
munity interests, are targeted for population
and employment growth within the planning
horizon of the City’s 20-year growth target
(2031). Two additional economic development
strategy areas were identified in 2010. In 2012,
the City Council added another economic de-
velopment strategy area, revised the planning
horizon to 50 years, and modified the bound-
aries of the economic development strategy
areas to correlate the areas with areas with
priority business sectors. The boundaries of
the economic development strategy areas
are incorporated as subarea plans of the
Comprehensive Plan.
Areas of Concern are established because
they represent an area that features a lack
in the infrastructure and services (e.g. munic-
ipal water and sewer service, urban roads,
traffic demand, and storm water manage-
ment) necessary to support increase in densi-
ty or other 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 Areas
of Concern needs to be coordinated with the
necessary infrastructure and services to sup-
port growth.
Subareas
Identified areas
Auburn Golf Course
GSA/Boeing
Green River College
Mary Olsen Farm
Les Gove Campus
Emerald Downs
Auburn High School
Designated areas (see Map 1.3)
Auburn Environmental Park
Auburn Municipal Airport
15th St. SW/C St. SW/West Valley Hwy. N
BNSF Rail Yard
A St. SE
Stuck River Road
M St. SE
SE 312th/124th Ave
Auburn Way South Corridor
Auburn Way North Corridor
NW Auburn Manufacturing Village
Lakeview
Mt. Rainier
adopted areas (see Map 1.4)
Downtown (Ordinance 5549)
Auburn Adventist Academy (Resolution 2254)
Auburn North Business Area (Resolution 2283)
Lakeland Hills (Resolution 1851)
Lakeland Hills South (County H.E. Case Z15/
UP70)
Northeast Auburn (Ordinance 6183)
areas of Concern
AWS/Auburn Black Diamond Rd.
Pike Street NE
8th Street NE
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 ad-
ditive to the Subarea Plan. Impression corri-
dors enhance the areas in which residents,
businesses, 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 cor-
ridor. Improvements or modification to im-
pression corridors consist of aesthetic sig-
nage, landscaping, and monument features,
and the rehabilitation or removal of existing
buildings and property. Impression Corridor
land uSE ElEmEnt
LU-21 Vol. 1boundaries and policies are formally des-
ignated by adoption of the Comprehensive
Plan.
Impression Corridors (see Map 1.5)
Auburn Way North
Auburn Way South
A Street SE/Auburn Avenue
C Street SW
15th Street SW
15th Street NW/NE
8th Street NE
Main Street
Division Street
132nd Street SE
SE 320th Street
SE 312th Street
SE 304th Street
M Street/Harvey Road
R Street
Lake Tapps Corridor
West Valley Highway
Auburn Black Diamond Road
Green River Road
37th Street NW
S 277th Street
Interurban Trail
Green River
White River
Mill Creek
4.Gateways: Gateways are specific plac-
es, intersections, or blocks within the City.
These essential locations are established
because they constitute the first impres-
sion of Auburn. They are therefore high-
ly important to plan, construct, maintain,
and enhance their appearance and func-
tion. Gateway locations and policies are
formally designated by adoption of the
Comprehensive Plan.
Gateways (see Map 1.6)
Auburn Way North and Auburn Avenue
East Main Street and M Street NE/SE
All roads with an entry into the city
Auburn Way South between 4th Street SE and
6th Street SE
West Main Street between C Street NW and B
Street NW
Hwy 167 Off Ramps
SR 18 Off Ramps
Implementing Designations
Planned Unit Development
Master Plans
Policies
District Policies
LU-123 Through regulation, capital investment,
and community planning, identify, pro-
mote and market district identity.
Subarea Policies
LU-124 Each subarea will contain its own vision,
goals, policies and strategies.
Subarea Plan Policies. Subarea plans are
components of the Comprehensive Plan.
LU-125 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 2040, and the
Core Comprehensive Plan.
LU-126 Auburn Adventist Academy - Adopted
under Resolution 2254 on November 14,
1991. The Auburn Adventist Academy
is primarily a secondary school oper-
ated by the Washington Conference
of Seventh-Day Adventists. Since the
school is sited on a larger complex that
formerly housed a mill, the Academy
has also sought to include industrial
uses that support the mission of the
school. The industrial uses provide em-
ployment opportunities, learning expe-
riences, and vocational education for
students of the Academy. The re-use
of existing buildings and redevelop-
ment of buildings lost to a fire in 1989
are the focal points of the industrial
development. In addition to institution-
al and industrial uses, the Academy is
also interested in agricultural uses for
commercial and vocational purposes
City of Auburn Comprehensive plAn
LU-22Vol. 1and currently operates a landing strip
for aviation training. The plan focuses
on providing predictability to planning,
zoning, subdivision, and development
decisions made by the City.
LU-127 Auburn North Business Area - Adopted
under Resolution 2283 on March 2,
1992. The Auburn North Business Area
Special Planning Area Plan was the
result of a comprehensive planning
study due to increased development
pressure north of the Central Business
District. Since the Central Business
District, which contains Downtown, the
core of Auburn, is adjacent to these
areas, future development in this area
is crucial. A comprehensive and cohe-
sive direction was also needed based
on increased development proposals
and rezone requests. In addition to de-
velopment concerns, many of the con-
siderable undeveloped parcels contain
wetlands. All of these factors made de-
velopment controls beyond zoning and
development regulations advisable.
LU-128 Lakeland Hills - Adopted under
Resolution 1851 on April 18, 1988.
Lakeland Hills area lies between the
Stuck River and the southern City lim-
its of Auburn in the most southwestern
part of the City. The area consists of
planned residential and commercial
subdivisions, and is predominate-
ly residential in nature, offering a
range of housing types, including sin-
gle 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-129 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 predominate-
ly residential, allowing for a range of
housing types, with commercial uses,
including Lakeland Town Center, in
the center. Nonresidential uses, in-
cluding 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, origi-
nally the Lakeland Hills South Planned
Development District (PDD), was ap-
proved 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 alterna-
tive development standards. As a PUD,
specific development and design stan-
dards are prescribed.
LU-130 Auburn Downtown Plan - Adopted
under Ordinance 5549 on May 21, 2001.
Downtown Auburn is the business, gov-
ernmental, and cultural hub of Auburn,
its physical and cultural heart. Many
stores, restaurants, service providers,
and small offices are well-represent-
ed 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 pub-
lic art that includes temporary in-
stallations 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 co-
exist in close proximity to one anoth-
er. 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
land uSE ElEmEnt
LU-23 Vol. 1•Multiple large projects proposed
for Downtown
•Scarce private investment
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 relat-
ed to public and private investment,
development, and strategic planning
have yet to be addressed as downtown
has evolved.
LU-131 Northeast Auburn Special Plan Area
– Adopted under Ordinance 6183 on
June 5, 2008. The Plan was prepared
in fulfillment of the policies includ-
ed 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 approx-
imately 37th Street NE in the City of
Auburn (Map No. 14.2). The planning
area was narrowed to an area cover-
ing 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-4, Mixed Use
Commercial) for the central portion of
this planning area, created to accom-
modate 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-132 Create specific plans for each identified
corridor, outlining development policies
and regulations, necessary capital im-
provements, and implementation strate-
gies. In the absence of any specific cor-
ridor plans, this section contains general
policies that are to be applied within des-
ignated impression corridors.
LU-133 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 effective-
ly manage the corridor, management or
ownership consolidation is appropriate.
LU-134 Promote the elimination or renovation of
existing derelict or unmaintained struc-
tures, signs, fences, and properties along
impression corridors through regulatory
or enforcement mechanisms
LU-135 Work with private and public property
owners to educate, create incentives, and
enforce regulations that are intended to
improve the overall appearance of iden-
tified corridors.
LU-136 Emphasize the design, orientation, con-
struction materials, landscaping, and
site layout for development proposals
of new and existing buildings along im-
pression corridors. New construction
and the renovation of existing buildings
create important opportunities for en-
hancing the appearance of impression
corridors.
LU-137 Establish regulations that ensure coor-
dinated, attractive commercial signage
is of an appropriate size and quantity.
Signage regulations along these cor-
ridors may be different than those in
other areas.
LU-138 Take advantage of opportunities to pro-
vide informational signs, wayfinding
City of Auburn Comprehensive plAn
LU-24Vol. 1signs, and traffic control signs that are
attractive, useful, and integrated into a
larger citywide signage plan or policy.
LU-139 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-140 Design, construct, and enhance im-
pression corridors to accommodate
multimodal uses.
LU-141 Design and construct vehicular access
points in a manner that consolidates ac-
cess points serving multiple uses.
LU-142 Signage, landscaping, and monument
features should be used to establish
prominent access points.
LU-143 Discourage aerial utilities.
LU-144 Invest in impression corridors by ac-
quiring rights-of-way, constructing and
widening sidewalks, installing landscap-
ing, building center medians, constructing
parklets, providing street furniture, and
constructing other improvements.
Gateway Policies. Gateways are specific places, in-
tersections, 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.
LU-145 Prioritize by rank all gateways and devel-
op potential opportunities and designs for
each location.
LU-146 Develop land use regulations that incor-
porate gateway priorities and concepts
into private development proposals that
are located at identified gateways.
LU-147 Coordinate with the Washington State
Department of Transportation to under-
stand options and implement actions
at gateway location. Many of the gate-
way locations are within the WSDOT
right-of-way.
LU-148 Develop design layouts for gateway loca-
tions. 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-149 Maintain established gateways.
areas of Concern Policies. These areas represent
areas requiring a close assessment of and an em-
phasis on infrastructure development and planning
to support further development.
LU-150 AWS/Auburn Black Diamond Rd – The
area between Auburn-Black Diamond
Road and the Burlington Northern
Railroad currently lacks urban facili-
ties necessary to support urban devel-
opment. Major development propos-
als shall be carefully assessed under
SEPA to ensure that the development
can be supported by the available fa-
cilities. 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) neces-
sary to support the intensity of develop-
ment 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 de-
velopment proposal and the pertinent
Comprehensive Plan policies.
LU-151 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.
land uSE ElEmEnt
LU-25 Vol. 1LU-152 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 ade -
quate arterial standard and water ser-
vice is upgraded. Up zones should not be
granted from current zoning until these
systems are upgraded or guaranteed.
51STAVESS 277TH ST
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HWY164 HWY18HWY167Printed Date: 7/21/2017
Map ID: 4877/0 ¼½¾1
MiComprehensive Land Use
(Map 1.1)The information shown and/or distributed
is for general reference purposes only
and does not necessarily represent exact
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The City of Auburn makes warranties as to its accuracy.
Lake Tapps
W
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White RiverGreen River
Green River
KENT
Light Industrial
Heavy Industrial
Institutional
Open Space
Neighborhood Commercial Overlay
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Potential Annexation Areas
Muckleshoot Indian Tribe Reservation Boundary
maP 1.2 – dIStrIctS maP51STAVESS277THST
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HWY18HWY167
Printed Date: 3/16/2017
Map ID:/0 ¼½¾1
MiDistricts
(Map 1.2)
The information shown and/or distributed
is for general reference purposes only
and does not necessarily represent exact
geographic or cartographic data.
The City of Auburn makes warranties as to its accuracy.
Green River
Green River
W
hite River
White RiverLake Tapps
Special Planning Areas
LEA HILL
NORTH AUBURNWEST HILL
DOWNTOWN
SOUTH AUBURN
PLATEAU
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LAKELAND
City Limits
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Printed Date: 3/16/2017
Map ID:/0¼½¾1
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(Map 1.2)
The information shown and/or distributed
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and does not necessarily represent exact
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KING COUNTY
HWY164 HWY18HWY167Printed Date: 3/16/2017
Map ID:/0 ¼ ½ ¾ 1
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is for general reference purposes only
and does not necessarily represent exact
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SE 312th ST/
124th Ave
Auburn
Way N
Corridor
NW Auburn
Manufacturing
Village
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Pike
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M St SE
8th St NE
West
Auburn
Auburn
Environmental Park
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West Highway N
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Auburn Way
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Lakeland
Hills
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Auburn North
Business
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SUMNER
PACIFIC
ALGONA
PIERCE COUNTY
KING COUNTY
HWY164 HWY18HWY167Printed Date: 3/16/2017
Map ID:/0 ¼½¾1
Mi
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is for general reference purposes only
and does not necessarily represent exact
geographic or cartographic data.
The City of Auburn makes warranties as to its accuracy.
Adopted Areas
Lake TappsWhite RiverW
hite River
Green River
Green River
City LimitsCity Limits
Adopted Areas
(Map 1.4)
Special Planning Areas
City Limits
KENT
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Lakeland
Hills
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HOUSING ELEMENT
TABLE OF CONTENTS
Vision ...................................................................H-1
Conditions and Trends ......................................H-1
Why is housing important to Auburn’s future? ................................................H-4
Goals and Policies ............................................H-5
Housing Objectives/Implementation ............H-10
HOUSING ELEMENT
Vol. 2Volume 2
H-1
Housing element
vISIon
Auburn is a place that those in our diverse community are proud to call home for a lifetime. Auburn pro-
vides 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, and 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 sup-
port our local economy.
condItIonS and trEndS
The City of Auburn commissioned a Housing
Needs and Characteristics Report (BERK 2014) to
identify community needs and develop housing
element policies. The key findings of that report
(summarized below) led to the development of
updated goals and policies.
auburn is diverse. Approximately 25% of Auburn
residents speak a language other than English.
This percentage is similar to that of King County
(25%) and higher than that of Pierce County (14%).
Other than English, Spanish (9%), Asian and Pacific
Island (8%), and other Indo-European (7%) are the
most common languages spoken in Auburn. See
Exhibit 1.
Exhibit 1 – Languages Spoken at Home in Auburn, 2008–2012 Five-Year Average
language Spoken at Home # of Persons % of Total % of Group
only english 48,919 75%—
Spanish or Spanish Creole 5,928 9%48%
other Indo-european languages 4,385 7%44%
asian and Pacific Island languages 5,245 8%42%
other languages 943 1%32%
ToTal 65,400 100%11%
Source: 2008–2012 American Community Survey 5-Year Estimates
City of Auburn Comprehensive plAn
H-2Vol. 2Auburn’s diverse communities may have differ-
ent housing, neighborhood amenity, and ser-
vice needs. For example, outreach conducted
with the Hispanic community in association with
the Housing Element update showed 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 calm-
ing. Outreach participants were interested in
helping to improve their neighborhood and in
volunteering.
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 and a larger average family size
than do King and Pierce Counties overall. Data
on household composition indicate, however, that
significant portions of the City’s households are
made up of single-person and two-person house-
holds without children, and Auburn also has a
higher-than-average percentage of single-par-
ent households. The types of homes needed for
smaller households may be different than those
needed for larger households. See Exhibit 2.
auburn is affordable. A higher proportion of
Auburn’s population has lower incomes, and
Auburn’s housing is more affordable than hous-
ing in the region as a whole. Average rent is less
than King County fair market rent, and the me-
dian sales price of owner-occupied housing is at
least $100,000 below that of King County overall.
Almost half the City’s households could afford the
median-priced home in Auburn, and more than
two-thirds could afford the median-priced con-
dominium unit.
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 af-
fordable rental housing as structures approach
the ends of their useful lives.
Exhibit 3 illustrates year-built information for the
City, with older housing stock concentrated in the
valley and West Hill, and newer housing predom-
inantly in Lea Hill and Lakeland Hills.
Exhibit 2—Household Composition and Average Household Size
– City of Auburn, King County, and Pierce County
Household Composition average Household/Family Size
Area
Average
Household Size Family Size
Auburn 2.67 3.22
King County 2.40 3.05
Pierce County 2.59 3.09
Source: King County Assessor, 2014; Pierce County Assessor 2014; BERK Consulting 2014
houSIng ElEmEnt
H-3 Vol. 2Exhibit 3 – Auburn Housing Stock – Year Built
Source: 2008–2012 American Community Survey 5-Year Estimates; US Census, 2010.
City of Auburn Comprehensive plAn
H-4Vol. 2The overall assessed improvement value per
square foot in Auburn is relatively low, as il-
lustrated in Exhibit 4. This is likely owing to the
age of much of Auburn’s housing stock and
its position within the overall metropolitan
market. Housing with the lowest improvement
values per square foot are concentrated in
the periphery areas outside of the city center.
Exceptions include northeast Auburn around
132nd SE and the Lakeland Hills area.
Exhibit 4—Assessed Improvement Value per Square Foot
A closer look at the improvement value per square
foot demonstrates the distribution of housing units
in Auburn by per-unit value.
•Approximately 1,600 units have no or very lim-
ited improvement value listed.
•A long tail stretches toward higher improve-
ment values per square foot, demonstrating
the presences of some higher-value housing
stock.
•The median improvement value (not including
lots with no improvement value) is $16.73 per
square foot.
why IS houSIng ImPortant to auBurn’S FuturE?
The Housing Element can serve as a useful man-
agement tool to meet changing community needs
for housing and address land use, economic de-
velopment, transportation, environmental, and
other concerns.
•A variety of housing choices can meet the
needs of Auburn’s residents at all ages and
affordability levels, help residents maintain
and retain their homes, and promote servic-
es 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 cost-
ly infrastructure such as roads and sewers.
Housing in proximity to a variety of trans-
portation modes can increase a household’s
disposable income and savings by reducing
household transportation costs.
•Well-designed and located housing can re-
duce energy and water consumption, and it
can promote healthy lifestyles.
houSIng ElEmEnt
H-5 Vol. 2goalS and PolIcIES
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. [HO-4]
H-2 Through integrated planning for land
use, parks and recreation, transportation,
housing, and jobs, support active living
and healthy eating opportunities. [Element
audit, needs assessment, outreach]
H-3 Promote safe and connected
neighborhoods. [Element audit, needs as-
sessment, outreach]
a.Continue to implement crime preven-
tion programs such as neighborhood
block watches.
b.Through the land use and building per-
mit process, implement principles of
crime prevention through environmen-
tal 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 and
designed to support affordable multimodal
transportation options, and contributes to
a regional jobs–housing balance. [Element
audit, needs assessment, outreach]
H-5 Provide for housing choices in downtown
and other designated mixed-use centers
where infrastructure is more available or
can be improved with regional and local
funds. [Element audit, needs assessment,
outreach]
H-6 Improve streetscapes in developed
neighborhoods. Continue to repair and/
or replace deteriorated sidewalks and
remove barriers to pedestrian traffic.
[HO-30]
H-7 Seek and provide assistance for the re-
duction of lead-based paint hazards and
measures to remove mold, improve ener-
gy conservation and provide for healthy
indoor air quality. [Lead-based, HO-29;
also housing audit]
H-8 Promote the City’s neighborhood pro-
gram. Connect residents to volunteer ac-
tivities. [Element audit, needs assessment,
outreach]
H-9 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 en-
vironmental quality. [Element audit, needs
assessment, outreach]
How Can auburn Plan for active living and Healthy eating?
Provide for a complete community with a variety of work, shopping, recreation, health and educa-
tion, 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 invest-
ment, 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.
City of Auburn Comprehensive plAn
H-6Vol. 2Variety
H-10 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. [Element
audit, needs assessment, outreach]
H-11 Promote opportunities for home owner-
ship through single-family detached and
semiattached housing, fee-simple cot-
tages and townhouses, and condominium
apartments. [Element audit, needs as-
sessment, outreach]
H-12 Allow accessory dwelling units as an af-
fordable housing strategy. [HO-19]
H-13 Encourage residential development in
downtown, particularly housing that is in-
tegrated with commercial development.
[HO-18]
H-14 Implement incentives for developing un-
derutilized parcels into new uses that allow
them to function as pedestrian-oriented
mixed-use neighborhoods. Existing uses
that are complementary, economical, and
physically viable shall integrate into the
form and function of the neighborhood.
[HO-26]
H-15 Use innovative zoning provisions to en-
courage infill development of underuti-
lized parcels in zones that have been
identified in the Comprehensive Plan as
areas where infill residential development
should be encouraged. Certain develop-
ment requirements for infill development
may be relaxed, while requiring adher-
ence to specific design requirements to
ensure compatibility with the character
of nearby existing residential structures.
[HO-27]
H-16 Allow appropriately designed manu-
factured housing within single-family
neighborhoods, consistent with state law.
[HO-13]
H-17 Allow manufactured housing parks, tran-
sitional housing, and multifamily housing
in appropriately zoned but limited areas.
[HO-14]
Quality
H-18 Conserve Auburn’s existing housing stock
because it is the most affordable form of
housing. [Objective 7.7]
H-19 Inventory and map dilapidated proper-
ties. [Public Works, 2012]
H-20 Organize, educate and assist proper-
ty managers and owners in the creation
and preservation of safe neighborhoods.
[HO-28]
a. Offer an owner–landlord training
program to better market, manage
and maintain residential rental
property. [Public Works, 2012]
b. Encourage retention of professional
management assistance. [Public
Works, 2012]
c. Recognize and publicize well-
maintained apartment properties,
such as by awarding a “multifamily
property of the year.” [Public Works,
2012]
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.
[Public Works, 2012]
H-21 Promote housing improvements by prop-
erty owners and building managers. Seek
available assistance for housing rehabil-
itation. Assistance will include the devel-
opment of residential infrastructure and
the rehabilitation of individual properties.
[HO-20]
a. Find public and private sources of
capital and offer low-interest loans for
rehabilitation. [Public Works, 2012]
b. Continue to participate in the
Emergency Home Repair Program
and consider partnering with
nongovernmental organizations to
maximize funds. [Public Works, 2012]
c. Encourage green lending for improved
energy conservation, indoor air
quality, and other measures. [Public
Works, 2012]
houSIng ElEmEnt
H-7 Vol. 2d.Help identify professional volunteers at
educational or professional associations
to plan redesign or architectural
upgrades of the properties. [Public
Works, 2012]
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-22 Evaluate and update codes applicable to
housing and provide effective and appro-
priate enforcement. [HO-9]
a.Enforce city ordinances regarding
abandoned properties. [Public Works,
2012]
b.Consider a multifamily inspection
program. [Public Works, 2012].
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.
[Public Works, 2012]
d.Consider a landlord compliance
program where code enforcement
penalties can be reduced if attending
landlord training programs. [Public
Works, 2012]
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. [HO-21]
f.Consider an Auburn Housing Authority.
[Council Vision]
Attainability
H-23 Promote affordable housing that meets
changing demographic needs. [Element
audit, needs assessment, outreach]
H-24 Work in partnership with King and Pierce
Counties and other cities to address the
countywide need for housing affordable to
households with moderate, low- and very-
low incomes, including those with special
needs and our veterans. [Element audit,
needs assessment, outreach]
a.The King County need for housing,
countywide, by percentage of area
median income is:
i.50%–80% of AMI (moderate) – 16%
of total housing supply
ii.30%–50% of AMI (low) – 12% of
total housing supply
iii.30% and below AMI (very low) –
12% of total housing supply
d.Address the King County need for
housing affordable to households at
less than 30% AMI (very low income),
through all jurisdictions working indi-
vidually and collectively.
e.Meet Pierce County countywide plan-
ning policies to provide opportunities
for housing affordable to all incomes
including low incomes.
f.Focus Auburn’s efforts toward the
countywide and community need for
low- and moderate-income hous-
ing on preserving existing affordable
housing with robust maintenance and
repair programs, and ensuring long-
term affordability of existing housing.
g.Act as a County leader in the explora-
tion and implementation of new fund-
ing mechanisms and strategies to de-
velop housing affordable at 30% AMI
and below across King County and
throughout South King County.
H-25 Encourage and assist in the renovation
of surplus public and commercial build-
ings and land into affordable housing.
Additionally, explore opportunities to dedi-
cate revenues from sales of publicly owned
properties, including tax title sales, to af-
fordable housing projects. [extension of
HO-22; element audit]
H-26 Seek, encourage and assist nonprof-
it organizations in acquiring depreci-
ated apartment units for the purpose of
City of Auburn Comprehensive plAn
H-8Vol. 2maintaining and ensuring their long-term
affordability. [HO-23]
H-27 Review and streamline development
standards and regulations to advance
their public benefit, provide flexibility,
and minimize additional costs to hous-
ing. [Element audit, needs assessment,
outreach]
H-28 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. [Element
audit, needs assessment, outreach]
H-29 Explore the use of density bonuses, park-
ing reductions, multifamily tax exemp-
tions, fee waivers and exemptions, and
permit expediting to encourage the de-
velopment of housing affordable at be-
low-market rate.
H-30 Where practical, ensure that housing cre-
ated or preserved using local public re-
sources or by regulation benefits low-in-
come households and retains its afforda-
bility over time.
special needs
H-31 Encourage and support human and
health service organizations that offer
programs and facilities for people with
special needs. Support programs in par-
ticular that help people to remain within
the community, including those that are
veterans, disabled, seniors, single-parent
households, and the homeless. [broad-
ened HO-1]
H-32 Assist low-income persons, who are dis-
placed as a result of redevelopment, find
affordable housing in accordance with
state and federal laws and regulations.
[HO-15]
H-33 Continue to ensure that funding becomes
available to support youth, veterans, and
social services in Auburn. [HO-31]
H-34 Support seniors who wish to age in place
in their homes, such as with home reha-
bilitation services, adult day health and
senior center activities. [Element audit,
needs assessment, outreach]
H-35 Provide opportunities for transitional
housing assisted living and retirement
communities. [Element audit, needs as-
sessment, outreach]
H-36 Promote universal design principles to
ensure housing is designed to be usable
by all people regardless of age or abil-
ities. [Element audit, needs assessment,
outreach]
supportive services
H-37 Provide empowering training for local
residents who want to participate in civic
activities and who would like to improve
their knowledge and skills around com-
munity leadership. [Public Works, 2012]
H-38 Provide information in multiple languages
to Auburn’s diverse communities regard-
ing 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. [Element audit,
needs assessment, outreach]
H-39 Offer financial and homebuyer educa-
tion to encourage household saving and
budgeting to consider home ownership.
[Public Works, 2012]
H-40 Provide information and resources that
educate and guide low-income persons
toward affordable housing opportunities.
Develop materials in multiple languages.
[HO-16]
H-41 Review proposals to site facilities pro-
viding new or expanded human servic-
es within the City to determine their po-
tential impacts and whether they meet
the needs of the Auburn community.
Important caveats in the City's consider-
ation will include the following: [HO-5]
houSIng ElEmEnt
H-9 Vol. 2ap. 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.
aq. 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.
ar. The siting of all facilities shall be
based on sound land use planning
principles and should establish
working relationships with affected
neighborhoods.
Partnerships and monitoring
H-42 Partner with South King County jurisdic-
tions in ongoing efforts to coordinate the
human, educational, and housing needs
of our diverse cultural communities, such
as through the Road Map Project, inter-
jurisdictional housing and human services
forums, and other efforts. [Element audit,
needs assessment, outreach]
H-43 Work with other jurisdictions and health
and social service organizations to imple-
ment a coordinated, regional approach to
homelessness.
H-44 Support national, state and especially re-
gional efforts to address the housing and
human service needs of the region and the
City. [HO-7]
H-45 Explore all available federal, state and
local programs and private options for fi-
nancing affordable housing, removing or
reducing risk factors, and preserving safe
neighborhoods. [Objective 4.4]
H-46 Work in partnership with public and pri-
vate housing providers, businesses, and
other agencies in the provision of housing
assistance to Auburn residents and busi-
ness employees.
H-47 Support nonprofit organizations during all
stages of siting and project planning and
when applying for county, state, and fed-
eral funding.
H-48 Through the building permit process, in-
ventory and track affordable housing op-
portunities within Auburn. Distribute af-
fordable housing information to nonprofit
agencies serving the homeless and low-in-
come persons. [HO-17]
H-49 Monitor housing supply, affordability, and
diversity in Auburn and its contribution
to the countywide and regional housing
need. [Element audit, needs assessment,
outreach]
H-50 Review and amend, a minimum every 5
years, local housing policies and strategies.
[Element audit, needs assessment, outreach]
City of Auburn Comprehensive plAn
H-10Vol. 2houSIng oBjEctIvES/ImPlEmEntatIon
The City has developed housing objectives im-
plementation strategies addressing housing
diversity, condition, attainability, and programs
to serve special needs. See Exhibit 5. The City will
monitor the objectives over time.
Exhibit 5 – 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
Promote housing ownership Maintain or increase homeownership rates
Single-family dwellings including small lots
Accessory dwelling units
Cottages, townhomes
Allow for a variety of housing types to meet size and age and cultural trends
Increased numbers of small units with neighborhood recreation and service amenities
Retention of housing stock with larger units
Single-family dwellings including small lots
Accessory dwelling units
Multiplexes, cottages, townhomes
Mixed-use zoning
Incentives infill housing types
Increase opportu-nities for housing to very-low, low-, and moderate-income households
Increased numbers of ownership dwellings avail-able to moderate incomes
Increased mixed-use de-velopment for all incomes
Increased preservation and improvement of rental housing with long-term af-fordability commitments
Accessory dwelling units
Downtown incentives
Infill incentives
Permit and impact fee waivers
See also “improve housing quality” above
Improved oppor-tunities for special needs housing and services
Greater match of housing to special needs includ-ing housing for all ages and abilities as well as the homeless
Community services programs
Partnerships with nonprofit housing providers and non-governmental organizations
Monitor housing
supply, affordabili-
ty, and diversity
Address achievement of
indicators above
Monitor in conjunction with regular Comprehensive Plan
updates and new countywide planning policy housing
targets
CAPITAL FACILITIES ELEMENT
TABLE OF CONTENTS
Vision .................................................................CF-1
Conditions and Trends ....................................CF-1
Introduction ......................................................CF-1
Values ..............................................................CF-2
Planning Approach ........................................CF-2
City Utilities......................................................CF-4
Public Buildings ..............................................CF-9
CAPITAL FACILITIES ELEMENT
Vol. 3Volume 3
CF-1
Capital FaCilities element
vISIon
Capital facilities in Auburn are planned, designed, and constructed in a manner that adequately supports
the future growth scenarios in the City’s Land Use Element and that meets the needs of residents, visitors,
and businesses. Sustainability is a principle that guides decisions about where facilities are placed,
how they are constructed, how they are operated and maintained, and how all aspects of design,
construction, and operation are funded.
condItIonS and trEn dS
Growth: The provision and sizing of public facilities
such as streets or waterlines and sewer lines can
influence the rate or timing of development and
is an important means of managing growth.
Timed provision of facilities also ensures that new
development can be assimilated into the existing
community without serious disruptions or adverse
impacts. This Plan establishes policies to allow
development when and where all public facilities
are adequate or can be made adequate, but only
if such development can be adequately served by
public facilities and services consistent with the
adopted level-of-service standards.
A key provision of the Growth Management
Act is concurrency. In general, concurrency
seeks to ensure that development is permitted
only if adequate public facilities are, or can
be guaranteed to be, available to support
new development. Concurrency requires that
facilities needed to maintain a locally adopted
level of service be provided “concurrently” with
development. Concurrency places the finance
function of local government in a much more
prominent role in the land use development
process. While the concept of concurrency is new
to many jurisdictions, it has been used in Auburn
since the adoption of its 1986 Comprehensive
Plan.
The Act requires concurrency only for
transportation facilities, though if a jurisdiction
desires, concurrency can be applied to other public
facilities as well. With respect to transportation
facilities, concurrent is defined within the Act as
being provided at the time of or within 6 years
of development (this is done to coincide with
the six-year time frame of most capital facilities
plans). If the facility is not available at the time of
development, the funding to construct the facility
must be included in the six-year capital facilities
plan.
Regardless of whether a local jurisdiction applies
concurrency to public facilities beyond those
for transportation, new development must be
coordinated with the provision of capital facilities.
This ensures that all relevant public facilities and
services are planned and available to serve the
demands of new growth.
IntroductIon
This volume provides overall policy direction for
the different capital facility plans and programs
provided by the City. Capital facilities belonging
to privately owned utilities (electricity, natural gas
lines, etc.) are covered in the Private Utilities section
(Volume 4). Certain City plans and programs are
further refined in other sections of this volume,
such as Parks, Recreation, and Open Space and
Transportation. Overall, however, this volume acts
as a reference for all of the City’s various capital
facility plans, including the City of Auburn Six-Year
Capital Facilities Plan (a key component of and
adopted with this plan), comprehensive plans,
capital improvement and investment programs,
inventories, and studies that together represent
the planning and financing mechanisms required
to serve the capital facility needs of Auburn. For
more details on a particular capital facility or the
City of Auburn Comprehensive plAn
CF-2Vol. 3City’s overall capital facility plan, see the most
recently adopted version of the following:
•City of Auburn Airport Master Plan
•City of Auburn Capital Facilities Plan
•City of Auburn Comprehensive Water Plan
•City of Auburn Comprehensive Sewer Plan
•City of Auburn Comprehensive Storm DrainagePlan
•City of Auburn Parks and Recreation MasterPlan
•City of Auburn Comprehensive TransportationPlan
•Auburn School District Capital Facilities Plan
•Kent School District Capital Facilities Plan
•Dieringer School District Capital Facilities Plan
•Federal Way School District Capital FacilitiesPlan
valuES
Character: Public buildings and spaces
incorporate high-quality building and landscape
design so that they positively impact the
surrounding built environment.
Wellness: Public spaces that are purchased and
developed for capital facilities also incorporate
features and infrastructure that provide more
complete nonmotorized connections.
Service: City utilities and buildings are of high
quality and complete, reliable, and available to
residents and business owners.
Economy: City utilities are available or planned
to be available to serve allowed commercial,
recreational, and residential uses.
Celebration: Capital facility spaces will be
available, designed, and programmed in a
manner that promotes public gathering.
Environment: Development of capital facilities will
place a premium on environmental preservation
and protection.
Sustainability: Our philosophy of designing,
constructing, and maintaining utilities and
buildings embraces a long-term investment
horizon rather than concepts that only provide
short-term benefits and outcomes.
PlannIng aPProach
The Capital Facilities planning approach is to
manage growth in a manner that enhances
rather than detracts from community quality and
values by actively coordinating land use type and
intensity with City facility and service development
and provision.
objectives and policies
Objective 1.1. Ensure that new development does
not outpace the City’s ability to provide and
maintain adequate public facilities and services,
by allowing new development to occur only
when and where adequate facilities exist or will
be provided, and by encouraging development
types and locations that can support the public
services they require.
Policies
CF-1 Lands designated for urban growth by this
Plan shall have an urban level of public
facilities (sewer, water, storm drainage,
and parks) prior to or concurrent with
development.
CF-2 Encourage development where new public
facilities can be provided in an efficient
manner.
CF-3 Development shall be allowed only when
and where such development can be
adequately served by public services
(police and fire) without reducing the level
of service elsewhere.
CF-4 If adequate facilities are currently
unavailable and public funds are not
committed to provide such facilities,
developers must provide such facilities
at their own expense in order to develop
their proposed projects.
CF-5 The City should continue to assist through
direct participation, LIDs and payback
agreements, to the extent permitted by
law, where appropriate and financially
feasible. Where funding is available, the
City may participate in developer-initiated
caPItal FacIlItIES ElEmEnt
CF-3 Vol. 3facility extensions or improvements, but
only to the extent that the improvements
benefit the broader public interest, and
are in accord with the specific policies and
recommendations of the appropriate City
public facilities plan.
CF-6 New connections to the City’s sanitary
sewer, water and/or storm drainage
systems, shall contribute their fair share
toward the construction and/or financing
of future or ongoing projects to increase
the capacity of those systems.
CF-7 The City shall encourage and approve
development only where adequate public
services including police protection,
fire and emergency medical services,
education, parks and other recreational
facilities, solid waste collection, and other
governmental services are available or will
be made available at acceptable levels of
service prior to project occupancy or use.
CF-8 Extension of any individual facility,
irrespective of mode of financing, to serve
new development should be approved
only if it is determined that adequate fiscal
capacity exists to support the extension of
other needed facilities.
CF-9 Extension of any individual facility,
irrespective of mode of financing, to serve
new development should be approved
only if it is determined that adequate fiscal
capacity exists to support cost-effective
service by all ongoing public services and
maintenance of facilities.
Objective 1.2. To ensure that new developments are
supported by an adequate level of public services
through an effective system of public facilities.
Policies
CF-10 Public facilities shall be provided in accord
with the guidance of the Capital Facilities
Plan or, as may be appropriate a system
plan for each type of facility designed to
serve at an adequate level of service the
locations and intensities of uses specified in
this Comprehensive Plan.
CF-11 No new development shall be permitted
unless the facilities specified in each facility
plan are available or can be provided at a
level adequate to support the development.
The adequacy of facilities shall be
determined by the following:
1.An adopted system plan
2.Policy guidance as provided in the
City Capital Facilities Plan
3.Appropriate engineering design
standards as specified in applicable
City plans, codes, and manuals as
approved by the City Engineer
4.Environmental review standards
(adequacy includes the absence of
an unacceptable adverse impact on a
public facility system)
5.Case-by-case evaluation of the
impacts of a proposed development
on public facility systems, first
to determine the minimum level
of facilities necessary to support
the development, and second to
determine a proportionate share
of the system to be developed
or financially guaranteed before
approving the development
CF-12 No new development shall be approved
that is not supported by a minimum of
facilities to support the development and
that does not provide for its proportionate
share of related system needs.
City of Auburn Comprehensive plAn
CF-4Vol. 3cIty utIlItIES
The City of Auburn manages sewer, water, and
storm drainage utilities as well as solid waste
collection. The sewer and water utilities serve
the City and several areas outside the City limits.
As stated above, the efficient provision of these
services can play a significant role in managing
the growth of the City as well as affecting the
quality of life for residents of Auburn and the
surrounding areas.
To protect the public health and safety by providing
efficient and cost-effective water, sanitary sewer,
storm drainage, and solid waste services to the
community. Ensure that development will only
occur if the urban services necessary to support
such development will be available when it is
developed.
Water service
The City provided water service to a total of
13,910 customer accounts at the end of 2013.
The City’s water sources include the Coal Creek
Springs and West Hill Springs watersheds, and
are supplemented by a system of ten wells and
two connections to the regional water system
operated by Tacoma Public Utilities. Storage
facilities are found on the Enumclaw plateau,
at Lakeland Hills, and at Lea Hill. For more
background information, see the Capital Facilities
Plan or the Comprehensive Water Plan.
Objective 1.3. To ensure safe and adequate water service, for both domestic and fire protection purposes, to meet the needs of the existing com-munity and provide for its planned growth.
Policies
CF-13 The City of Auburn Comprehensive Water
Plan is incorporated as an element of this
Comprehensive Plan. The Comprehensive
Water Plan for the City of Auburn shall
reflect the planned land uses and densities
of this Comprehensive Plan.
CF-14 The Comprehensive Water Plan shall
provide for the evaluation of existing and
potential future groundwater sources
with regard to threats to the quantity and
quality of such sources. The Plan shall
ensure that strategies are established for
the protection of groundwater sources
that are used or likely to be used for public
water supplies.
CF-15 Protection of the City’s Coal Creek Springs
and West Hill Springs watersheds, wells,
and other water sources shall be a high
priority in the designation of appropriate
land uses in the vicinity of these areas and
facilities.
CF-16 The City shall continue its policy of
requiring that water system extensions
needed to serve new development shall
be built prior to or simultaneously with
such development, according to the
size and configuration identified by the
Comprehensive Water Plan as necessary
to serve future planned development.
The location and design of these facilities
shall give full consideration to the ease
of operation and maintenance of these
facilities by the City. The City shall continue
to participate to the extent permitted by
law, through direct participation, LIDs,
and payback agreements, to assist in the
financing of such oversized improvements.
Wherever any form of City finance is
involved in a waterline extension, lines that
promote a compact development pattern
will be favored over lines traversing large
undeveloped areas with uncertain future
development plans.
CF-17 Whenever a street is to be substantially
reconstructed or a new street built, the
City Engineer shall determine whether
water facilities in that street right-of-way
shall be constructed or brought up to the
size and configuration indicated by the
Water Plan and Comprehensive Plan.
CF-18 The City shall continue to recognize
the overall system impacts of new
development upon the City water system
through the collection and appropriate
use of system development charges and
similar fees.
CF-19 The City shall consider the impacts of
potential new development within the
caPItal FacIlItIES ElEmEnt
CF-5 Vol. 3aquifer recharge areas of potable water
sources as part of its environmental
review process and require appropriate
mitigation measures. Such mitigation may
involve hydrogeological studies, testing,
and/or monitoring (including monitoring
wells), spill response planning, spill
containment devices, sanitary sewers, and
the use of best management practices.
CF-20 The City shall promote water conservation
and the wise use of water resources.
CF-21 The City should work with other water
providers to promote effective water
supply management and planning
consistent with the “South King County
Coordinated Water System Plan,” as well
as regional water supply and conservation
goals.
sanitary sewers
The City provided sewer service to a total of 15,398
customer accounts as of June 2015. The system is
primarily a collection system with treatment provided
by Metro. The system includes approximately 200
miles of sewers and force mains and 15 sewer pump
stations. Significant portions of the City’s service
area are currently on septic systems, although plans
for future expansion of sewer service into these
areas is included in the Comprehensive Sewer Plan.
For more details, see the Capital Facilities Plan or
the Comprehensive Sewer Plan.
Objective 1.4. To ensure the efficient transmis-
sion of sanitary sewage to the appropriate treat-
ment and disposal facilities in order to meet the
needs of the existing community and provide for
its planned growth.
Policies
CF-22 The Comprehensive Sewer Plan is
incorporated as an element of this
Comprehensive Plan. The Comprehensive
Sewer Plan for the City of Auburn shall
reflect the planned land uses and densities
of this Comprehensive Plan.
CF-23 The City shall continue its policy of
requiring that sewer system extensions
needed to serve new development
shall be built prior to or simultaneously
with such development, according to
the size and configuration identified
by the Comprehensive Sewer Plan and
Comprehensive Plan as necessary to serve
future planned development. The location
and design of these facilities shall give full
consideration to the ease of operation and
maintenance of these facilities by the City.
The City shall continue to use, to the extent
permitted by law, direct participation,
LIDs and payback agreements to assist
in the financing of such oversized
improvements. Wherever any form of
City finance is involved in a sewer line
extension, lines that promote a compact
development pattern will be favored over
lines traversing large undeveloped areas
where future development plans are
uncertain.
CF-24 Whenever a street is to be substantially
reconstructed or a new street built, the
City Engineer shall determine whether
sewer facilities in that street right-of-
way shall be constructed or brought up
to the size and configuration indicated
by the Comprehensive Sewer Plan and
Comprehensive Plan.
CF-25 The City shall continue to recognize the
overall system impacts of new development
upon the City sewer system, through the
collection and appropriate use of system
development charges or similar fees.
CF-26 The City shall continue to require the
separation of sanitary and storm sewer
facilities wherever combined sewers
may be discovered, and shall continue to
aggressively seek to minimize any storm
water infiltration of the sanitary sewer
system.
CF-27 Within those designated urban density
areas of the City and within the sanitary
sewer utility’s designated service area,
sewerage service should be provided by
public sewers. The City should develop
mechanisms to accommodate conversion
to public sewers of all septic systems within
City of Auburn Comprehensive plAn
CF-6Vol. 3the City’s service area, particularly when
on site systems fail or when public health
and water quality is threatened.
solid Waste
The City of Auburn has a contract with Waste
Management to handle solid waste collection
throughout most of the City of Auburn, and has
a contract with Republic Services in the area of
Lea Hill. Both contracts expire on December 31,
2017. There are approximately 16,000 Waste
Management accounts and 3,800 Republic
Services accounts.
Recycling is handled by Waste Management.
Residential customers are currently recycling
approximately 47% of the waste stream curbside.
Objective 1.5. To provide area residents and busi-nesses with a universal and compulsory system for collection and disposal of all solid waste, in-cluding ample waste reduction and recycling op-portunities intended to maximize diversion of the City’s waste stream away from costly landfills, in-cineration, or other solid waste disposal facilities, and to conserve exhaustible resources.
Policies
CF-28 The King County Solid Waste Management
Plan and Solid Waste Interlocal Forum,
except as modified by City of Auburn
Ordinance 4413 and this Plan shall form
the basis for solid waste management
activities within the City.
CF-29 The City shall continue to fund solid waste
collection, disposal and waste reduction
and recycling programs and services
through the existing solid waste utility, with
supplemental funding provided through
available grants.
CF-30 The City shall implement solid waste
management programs and services
that provide ample opportunities and
incentives to maximize the community’s
participation in local and regional waste
reduction and recycling efforts.
CF-31 The City’s solid waste management
programs shall be developed to make
waste reduction and recycling efficient,
reliable, cost-effective, and convenient for
all residents and businesses.
CF-32 The City encourages and should promote
the use of products manufactured from
recycled materials, and the use of materials
that can be recycled. City Departments
and contractors shall use recycled and
recyclable products whenever and
wherever feasible.
CF-33 The City shall implement solid waste
reduction and recycling programs that
have the cumulative effect maintaining
the 50 percent waste reduction and
recycling goal (recycling tons/total solid
waste stream).
CF-34 The City shall periodically monitor and
evaluate the effectiveness of Auburn’s
waste reduction and recycling programs
to ensure that local and state goals and
policies are being met.
CF-35 The City shall promote the recycling
of solid waste materials by providing
opportunities for convenient recycling and
by developing educational materials on
recycling, composting and other waste
reduction methods.
storm Drainage
As of October 2015, the City Storm Drainage
System serves over 17,600 customers, exclusively
within the City limits. The System consists of a
combination of open ditches, closed conveyance
pipes, water quality facilities, and pump stations.
For more details, see the Capital Facilities Plan or
the Comprehensive Storm Drainage Plan.
Objective 1.6. To ensure that collection, convey-
ance, storage and discharge of storm drainage
is provided in a sufficient and environmentally
responsible manner, in order to meet the needs
of the existing community and provide for its
planned growth.
caPItal FacIlItIES ElEmEnt
CF-7 Vol. 3Policies
CF-36 The City of Auburn Comprehensive Storm
Drainage Plan is incorporated as an
element of this Comprehensive Plan.
CF-37 The City shall require developers to
construct storm drainage improvements
directly serving the development, including
any necessary off-site improvements.
CF-38 The City shall require that off-site storm
drainage improvements needed to serve
new development shall be built prior to
or simultaneously with such development,
according to the size and configuration
identified by the Comprehensive Storm
Drainage Plan as necessary to serve
future planned development. The location
and design of these facilities shall give
full consideration to the ease of operation
and maintenance of these facilities by
the City. The City should continue to use
direct participation, LIDs and payback
agreements to assist in the financing of
off-site improvements required to serve
the development.
CF-39 The City shall recognize the overall system
impacts of new development upon the City’s
drainage system, through the collection of
system development charges or similar fees
to assist in the financing of new and oversized
(e.g., regional drainage improvements).
CF-40 The City should continue to fund and
provide storm drainage services through
the existing storm drainage utility. The
City’s storm drainage utility should
be responsible for implementation,
maintenance and operation of the City’s
storm drainage system and to seek out
sources of storm water pollution and
correct them.
CF-41 Appropriate rates and system
development charges shall be assessed to
fund the ongoing maintenance, operation,
and capital expenditures of the utility,
in accordance with the Comprehensive
Storm Drainage Plan. Periodic cost of
service studies shall be completed to
reassess the monthly service and system
development charges.
CF-42 Drainage facilities serving the larger
community should be owned, operated,
and maintained by the City’s storm
drainage utility. Drainage facilities serving
individual properties are discouraged;
however, if determined by the City Engineer
to be essential, they should be owned,
operated, and maintained by the property
owner in accordance with a recorded
maintenance agreement approved by the
City. The maintenance agreement shall
include provisions that will preserve the
City’s ability to ensure the long-term use
of the drainage facility, and may include
the granting of an easement over the
facility to the City. Maintenance intensive
drainage facilities designed to serve as
a multifunctional private resource (e.g.,
private parks, wetland mitigation) should
not be owned, operated, or maintained
by the utility. The utility shall ensure that
all private and public storm drainage
improvements are designed, constructed,
operated and maintained in accordance
with the Comprehensive Storm Drainage
Plan and Comprehensive Plan.
CF-43 The City shall encourage the use of
regional-scale water quality and quantity
control facilities as a means of controlling
drainage and flood waters.
CF-44 Wherever possible, regional detention
facilities should be utilized as a
multifunctional community resource.
When selecting a site and designing a
regional storm drainage facility, the City
should consider other public benefits
such as recreational, habitat, cultural,
educational, open space and aesthetic
opportunities.
CF-45 The City shall promote policies that seek to
maintain the existing conveyance capacity
of natural drainage courses.
CF-46 Whenever a street is to be substantially
reconstructed or a new street built, the City
Engineer shall determine whether drainage
City of Auburn Comprehensive plAn
CF-8Vol. 3facilities in that street right-of-way shall
be constructed to adequately service the
street and whether they should be brought
up to the size and configuration indicated
by the Comprehensive Storm Drainage
Plan. If the inclusion of water quality and
quantity control facilities is not feasible,
as determined by the City Engineer, when
street reconstruction occurs, off-site
mitigation may be considered regionally as
proposed within the Comprehensive Storm
Drainage Plan to meet the City’s storm
drainage requirements as determined by
the City Engineer.
CF-47 The City shall require the separation
of sanitary and storm sewer facilities
wherever combined sewers may be
discovered.
CF-48 In selecting the preferred Comprehensive
Storm Drainage Plan sub-basin alternative
for implementation by the City’s storm
drainage utility, the City shall consider the
following factors:
1.The most efficient and cost-effective
means of serving a sub-basin or
combination of sub-basins
2.The ability of the alternative to
implement source control best
management practices and to avoid or
mitigate environmental impacts, such
as impacts to existing wetlands, and
the degree to which the alternative
promotes water quality treatment, and
protects aquatic and riparian habitat
3.Consistency with Comprehensive
Storm Drainage Plan policies and
recommendations and compatibility
with stormwater improvement policies
and recommendations presented in
other regional stormwater plans
4.Restrictions or constraints associated
with receiving waters
5.The ability to develop a multiuse facility
6.The degree to which the alternative
preserves, increases, and is compatible
with existing open space
7.Consistency with existing and future
planned development
8.The advantages and disadvantages
of storage versus conveyance while
ensuring adequate treatment for
water quality treatment
9.The degree to which the alternative
preserves and enhances existing native
vegetation and existing drainage
courses
10.The alternative’s effectiveness at
reducing the flood hazard impacts
that would result from the 25-year-
design storm event
CF-49 The City’s storm drainage Utility shall strive
to meet the environmental protection
goals of the Comprehensive Plan through
compliance with and implementation of the
policies contained herein. Environmental
issues such as water quality and fish
habitat protection shall be considered in
all new development applications and
new storm drainage improvements.
CF-50 The Storm Drainage Utility shall work with
other jurisdictions and agencies to address
regional water quality issues.
CF-51 The City shall seek opportunities, where
feasible, to reintroduce treated urban
runoff back into the groundwater system
as new development and redevelopment
occurs in order to minimize urbanization
impacts to the hydrology of natural river
systems.
CF-52 The City shall evaluate the feasibility of
improving the water quality of its existing
discharges into river systems, in order to
enhance water quality in response to the
Endangered Species Act.
CF-53 The City shall seek to minimize impacts
to natural river system hydrology by
encouraging pretreatment of surface
flows from new development, and
reintroduction into groundwater, where
feasible.
caPItal FacIlItIES ElEmEnt
CF-9 Vol. 3Communications and Data infrastructure
Objective 1.7. To enhance the City’s communica-
tions and data infrastructure through installation
of City-owned conduit throughout the city.
Policies
CF-54 To allow for expansion of the City’s conduit
system with minimal disruption to streets
and at a lower cost to the public, the City
shall require the placement of conduits
as part of arterial street (as defined in
the City of Auburn Transportation Plan)
improvement projects, whether private or
public.
CF-55 The City shall explore new technologies
that may provide additional opportunities
for the City to use its communications and
data infrastructure to enhance its provision
of public services.
CF-56 To increase system-wide coordinated
management of facilities, the City shall
work toward increasing the number of
remote monitoring facilities for utility
facilities, traffic control devices, and other
equipment located throughout the city.
CF-57 Whenever possible, make remote data
access available to City police officers,
inspectors, utility staff, and other field
personnel.
PuBlIc BuIldIngS
To maximize public access and provide for the
appropriate location and development of public
and institutional facilities that serve the cultural,
educational, recreational, religious and public
service needs of the community and the region.
overall
Objective 1.8. To site public and institutional
buildings in accord with their service function and
the needs of the members of the public served by
the facility.
Policies
CF-58 Downtown shall continue to be the
business center of City government, and
the City shall seek to site all of its business
functions in the downtown area.
CF-59 All “people-oriented” City facilities should
be located in high-amenity sites. Les
Grove Park and downtown are particularly
appropriate sites for senior services,
community centers, libraries, museums,
etc.
CF-60 City park buildings should be developed
in accord with the Parks, Recreation, and
Open Space Element.
CF-61 The siting, design construction and
improvement of all public buildings and
spaces shall be done in full compliance
with the Americans with Disabilities Act.
CF-62 Public and institutional facilities should
incorporate practices that reduce energy
consumption, reduce the emission of
greenhouse gases, conserve water, and
preserve native vegetation.
CF-63 Public and institutional facilities that
attract a large number of visitors (City
Hall, museums, libraries, educational
facilities, permit and license offices, health
and similar facilities, etc.) should be sited
in areas that are accessible (within 1/4
mile) by transit.
CF-64 The City shall encourage other agencies to
follow these siting principles in considering
new sites for public buildings.
CF-65 The location of religious institutions,
private schools, community centers, parks
and similar public or institutional facilities
shall be related to the size of the facility
and the area served. Citywide facilities
should be sited in visible and accessible
locations.
CF-66 Small public or institutional facilities
intended to serve one or two residential
neighborhoods may be located within
a neighborhood. Larger public or
institutional facilities intended to serve
City of Auburn Comprehensive plAn
CF-10Vol. 3mainly Auburn residents or businesses
shall be located along major arterial
roads within the community-serving area
of Auburn; however, elementary schools
should be given flexibility to locate along
smaller roads. Buffering from adjacent
land uses may be required.
CF-67 The location of utility facilities is often
dependent upon the physical requirements
of the utility system. Sewage lift stations,
pump stations, water reservoirs, and other
similar facilities should be sited, designed,
and buffered (through extensive screening
and/or landscaping) to fit in harmoniously
with their surroundings. When sited within
or adjacent to residential areas, special
attention should be given to minimizing
noise, light, and glare impacts.
CF-68 Public facilities of an industrial or
heavy commercial character should be
confined to the region-serving area of
Auburn, unless no other reasonable siting
opportunity exists, in which case siting
still must comply with applicable zoning
standards. Examples of such facilities
are the City maintenance and operations
facility, state and regional solid waste
facilities, and the Auburn School District
bus barn.
CF-69 The siting and relocation of City
maintenance and operation facilities shall
be responsive to growing demands for
utility, transportation, and fleet services,
and shall also account for the City’s role in
emergency preparedness and response.
Essential Public Facilities: According to the GMA
(RCW 36.70A.200):
“Essential public facilities include those
facilities that are typically difficult to site
such as airports, state education facilities,
state or regional transportation facilities
as defined in RCW 47.06.140, state and
local correctional facilities, solid waste
handling facilities, and in-patient facilities
including substance abuse facilities,
mental health facilities, group homes, and
secure community transition facilities as
defined in RCW 71.09.020.”
More generally, essential public facilities are
facilities, conveyances, or sites that meet the
following definition: (1) the facility, conveyance
or site is used to provide services to the public;
(2) these services are delivered by government
agencies, or private or nonprofit organizations
that are under contract to or with substantial
funding from government agencies, or by private
firms or organizations subject to public service
obligations; and (3) the facility or use of the site is
necessary to adequately provide a public service.
The Growth Management Act requires that every
comprehensive plan include a process for siting
essential public facilities. No comprehensive plan
can preclude the siting of essential public facilities
within the community. The Growth Management
Act includes these provisions because siting
certain public facilities has become difficult due
to the impacts many of these facilities have on
the adjacent community. Many factors contribute
to this problem, including increased demand for
facilities to serve a growing population, increased
competition for land as the state becomes more
urbanized, problems with siting processes, and
judicial decisions that compel jurisdictions to
provide certain facilities. By including a process
for siting essential facilities in the Comprehensive
Plan, deficiencies in the siting process can be
minimized.
This section contains Auburn’s process for siting
essential public facilities. This is an interim process
until development regulations are incorporated
into city code. When that process is developed,
Auburn may modify these procedures to reflect
the Council’s recommendation.
CF-70 Essential Public Facility Siting Process.
General:
1.The City will review proposals through the
process outlined in Parts 3 through 8 below,
if the essential public facility largely serves a
regional, countywide, statewide, or national
need, and is included in a policy sense within
an adopted state or regional plan that meets
both of the following criteria:
caPItal FacIlItIES ElEmEnt
CF-11 Vol. 3a.The state or regional plan was developed
through an appropriate public process
(including at least one local public
hearing) and has undergone a NEPA
and/or SEPA review.
b.A clear policy statement supporting
the type of facility proposed must
be included. The plan should also
include, in a policy sense, a set of siting
guidelines to be used for such a facility.
Such criteria may include but are not
limited to the type and sufficiency
of transportation access, colocation
requirements, preferred adjacent land
uses, on- or off-site security and/or
mitigation, and required public facilities
and services.
2.If the essential public facility largely serves
a regional, countywide, statewide or national
need and is not part of an adopted state or
regional plan, the proponent will be required
to request that the appropriate state or
regional plan be amended to include the
proposal meeting the criteria contained
in Part 1 above. The proposal will also be
reviewed following the process outlined in
Parts 3 through 8.
Essential Public Facilities of a regional,
countywide, statewide, or national nature:
3.Essential public facilities of a regional,
countywide, statewide or national nature
will be reviewed by the City through the
special area plan process. The boundaries of
the special area plan will be set at a scale
directly related to the size and magnitude of
the proposal. For facilities of regional, state,
and national need, an alternative analysis will
be performed, but will not be limited to, the
guidelines described in Part 1 above. Auburn
staff shall participate in the review process
of Part 1 above, and use the data, analysis,
and environmental documents prepared in
that process to aid the City’s special area
plan review, if Auburn determines that those
documents are adequate. If the facility
requires other development permits, those
approvals also shall be considered within the
review process.
4.Impacts of the proposed essential public
facility must be identified and an appropriate
mitigation plan developed. Unless otherwise
governed by state law, the financing strategy
for the mitigation plan shall be structured so
that the costs of the plan shall be allocated
proportionally on a benefit basis using
nonlocal sources of funding, although local
sources of funding may also be used.
5.The special area plan process to be used
for essential public facilities of a regional,
countywide, statewide or national nature
shall follow the City’s Comprehensive Plan
amendment process that includes multiple
opportunities for public involvement.
6.An analysis of the facility’s impact on City
finances shall be undertaken. If the study
shows that locating a facility in a community
would result in a disproportionate financial
burden on the City of Auburn, an agreement
with the project’s proponents must be
executed to mitigate the adverse financial
impact or the approval shall be denied.
Essential Public Facilities of primarily local
nature:
7.If the essential public facility meets largely
local needs (for example, in-patient facilities,
including substance abuse facilities, mental
health facilities and group homes), the facility
shall be considered based upon Section 8
below.
All Essential Public Facilities:
8.The following criteria shall be used to
evaluate all applications to site essential
public facilities:
a.Whether there is a public need for the
facility
b.The impact of the facility on the
surrounding uses and environment, the
City and the region
c.Whether the design of the facility or
the operation of the facility can be
conditioned, or the impacts mitigated,
in a manner similar to those used in
traditional private development, in order
City of Auburn Comprehensive plAn
CF-12Vol. 3to make the facility compatible with the
affected area and the environment
d.Whether a package of mitigating
measures can be developed that
would make siting the facility within the
community more acceptable.
e.Whether the factors that make the
facility difficult to site can be modified
to increase the range of available sites
or to minimize impacts on affected
areas and the environment.
f.Whether the proposed essential public
facility is consistent with the Auburn
Comprehensive Plan.
g.Essential public facilities shall comply
with any applicable state siting
and permitting requirements (e.g.,
hazardous waste facilities).
h.Whether the State proves by clear,
cogent, and convincing evidence that (1)
a sufficient and reasonable number of
alternative sites have been fully, fairly,
and competently considered, and (2)
such sites were found to be unsuitable
for an SCTF for reasons other than the
cost of property.
i.Whether careful analysis has been
completed to show that siting of the
facility will have no undue impact
on any one racial, cultural, or
socioeconomic group, and that there
will not be a resulting concentration
of similar facilities in a particular
neighborhood, community, jurisdiction
or region.
CF-71 The Director shall determine whether a
development application will result in a
significant change of use or a significant
change in the intensity of use of an existing
essential public facility. If the Planning
Director determines that the proposed
changes are significant, the proposal will
be subject to the essential public facility
siting process as defined in Policy CF-69.
If the Planning Director determines that
the proposed changes are insignificant,
the application shall be reviewed through
the City’s standard development review
procedures. The Planning Director’s
determination shall be based upon:
1.The proposal’s impacts on the
surrounding area
2.The likelihood that there will be future
additions, expansions, or further
activity related to or connected with
the proposal
One of the difficulties of siting essential public
facilities is that they are allowed in some but not all
appropriate areas. To help address this problem,
Auburn shall allow essential public facilities in all
zones where they would be compatible. The types
of facilities that are compatible will vary with the
impacts likely from the facility and the zoning
district. In the M-2 Zoning District, many essential
public facilities will be compatible uses and broad
use categories allowing such uses should be
included in the zone.
CF-72 Essential public facilities shall be allowed
in those zoning districts in which they
would be compatible and impacts can
be mitigated. In situations where specific
development standards cannot be met, but
it is determined that the facility can be made
compatible, the City Council can waive those
specific standards with the requirement
that appropriate mitigation is provided. The
M-2 Zoning District should include broad
use categories that allow all essential public
facilities that are difficult to site as permitted
or conditional uses as appropriate.
CF-73 Essential public facilities should be
equitably located throughout the City,
county and state. No jurisdiction should
absorb a disproportionate share.
CF-74 Essential public facilities of a regional,
countywide, statewide or national nature
should be restricted to the region-serving
area of Auburn. Such facilities should be
located in relationship to transportation
facilities in a manner appropriate to their
transportation needs. Extensive buffering
from adjacent uses may be required.
Facilities that generate a significant
amount of truck traffic should be located
on major arterial streets.
PRIVATE UTILITIES ELEMENT
TABLE OF CONTENTS
Vision .................................................................PU-1
Conditions and Trends ....................................PU-1
Introduction .....................................................PU-2
Values ..............................................................PU-2
Planning Approach ........................................PU-2
PRIVATE UTILITIES ELEMENT
Vol. 4Volume 4
PU-1
PriVate utilities element
vISIon
Private utilities in Auburn are planned, designed, and constructed in a manner that adequately supports
the future growth scenarios predicted in the City’s Land Use Element and that meets the needs of
residents, visitors, and businesses. Sustainability is a principle that guides decisions for where utilities
are placed, how they are constructed, how they are operated and maintained, and how all aspects of
design, construction, and operation are funded.
condItIonS and trEndS
electricity and natural Gas
Puget Sound Energy provides electrical and nat-
ural gas service to the City of Auburn and its po-
tential annexation area. PSE is an investor-owned
private utility that provides service to approxi-
mately 1.2 million customers in a service area that
covers 6,000 square miles.
Electricity
PSE builds, operates, and maintains an electri-
cal system consisting of generation, transmission,
and distribution facilities. Facility technology for
electricity transmission may change in the future
in order to respond to the need for more efficient
facilities, address various electromagnetic field
and health concerns, and diversify resources.
Utility policies should be updated in the future
to consider changes in technology, facilities, and
services.
Natural Gas
The Northwest Pipeline Corporation and
Enumclaw Natural Gas also have gas lines in the
southeastern portion of the City. Northwest
Pipeline Corporation’s only customer in Auburn is
Enumclaw Natural Gas. Enumclaw Natural Gas
serves Auburn residential customers in the area
of the Auburn Adventist Academy.
telecommunications
Telecommunications includes a wide range
of services including conventional telephone,
cellular telephone, and cable television.
Telecommunications technology continues to
change rapidly.
Conventional Telephone
Conventional local telephone service to the City is
provided by CenturyLink. CenturyLink is a global
provider of telecommunications services.
Calls are switched at facilities called central of-
fices. Typically, four main lines leave each cen-
tral office – one in each direction. Auburn’s cen-
tral office is located in downtown Auburn.
Several carriers provide long distance service
to the area. These providers have underground
fiber-optic cables passing through the City of
Auburn.
Cellular Telephone
Cellular telecommunications provide mobile
telephone communications via radios that send
and receive signals from a network of receivers
mounted on utility poles, towers, buildings, or
other structures on private property or within a
right-of-way. Cellular communication companies
offer digital voice, messaging, and high-speed
wireless data services to customers.
Cellular telephone service within the City, its po-
tential annexation areas, and the Puget Sound
region overall is provided by multiple private
City of Auburn Comprehensive plAn
PU-2Vol. 4companies. Cellular providers are regulated
by the Federal Communications Commission.
Technology and business practices in the area of
telecommunications continue to change rapidly.
Cable Television
Cable television service is provided by Comcast
through a combination of aerial and underground
cables. The locations of existing and planned
cable lines are shown on Map 6.4.
IntroductIon
The Growth Management Act requires the City of
Auburn to include a Private Utilities Element within
its Comprehensive Plan. The element should pro-
vide a framework for the efficient and predicta-
ble provision and siting of utility facilities and ser-
vices within the City, consistent with each serving
utility’s public service obligations. This element
covers private utilities (those not provided by the
City of Auburn), and includes electricity, telecom-
munications, and natural gas. City-owned water,
sewer, and stormwater utilities are described
within the Capital Facilities Element (Chapter 3)
of this Comprehensive Plan.
Investor-owned utilities in the state of Washington
are regulated by the Washington Utilities and
Transportation Commission. State law regulates
the rates, charges, services facilities, and practic-
es of utilities. Any changes in policies of these as-
pects of utility provision require WUTC approval.
The primary responsibility for the planning of pri-
vate utilities rests with utility providers. Clearly,
however, planning cannot take place without
open lines of communication between the City
and utility providers. The City acknowledges that
some private utility providers are not willing to
provide capacity or future construction plans, as
some of this information may affect their com-
petitiveness or be considered proprietary. Private
utilities, however, must recognize that not pro-
viding relevant information may hinder the City’s
ability to assist them in their projects.
valuES
Character: Private utilities will provide a positive
contribution to the quality, aesthetics, and func-
tionality of the community.
Wellness: Utility infrastructure and systems sup-
port the delivery of safe and efficient electricity,
gas, and telecommunications.
Service: Utility infrastructure and systems sup-
port the City’s goals of providing accessible and
transparent government services and processes.
Economy: Businesses are served by utility infra-
structure meeting or exceeding the needs for
market entry and future growth.
Celebration: Telecommunication systems are fully
utilized to reach a broader cross-section of the
community in a way that brings people togeth-
er for civic activities, cultural events, and social
awareness.
Environment: Siting, installation, and mainte-
nance of utilities will ensure protection, preser-
vation, and respect of the wildlife habitat, water
quality, and environmentally sensitive features.
Sustainability: When designing, constructing,
and maintaining utilities, a long-term investment
horizon is favored over concepts that only provide
short-term benefits and outcomes.
PlannIng aPProach
objectives and Policies
Objective 1.1. To allow the development of private
utilities to meet the needs of the existing commu-
nity and provide for its planned growth consistent
with serving utilities’ public service obligations.
Policies
PU-1 Private utility companies are recognized as
providers of important services necessary
for maintaining current and future lifestyles.
PU-2 Private utility providers should refer to the
City’s Comprehensive Plan Map for guid-
ance regarding future land uses and inten-
sities. Private utility facilities and systems
should be consistent with the uses and
densities allowed by the Comprehensive
Plan and Zoning Code. The City will reg-
ularly provide this information, and infor-
mation on pending development propos-
als (both public and private), to the appro-
priate provider. In return, the City expects
a cooperative posture toward coordinated
and sensitive expansion of infrastructure.
PrIvatE utIlItIES ElEmEnt
PU-3 Vol. 4PU-3 Private utility companies should strive to
provide utility services to all segments of
the Auburn population and areas of the
community.
Objective 1.2 . To improve the safety, visual quality,
and efficiency of private utility facilities consistent
with the serving utilities’ public service obligations.
Policies
PU-4 The City shall require that new private
utility distribution, service, and telecom-
munication lines be located underground
within all new developments. The City will
also work with utility companies to re-
locate existing distribution, service, and
telecommunication lines underground as
a part of new development whenever it
is technologically feasible, and as part of
City capital roadway projects whenever it
is economically and technologically feasi-
ble. Expansions and upgrades completed
by private utilities will be required to be
underground unless they meet appropri-
ate exemptions.
PU-5 Common utility trenches should be en-
couraged and coordinated by both private
and public providers whenever possible.
PU-6 To reduce visual clutter, antennas, relay
mechanisms, and similar structures
should be located on existing poles, struc-
tures, or buildings whenever possible.
When deemed feasible and necessary
to minimize impacts on adjacent uses or
views by the City, visual screening may be
required.
PU-7 The City shall consider the environmental
impacts of proposed utility facilities as a
part of its environmental review process.
When requested by the City, the utility
provider shall furnish documentation of
current research results and/or provide
additional information related to determi-
nation of the potential environmental im-
pacts, if any, from the proposed facilities.
PU-8 Construction of facilities and provision of
services by private utility providers within
the City of Auburn shall be in compliance
with all of the goals and policies of this
Comprehensive Plan.
PU-9 Decisions regarding private utility facil-
ities within Auburn should consider the
safe, adequate, and efficient availability
of these utilities to other jurisdictions.
PU-10 The location of utility facilities is often de-
pendent upon the physical requirements of
the utility system. All utility facilities should
be sited, designed, and buffered (through
extensive screening and/or landscaping)
to fit in with their surroundings harmoni-
ously and safely. When sited within or ad-
jacent to residential areas, special atten-
tion should be given to minimizing noise,
light, and glare impacts.
TRANSPORTATION ELEMENT
TABLE OF CONTENTS
Vision ....................................................................T-1
Introduction .........................................................T-1
Purpose ...............................................................T-1
GMA Requirements ............................................T-1
How the City Uses the Plan...............................T-2
TRANSPORTATION ELEMENT
Volume 5
T-1
TransporTaTion elemenT
vISIon
The Comprehensive Transportation Plan reflects the current and future needs of the Auburn community
and, in doing so, seeks to:
•enhance the quality of life for all Auburn residents;
•encourage healthy community principles through nonmotorized travel;
•promote a transportation system that supports local businesses and enhances economic development
opportunities;
•create a transportation system that is efficient, uncomplicated, and welcoming to visitors; and
•provide a balanced, multimodal transportation system that addresses both local and regional needs.
This chapter provides only a brief overview of the
City’s Transportation Element. Interested parties
may access the plan in its entirety at the City’s
website at:
City of Auburn Transportation Element
in PDF format, or from the City’s Comprehensive
Plan web page at:
City of Auburn Comprehensive Plan Web Page
The Transportation Element may also be viewed
at the City’s offices during regular business hours.
IntroductIon
The transportation system is a vital component
of Auburn’s social, economic, and physical struc-
ture. The primary purpose of the transportation
system is to support the movement of people and
goods within the City and connect the City to the
broader region. Secondarily, it influences pat-
terns of growth, development and economic ac-
tivity by providing access to adjacent land uses.
Planning for the development and maintenance
of the transportation system is a critical activity
promoting the efficient movement of people and
goods, ensuring emergency access, and optimiz-
ing the role transportation plays in attaining other
community objectives.
PurPoSE
The Comprehensive Transportation Plan is the
framework for transportation planning in Auburn.
It functions as the overarching guide for chang-
es to the transportation system. The Plan evalu-
ates the existing system by identifying key assets
and improvement needs. These findings are then
incorporated into a needs assessment, which
guides the future of the transportation system.
This Plan is multimodal, addressing multiple
forms of transportation in Auburn including the
street network, nonmotorized travel, and transit.
Evaluating all modes enables the City to address
its future transportation needs in a comprehen-
sive and balanced manner.
gma rEquIrEmEntS
Washington State’s 1990 Growth Management
Act (GMA) requires that transportation planning
be directly tied to the City’s land use decisions and
fiscal planning. This is traditionally accomplished
through the adoption of the Transportation
Element of the Comprehensive Plan. Auburn ful-
fills this mandate by adopting the Comprehensive
Transportation Plan as the Transportation Element
of the City’s Comprehensive Plan. Vol. 5
City of Auburn Comprehensive plAn
T-2Vol. 5In order to be GMA compliant, the Comprehensive
Transportation Plan must
•inventory the existing transportation system inorder to identify existing capital facilities andtravel levels as a basis for future planning;
•identify level-of-service (LOS) standards forall arterials, transit routes, and state-ownedfacilities as a gauge for evaluating systemperformance;
•specify actions and requirements for bringinginto compliance locally owned transportationfacilities or services that are below anestablished level-of-service standard;
•determine existing deficiencies of the system;
•use land use assumptions to estimate futuretravel, including impacts to state-ownedfacilities;
•identify future improvement needs from atleast ten years of traffic forecasts based onthe adopted land use plan;
•include a multiyear financing plan based onthe identified needs;
•address intergovernmental coordination; and
•include transportation demand managementstrategies.
h ow thE cIt y uSES th E Plan
The Comprehensive Transportation Plan pro-
vides policy and technical direction for develop-
ment of the City’s transportation system through
the year 2035. It updates and expands the 2009
Comprehensive Transportation Plan by recog-
nizing network changes since the last plan, eval-
uating current needs, and identifying standards
for future development and various infrastruc-
ture improvement scenarios. The Plan under-
went a major update in 2005 and a midterm up-
date in 2009 to incorporate the Lea Hill and West
Hill annexation areas into the Plan.
needs assessment
A system-wide, multimodal needs assessment
was conducted throughout plan development
to ascertain which aspects of Auburn’s existing
transportation system work well and which ones
need improvement. An evaluation of potential
solutions and investment priorities was also con-
ducted as part of this process. The end result is
that Auburn has a more thorough understand-
ing of system deficiencies, how best to address
these deficiencies, and direction for expanding
the system in a sustainable manner.
pu blic involvement
During 2014 the City held a number of commu-
nity meetings through the Imagine Auburn vi-
sioning process. The meetings included discus-
sions of capital investments in transportation
infrastructure and other transportation related
issues which have been incorporated into this
document.
As part of the adoption process, the Plan is
also reviewed by the City of Auburn Planning
Commission, including a hearing where mem-
bers of the public are provided the opportunity
to provide input on the plan, and is then reviewed
and adopted by the City Council.
policy Development
The City creates policies to state preferences for
preservation of the existing system and develop-
ment of the future transportation system. Policies
can be qualitative in nature, but often they are
quantitative and prescribe a specific standard.
Policies are also important for communicating
the City’s values and needs to neighboring juris-
dictions and regional and state agencies. Having
established policies in place enables the City to
more effectively influence change in keeping
with its needs and objectives.
level of service and Concurrency
The concurrency provisions of the 1990 Growth
Management Act (GMA) require that local gov-
ernments permit development only if adequate
public facilities exist, or can be guaranteed to
be available within six years, to support new
development.
The GMA requires each local jurisdiction to
identify facility and service needs based on lev-
el-of-service (LOS) standards. Auburn ensures
that future development will not cause the sys-
tem’s performance to fall below the adopted
tranSPortatIon ElEmEnt
T-3 Vol. 5LOS standard by doing one or a combination of
the following: limiting development, requiring
appropriate mitigation, or changing the adopt-
ed standard.
Capital Facilities plan and Transportation
improvement program
The City uses the Transportation Improvement
Program (TIP) and Capital Facilities Plan (CFP)
to develop a financial plan for capital improve-
ments in Auburn, thus enabling the City to fulfill
the GMA requirement of having a multiyear fi-
nancing plan based on the identified transpor-
tation needs.
The TIP, is a financial planning tool used to im-
plement the list of transportation improvement
projects identified in the Transportation Plan.
It is a six-year plan which is reviewed and up-
dated annually by the City Council to reflect
changes to project priorities and funding cir-
cumstances. The first three years of the plan are
fiscally constrained. Traffic impact fees on new
development are determined by the cost of the
capacity projects included in the TIP.
The Capital Facilities Plan is also an annually
adopted six-year financing plan. However, it is
fiscally constrained for all six years. Unlike the
TIP, the CFP is an adopted element of the City’s
Comprehensive Plan.
regional Coordination
In addition to being influenced by factors with-
in the City, Auburn’s transportation system is in-
fluenced by what happens beyond its City limits:
growth in neighboring communities, infrastruc-
ture maintenance by regional agencies, the lack
of funding for road maintenance, new capacity
projects, and competing demands for transit ser-
vices. This Plan calls for effective interjurisdic-
tional actions to address cross-border issues and
to mitigate the impact of new development. The
Plan also recognizes that other jurisdictions, par-
ticularly state agencies and transit providers, are
responsible for a major share of the transporta-
tion facilities serving Auburn.
ECONOMIC DEVELOPMENT ELEMENT
TABLE OF CONTENTS
Vision .................................................................ED-1
Conditions and Trends ....................................ED-1
Introduction .....................................................ED-3
Values ..............................................................ED-3
Planning Approach (Goal 17) ........................ED-4
ECONOMIC DEVELOPMENT ELEMENT
Vol. 6Volume 6
e D-1
economic De V elopment element
vISIon
Auburn is a community with a robust and diverse economy where businesses seek to locate, that people
desire to visit, and where residents enjoy a range of commercial offerings. Businesses that locate in
Auburn find it easy to enter the marketplace, encounter ideal conditions for their long-term success, and
become rooted and involved in the community. Visitors continue to return to Auburn because of its high-
quality natural resources, parks, public spaces, and commercial attractions. Residents choose to live in
Auburn because of the diverse, family wage employment opportunities, and access to entertainment,
restaurant, retail, and services.
condItIonS and trEndS
Historical Trends: Historically, a variety of factors
have shaped Auburn’s economy. At the turn of the
20th century, the City offered services to support
agriculture and the railroads. Downtown offered
a full range of services and retail opportunities.
In later years, automotive sales became a signif-
icant factor.
As urbanization of the region expanded to in-
clude Auburn, the vitality of downtown Auburn
was impacted by new shopping malls that were
located outside the community, and by changes
in retail trends. At the same time, Auburn saw
increased importance as a home to large indus-
trial and warehousing operations. This same pe-
riod saw the growth of retail along commercial
“strips” such as Auburn Way and 15th Street NW.
Large retailers such as Fred Meyer, and many
major supermarket chains, chose to locate in the
community.
The development of the SuperMall of the Great
Northwest (now called The Outlet Collection) in
the 1990s led to Auburn becoming a major player
in the regional retail market. Auburn shoppers no
longer needed to leave the City to visit retail malls
for many of their purchases. During that same
decade, Emerald Downs and the Muckleshoot
Casino also contributed to commercial recreation
facilities in Auburn and their associated employ-
ment growth.
Today, Auburn provides approximately 41,000
jobs for residents throughout the region. Auburn
has a strong industrial sector that includes
Boeing, the General Service Administration, and
numerous warehouse and distribution facilities.
Multicare and a growing medical office commu-
nity also provide a significant number of jobs. The
retail and service sectors are expanding as small
businesses are created. Educational uses such
as the Auburn School District and Green River
College also add to the area’s employment base.
While development has continued throughout the
City, downtown Auburn remains the heart and
soul of the community. With its historical char-
acter and pedestrian-oriented development
pattern, downtown Auburn reflects many of the
qualities that other communities are seeking
to achieve. Given its urban center designation,
Auburn Station, and the incentives the City has in
place, downtown Auburn remains poised for con-
tinued revitalization.
employment Growth: Between 1995 to 2013, the
number of jobs located in Auburn increased by
46%. While historically manufacturing jobs were
the largest category, the 2010 Census indicated
that service jobs were the most dominant, fol-
lowed by manufacturing. The remaining job cat-
egories all experienced job growth. The number
of retail jobs increased substantially, as did jobs in
warehousing, transportation, and communication
industries.
City of Auburn Comprehensive plAn
eD-2Vol. 6It is expected that Auburn’s employment base
will continue to grow in the future. The King and
Pierce County Countywide planning policies pro-
ject that Auburn’s job base will increase by just
over 20,000 jobs through 2031. It should be noted
that this number is not a maximum, but rather the
City’s most recent assigned share of future pro-
jected growth in the County.
retail Sales: Auburn’s business community is
keeping pace with both Auburn’s population
growth and its increasing number of affluent
households. Between 2005 and 2008, retail sales
in Auburn increased by roughly 7% or 8% per year.
Following implementation of streamlined sales
tax in 2008 and the global economic decline,
sales tax revenues dropped by 16.5% in 2009.
Since 2009, revenues have increased by 34%.
Streamlined Sales Tax: The state of Washington
adopted “streamlined sales tax” legislation in
2008. Prior to streamlined sales tax, sales tax col-
lection in Washington State was based on site of
origin rather than site of delivery. Under the SST
tax structure, sales tax is collected at the site of
delivery rather than at the location from which
items are shipped. This change in tax structure
has put Auburn at a disadvantage and negatively
impacts its tax revenue.
Specifically, Auburn and similar cities have histor-
ically invested in infrastructure to support busi-
nesses engaged in warehouse and distribution
activities that ship goods to other destinations.
Another concern for Auburn and similar cities
that have invested in infrastructure include how
the debt that has already been extended for such
infrastructure will be paid and how the loss of
a significant source of revenue will affect bond
ratings.
Based on the potential passage of SST, the Auburn
City Council approved Resolution No. 3782 in
November 2004. Resolution No. 3782 outlines an
approach and actions the City will take related
to land use planning, zoning and other matters
in the event a streamlined sales tax proposal or
other similar proposals that change the tax struc-
ture are adopted.
Because of the state of Washington’s implementa-
tion of sales tax mitigation payments to cities such
as Auburn, the impact resulting from streamlined
sales tax has been somewhat lessened. However,
the continued availability of these payments is
not certain due in part to the State’s current and
anticipated fiscal challenges. In addition, the
amount of payments does not equal the total
loss in revenue to the City. The City’s economic
development strategies are dependent upon the
City being able to continue a strong public invest-
ment program in infrastructure and services. The
City’s ability to continue this public investment
is contingent upon maintaining solvent public
revenue streams, particularly sales tax. Sales
tax is the largest source of monies to the City’s
General Fund, approximately 30 percent in 2010.
The City anticipates that current and long-term
fiscal challenges facing the state of Washington
will likely results in the dissolution of the current
sales tax revenue mitigation program. The even-
tual loss of the aforementioned sales tax revenue
will directly and adversely affect the City’s ability
to adequately fund the capital infrastructure and
services necessary to support the realization of
the City’s economic development strategies. This
is especially applicable to industrial areas sup-
porting warehouse and distribution centers that
are origin based in nature.
In 2005 the City of Auburn brought together a
focus group of diverse business and community
interests that identified several economic devel-
opment areas within the City. The focus group’s
effort is reflected in an Economic Development
Strategies document that includes strategies
and actions needed to affect necessary change
for specific strategy areas within the city.
Implementation of these strategies is intended
to enable the City to achieve the City’s economic
development potential. Implementation of ac-
tions and strategies in the Economic Development
Strategies is appropriate and reflected in various
elements of the Auburn Comprehensive Plan.
Since the development of the Economic
Development Strategies document, additional
economic development strategy areas have been
identified to include the SE 312th Street/124th
Avenue SE corridor within the recently annexed
portion of Lea Hill and M Street SE between
Auburn Way North and Auburn Way South.
EconomIc dEvEloPmEnt ElEmEnt
eD-3 Vol. 6IntroductIon
In October of 2015 the City of Auburn initiated the
process for developing a strategic plan to guide
the City’s economic development activities over
the next 10 years. The plan will outline a key set of
strategies and actions that build upon the City’s
current asset base and assist the City in overcom-
ing challenges. The plan will also facilitate the
growth and expansion of existing industry and
business sectors as well as promote investment
in targeted redevelopment corridors. Finally, the
strategic plan will address both the needs and
the impediments of existing business while defin-
ing approaches for attracting and cultivating new
businesses.
The first phase of the project will involve a com-
prehensive communitywide stakeholder input
process and include detailed community anal-
yses that will allow the team to understand
Auburn’s strengths, weaknesses, opportunities,
and threats. In the next phase of the project,
the team will identify and refine the City’s most
promising economic development opportunities
by conducting a market capacity study, percep-
tion study, and target industry analysis. In the last
phase of the project, the team will identify spe-
cific goals, strategies, and actions to capitalize
on its opportunities. The final plan will include an
implementation matrix that assigns responsibility,
outlines timing, and estimates costs.
The project aims to better position the City of
Auburn as great places to live, learn, work, and
play. The plan will balance the needs of existing
businesses with the need to expand and diversify
the City’s employment base. The recommended
strategies and actions will increase employment
in the City as well as its commercial tax base.
The plan will be completed and approved by
the Auburn City Council by August 31, 2016. The
Economic Development Element of the City’s
Comprehensive Plan will be amended to in-
corporate the findings, specific goals, strat-
egies, and actions of the 10-year Economic
Development Strategic Plan following City
Council approval.
Auburn’s economic base drives and shapes the
community and region. Auburn residents and the
surrounding region benefit from the jobs and ser-
vices Auburn’s economic base offers. Through the
payment of sales, property and other taxes, the
City of Auburn can fund and provide services and
public facilities that Auburn residents demand
and/or require.
It is clearly in the City’s best interest to main-
tain and expand our economic base in uni-
son with implementing all of the goals of this
Comprehensive Plan. This section of the plan will
help to define the City’s goals and policies in this
vital area.
valu ES
Character : Our cultural diversity has been lever-
aged to bind our community, expand our market,
and celebrate cultural traditions.
Wellness: We are a safe community with walkable
commercial districts where there the perception
and reality are that crime activity is low and pub-
lic safety staffing meets or exceeds the communi-
ty’s expectations.
Service : Our economic development strategies
focus on supporting the existing business commu-
nity; as a result, recruitment is minimal because
businesses desire to locate here.
Economy : We are able to measure and achieve
defined targets for manufacturing, service, and
retail jobs and revenues.
Celebration: We actively promote our local busi-
nesses and have been successful at making our
residents more aware of what is available local-
ly as well as attracting visitors from beyond our
City.
Environment : Our economy is growing and diver-
sifying because of our efforts to protect our riv-
ers, 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.
City of Auburn Comprehensive plAn
eD-4Vol. 6PlannIng aPProach
To ensure the long-term economic health of the
City and the region through a diversified eco-
nomic base that supports a wide range of em-
ployment opportunities for Auburn’s residents and
those of the region, and through the promotion of
quality industrial and commercial development
that matches the aspirations of the community.
objectives and policies
Objective 9.1. Promote a diversified econom-
ic base capable of withstanding changes in in-
terest rates, inflation, tax structure and market
conditions.
Policies
ED-1 City promotion of new industry shall be
directed at attracting business that di-
versifies the City’s tax base, offers secure,
quality employment opportunities, is sen-
sitive to com munity values, and promotes
the development of attractive facilities.
ED-2 Emerald Downs, the Muckleshoot Casino,
and the Outlet Collection offer oppor-
tunities for economic diversification that
should be optimized by the City.
ED-3 The importance of downtown Auburn as a
unique retail environment and subregional
center of commerce should be considered
in the City’s economic plan.
Objective 9.2. Produce commercial and industrial
siting policies that are based on the assessment
of local needs and the availability of transporta-
tion and other infrastructure required to serve it.
Policies
ED-4 Development of industrial areas should
be based on performance standards ap-
propriate for their sites, with appropriate
flexibility within those stan dards to ac-
commodate changing market conditions.
ED-5 Revitalize depreciated and/or obsolete
commercial and industrial sites through
innovative regulations that redesign such
sites in accordance with modern design
standards and industrial/commercial
uses.
ED-6 Uses that serve regional needs and pur-
poses (such as major industrial plants)
must be separated from community-serv-
ing uses in order to mini mize traffic and
other conflicts.
Objective 9.3. Develop effective land use polices
and economic development strategies that pro-
vide long-term and stable employment, increase
per capita income, and reduce the tax burden of
Auburn residents.
Policies
ED-7 Auburn should continue to provide an eco-
nomic base not only for the Auburn area
but also for the South King County and
North Pierce County regions.
ED-8 Implementation of economic development
programs shall be consistent with the pol-
icies of this plan.
ED-9 The City should develop a formal econom-
ic development strategy as an element of
the Comprehensive Plan that specifically
identifies the types of businesses that are
most consistent with community aspira-
tions, and lay out a program to attract
those businesses.
a. The City should work cooperatively
with other governmental agencies
in its economic development efforts,
including the Muckleshoot Tribe, King
County, Pierce County, the Port, and
the state of Washington.
b. The City should implement its
economic development strategy
through partnerships with private
sector organizations.
c. Identified in the 2005 Economic
Development Strategies documents
are six strategy areas and two
additional strategy areas. These
economic development strategy areas
target population and employment
growth that meet the City’s 20-year
(2031) growth target. Subarea plans
EconomIc dEvEloPmEnt ElEmEnt
eD-5 Vol. 6should be developed for these strategy
areas. The economic development
strategy areas are as follows:
•Auburn Way North Corridor
•Auburn Way South corridor
•Urban Center
•Auburn Environmental Park and
Green Zone
•15th Street SW/C Street SW/West
Valley Highway/SuperMall
•A Street SE corridor
•SE 312th Street/124th Avenue SE
corridor
•M Street SE between Auburn Way
North and Auburn South
ED-10 Ensure that economic development strat-
egies are reviewed regularly in order to
be flexible and respond to changes in the
market.
ED-11 The City should work with the private
sector, school districts, and Green River
College to develop programs to provide
training. Consideration of the special
needs of economically disadvantaged
residents and neighborhoods, and people
with physical impairments and develop-
mental disabilities, should be included in
these programs.
ED-12 Support continued development of the
Sound Transit Commuter Rail system as an
important means of expanding the City’s
and the region’s economic base.
ED-13 City infras tructure plans and programs
should consider economic development
plans and programs.
ED-14 Implement the recommendations of
the City’s 2005 Economic Development
Strategies brochure, including the addi-
tion of the SE 312th Street/124th Avenue SE
corridor, and M Street SE between Auburn
Way North and Auburn Way South. The
City’s 20-year housing and employment
growth shall be concentrated in these
economic development strategy areas.
ED-15 Warehouse and distribution land uses
are not preferred long-term economic
development and land use priorities for
industrially zoned areas of the City, due
to: the loss of sales tax revenue associ-
ated with the State’s implementation of
streamlined sales tax legislation in 2008;
no substantive contribution to an increase
in per capita income for Auburn resi-
dents; no reduction in the tax burden of
Auburn residents; low employment densi-
ties, lower property values; and land use
inefficiencies.
ED-16 Increasing the utilization of land for man-
ufacturing and industrial land uses should
be the City’s preferred economic develop-
ment and land use priority for industrially
zoned areas of the City that are currently
dominated by warehouse and distribution
land uses. The City should promote and
create incentives for new manufacturing
and light industrial uses, and for the grad-
ual conversion of existing warehouse and
distribution land uses to manufacturing
and industrial land uses.
ED-17 To support continued sales tax revenue
growth opportunities in the City, those
areas currently dominated by existing
warehouse land uses that abut existing
commercial retail areas, and that could
take advantage of this proximity to real-
ize substantive value by changing to com-
mercial retail uses, should be considered
for changes in the Comprehensive Plan
and zoning designations that would facil-
itate the conversion of these properties to
commercial retail use.
ED-18 Regulatory and financial incentives will be
identified and implemented where appro-
priate to provide increased opportunities
and encourage the establishment of new
or expanded manufacturing and industri-
al uses and jobs in the City.
ED-19 Support workforce development pro-
grams to help all Auburn residents find
stable, well-paying employment in a wide
range of industries.
City of Auburn Comprehensive plAn
eD-6Vol. 6Objective 9.4. Maintain an adequate supply of
land to support future economic development
and to assure the availability of economic oppor-
tunities for future generations.
Policies
ED-20 Economic development programs should
be viewed as a way to shape the char-
acter of the City’s future economy, rather
than merely a way to re spond to market
trends as they occur.
ED-21 Land suitable for large-scale develop-
ment in the region-serving area of the
City should be identified and designated
for economic development.
a.The integrity of large contiguously
owned properties suitable for in-
dustrial use should be conserved
by the use of appropriate industrial
subdi vision standards.
b.The City should identify and resolve any
environmental constraints affecting
such land by means of appropriate
environmental review procedures as
early as feasible.
c.The need to support such land with
the necessary infrastructure should be
considered in the development of the
City’s public facility plans.
d.Innovative and flexible development
regulations should be utilized to enable
the development of environmentally
constrained sites while protecting
those characteristics.
Objective 9.5. Utilize the City’s unique environ-
mental opportunities and planned infrastructure
to build on and support economic development
efforts.
Policies
ED-22 Integrate the Auburn Environmental Park
into the City’s economic development ef-
forts by encouraging compatible high-
tech businesses to locate in its vicinity.
ED-23 Utilize the future extension of I Street NE
as an economic development opportu-
nity. Development of I Street NE should
establish it as a stand-alone corridor and
not a “back side” to Auburn Way North.
Conditional use permit applications for
commercial uses and nursing homes along
this corridor, whose impacts can be ade-
quately mitigated, should be supported.
ED-24 Use the M Street SE underpass and the de-
velopment of the M Street SE and R Street
SE bypass connection as opportunities to
create and encourage the clustering of
complementary businesses and services
in that area.
PARKS, RECREATION & OPEN SPACE ELEMENT
TABLE OF CONTENTS
Vision .................................................................PR-1
Introduction ......................................................PR-1
Values ...............................................................PR-1
Planning Approach .........................................PR-1
PARKS, RECREATION & OPEN SPACE ELEMENT
Vol. 7Volume 7
PR-1
Pa R ks, RecR eation & oPen sPace element
vISIon
A diverse mix of park and recreation amenities, open spaces, and trails are distributed throughout the
City and accessible to the majority of the population. Nonmotorized trails and paths connect residential
neighborhoods, commercial centers, and other attractions. People are visiting Auburn because of the
robust inventory and quality of park spaces and associated event programming. Community facilities
are accessible and are serving the needs of our seniors, youth, and the rest of the community.
IntroductIon
Adequate parks and recreation facilities are an
essential amenity to maintain a suitable quality
of life in the community. As the population of
Auburn grows, the demand for its parks and
recreational programs will increase. To maintain
Auburn’s quality of life, the supply of these parks
and programs must keep pace with the demand
placed on them by a growing population.
Open space also plays a key role in the quality
of life in an area. While many understand the
concept of the attraction of the western United
States and its “open spaces,” the concept of open
space becomes less clear when it comes to open
space and its appropriateness to a City such as
Auburn. The policies below provide a definition
of open space as applied to Auburn and its
surroundings and provide a framework for the
identification and preservation of these areas.
valuES
Character: Parks, art, and open space are well
designed and appropriately integrated into their
surrounding community.
Wellness: Recreation programs and park amen-
ities are available and accessible to the entire
community.
Service: Awareness of parks, trails, the arts, and
park programming are delivered to residents,
employees and visitors through a thorough mix of
media.
economy: Our parks, open spaces, and events
are a draw to not only those who live and work in
Auburn, but those who reside outside of Auburn.
Celebration: Our parks, recreational facilities,
and open spaces are used to promote our history,
our diversity, and the arts.
environment: Parks, recreational facilities,
and open spaces are designed and operated
in a manner that protects and preserves the
environment.
Sustainability: Park facilities incorporate low-im-
pact development and sustainable development
and operation practices.
PlannIng aPProach
objectives and Policies
Objective 1.1. To provide a broad and
comprehensive park system that meets the
recreational needs of all segments of the
community.
Policies
PR-1 The Auburn Park and Recreation Plan, as
may be amended or updated in the future
is hereby adopted and incorporated as
part of the Auburn Comprehensive Plan.
PR-2 New developments shall contribute to the
development of new parks at a level com-
mensurate with their share of new facil-
ity needs as established by the Park and
Recreation Plan. If the City determines
City of Auburn Comprehensive plAn
PR-2Vol. 7that the development does not contain an
acceptable park site, the City shall require
the payment of cash in lieu of land. The
funds shall be used to acquire land and/
or develop recreational facilities at a lo-
cation deemed appropriate by the City.
Criteria for site acceptability and appro-
priateness shall be environmental limi-
tations, accessibility, maintenance costs,
consistency with the Parks and Recreation
Plan and the ability to meet more of the
Community’s recreational needs by the
coordinated development of parks locat-
ed elsewhere.
PR-3 The City shall explore all means of fund-
ing the purchase of park land including,
but not limited to, bond issuance, the col-
lection of cash in lieu of land and federal,
state, or county grants.
PR-4 The City shall evaluate the impacts of new
development on parks and recreational
resources through the SEPA environmen-
tal review process, and shall take appro-
priate steps to mitigate significant adverse
impacts.
PR-5 The City recognizes the important recre-
ational and transportation roles played
by local and regional trail systems. The
City shall continue to develop a system of
separated trail facilities to move residents
through our community and to adjoining
communities. The local system should be
designed to link up with regional trails and
designated bicycle routes on roads. Safe
routes along existing and proposed road-
ways should be improved and marked for
cyclists. The City should continue to work
with King County and other jurisdictions
to maintain existing facilities and improve
nonmotorized transportation links.
PR-6 The City shall continue to provide a broad
variety of organized recreational and
cultural opportunities for all residents.
Consideration of the diverse interests and
abilities of our residents shall be integral
to the development of athletic, cultural,
specialized recreation and leisure and
educational programs and facilities of-
fered or maintained by the City.
PR-7 The City shall establish and implement
level-of-service standards for parks, park
facilities, open space, and trails.
PR-8 Park impact fees should be established
that help fund the future development of
new parks, park facilities, trails, and ac-
quisition of open space that meet the
needs of an increasing population.
Objective 1.2. To provide for an adequate and
diverse supply of open spaces. Open space
is typically defined as land that will remain
undeveloped or only lightly developed (a trail,
for instance) and will be managed to protect and
enhance the natural environment.
Policies
PR-9 The City shall seek to retain as open space
those areas having a unique combination
of open space values, including: separa-
tion or buffering between incompatible
land uses; visual delineation of the City
or a distinct area or neighborhood of the
City; productive wildlife habitat; wetlands;
floodwater or stormwater storage; storm-
water purification; recreational value; his-
toric or cultural value; aesthetic value; and
educational value.
PR-10 The City shall seek to retain as open space
areas where the soils have been identified
as having the potential for severe or very
severe erosion, landslide hazard, or seis-
mic hazard.
PR-11 The City shall seek to retain as open space
those areas that provide essen tial habitat
for any rare, threatened, or endangered
plant or wildlife species.
PR-12 The City shall seek to acquire open space
lands that provide significant environmen-
tal or social value. Such open space shall
be managed to conserve and improve the
natural, visual, historical, and cultural re-
sources associated with the land.
PR-13 All areas of regulatory floodway within
the City shall be retained as undeveloped
ParkS, rEcrEatIon & oPEn SPacE ElEmEnt
PR-3 Vol. 7open space. However, this shall not pre-
clude the relocation of the Mill Creek
floodway, as long as any such relocation
is consistent with the requirements of the
National Flood Insurance Program.
PR-14 Development within areas designated for
open space uses shall generally be nonin-
tensive in character. Development shall be
designed and sited in a manner that min-
imizes or mitigates disruption of the most
important open space values of the site.
Appropriate uses within designated open
space areas may include (but are not nec-
essarily limited to): parks and other recre-
ational facilities; agriculture; stormwater
storage; and watershed. It is recognized
that designating private property for open
space uses does not establish or promote
any public access rights to such property.
PR-15 The City shall explore all means of open
space acquisition including the outright
purchase of land or the purchase of con-
servation easements.
PR-16 The City shall pursue opportunities to
provide active and passive recreation-
al opportunities, and enhance wetland
and wildlife habitat, within the Auburn
Environmental Park, generally located
north of West Main Street, and south of
15th Street NW between SR 167 and the
Interurban Trail. Grant funding and coop-
erative relationships with recreational and
wildlife organizations shall be pursued to
implement this policy.
APPENDICES
MAPS AND SUPPLEMENTARY REPORTS
Character • Wellness • Service • Economy • Celebration • Environment • Sustainability
APPENDICES
MAPS AND SUPPLEMENTARY REPORTS
A-1 APP. m aPS
The Comprehensive Plan land use map provides a broad overview of the City’s land use designations
and the distribution of land uses throughout the City. For size considerations, the Comprehensive Plan
Land Use Map is not included here, but interested parties may access a PDF of the full map at the City
website:
www.auburnwa.gov/compplan
A GIS version of the map with built-in GIS viewer may also be accessed on the City website:
GIS map showing parcels, zoning, land use, water features, and parks
(https://goo.gl/ISjTjS)
A fully detailed version of the map can also be viewed at the City’s planning department during regular
business hours.
Maps included in the Core Plan (Sections 1–4) and Volume 1 – Land Use Element are the:
1.Comprehensive Land Use Map (no. 1.1);
2.Districts Map (no. 1.2);
3.Designated Areas Map (no. 1.3);
4.Adopted Areas Map (no. 1.4);
5.Impression Corridors Map (no. 1.5); and
6.Gateways Map (no. 1.6)
SuPPlEmEntary rEPortS
Owing to their extensive volume, the appendices to the City’s Comprehensive Plan are not printed here
but can be accessed in PDF form from the City’s website:
www.auburnwa.gov/compplan
Appendix A - Auburn Community Vision Report
Appendix B - Auburn Housing Needs and Characteristics Assessment
Appendix C - Auburn Housing Element Checklist
Appendix D - Auburn Health Impact Assessment
Appendix E - Auburn Public Participation Plan
Appendix F.1 - King County Buildable Lands Analysis
Appendix F.2 - Pierce County Buildable Lands Analysis
Appendix G - Auburn Airport Master Plan
Appendix H - Auburn Community Profile
Appendix I - Auburn Greenhouse Gas Inventory
Appendix J - Parks, Arts & Recreation Open Space Plan