HomeMy WebLinkAbout6477 ORDINANCE NO. 6 4 7 7
AN ORDINANCE OF THE CITY COUNCIL OF THE CITY
OF AUBURN, WASHINGTON, AMENDING SECTIONS
5.22.020, 5.22.040, 18 04 330 18 04 340, 18 04 350,
18 04 360, 18 04 794, 18 07 020 AND 18 31 130 OF THE
CITY CODE, CREATING NEW SECTIONS 18 04.249 AND,
18 04 677, OF THE CITY CODE, REPEALING SECTION
18 04 180 OF THE CITY CODE, AND AMENDING THE
CITY OF AUBURN FEE SCHEDULE, RELATED TO
RENTAL HOUSING
WHEREAS, the City of Auburn has seen an increase in rental housing
particularly in residential neighborhoods adjacent to Green River Community College
and through citizen comment determined the City's rental housing program needed to
be amended, and
WHEREAS, there is currently an inconsistency between the definitions within
Chapter 18 04 of the Auburn City Code, and
WHEREAS, in order to clarify the definitions and address the inconsistency
between the terms as they are currently written in the City Code, it is appropriate to
amend, delete, and create new definitions and establish criteria for rental housing within
single family residential neighborhoods, and
WHEREAS, in order to address issues raised related to rental housing primarily
in single family residential neighborhoods, it is appropriate to amend the City's rental
housing business license program, and
WHEREAS, following proper public notice, the Planning Commission considered
the proposed code amendments at a public hearing on August 20, 2013, and
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WHEREAS, the Planning and Community Development Committee reviewed the
Planning Commission's recommendation at their August 26, 2013 meeting, and
WHEREAS, the environmental review on the proposal has been completed in
accordance with the requirements of the State Environmental Policy Act (SEPA) with a
final Determination of Non-significance (DNS) issued August 5, 2013, and
WHEREAS, pursuant to RCW 36.70A.106, the proposed zoning code
amendments were sent to the Washington State Department of Commerce, Growth
Management Services, and other state agencies as required with expedited review
requested and acknowledgment received on August 26, 2013; and
WHEREAS, no comments regarding the proposed zoning code amendments
have been received from the Department of Commerce or other state agencies; and
WHEREAS, the Auburn City Council finds that the proposed amendments
provide clarification to the subdivision title and comply with recent changes to state law
NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF AUBURN,
WASHINGTON, DO ORDAIN as follows.
Section 1. Amendment to City Code. That Section 5.22.020 of the Auburn
City Code be and the same hereby is amended to read as follows.
5.22.020 Business license - Fee.
Each rental housing business operating in the city, as defined herein, shall obtain
and maintain in good standing a "rental housing business license" issued by the city in
accordance with the procedures of this chapter and this title.
A. The fee for a rental housing business license shall be as set forth in the
city of Auburn fee schedule
B The business license fee shall be for the fiscal-calendar year (duly is
January 1st through December 315), and each applicant for the
business license must pay the full business license fee for the current calendar fiscal
year or portion thereof during which the applicant has engaged in business, regardless
of when during the calendar fiscal year the license is obtained
Ordinance No. 6477
August 28, 2013
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C The rental housing business license fee required by this chapter is in lieu
of, and not in addition to, the general business license fee required by Chapters 5.05
and 5.10 ACC, provided, however, that any person required to obtain a rental housing
business license must also obtain a general business license, at no cost, pursuant to
Chapters 5 05 and 5 10 ACC. (Ord 5882 § 1, 2005, Ord. 5651 § 1, 2002.)
Section 2. Amendment to City Code. That Section 5.22.040 of the Auburn
City Code be and the same hereby is amended to read as follows.
5.22.040 Rental housing business license criteria.
A. Managers and operators of rental housing businesses shall comply with
the criteria established in this section and chapter in order to maintain their rental
housing business license in good standing as required by ACC 5.22.020. The city shall
identify and communicate with the managers and operators of rental housing
businesses, as it deems appropriate, regarding the criteria established in this chapter.
The city shall establish forums for information sharing and enforcement review, as it
deems appropriate, in order to encourage voluntary compliance with these criteria prior
to mandatory enforcement. Rental housing business owners or their non-owner
managers shall comply as necessary with the following specific criteria as well as all
other requirements of this chapter in order to maintain their business license in good
standing:
1 Attendance and participation in crime-free housing training programs
when such are offered by the Auburn police department or other city department and
the license holder is given written notice to attend. Attendance and participation may be
required by the city whenever a residential unit is the location for any criminal or
nuisance activity which results in an arrest for criminal activity or the issuance of an
infraction citation in the case of a nuisance, whether or not the arrestee or cited person
is a tenant;
2. Mutually derived crime prevention strategies as established and agreed to
by and between the city and the rental housing owner and/or manager;
3 City directed crime prevention strategies. If the implementation of criteria
in subsections (A)(1) and (2) of this section is unsuccessful in eliminating recurring
criminal or nuisance activity the city will notify the rental housing business owner or
manager in writing of the requirement to comply with a particular city directed crime
prevention strategy The city may implement a city directed crime prevention strategy
whenever a residential unit is the location for any criminal or nuisance activity which
results in an arrest or issuance of a citation whether or not the person arrested or cited
is a tenant. Strategies will be reasonably tailored to the particular location and situation
and will be consistent with strategies implemented by other municipalities in similar
situations,
4 Upon written request, the rental housing owner or manager shall allow
inspection of rental housing residential units consistent with their ability to do so under
the requirements of the landlord-tenant statutes of the state of Washington and the
Auburn City Code. The city may, with the legally obtained consent of an occupant or
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owner, or pursuant to a lawfully issued warrant, enter any building, structure or
premises in the city to inspect or perform any duty imposed by this code,
5 In the event that recurring criminal or nuisance activity continues at any
particular location which is subject to the licensing requirements of this chapter and the
imposition of criteria in subsections (A)(1) through (4) of this section has failed to
eliminate the recurring criminal or nuisance activity at the location, the rental housing
owner may hire security officers selected by the manager-operator Voluntary
implementation of manager-operator selected security shall stay revocation of the
business license so long as the security is effective in eliminating the recurring criminal
and/or nuisance activity at said licensed location,
6 In the event that criminal or nuisance activity continues to occur at any
particular location which is subject to the licensing requirements of this chapter and the
imposition of criteria in subsections (A)(1) through (4) of this section and implementation
of criteria in subsection (A)(5) of this section has failed to eliminate recurring criminal or
nuisance activity at the particular location the rental housing owner may request or
agree to city directed off-duty police security Voluntary implementation of city directed
off-duty police security shall stay revocation of the business license so long as the
security is effective in eliminating ongoing criminal and/or nuisance activity at the
particular licensed location,
7 In the event that the rental housing business owner does not comply with
criteria in subsections (A)(1) through (6) of this section, the city may revoke the rental
housing business owner's license Business license revocation shall be the ultimate
resort for enforcement purposes. Business license revocation shall occur as otherwise
set out in this chapter
B The criteria listed above shall be implemented in a priority beginning with
criteria in subsection (A)(1) of this section and ending with criteria in subsection (A)(7) of
this section. It is envisioned that most problems can be resolved by participation in
crime-free housing training and implementation of its recommended practices Failure to
participate in strategies in subsections (A)(1) through (6) of this section may subject the
licensed/registered party to revocation. Any expense incurred in connection with
subsections (A)(2) through (5) of this section will be borne by the licensed/registered
party
It is further provided that the "inspection of the residential units of rental housing
units," subsection (A)(4) of this section, includes inspection of residential units in the
complex for any applicable health, building, fire, housing or life-safety code violations, or
other serious violations.
C. The following requirements are established for communal residences as
defined in Title 18.
1. The owner/landlord must provide the following information and any
additional information on the rental business license application form at the time of
submittal:
a. Total number of bedrooms in the rental unit
b. Total number of occupants
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2. The owner/landlord must provide updated information for each of the
items outlined in ACC 5 22 040(C)(1) each year with their rental business license
renewal.
3. The owner/landlord must sign a statement that confirms their
understanding and acceptance of the conditions and obligations incurred as a landlord.
At a minimum the statement will.
a. Outline the landlord's responsibilities for providing a safe living
environment for their tenants.
b. That structural additions and modifications are to be properly permitted
and inspected.
C. That garbage and recycling will be properly managed
d. That adequate off-street parking will be provided for all tenants meeting
the requirements of ACC 18.31.130.
e. That noise and other public nuisances see Title 8 ACC will be monitored
and controlled.
f. That annual inspections are required in order to obtain a rental housing
business license.
g. That anyone under the age of 18 is subject to the curfew regulations in
ACC 9.10.
4. If the owner/landlord is in violation of the requirements for a communal
residence then the code enforcement actions outlined in Chapter 1.25 will be taken.
(Ord. 5882 § 1, 2005; Ord 5651 § 1, 2002.)
Section 3. Amendment to City Code. That section 18 04 330 of the Auburn
City Code be and the same hereby is amended to read as follows.
18.04.330 Dwelling.
Dwelling" means a building designed exclusively for residential purposes for
occupancy by a person,-�ar family, or unrelated group with one or more rooms for living
and sleeping purposes, containing kitchen facilities and rooms with internal accessibility,
including single-family, two-family —and multiple-family dwellings and townhouse
dwellings but not including hotels or motel units without kitchens. (Ord 6245 § 3, 2009;
Ord. 4229 § 2, 1987 )
Section 4. Amendment to City Code. That section 18 04 340 of the Auburn
City Code be and the same hereby is amended to read as follows.
18.04.340 Dwellings, types of.
Types of dwellings" means.
A. Dwelling, Single-Family "Single-family dwelling" means a detached
building designed exclusively for occupancy by one family or communal residence and
containing one dwelling unit that is permanently attached to the ground A manufactured
home may be considered a single-family dwelling if sited per ACC 18 31 050
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B Dwelling, Two-Family (Duplex) "Two-family dwelling" or "duplex" means a
building designed exclusively for occupancy by two families or communal residence
living independently of each other, and containing two dwelling units.
C Dwelling, Multiple-Family "Multiple-family dwelling" means a building
designed for occupancy by three or more families or communal residence living
independently of each other, and containing three or more dwelling units.
D Dwelling, Townhouse. "Townhouse dwelling" means a building designed
exclusively for occupancy by one family or communal residence, occupying space from
the ground to the roof and not lying vertically under or over adjacent units, and attached
to one or more other dwelling units by common walls (Ord 6245 § 3, 2009; Ord 6162
§ 1, 2008; Ord 4229 § 2, 1987 )
Section 5. Amendment to City Code. That section 18 04.350 of the Auburn
City Code be and the same hereby is amended to read as follows:
18.04.350 Dwelling unit.
"Dwelling unit' means one or more rooms designed for or occupied by one family
or communal residence for living or sleeping purposes and containing kitchen facilities
feF use solely by-Gne-faR* All rooms comprising a dwelling unit shall have access
through an interior door to other parts of the dwelling unit. An efficiency apartment, also
known as a studio apartment, constitutes a dwelling unit within the meaning of this title
(Ord. 6245 § 3, 2009; Ord 4229 § 2, 1987 )
Section 6. Amendment to City Code. That section 18.04 360 of the Auburn
City Code be and the same hereby is amended to read as follows.
18.04.360 Family.
"Family" means a person living alone, two or more persons related by blood or
marriage, or any other analogous family union recognized under Federal and/or State
statute, a gFOLIP of eight OF fewer residents who are Rat Felated by blood
fasilifies, as distinguished from a group occupying a hotel, club,
ledgfnglieuse or communal residence. For the purposes of this definition, minors living
with a parent shall not be counted as part of the maximum number of residents. The
purpose of defining family is to assist in the regulation of occupancy standards within
dwelling units and to define different types of structures it is not intended to interfere
with the civil rights of individuals who establish relationships under the terms of state
and federal laws. (Ord 6245 § 3, 2009; Ord. 4229 § 2, 1987 )
Section 7. Amendment to City Code. That section 18 04 794 of the Auburn
City Code be and the same hereby is amended to read as follows:
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Ordinance No 6477
August 28, 2013
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18.04.794 Renting of rooms.
"Renting of rooms" means the provision of rooms for lodging purposes to not
more than two persons in addition to the owner occupied unit and/or family who lives in
the residence (Ord. 6245 § 3, 2009 )
Section 8. Amendment to City Code. That section 18 07 020 of the Auburn
City Code be and the same hereby is amended to read as follows.
18.07.020 Uses.
Table 18.07.020
Permitted Use Table—Residential Zoning Designations
P= Permitted A= Administrative C = Conditional Use X= Not Permitted
Land Uses Zoning Designations
R- R- R- R. R- R- R-
C 1 5 7 10 16 20
A Residential Uses.
Accessory dwelling units P P P P X, X, X,
Accessory use, residential P P P P P P P
Adult family home P P P P P P P
Bed and breakfast P P P P P P P
Board Rghouses (with thrpe or more hARrdPr64 X X X X G G G
Communal residence 4 or less unrelated individuals P P P P P P P
Communal residence more than 4 unrelated individuals C C C C C C C
Duplexes, provided, that minimum lot size of zoning designation is met and
subject to compliance with Chapter 18 25 ACC (Infill Residential Development X X A P P P X
Standards)
Foster care homes P P P P P P P
Group residence facilities (7 or more residents) X X X X C C C
Group residence facilities (6 or fewer residents) P P P P P P P
Keeping household pets' PI P' P' P' P' P� P'
Multiple-family dwellings X X X X A P P
Neighborhood recreational buildings and facilities owned and managed by the As As As As As P P
neighborhood homeowners' association
Ordinance No. 6477
August 28, 2013
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Renting of rooms, for lodging purposes only, to accommodate not more than two P P P P P P P
persons in addition to the rmmedrate-family or owner occupied unit
Residential care facilities including but not limited to assisted living facilities, p P X X A P P
convalescent homes, continuing care retirement facilities
Single-family detached dwellings, new P P P P P P X
Supportive housing, subject to the provisions of ACC 18.31 160 X X X X X I P P
Swimming pools, tennis courts and similar outdoor recreation uses only accessory P P P P P P P
to residential or park uses
Townhouses (attached) X X X X P P P
B. Commercial Uses.
Commercial horse riding and bridle trails A X X X X X X
Commercial retail, included as part of mixed-use development and not a home X X X X A A A
occupation in compliance with Chapter 18.60 ACC
Daycare, limited to a mini daycare center Daycare center, preschool or nursery X A A A A A A
school may also be permitted but must be located on an arterial
Home-based daycare as regulated by RCW 35 63.185 and through receipt of P P P P P P P
approved city business license
Home occupations subject to compliance with Chapter 18.60 ACC P P P P P P P
Mixed-use development' X X X X P P P
Nursing homes X X X fA C C C
Private country clubs and golf courses, excluding driving ranges X X C C X X
Privately owned and operated parks and playgrounds and not homeowners' X A A A P P
association-owned recreational area
Professional offices, included as part of mixed-use development and not a home X X X X A A A
occupation in compliance with Chapter 18 60 ACC
C Resource Uses.
Agricultural enterprise:'
When 50 percent, or more, of the total site area is dedicated to active agricultural
production during the growing season, and with 52 or less special events per A' X X X X X X
calendar year
When less than 50 percent of the total site area is dedicated to active agricultural
production during the growing season, or with more than 52 special events per C' X X X X X X
calendar year
Agricultural type uses are permitted provided they are incidental and secondary to
the single-family use:
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Ordinance No. 6477
August 28, 2013
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Agricultural crops and open field growing (commercial) P X X X X X X
Barns, silos and related structures P X X X X X X
Commercial greenhouses P X X X X X X
Pasturing and grazing° P X X X X X X
Public and private stables' P X X X X X X
Roadside stands, for the sale of agricultural products raised on the premises. The
stand cannot exceed 300 square feet in area and must meet the applicable P X X X X X X
setback requirements
Fish hatcheries C X X X X X X
D Government, Institutional, and Utility Uses.
Civic, social and fraternal clubs X X X X A A A
Government facilities A A A A A A A
Hospitals (except animal hospitals) X X X X X C C
Municipal parks and playgrounds A P P P P P P
Museums X X X X A A A
Religious institutions, less than one acre lot size A A A A A A A
Religious institutions, one acre or larger lot size C C C C C C C
Transmitting towers C C C C C C C
Type 1-D Wireless Communication Facility (see ACC 18 04.912(J)) P P P P P P P
Utility facilities and substations C' C' C' C' C'
1 An accessory dwelling unit may be permitted with an existing single-family residence pursuant to ACC 18.31 120.
2. Please see the supplemental development standards for animals in ACC 18.31 210.
3. Individual uses that make up a mixed-use development must be permitted within the zone. If a use making up part
of a mixed-use development requires an administrative or conditional use permit, the individual use must apply for
and receive the administrative or conditional use approval, as applicable.
4. Proximity of pasture or livestock roaming area to wells, surface waters, and aquifer recharge zones is regulated by
the King or Pierce County board of health, and property owners shall comply with the provisions of the King County
board of health code.
5. Excludes all public and private utility facilities addressed under ACC 18.02.040(E).
6.Administrative use permit not required when approved as part of a subdivision or binding site plan
7 Agricultural enterprise uses are subject to supplemental development standards under ACC 18.31.210, Agricultural
enterprises development standards
(Ord. 6369§2, 2011, Ord. 6363§ 3, 2011, Ord 6269§3, 2009, Ord 6245§ 5, 2009.)
Section 9. Amendment to City Code. That Section 18 31.130 of the Auburn
City Code be and the same hereby is amended to read as follows:
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18.31.130 ReseFvedCommunal residence.
A. Parking Requirements
1. There must be one off-street parking stall per renter. A landlord may reduce the
off-street parking requirement if an affidavit is signed that a tenant does not own a vehicle.
B. Solid Waste Management Requirements
1. ACC Section 8.08 070 requires all occupied units to have minimum garbage
service The landlord is required to provide tenants with adequate garbage and recycle
receptacles meeting the minimum garage service level
2. The landlord is responsible to provide each tenant with the solid waste collection
schedule and that schedule is to be posted within the unit.
C. An annual building inspection is required for a communal residence as part of the
required rental housing business license.
D. International Property Maintenance Code occupancy requirements are applicable
to a communal residence regardless of the number of individuals living in the residence.
E. Amortization Schedule
1 Existing communal residences have until December 31 2013 to become
compliant with the regulations outlined in this Title and Title 5 as it pertains to communal
residences.
F. The following criteria are required to be met for any communal residence over 4
unrelated individuals in addition to the required criteria for a conditional use permit under ACC
18.64.040. As stated in ACC 18.07.020, a conditional use permit is required.
1. Adequate living space based on the International Property Maintenance Code
standards will be taken into account when a request for more than 4 unrelated individuals is
requested.
2. A designated property manager that is available 24 hours a day, 7 days a week
is required.
3. The request for more than 4 unrelated individuals will not adversely impact the
surrounding community.
4 The applicant must show how noise will be mitigated. ReseFved(Ord 6245
§ 15, 2009 )
Section 10. Creation of New Section of City Code. That a new section
18 04.249 of the Auburn City Code be and the same hereby is created to read as
follows.
18.04.249 Communal residence.
A dwelling, without an owner occupant, that is rented to a group of unrelated
individuals
Section 11. Creation of New Section of City Code. That a new section
18 04 677 of the Auburn City Code be and the same hereby is created to read as
follows
Ordinance No. 6477
August 28, 2013
Page 10 of 12
18.04.677 Owner occupied unit.
A dwelling unit in which the owner resides on a regular, permanent basis.
Section 12. Repeal of City Code Section. That section 18 04 180, definition
of boardinghouse, of the Auburn City Code is repealed
Section 13. Amendment to City Fee Schedule. The City of Auburn Fee
Schedule shall be amended as follows.
6. RENTAL HOUSING BUSINESS LICENSE FEES (Per Resolution No. 4601,
Ordinance No 5882, Resolution No 4272 and Resolution No. 4424)
(1) The fee for a license to operate rental housing businesses in the City,
as defined in Chapter 5.22 of the Auburn City Code (ACC) shall be based on the
total number of units as follows
(a) One to four dwelling units: $53.00 per year;
(b) Five to 24 dwelling units $106.00 per year;
(c) Twenty-five or more dwelling units. $212.00 per year
(d) Communal residence: $150.00 per year
(2) The fee for a license to operate rental housing businesses in the city
shall be for the license year from January 1 to December 31, and each applicant
must pay the full fee for the current license year or any portion thereof during which
the applicant has engaged in the operation of rental housing businesses.
(3) The rental housing business license fee required by this chapter is in
lieu of, and not in addition to, the general business license fee required by
Chapters 5 05 and 5 10 of the Auburn City Code (ACC), provided, however,
that any person required to obtain a rental housing business license must also
obtain a general business license, at no cost, pursuant to Chapters 5 05 and 5 10
of the Auburn City Code (ACC)
(4) Notwithstanding the provisions of sub-section (1) of this section,
the fee for operating rental housing facilities for any single individual, partnership,
corporation or entity shall not exceed $424 00 per license period
For the 2010 calendar year only, rental housing business license renewals
shall be valid
for the period July 1, 2010 to December 31, 2010 subject to the payment
of one-half of the specified fee For the 2011 calendar year and subsequent
calendar years, rental housing business license renewals shall be for the period
January 1 through December 31.
Section 14. Implementation. The Mayor is hereby authorized to implement
such administrative procedures as may be necessary to carry out the directions of this
Ordinance No. 6477
August 28, 2013
Page 11 of 12
legislation. Furthermore, the City Clerk is authorized to insert the amended fee set forth
in Section 13 hereof into the City of Auburn Fee Schedule without any further action by
the City Council.
Section 15. Severability. The provisions of this ordinance are declared
to be separate and severable The invalidity of any clause, sentence, paragraph,
subdivision, section or portion of this ordinance, or the invalidity of the application
thereof to any person or circumstance shall not affect the validity of the remainder of
this ordinance, or the validity of its application to other persons or circumstances.
Section 16. Effective date. This Ordinance shall take effect and be in force
five days from and after its passage, approval and publication as provided by law
INTRODUCED- SEP 3 2013
PASSED SEP - 3 2013
APPROVED SEP - 3 2013
OF AUBURN
ETER B L
ATTEST.
Danielle E. Daskam, City Clerk
4Heia,—City O FORM:APP
niel 13 A
Published ` ,C ate w.y'\ 'Zi , QLo\-s
Ordinance No. 6477
August 28, 2013
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