Downtown Plan & Design Standards

DOWNTOWN DESIGN STANDARDS & CODE UPDATE

March 23, 2026 UPDATE

NOTICE OF PUBLIC HEARING

DOWNTOWN DESIGN STANDARDS AND ZONING TEXT AMENDMENT

ZOA26-0003

The City of Auburn is issuing a Notice of Public Hearing for the following described project. The project application may be reviewed at the Auburn Department of Community Development at 1 E Main St., 2^nd Floor, Customer Service Center, Auburn, WA 98001 and by visiting www.auburnwa.gov/landuse.

Proposal: This proposal is a nonproject action to update the City of Auburn’s Downtown Urban Center Design Standards, with associated text amendments to Chapter 18.29 Auburn City Code (ACC) (DUC Downtown Urban Center District). House Bill (HB) 1293, an Act relating to streamlining development regulations for design review, was passed by the Legislature in 2023. HB 1293 requires counties and cities planning under RCW 36.70A.040 to have clear and objective development regulations governing the exterior design of new development. The updated Downtown Design Standards reflect compliance with HB 1293, and the updates to Chapter 18.29 ACC are intended to implement the vision of the adopted Downtown Subarea Plan.

Location: Downtown Urban Center

Notice of Public Hearing:

March 24, 2026

Notice of Adoption:

March 12, 2026

Application Complete:

January 12, 2026

Permit Application:

January 12, 2026

File No.

ZOA26-0003 and SEP26-0004

Applicant/Property Owner:

City of Auburn

25 West Main Street

Auburn, WA 98001

Other Permits, Plans, and Approvals Needed: Planning Commission recommendation and City Council adoption

Public Hearing: The Planning Commission will conduct a public hearing on the text amendments on April 7, 2026 at 7:00 p.m. The public hearing will be held in person and virtually. The meeting will be held in person in the City Council Chambers, 25 W Main St., Auburn, WA, 98001.To attend the meeting virtually please enter the meeting ID into the ZOOM app or call into the meeting at the phone number listed below. Join the ZOOM meeting at the following web address: Join from PC, Mac, iPad, or Android: https://us06web.zoom.us/j/83616001762 Phone one-tap: +12532050468,,83616001762# US +12532158782,,83616001762# US (Tacoma) Join via audio: +1 253 205 0468 US +1 253 215 8782 US (Tacoma) +1 719 359 4580 US +1 720 707 2699 US (Denver) +1 346 248 7799 US (Houston) +1 669 444 9171 US +1 360 209 5623 US +1 386 347 5053 US. Webinar ID: 836 1600 1762.

The public can participate in-person or submit written comments in advance. Participants can submit written comments via mail, or email. Written comments may be either emailed or mailed attention to the contact person below to 25 W Main St., Auburn WA, 98001. Email written comments to: planning@auburnwa.gov. All written comments must be received prior to 5:00 p.m. on the day before the scheduled meeting and must be 350 words or less. Please note mailed comments may not be received by City Staff on time for inclusion in the packet provided to the Planning Commission.

If an individual requires accommodation to allow for remote oral comment because of difficulty attending a meeting of the governing body, the City requests notice of the need for accommodation by 5:00 p.m. on the day before the scheduled meeting. Participants can request accommodation to be able to provide a remote oral comment by contacting the Community Development Dept. in person (at 1 East Main St., 2^nd Floor, Permit Center), by phone (253-931-3090), or by email (planning@auburnwa.gov).

Any person wishing to become a party of record, shall include in their comments that they wish to receive notice of and participate in any hearings, if relevant, and request a copy of decisions once made.

For persons with speech, sight, or hearing disabilities wishing to review documents pertaining to this hearing should contact the person below within 10 calendar days prior to the hearing. Each request will be considered individually according to the type of request, the availability of resources, and the financial ability of the City to provide the requested services or equipment. For questions regarding this project, please contact Alyssa Tatro, Senior Planner at planning@auburnwa.gov or 253-804-5031.

March 12, 2026 UPDATE

NOTICE OF ADOPTION OF EXISTING DOCUMENT

Downtown Subarea Plan Final Environmental Impact Statement (FEIS)

Downtown Design Standards and Zoning Text Amendment

Project Name: Downtown Design Standards and Zoning Text Amendment - provided under "Design & Code Update Documents"

Issuance Date: March 12, 2026

Project Proponent: City of Auburn

Lead Agency: City of Auburn, Washington

Agency File No.: SEP26-0004, ZOA26-0003

Location of Proposal: Downtown Urban Center

Description of Proposal: Adoption of the 2024 Downtown Subarea Plan Update FEIS. This adoption uses the existing FEIS to meet SEPA non-project action responsibilities required for the adoption of the development regulation update (text amendment). The purpose of the development regulations is to implement the goals, policies, and strategies identified in the 2024 Downtown Subarea Plan, including zoning concepts and growth targets.

Title of document being adopted: 2024 Downtown Subarea Plan Update and Planned Action Final Environmental Impact Statement

Date adopted document was prepared: January 22, 2025

FEIS Issuance Date: January 22, 2025

FEIS Description: An environmental impact statement (EIS) is required under RCW 43.21C.030(2)(c) and was prepared. The following impacts were identified and discussed in the FEIS:

• Land use
• Housing
• Transportation

Availability of the FEIS: The full FEIS document and draft development regulations is provided under "Subarea Plan & EIS Documents". The City of Auburn has determined that this proposal is likely to have a significant adverse impact on the environment. We have identified and adopted this document as being appropriate for this proposal after independent review. The FEIS meets our environmental review needs for the current proposal and will accompany the proposal to the decision maker in lieu of preparation of a separate Environmental Impact Statement (EIS).

Appeal and Noticing: This Notice of Adoption is issued under WAC 197-11- 630(3)(a), therefore the general EIS preparation process does not apply. No comment period applies but there will be no agency action for seven days from the date of this notice. Appeals shall be commenced in accordance with ACC 16.06.220 “Environmental appeals”, ACC 16.06.230 “Time limitation on appeals”, and ACC 16.06.240 “Fee to accompany notice of appeal”.

Project Manager and Agency Contact:

Alyssa Tatro, Senior Planner

Department of Community Development

1 E Main St., 2nd Floor, Auburn, WA 98002

253-931-3003

planning@auburnwa.gov

March 2, 2026 UDPATE

The code update related to the Downtown Design Standards and Downtown Subarea Plan will be discussed at the March 3rd regular planning commission meeting. Links to those documents is provided here.

NOTICE OF OPEN HOUSE

The City is proposing to update the Downtown Urban Center Design Standards and the Downturn Urban Center Code. This update is intended to ensure consistency with Auburn’s Downtown Plan and with House Bill 1293.

The Downtown Code and Design Standards set forth the types of land uses, development standards, and design requirements for development within the Downtown Urban Center boundary. The proposed Design Standards intend to:

• Provide clear objectives for the planning and design of development projects.
• Preserve and protect the public health, safety, and welfare of the citizens of Auburn.
• Ensure that new multifamily, mixed-use, and commercial development enhances the public’s experience of Auburn’s Downtown Urban Center.
• Promote increased walking, bicycling, and transit use in Auburn’s Downtown Urban Center.

The City invites you to an upcoming open house on the Downtown Design Standards and Code Update. The meeting will be held 4 p.m. – 6 p.m. PST, February 11, 2026, at City Hall, Council Chambers - 25 W Main ST, Auburn, WA. The purpose of the meeting is to receive comments on the draft Downtown Design Standards and Code Update. A copy of the draft Downtown Design Standards is provided under "Design & Code Update Documents".

AUBURN DOWNTOWN PLAN & EIS UPDATE

December 22, 2025 UPDATE

The 2024 Auburn Downtown Subarea Plan, Appendix A Subarea Plan & Planned Action EIS, Appendix B Baseline Report Final, and associated subarea land use map and subarea zoning map amendments have been approved by Council! View the adopted Ordinance by City Council under "Subarea Plan & EIS Documents".

December 5, 2025 UPDATE

Presentation on the 2024 Auburn Downtown Subarea Plan, Appendix A Subarea Plan & Planned Action EIS, Appendix B Baseline Report Final, and associated subarea land use map and subarea zoning map amendments planned for City Council Study Session on December 8, 2025. Link to those documents is provided here.

December 2, 2025 UDPATE

Tonight! Planning Commission will hold a public hearing, deliberate, and take action on the 2024 Auburn Downtown Subarea Plan, Appendix A Subarea Plan & Planned Action EIS, Appendix B Baseline Report Final, and associated subarea land use map and subarea zoning map amendments. Links to those documents is provided here.

November 6, 2025 UPDATE

The November 5, 2025 Planning Commission was cancelled. At the December 2, 2025 meeting, the Planning Commission will hold a public hearing, deliberate, and take action on the 2024 Auburn Downtown Subarea Plan, Appendix A Subarea Plan & Planned Action EIS, Appendix B Baseline Report Final, and associated subarea land use map and subarea zoning map amendments. Links to those documents will be provided here.

October 23, 2025 UPDATE

The Planning Commission was provided with an update of the status of plan with the Downtown Auburn Cooperative (DAC) and the Business Improvement Area (BIA), Dept. of Commerce, and Puget Sound Regional Council. The land use and zoning map amendment (changes) associated with the downtown subarea plan as well as the proposed DUC zoning districts were discussed in greater detail. A copy of those materials is here.

On November 5, 2025 Planning Commission will hold a public hearing, deliberate, and take action on the 2024 Auburn Downtown Subarea Plan, Appendix A Subarea Plan & Planned Action EIS, Appendix B Baseline Report Final, and associated subarea land use map and subarea zoning map amendments. Links to those documents will be provided here.

August 5, 2025 UPDATE

After a lot of work the Auburn Downtown Subarea Plan Update and Planned Action Final Environmental Impact Statement (EIS) to be discussed at Planning Commission meeting on August 5, 2025! The Planning Commission Meeting will be held in person and virtually. View public participation details, as well as the plan and EIS here.

January 22, 2025 UPDATE

NOTICE OF AVAILABILITY OF FINAL ENVIRONMENTAL IMPACT STATEMENT (FINAL EIS)

Project Name: Auburn Downtown Subarea Plan Update and Planned Action Final Environmental Impact Statement (EIS)

Issuance Date: January 22, 2025

Project Proponent: City of Auburn

Lead Agency: City of Auburn, Auburn Washington

Project Location: The current City of Auburn downtown area is situated along the historic Main Street corridor adjacent to the Interurban Trail and BNSF railway. The downtown core consists primarily of mixed-use and medical office development, in addition to single-family residential and manufacturing and industrial development. Sounder service to Seattle and beyond is provided via Auburn Station, and the area will soon be served by RapidRide I line service connecting downtown to Kent and Renton. The updated 2024 Auburn Downtown Subarea Plan encompasses approximately 360 acres. The study area includes the existing Downtown Urban Center (DUC) boundary, but expands to the north to 10th Street NE and 8th Street NE. The BNSF/Sounder rail corridor comprises the western border of the expanded area, while the eastern border is defined by H Street NE, 4th Street NE, and E Street NE.

Description of Proposal: The proposal is a non-project action to revise the 2001 Auburn Downtown Subarea Plan and pursue a Planned Action. The previous Auburn Downtown Plan and EIS was adopted in 2001 and has provided the framework for development of the City’s downtown for the past 20 years. The document is now reaching the end of its planning period, and the City has changed over that time. The revised 2024 Auburn Downtown Subarea Plan is envisioned to supplement the existing plan by providing a refreshed perspective of the land use, development, and transportation options serving the downtown area.

Alternatives: The Draft and Final Environmental Impact Statement (Draft and Final EIS) analyzed three alternatives including a No Action Alternative and two development alternatives. The City selected Alternative 3 as the Preferred Alternative. The alternatives are described more in detail on the project webpage found at www.speakupauburn.org/downtownplan.

2024 Auburn Downtown Subarea Plan: The 2024 Auburn Downtown Subarea Plan provides an updated vision for downtown that encourages more activity, housing, and economic development opportunities, and enhances livability in and around the Downtown Subarea. The plan is designed to satisfy the requirements of the State’s Growth Management Act for Auburn to plan for forecasted growth and support the goals of the Puget Sound Regional Council’s (PSRC’s) VISION 2050 and Transportation 2050 (T2050) regional plans. The 2024 Auburn Downtown Plan should be reviewed along with this EIS for a comprehensive understanding of probable environmental impacts. The proposed 2024 Auburn Downtown Subarea Plan Update is available online at www.speakupauburn.org/downtownplan.

Planned Action: The City is also pursuing a Planned Action to streamline permitting and encourage more development within the Downtown Subarea.

SEPA Draft EIS Comment Period: Agencies, affected Tribes, and members of the public were invited to comment on the Auburn Downtown Plan and Planned Action Draft EIS and related project environmental impacts. No comments were received.

Availability of the Draft EIS and the Final EIS and Background Materials: The Draft EIS and Final EIS are available online at https://speakupauburn.org/downtownplan.

Printed copies of the Draft EIS and Final EIS and appendix material are available upon request for review for no cost at the following locations. City of Auburn Department of Community Development, 1 E Main Street, 2nd Floor, Auburn, WA 98002

Appeal and Noticing:

This notice of availability is provided in accordance with WAC 197-11-460. Appeals shall be commenced in accordance with ACC 16.06.220 “Environmental appeals”, ACC 16.06.230 “Time limitation on appeals”, and ACC 16.06.240 “Fee to accompany notice of appeal”. The city will not take action on the proposal for 7 days following this notice.

Project Manager and Agency Contact:

Alexandria Teague, AICP, Planning Services Manager

Auburn Downtown Subarea Plan and Planned Action Final EIS

Department of Community Development

1 E Main Street, 2nd Floor, Auburn, WA 98002

253.931.3003

planning@auburnwa.gov

September 25, 2024 UPDATE

NOTICE OF AVAILABILITY OF DRAFT ENVIRONMENTAL IMPACT STATEMENT (DEIS)

NOTICE OF PUBLIC COMMENT PERIOD AND MEETING

Project name: Auburn Downtown Subarea Plan Update and Planned Action Draft Environmental Impact Statement (EIS)

Issuance Date: September 25, 2024

Project Proponent: City of Auburn

Lead Agency: City of Auburn, Auburn Washington

Project Location: The current City of Auburn downtown area is situated along the historic Main Street corridor adjacent to the Interurban Trail and BNSF railway. The downtown core consists primarily of mixed-use and medical office development, in addition to single family residential and manufacturing and industrial development. Sounder service to Seattle and beyond is provided via Auburn Station, and the area will soon be served by RapidRide I line service connecting downtown to Kent and Renton. The 2024 Auburn Downtown Subarea Plan encompasses approximately 360 acres. The study area includes the existing Downtown Urban Center (DUC) boundary, but expands to the north to 10th St. NE and 8th St. NE. The BNSF/Sounder rail corridor comprises the western border of the expanded area, while the eastern border is defined by H St. NE, 4th St. NE, and E St. NE.

Description of Proposal: The proposal is a non-project action to revise the 2024 Auburn Downtown Subarea Plan and pursue a Planned Action. The previous Auburn Downtown Plan & EIS was adopted in 2001 and has provided the framework for development of the City’s downtown for the past 20 years. The document is now reaching the end of its planning period and the city has also changed over that time. The revised 2024 Auburn Downtown Subarea Plan is envisioned to supplement the existing plan by providing a refreshed perspective of the land use, development, and transportation options serving the downtown area.

Alternatives: This Draft Environmental Impact Statement (EIS) analyzes three alternatives including a No Action Alternative and two Action Alternatives. The alternatives include ideas to be analyzed that would lead to the development of a Preferred Alternative. The three Action Alternatives are measured against the baseline assumptions in the No Action Alternative. The elements of the environment discussed in the Draft EIS include Land Use and Transportation.

2024 Auburn Downtown Subarea Plan: The 2024 Auburn Downtown Subarea Plan provides an updated vision for downtown that encourages more activity, housing, and economic development opportunities, and enhances livability in and around the subarea. The plan is designed to satisfy the requirements of the State’s Growth Management Act for Auburn to plan for forecasted growth and support the goals of the Puget Sound Regional Council’s (PSRC’s) VISION 2050 and Transportation 2050 (T2050) regional plans. The 2024 Auburn Downtown Plan should be reviewed along with this EIS for a comprehensive understanding of probable environmental impacts.

Planned Action: The City is also pursuing a Planned Action EIS to streamline permitting and encourage more development within the downtown subarea.

SEPA EIS Comment Period: Agencies, affected tribes, and members of the public are invited to comment on the scope of the Auburn Downtown Plan and related project environmental impacts. You may comment on alternatives, probable significant adverse impacts, mitigation measures, and licenses or other approvals that may be required.

Availability of the Draft EIS and Background Materials:

Draft EIS

Draft Downtown Plan (Appendix A)

Printed copies of the Draft EIS and technical appendices are available upon request for review for no cost at Department of Community Development 1 E Main St., 2nd Floor, Auburn, WA 98002

Please note that the printed version may not be available the same day as the printed version request

How to Submit Comments: Agencies, affected tribes, and members of the public are invited to comment on the Auburn Downtown Subarea Planned Action Draft EIS.

Comment Deadline: There is a 30-day comment period. All comments are due no later than October 24, 2024 (PST). To submit a comment, please email the project manager at the address below or attend an upcoming public meeting.

Project Manager and Agency Contact:

Alexandria Teague, AICP, Planning Services Manager

Auburn Downtown Plan & Planned Action EIS Scoping Comments

Department of Community Development

1 E Main St., 2nd Floor, Auburn, WA 98002

253-931-3003

planning@auburnwa.gov

Public meeting: An in-person public meeting will be held on October 15, 2024, starting at 6pm at 25 W Main St., Council Chambers, Auburn, WA 98001. City of Auburn staff and members of the EIS Project Team will attend to hear your feedback and comments on the Draft EIS. This meeting also is being held in compliance with public meeting requirements for the Planned Action Ordinance. Attendance is not required to provide comment.

Issue Date: September 25, 2024

Comment Deadline: October 24, 2024

March 9, 2023 UPDATE

Our project team has been busy developing draft future land use scenarios and analyzing existing (2022) and future No Action (2044) land use for the Auburn Downtown Plan. The No Action land use is based on current zoning within the downtown study area and accommodates a share of citywide growth in 2044 based on existing zoned capacity. The No Action scenario acts as a baseline to compare each the Action alternatives to. Action Alternatives are those land use scenarios where land use is changed to reflect higher household and employment density in downtown. "Alternative 3" - which represents a land use scenario with the highest reasonable zoned capacity changes can be seen below. While Action alternatives are being analyzed, a Preferred alternative has not been developed. The Preferred alternative will come after the public has a chance to review and respond to the draft Plan and EIS, later this spring. Additional information on the draft Plan and EIS will be available on this website as well as noticed throughout the community.

Draft Alternative 3 Land Use for the Auburn Downtown Plan

October 5, 2022 UPDATE

An invitation to comment and notice for the Auburn Downtown Plan Scoping period was published on September 5, 2022 for the Auburn Downtown Plan.

Agencies, affected tribes, and members of the public are invited to comment on the scope of the Auburn Downtown Plan and related project environmental impacts. You may comment on alternatives, mitigation measures, probable significant adverse impacts, and licenses or other approvals that may be required. Comments will be accepted on:

• Growth alternatives

• Mitigation measures

• Probably significant adverse impacts

For more information, please review the Scoping Handout and provide feedback by 5 PM on October 26, 2022.

The proposal is a non-project action to revise the Auburn Downtown Plan and pursue a Planned Action. The previous Auburn Downtown Plan & EIS was adopted in 2001 and have provided the framework for development of the City’s downtown for the past 20-years. The revised Auburn Downtown Plan is envisioned to supplement the existing plan by providing a refreshed perspective of the land use, development, and transportation options serving the downtown area.

July 25, 2022 UPDATE

The Auburn Downtown Plan update process is underway! This week we begin meeting with community members in a focus group setting to gather feedback on perspectives of our downtown. Feedback from these focus groups and from outreach events throughout the summer will assist the project team in developing a future vision for downtown. You can participate any time, online, by completing the survey on this page (Click Downtown Survey above).

About this Project

The Auburn Downtown Plan and Environmental Impact Study (EIS), first adopted in 2001, has provided direction for the development of the downtown area over the past 20 years. While this plan has been highly successful due to the dedication of time, financial commitments, and contributions from the community, we are now ready to plan for the next 20 years.

The City of Auburn was awarded a grant through the Washington State Department of Commerce proposes to refresh and rethink the existing Plan, and create a Planned Action Ordinance for the downtown area. This allows the City to incorporate changing conditions and characteristics, new community and staff visions for downtown, remain compliant with Regional Growth Center requirements, and build from 20 years of implementing the previous plan. Findings from this plan will be incorporated into the 2024 Periodic Comprehensive Plan, which is currently underway, and is due by December 2024.